PLANNING COMMISSION Minutes May 7, 2009 DRAFT

City Commission Chambers 2nd Floor, City Hall 241 W. South Street, Kalamazoo, MI 49007

Members Present: Terry Kuseske, Chair; Sonja Dean, Vice Chair; Casey Fawley; Mark Fricke; James Kneen; Merilee Mishall; Bertha Stewart; Linda Wienir

Members Excused: Reed Youngs

City Staff: Keith Hernandez; Deputy Director/City Planner; Robert Bauckham, Assistant City Planner; John Kneas, Assistant City Attorney; Amy Thomas, Recording Secretary

Guests: Barb Miller, City Commission Liaison

A. CALL TO ORDER

Commissioner Kuseske called the meeting to order at 7:00 p.m.

B. ROLL CALL

Planner Hernandez completed roll call and determined that the aforementioned members were present.

C. AGENDA (May 7, 2009)

There were no changes to the agenda.

Commissioner Kneen, supported by Commissioner Mishall, moved approval of the May 7, 2009 Planning Commission Agenda as submitted. With a voice vote, the motion carried unanimously.

D. MINUTES (April 2, 2009)

There were no changes to the minutes.

Commissioner Kneen, supported by Commissioner Dean, moved approval of the April 2, 2009 Planning Commission Minutes as submitted. With a voice vote, the motion carried unanimously.

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E. COMMUNICATIONS AND ANNOUNCEMENTS

Planner Hernandez advised that city staff received three letters pertaining to two of the public hearings on the May 7th Planning Commission agenda. Further details of the letters will be provided during the public hearings.

F. PUBLIC HEARINGS

1. P.C. #2008.17: Consideration of a request from Downtown Kalamazoo, Inc. (DKI) to recommend to the City Commission to approve the 2009 Downtown Kalamazoo Comprehensive Plan.

Ken Nacci, Downtown Kalamazoo, Inc. (DKI), was present to discuss the Downtown Comprehensive Plan. He introduced the Board of Directors and committee members from DKI who were in attendance at the meeting.

Mr. Nacci advised that this is the third presentation of the Downtown Comprehensive Plan in front of the Planning Commission. The Plan was released for public comment for over 40 days. Very few comments were received so there have been few changes since the last presentation.

Mr. Deisler commented that hundreds of people have contributed many ideas to the plan. The key recommendations in the Downtown Comprehensive Plan are as follows:

Residential

1. Target 500 new residential units in the downtown area over the next 10 years. 2. Strengthen the downtown surrounding neighborhoods and work with the neighborhoods to become integrated into the downtown community. 3. Support and enhance more senior housing and assisted care living in the downtown area.

Retail

1. Promote the existing, strong, locally-owned businesses in the downtown area. 2. Establish a retail incubator program primarily for start-up businesses to help support and grow new retail businesses in the downtown area. 3. Improve access to retail businesses in the downtown area. 4. Convert one-way streets in the downtown area to two-way streets.

Students

1. Improve connections to downtown for students. 2. Improve pedestrian and vehicular connections. 3. Encourage improvements to the pedestrian walkways. Planning Commission Minutes May 7, 2009 Page 3 of 17

4. Assist in development of new, student-oriented businesses. 5. Dedicated student connector trolley providing a link to the downtown, Western Michigan University and Kalamazoo College campuses.

Transportation

1. Implement the conversion to two-way streets in the downtown area. Kalamazoo Avenue, Michigan Avenue, South Street, and Lovell Street are the major streets targeted for two-way conversion. 2. Improvements to Michigan Avenue streetscape from Michi-Kal to Kalamazoo Avenue. 3. Encourage initiatives for alternative modes of transportation in the downtown area (more trailways, more non-motorized venues for people to come downtown along the major corridors.)

Parking

1. Implement a new five-year parking plan. 2. Beginning in 2010, improvements to the maintenance, security, safety, and technology of the parking system.

Pedestrian Environment

1. Become a green and sustainable downtown. 2. Promote safe, walkable streets and trailways.

Jobs

1. Build on the Kalamazoo Promise by promoting internships in the downtown area. 2. Encourage businesses in the downtown to hire interns from the Kalamazoo Public Schools, Kalamazoo College and Western Michigan University. 3. Target 50 new jobs annually in the downtown area. 4. Encourage growth of the bio-medical/life science district in the downtown area, which includes Bronson Hospital, MPI, and Pfizer.

The land use plan will serve as a guide to help direct some of the key redevelopment projects that are targeted in the plan.

Opportunities

1. Address homeless issues. 2. Make downtown more attractive to families and children and develop initiatives that support these projects. 3. Promote sustainability programs and green initiatives.

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4. Develop policies to address the growing senior population.

Seven Key Projects in the downtown area have been identified as follows:

1. Redevelop buildings in the 100 block of East Michigan. 2. Two-way street conversion. 3. Develop the proposed downtown arena and/or downtown neighborhood development in the northwest quadrant of downtown. 4. Promote a Lovell Street/Rose Street redevelopment on the former Public Safety site for a potential mixed-use development. 5. Transform the Haymarket parking lot into a mixed-use development with mixed-use, residential and retail components. 6. Support the City of Kalamazoo’s Riverfront Redevelopment Plan. 7. Support efforts to develop the bio-medical, medical, life science and research district in the downtown area.

The Downtown Comprehensive Plan is available on line at www.central-city.net. The Plan is approximately 150 pages and can be provided on disk for individuals who request it. Mr. Deisler thanked everyone for their input on the plan over the past 14 months. The Downtown Comprehensive Plan will be integrated into the Master Plan for the City of Kalamazoo.

Commissioner Kneen inquired as to how many residential units are in the downtown area. Mr. Deisler advised that there are about 300 residential units in downtown Kalamazoo. Commissioner Kneen inquired as to where the 500 new units would be located. Mr. Deisler advised that there is space in some of the upper floors of existing commercial structures. Most of the proposed units will be new construction on some of the vacant lots. For instance, the parcel on the corner of Rose and Lovell is a potential site for new residential development.

Public Hearing

Deb Killarney, 230 N. Kalamazoo Mall, advised that she is a resident of downtown Kalamazoo. She moved to Kalamazoo from the San Francisco area 5 ½ years ago and has been very happy living in Kalamazoo. She referred to the welcome home celebration for Matt Giraud that she just attended, as an example of the personal thought and community spirit that she has experienced in Kalamazoo. The process of putting together the downtown plan was also very personal for her. She attended some of the public meetings to voice her opinions and to hear what other people had to say about the plan. The end product is a great idea for downtown Kalamazoo because the city has a plan for the future.

Commissioner Kneen, supported by Commissioner Fricke, moved to close the public hearing regarding P.C. #2008.17. With a voice vote, the motion carried unanimously. Planning Commission Minutes May 7, 2009 Page 5 of 17

Commissioner Wienir, supported by Commissioner Kneen, moved to recommend to the City Commission approval of P.C. #2008.17, the request from Downtown Kalamazoo, Inc. (DKI) regarding the 2009 Downtown Comprehensive Plan. With a roll call vote, the motion carried unanimously.

Commissioner Kuseske thanked the organizations involved with the development of the Downtown Comprehensive Plan. He commented that the plan is an important step in the review of the city’s Master Plan.

2. P.C. #2009.04: Consideration of a request from the Presbyterian Villages of Michigan for a contract rezoning of 214 and 230 S. Sage Street from Zone CO (Commercial, Office District) to Zone RM-24 (Residential, Multi-Dwelling District).

Planner Bauckham gave the staff report, which is incorporated in these minutes by reference hereto. The subject property is located in the Westwood Neighborhood in the City of Kalamazoo. The proposed contract rezoning would place certain conditions on the rezoning and on the development of the site that must be adhered to by the applicant. The applicant would like to construct a new, independent living apartment complex on the property for senior citizens. The parcel is wooded and undeveloped, and is surrounded by offices, single-family residential homes and apartment complexes.

The current zoning of the property would allow the complex to be built on the site. However, it would have to be part of a mixed-use project, which would have to include office or commercial uses on the first floor and apartments on the upper floors. The applicant would like to utilize the development for apartments only. Zone RM-24 would allow for only apartment uses in the building. In 2006, this property was rezoned to the current zone with the idea of constructing an office complex on the site. That project did not occur. At that time, the adjacent neighbors expressed support for the office development with limited night time uses. However, they were not supportive of a student apartment complex in this location.

The multiple-family zoning districts in the city do not regulate the ages of the tenants. Therefore, a student apartment complex could be built in the proposed zone (RM-24). To address the concerns of the neighbors, the applicant is proposing the contract rezoning request with two conditions as follows: 1. All tenants of the planned apartments would be required to be 55 years of age or older. 2. A 50-foot-wide natural buffer strip would be maintained along the entire north side of the site to provide screening for the single- family homes to the north. No development may occur within the buffer strip, but landscaping may be added. If the rezoning is approved, the applicant would enter into a contract with the city, which would include these two conditions. If the conditions were violated, the rezoning could be revoked and the property would return to the CO zoning district.

The future land use plan shows the subject property in the medium-density residential category. The preliminary site plan shows a three-story building with 38 apartment units Planning Commission Minutes May 7, 2009 Page 6 of 17

to be located on the southern portion of the site. The 30-space parking lot would be located to the north and east of the building. A storm water retention area would be located at the northeast corner of the site. The driveway entrance would be on Sage St. The applicant intends to save as many trees on the site as possible. If the rezoning is approved, a final site plan would need to be submitted to the Site Plan Review Committee for review and approval.

The proposed zone complies with the future land use plan for the property. The applicant has meet with the adjacent neighbors of the property. City staff is recommending that the Planning Commission recommend to the City Commission approval of the request with the two conditions outlined by city staff.

Commissioner Fawley inquired if the city had plans to make changes to Sage Street to facilitate the more efficient movement of a higher volume of traffic in and out of this area. There are ramps (speed humps) built in the street on Stonebrook to slow the traffic in the neighborhood. Planner Bauckham referred to the intersection of Drake and W. Main. A right turn arrow has been installed to facilitate the flow of traffic from Drake onto W. Main. The city is also looking at the possibility of linking the north end of Sage Street with Picadilly Street on the north side of W. Main Street, and putting a traffic light at that intersection. This would allow traffic on Sage Street to make a left turn onto W. Main, which is currently not allowed. Sage St. and Picadilly St. currently do not directly line up with each other across W. Main.

Nathan Keup with Presbyterian Villages of Michigan advised that invitations were mailed to neighbors within 300 feet of the subject site to invite them to an information meeting about the application. The meeting occurred on May 5th. A total of nine neighbors were present. They shared concerns regarding prior proposed uses and buffering issues regarding the site. There was a lengthy discussion about the traffic along Sage Street and Stonebrook, which is a major frustration for the neighbors. The applicant is also interested in knowing how the city will address the traffic issues. Mr. Keup advised that the proposed senior housing is restricted to seniors 62 years and older. The applicant requested that the contract state residents can be 55 years or older in case there are any future phases for this project. The entire subject property will be mortgaged with the U. S. Department of Housing and Urban Development. Future development is unlikely but still possible. The applicant will be the management agent for the project. The applicant only serves older adults (55 and older) across the state of Michigan. They have a 65 year history of serving this segment of the population.

Public Hearing

Pete Mohazzabi, 4529 Stonebrook, advised that he doesn’t trust the City of Kalamazoo. In 1987, when Drake’s Pond was constructed, the city promised not to open any access to Sage Street, but access to Sage St. was later provided. Mr. Mohazzabi stated that he had no objection to the complex being occupied by seniors. He questioned what would

Planning Commission Minutes May 7, 2009 Page 7 of 17 happen in a couple years if someone decides to turn the proposed complex into student apartments. Mr. Mohazzabi expressed concern about the traffic on Sage Street; MDOT has objected to having a traffic light there. He stated that there had been discussion in the past about someone buying part of the land at Sage and W. Main and providing a connection to the traffic light, but there has been no action regarding this matter. The traffic continues to increase, and the middle school down the road will create more traffic. Mr. Mohazzabi stated that his main concerns are traffic and the possibility of the proposed complex being converted to student housing in the future.

Tony Good, 4401 Stonebrook, commented that Stonebrook is a high density area in terms of traffic. This street and neighborhood were not set for the volume of traffic they receive. In the short time that Mr. Good has lived in the neighborhood, there have been some efforts to alleviate the traffic problems. However, as the volume of business activity, apartments and students increase in the area so does the volume of traffic. The speed humps don’t seem to help very much. What seems to help quite a bit is visual authority, but it isn’t possible to have a police officer sitting there daily to take care of this matter because the city can’t afford it. Mr. Good has volunteered his driveway for use by public safety and they have often used it. Many of the neighbors are opposed to any additional rental units being constructed based on the problems that already exist. There have been incidents in the neighborhood, including an elderly woman who was bumped on the street; there are no sidewalks. Mr. Good commented that the current proposal for senior housing is the “best of all evils” so far regarding the proposals for that property. He suggested there needs to be more conversation about what the applicants will do regarding retention ponds, etc., and that the city planners and engineers should address the concerns of the neighbors. There are a lot of small children, walkers and joggers in the neighborhoods, but the people who use Sage and Stonebrook as a thoroughfare don’t seem to care about that. Whatever the city can do to help the neighborhood would be of great service to the residents of the area.

Vicki Okuniewski, 4518 Stonebrook, advised that she has resided at that address since June of 1979. She expressed support for the comments made by Mr. Mojazabi and Mr. Good. Ms. Okuniewski advised that she owns student-oriented, income property by campus. She would prefer to have senior housing in her neighborhood, rather than student housing.

Commissioner Kneen, supported by Commissioner Wienir, moved to close the public hearing on P.C. #2009.04. With a voice vote, the motion carried unanimously.

Commissioner Kneen, supported by Commissioner Dean, moved to recommend to the City Commission approval of P.C. #2009.04, the request from the Presbyterian villages of Michigan for a contract rezoning of 214 and 230 S. Sage Street from Zone CO (Commercial, Office District) to Zone RM-24 (Residential, Multi-Dwelling District). With a roll call vote, the motion carried by a majority vote.

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Ayes: Mishall, Dean, Stewart, Kuseske, Wienir Nays: Fricke, Fawley Abstain: Kneen

Commissioner Mishall inquired if there is a way to address the traffic issues raised by the neighbors. Planner Bauckham advised that if the rezoning is approved, the applicant will need to submit a more formal site plan that will meet all of the rules and regulations of the zoning ordinance. The city’s Traffic Engineer would look more closely at the traffic issues during site plan review. There is a set number of additional vehicle trips that would trigger the need for a traffic study, if needed. The traffic study would indicate possible solutions to the traffic situation prior to the construction of the housing development. One option may be to install additional traffic signals. The current application is for rezoning of the property to determine if the proposed use is appropriate for the site. The contract zoning provisions further narrow the possibilities of what the site can be used for. The issue is not whether the roads can handle the increased volume of traffic, but rather the location of the single-family residential neighborhood bisected by Stonebrook, and the speed at which traffic proceeds through this area. A right turn arrow was installed at the nearby intersection to help alleviate some of the traffic issues.

Commissioner Mishall inquired if the traffic study would incorporate the suggestion made in one of the letters regarding the Drake’s Pond renters exiting only onto Drake Road rather than onto Sage St. Planner Bauckham stated that it was not likely that the access onto Sage Street would be eliminated. More than likely, traffic calming measures may be suggested to slow the speed of traffic. The Fire Marshall requires two access points to the complex; if one access is blocked, fire trucks can enter through the other access point.

Commissioner Fricke inquired if the rezoning applied to the land not the property, indicating that the restrictions would not apply if the current owner decided to change the proposal, sell the property, or if the property went into foreclosure. Planner Bauckham advised that the contract would be a recorded document that would go with the land. Commissioner Fricke inquired as to why a rezoning was requested rather than a special use permit. Planner Bauckham advised that a special use permit would not allow for restrictions on age groups that can live in the apartments. If the developer is willing to offer the age restrictions as part of the project, the city can accept those conditions. Otherwise, the restrictions might be considered discrimination.

Commissioner Dean commented that if the proposed project was later withdrawn, the contract rezoning would revert back to the current zoning. Also, if the use of the land changed and created a conflict with the contract zoning, the contract zoning would be voided.

Commissioner Fawley commented that the proposal presents a good use for the land. The problem for people residing in the Stonebrook/Sage St. area is that access from that neighborhood to locations west of Drake Rd. is routed either through the apartment Planning Commission Minutes May 7, 2009 Page 9 of 17

complex or through Stonebrook. If you drive north on Sage Street to M-43, you’re not allowed to turn west. The right turn arrow on Drake eliminates some of the pressure on Sage Street, but it might not help people on Stonebrook.

Commissioner Kneen mentioned that there is a tendency with older residents to go out only once a day, so the increase in traffic should be minimal.

Planner Bauckham advised that the current zone would allow for a student apartment complex without commission approval, but it would require business uses within the same complex. The businesses would be required to locate on the first floor and the residential units would be on the floors above. The student apartments would be a permitted use in the existing zone.

3. P.C. #2009.05: Consideration of a request from the Roman Catholic Diocese of Kalamazoo for a special use permit to allow a new building and three new cottages to be built at 751 Pleasant Avenue for a transitional residence program and drop-in center.

Planner Bauckham provided the staff report, which is included in these minutes by reference hereto. The subject property is located on Pleasant Avenue between Duke St. and S. Westnedge Ave. in the S. Westnedge Neighborhood. The applicant is also the owner of the property. The vacant building on the property was originally built as a school and was used as such until 1991. The building has had many different uses since that time, including various rehabilitation programs and a respite care program. The site has been approved for a variety of different uses over the years including a day care, a transitional residence for children and a drop-in center. Last year the applicant received approval to relocate the Ark program to this site, along with constructing two additions to the building and constructing two cottages. These activities did not occur on the site. The applicant would now like to redevelop the entire site by removing the existing building and constructing a new, 14,000 square foot building and three, 3-unit cottages on the site. Since a new, larger building is being proposed, and three cottages rather than two, a special use permit is required. The Ark program assists children who have either run away from home or require a temporary place to stay away from home. The current Ark facility is located in a building on the Catholic Central High School property. The school has indicated that they would like to use that building for other purposes.

The new main building proposed for the site would accommodate up to 13 children and the cottages would accommodate up to 9 children. The age range of the children would be 10 to 21 years, and the average stay would be two weeks. The older children would stay in the cottages. The children would attend their regular school during the day and return to the Ark facility after school to receive various services and counseling. There would be two adult care givers at the facility throughout the day and evening. There would also be part-time staff and two therapists on site during the day. Various social organizations would visit the site to provide services for the children. The goal of the

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Ark program is to return the children to their homes or to find alternate living arrangements for them. The drop-in center would be available for the children to use during the day; it would not have over night accommodations. The children using the drop-in center are typically receiving some type of mental health services in the community. They would be able to receive other services and counseling after school in the drop-in center. Approximately 100 children would be served by the drop-in center annually. The applicant has spoken with the neighbors about their plans for the site.

The existing building and development is on the northern portion of the site. The southern portion is wooded. The subject property is surrounded by single-family homes to the west, an apartment complex and single-family homes to the north, single-family homes to the east, and an apartment complex to the south. The Future Land Use Plan designates this property as low-density residential. The preliminary site plan shows the main building to be located in the same approximate location as the existing building. The new building would be two stories in height. The three cottages would be one story and they would be located on the northwest portion. There are two parking lots on the site. They would be removed and combined into one lot in a more central location on the site. The two access drives to Pleasant Ave. would be combined to make one access. The storm water retention would be on the northeast portion of the site. Landscaping would be located on the western and eastern boundaries for screening purposes for the homes. If the rezoning is approved, a final site plan should be submitted to city staff for review and approval. The site grade would be decreased by the retention area and a berm would be added at the northwest corner. The main building would have a sloping roof, similar to the existing building.

City staff believes this request meets the requirements for a special use permit. Staff is recommending approval of the special use permit with one condition: the applicant must provide city staff with a full site plan for review by the Site Plan Review Committee.

Commission Mishall inquired if the applicant is a non-profit. Planner Bauckham responded in the affirmative.

Steve Hassevoort, Diekema Hamann Architecture, and Fran Denny, Executive Director, Catholic Family Services were present to discuss the application. Mr. Hassevoort advised that the program is the same as it was the last time it was presented to the

Planning Commission. The main building will house up to 13 children in the transitional, short-term, residential program. The cottages are long-term housing intended for residents in their late teens and early twenties. There are three, single-occupancy units in each cottage. The units are 500-square-foot studio apartments.

The current building is on three levels (tri-level). The proposed shelter building (main building) is on one level. The project might need to be phased (construct one part and add on over the years). A new building will better meet the needs of the residential Planning Commission Minutes May 7, 2009 Page 11 of 17

program. It is estimated that it will cost slightly less to construct the new building, rather than remodeling the old one. The new building will be located further back from the road than the existing one.

The existing tree line will remain, and the south half of the lot will remain wooded as is. The intention is to benefit from solar gain on the south façade and to have a sustainable, “green” building. By pushing the building back on the lot, it will be possible to utilize the shading from the trees in the summer. The proposed location for the cottages has been moved from the location shown in the previous presentation. The current proposal shows the cottages set further back from the property lines, which more closely conforms to what the city requested. The current plans are to build two of the cottages right away. The third cottage would be built as funds allow.

Ms. Denny advised that there were about a dozen neighbors at the meeting held by the applicant on Monday. The new aspects of the project were reviewed. The neighbors were generally supportive of the project, and the proposal to use geothermal heating and cooling rather than natural gas. Some of the neighbors were concerned about the berming on the northwest corner. The berming will likely be enhanced and more landscaping is to be added. Some of the neighbors were concerned about who would be eligible to move into the cottages. They were informed that there is a tenant selection plan in place, which will include staff. The committee will also include some older kids and some of the neighbors to help determine eligibility of the tenants for this facility. There is enough funding to build two of the three cottages, and the applicant would like to proceed with construction this summer.

Commissioner Fawley requested that the applicant point out on the diagram the location of the existing building. He inquired if the existing building would be retained and an addition built onto it. Mr. Hassevoort identified the location as requested, and stated that the existing building would be removed. The two cottages would be built first. The main building may be constructed in its entirety or it may be constructed in phases depending on available funding.

Commissioner Mishall inquired as to the location of the exits to the street. Mr. Hassevoort pointed out the exits. He added that the cottages will be the same scale as most of the adjacent houses in order to help integrate them into the neighborhood. Long- term tenants will be living in the cottages. The main part of the facility will house short- term tenants up to a two-week stay.

Commissioner Mishall requested clarification regarding the ages of the children staying at the facility. Ms. Denny advised that the short-term facility will house children ages 10 through 17. The long-term residents may enter the cottages when they are between 18 and 21 years of age. They can stay beyond the time they are 21. The cottages are considered permanent housing.

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Commissioner Wienir referred to a letter from a neighbor on Duke Street who expressed concern regarding trash bins being placed away from the back yards of neighbors on Duke Street and Pembrook. Mr. Hassevoort advised that the location of trash receptacles will be considered during site plan review. The intention is to have one centrally located trash receptacle on site rather than one for each cottage.

Commissioner Fawley inquired if the screening of dumpsters would be covered at some point during the process. Planner Bauckham advised that the neighbor who wrote the letter seems to be concerned about the proximity of the dumpsters to the houses rather than the screening. City staff will be sensitive to that issue.

Public Hearing

Jeff Luchies, 736 Pleasant, advised that he lives across the street from the subject property. He expressed concern about the residents being in the cottages without supervision. Apparently, there is no timeline for constructing the main building, and it doesn’t seem advisable to build the cottages before the main building and the supervisory staff is in place. Mr. Lukes expressed concern about the safety of his six month old child and other children in the neighborhood. He also expressed concern about the affect the proposed facility will have on real estate values.

Karen Strzelecki, 610 Pleasant, commented that the meeting for the neighbors was held at noon on a Monday. She was not able to attend the meeting because she works. Accordingly, it seems like a real effort was not extended to the community to get feedback. She inquired as to how long the neighbors will have to look at the construction site. This will impact the housing values. She referred to a neighbor who bought his house for $110,000, lost his job, and had to sell his house for $75,000. Ms. Strelecki also expressed concern that the cottages would be built first. During the six years she has lived in the neighborhood, there has been a home invasion across the street, she had her purse stolen out of her car as it sat in the driveway, a meth lab in the area was shut down last year, and petty theft runs rampant. She advised that a source for some of the problem is the apartment building at the end of the street. She expressed concern that if young adults who may be unstable are living in the cottages, it may contribute to the crime rate in the neighborhood. That would also create need for more visits from public safety and create a need for other city resources. The traffic will also increase, and this is already a cut-through from Westnedge to Kilgore to Whites Rd. Many people go speeding through this area, including city buses. Has anyone taken into consideration the increased traffic that will be necessary to transport the children using this facility. She inquired if there would be resources to help maintain this area as a quiet neighborhood. She suggested that there is a better way to create a mutually beneficial program for the residents and the residential program for the Ark.

Barb Pawlowski, 650 Pleasant, advised that she just heard about the applicant’s proposal Monday. She has received no mail regarding this matter and has heard of no other meetings. She estimated that about 90 percent of her neighbors haven’t heard about it Planning Commission Minutes May 7, 2009 Page 13 of 17

either. She expressed concern that not many people would be able to attend a meeting at noon on Monday. Ms. Pawlowski stated that she is not concerned about the building, but she is concerned about the people who might be staying at the facility. There have already been problems on the street, and she found someone living in her garage. She expressed concern about the lack of supervision, and the fact that she first heard the residents would only be staying a few months, and now she’s hearing that they will be permanent residents.

Ben Jackson, 600 Pleasant, stated that he likes the main building and the program the Ark provides. He commented favorably about the Ark finding their own facility and having their office at the main building. He expressed concern about the cottages being built too close to Pleasant Ave. and the apartments across the street. He suggested putting the cottages behind the main facility or further from the frontage road. Mr. Jackson inquired if the main building would be torn down when construction began on the cottages and, if so, would it just be fenced off or would it be landscaped while the project is awaiting funds for completion. Mr. Jackson advised that buyers are sometimes denied a mortgage if there is a construction site next door.

Commissioner Wienir, supported by Commissioner Dean, moved to close the public hearing on P.C. #2009.05. With a voice vote, the motion carried unanimously.

Commissioner Fawley, supported by Commissioner Mishall, moved approval of P.C. #2009.05, consideration of a request from the Roman Catholic Diocese of Kalamazoo for a special use permit to allow a new building and three new cottages to be built at 751 Pleasant Avenue for a transitional residence program and drop-in center, with the condition that a final site plan be provided for the review and approval of the City Site Plan Review Committee. With a roll call vote, the motion carried unanimously.

Commissioner Wienir commented that concerns were raised by the public speakers with regard to inadequate supervision and safety concerns. She inquired if the applicant could respond to that. Ms. Denny advised that the tenant selection plan should be very helpful. Unlike other residents who move into the neighborhood, tenants at the cottages will be interviewed to determine their eligibility for residency in that location. There are probably people living in the area that the neighbors would not feel comfortable with if they knew more details about the individuals. Ms. Denny advised that she hoped the Ark would be a good neighbor. The applicant is working with about 50 youths who are living at scattered-site housing all over Kalamazoo and Southwest Michigan. Some are helping pay their rent, some are paying all of the rent, and others are allowed to live in facilities rented by Catholic Family Services. These are older youths. If they are not living in these facilities, they are on the streets. The applicant is trying to match the resources to the individuals who need assistance, and they are confident that they can keep the area safe for the neighbors; they want to be good neighbors. Ms. Denny advised that the applicant would like to have the opportunity to talk with the neighbors and have the residents of the cottages be part of the neighborhood. Planning Commission Minutes May 7, 2009 Page 14 of 17

Commissioner Kneen mentioned that Ms. Denny indicated that the neighbors will know the people moving in. Ms. Denny stated that the neighbors will know the eligibility requirements. The tenant selection plan must observe all fair housing rules, but there is some leeway for making choices regarding which tenants will be allowed live there.

Commissioner Kneen mentioned that the age of the children currently at the Ark is younger than the individuals who will be renting the cottages. He inquired if there is a tendency for those kids to get into trouble in the neighborhood. Ms. Denny advised that the current Ark facility is about ¼ mile away from the subject property. The Ark has been at that location since 1991 and they haven’t had any problems during that time.

Commissioner Fawley mentioned that the Planning Commission has already dealt with many of the issues that were brought up. He suggested that some of the residents hadn’t been to the meetings hosted by the applicants, so they might not be familiar with the criteria used to determine eligibility for renters who will stay at the cottages. Commissioner Fawley advised that it was his understanding in the past that an unstable or dangerous person would not be allowed at this facility. Ms. Denny advised that the tenant selection plan would determine who will be allowed at the facility. Commissioner Fawley commented that the individuals in the program are not necessarily unstable but they may be coming from an unstable environment.

Commissioner Fawley inquired as to the anticipated construction duration. What will the site look like once the existing building is removed? Ms. Denny stated that the funding for the cottages is $500,000 from the Michigan State Housing Development Authority. If the applicant waits beyond this year to begin the project, the community will lose these funds. It is difficult to get this money. The original drawings submitted by the applicant showed the cottages behind the main building. The Michigan State Housing Development Authority did not approve of that configuration. The thought was that placing the cottages behind the main facility might prevent the tenants in those buildings from feeling like they are part of the community. The intent is for them to be part of the neighborhood.

Commissioner Stewart commended the applicant for what they are doing, while adding that she didn’t want to minimize the concerns of the neighbors. She suggested having further communication with the neighbors to provide them with more details about programs offered by the applicant. Commissioner Stewart spoke favorably about having young adults in a controlled environment. People working in the mental health field know the importance of such programs, which can help keep young adults out of jail. None of the neighborhoods are exempt from these problems, and she commended the applicant for their efforts with this segment of the population.

Commissioner Kuseske inquired as to the plan for supervision of these two buildings if the main building is to be constructed at a later date. Ms. Denny advised that the tenants in the cottages would have more supervision than they would have if they were living in the apartment building across the street. They will be in contact with social workers and Planning Commission Minutes May 7, 2009 Page 15 of 17

other people who will help them. There will be “person centered plans” to help figure out how the tenants can get a job or how they can get to school. All young people have problems at times. The tenants at this facility will have support from services the applicant provides. When the main building is constructed, there will be two, full-time supervisors (24 hours per day) at that facility. In the meantime, there will be staff on call to deal with problems that might arise.

Commissioner Kuseske expressed appreciation regarding the comments from the public. He encouraged further communication between the applicant and the neighbors so there can be a better understanding about the applicant’s program.

G. CITIZENS’ COMMENTS REGARDING NON-AGENDA ITEMS.

None

H. OLD BUSINESS

None

I. NEW BUSINESS

None

J. CITIZEN COMMENTS

None

K. CITY PLANNER’S REPORT

Planner Hernandez expressed thanks to the members of the Planning Commission who attended the Planning Commission Retreat. The retreat provided an opportunity to staff

and the Planning Commission to share information and ask questions. During the retreat, there was a discussion about assigning Planning Commissioners to appropriate subcommittees for the Master Plan rewrite. Commissioner Kuseske, Dean and Kneen will be participating in the Steering Committee, which will be the main group leading the Master Plan process. The four subcommittees and the commissioners who have been assigned to them are as follows: neighborhoods, Commissioners Wienir and Fricke; regional economic development, Commissioner Fawley; infrastructure and transportation, Commissioner Youngs; and quality of life, Commissioners Stewart and Mishall. The first Steering Committee meeting will take place on May 19th, from 4 to 6 p.m. in the City Hall Community Room. City staff will advise when the subcommittee meetings will be held. The first subcommittee meetings will be scheduled for June, prior to the first public outreach meetings.

Planning Commission Minutes May 7, 2009 Page 16 of 17

Planner Bauckham advised that a couple of the potential agenda items for June pertain to cellular communications issues. There is a proposal to increase the height of the existing cell tower by Kilgore and S. Westnedge Ave. by 20 feet. This can be accomplished by a special use permit through the Planning Commission. Another potential agenda item is a request for antennas on the top of the Hilltop Apartment building near Douglas Ave. and Alamo. This would also be handled through a special use permit from the Planning

Commission. Also, the intersection between W. Michigan and Stadium was reconfigured a couple of years ago, and a parking lot was created on the south side of The University Roadhouse for their purposes. However, the lot was part of the old street right-of-way and it was never vacated. The request will pertain to vacation of the right-of-way to the restaurant.

L. MISCELLANEOUS COMMENTS FROM PLANNING COMMISSIONERS

Commissioner Fricke apologized for being late to the Planning Commission meeting. He referred to the commotion at the Arcadia Festival Site regarding Matt Giraud’s homecoming from the American Idol competition, and the importance of having such events in the downtown area. Commissioner Fricke thanked Commissioner Miller for the refreshments she provided at the Planning Commission Retreat. He then referred to the communication he received from the City of Kalamazoo to thank him for volunteering on a city board. Commissioner Fricke noted that his letter came with an envelope requesting the postage due for the letter. He paid the 75 cents postage and thanked the city for recognizing his volunteer efforts.

Commissioner Mishall thanked city staff for organizing the retreat, which she felt was beneficial. She also thanked Commissioner Miller for the refreshments she provided.

Commissioner Wienir referred to the proposed senior housing on Sage Street. She requested an update regarding the outcome of the Site Plan Committee meeting. It would be helpful to know that someone is monitoring issues regarding traffic and safety, and that changes will be pursued.

Commissioner Kuseske mentioned that invitations are sent to the Planning Commissioners regarding the site plan review meetings, and there is ample opportunity to review those issues. Matters regarding traffic and other issues will be dealt with by the appropriate departments, but it would be helpful to know how concerns are being dealt with. Also, is there a way to address the timing of the meetings held to address concerns of residents. Planner Hernandez advised that city staff requests that the applicants have the meeting. City staff doesn’t set the time for the meeting, but they can make suggestions as to when the meeting could be held.

Discussion followed with regard to the noticing procedures for Planning Commission public hearings. Planner Bauckham advised that meeting notices are mailed to individuals who own or occupy property within a 300 foot radius of the subject property. Planning Commission Minutes May 7, 2009 Page 17 of 17

City staff also provides a notice to the neighborhood association so they can notify other property owners in the area. There were approximately 100 notices mailed to property owners adjacent to 751 Pleasant Ave.

Commissioner Stewart mentioned that the week of May 6th has been designated as nurse appreciation week. She suggested expressing a word of thanks to those in the nursing profession in commemoration of this event.

Commissioner Kuseske referred to the citizen planner information in the orange folders provided to the Planning Commissioners. The next citizen planner seminar will be held on June 25th. This is a great opportunity to learn more about the planning process. Anyone interested in attending should contact Planner Hernandez. Planner Hernandez advised that the session on the 25th is for individuals who have already attended the basic course.

M. ADJOURNMENT

Commissioner Kneen, supported by Commissioner Kuseske, moved to adjourn the May 7th meeting of the Planning Commission. With a voice vote, the motion carried unanimously.

The meeting adjourned at 8:45 p.m.

Respectfully Submitted,

______Keith Hernandez, AICP Deputy Director/City Planner Community Planning and Development