City of Kalamazoo - Planning Commission - July 9, 2025 Planning Commission Meeting

Updated about 5 hours ago

The Planning Commission considers special use permits for two significant Kalamazoo projects. The first permit discussed is for a rooming house at an existing dwelling on Lake Street, owned by Housing Now LLC. The permit seeks to convert the dwelling into a rooming house for six unrelated adults. The second permit is for replacing an existing lattice-style cell tower with a monopole-style wireless communications tower on Rock Ledge Avenue. The new tower aims to improve cell coverage and allow multiple carriers. The commission approves both permits after discussions on conditions and compliance with zoning regulations.

Chapters

Call to Order and Roll Call (00:00:05)
The meeting was called to order and roll call was conducted with members Audette, Bauman, Curtis, DeCenzo, Eva, Alco, Smith, Swan present, and Tober excused.

The regular but rescheduled meeting of the Kalamazoo City Planning Commission was called to order. Roll call was conducted with Audette, Bauman, Curtis, DeCenzo, Eva, Alco, and Smith present. Swan was also present, Tober was excused, and Wilson was present as well.
Approval of Agenda and Minutes (00:00:47)
The agenda was adopted without changes and the minutes from the previous meeting were approved without comments or revisions.

The agenda was presented with two public hearings and no changes were requested. A motion to adopt the agenda was made, seconded, and approved unanimously. The minutes from the previous meeting were also presented, with no comments or revisions, and were approved by motion and unanimous vote.
Public Hearing on Special Use Permit for Rooming House (00:01:44)
A special use permit for a rooming house was discussed, highlighting the property's history, renovations, and staff's recommendation for a driveway improvement condition.

The public hearing began with a presentation on the special use permit request for a rooming house at a property on Lake Street. The property, a white house, was vacant before Housing Now LLC purchased and renovated it, applying for rental certification. The request was for a rooming house for six unrelated adults, and staff recommended an improvement condition for the driveway. The rooming house was described as suitable for the area, with sufficient space and amenities. Discussion from the commission included questions about the driveway condition and occupancy enforcement. The applicant, Maurice Galladay, spoke about the property's operations, tenant demographics, and parking arrangements. After a detailed discussion and an invalid initial vote due to missed public comment, the permit was approved without the driveway condition after opening the floor for public comment and re-voting.
Public Hearing on Special Use Permit for Wireless Communications Tower (00:26:42)
A request for a special use permit to replace an existing lattice communications tower with a monopole tower was presented, discussing its unique location and historical context.

The second public hearing addressed a special use permit request to replace an existing lattice communications tower with a monopole style wireless communications tower. The tower is located on a residential street, Rock Ledge, off Alamo, and has a long-standing presence dating back to the 1970s, originally for Bronson Hospital communications. The location is noted for its high elevation and strategic importance for wireless communication. Staff explained the unique circumstances and historical context of the tower's location, emphasizing its significance to the network and the need for waivers due to zoning restrictions. The presentation included details about the land use and the established relationship between the property owner and leaseholder.
Discussion on Tower Setbacks and Public Streets (00:31:07)
The discussion focused on the setbacks required from public streets, specifically Fox Ridge Drive, and clarified terms related to public right of way.

The meeting addressed the need for setbacks from public streets, including Fox Ridge Drive. The term 'public' was debated to ensure clarity on whether it referred to a public right of way. Roads where public driving occurred were included in the considerations.
Presentation on Current and Future Land Use (00:31:43)
A presentation highlighted the current and future land use in the area, emphasizing the residential character and minimal expected changes.

The presentation included slides showing the current land use, highlighting single-family homes and increased density with an apartment complex. Future land use was also presented, showing no large changes expected, maintaining the area's residential character.
Site Plan Review Process for New Tower (00:32:17)
The site plan review process for the proposed new tower was discussed, including engineering documents and landscaping requirements.

The meeting discussed the benefits of the site plan review process for the new tower application, which would include finalizing details such as landscaping and screening standards. The ability to meet site plan requirements was emphasized.
Special Use Permit Request for New Tower (00:36:30)
A special use permit is required to build a new tower in a residential zone, which was previously approved by the zoning board of appeals.

The special use permit request is necessary because new towers are not typically allowed in residential zones. The applicant consulted with city staff and the zoning board of appeals, which granted a use variance to allow the new tower.
City Planner Waiver and Special Use Permit Process (00:37:50)
The city planner waiver is part of the special use permit process, relying on technical feasibility and engineering letters.

The city planner waiver is an administrative process that is considered during the special use permit process. It heavily relies on technical feasibility and engineering letters. The waiver is required along with other approvals before a permit can be obtained.
Engineering and Safety Considerations for Tower (00:39:31)
Engineering letters and safety considerations were discussed, including the fall zone and access for maintenance.

The meeting reviewed engineering letters that detailed the tower's design to fall in on itself in the event of failure, ensuring safety. Access for maintenance and emergency response was also discussed, highlighting the need for clear easements.
Approval Criteria and City Planner Standards (00:41:59)
Criteria for tower approval and city planner standards were outlined, including site analysis and technical requirements.

The approval criteria include an analysis of alternative sites and technical justifications for the chosen location. The city planner standards require demonstration of the site's importance, even though a waiver is needed. The applicant provided engineering reports to support their case.
Applicant Presentation by Katie Harms (00:54:06)
Katie Harms from Diamond Infrastructure presented the proposal for the new tower, highlighting the need for updated infrastructure.

Katie Harms presented on behalf of Diamond Infrastructure, explaining the necessity to replace the existing tower with a new monopole to support modern communication needs. The new tower would allow for additional carriers and improved cell coverage.
Discussion on Wireless Coverage in Kalamazoo (01:00:55)
A detailed discussion on the impact of moving a cell tower on wireless coverage in Kalamazoo, emphasizing the necessity of maintaining service for residents.

The meeting discussed the implications of relocating a cell tower in Kalamazoo. Concerns were raised about potential dead zones, especially affecting AT&T users. The importance of wireless connectivity for emergency services and everyday communication was highlighted. The presentation also covered the city's efforts in maintaining public safety and communication infrastructure.
Public Hearing on Special Use Permit for New Tower (01:09:54)
A public hearing was held regarding the special use permit for a new monopole tower to replace an existing lattice tower.

During the public hearing, the necessity of the new monopole tower was discussed. The planning commission addressed questions regarding the ownership of the land, the lack of neighbor feedback, and the coverage maps showing current and potential coverage areas. The hearing concluded with no public opposition.
Motion to Approve Special Use Permit (01:14:26)
The commission moved to approve the special use permit for a new wireless communications tower, deeming it necessary for maintaining service.

The planning commission discussed and voted to approve the special use permit for a monopole style wireless communications tower to replace an existing lattice tower. The decision was based on the necessity of the location for maintaining adequate wireless service and lack of opposition from the community.
Commissioner Comments and Resignation Announcement (01:16:20)
Commissioner Ian Smith announced his resignation due to relocation, expressing gratitude for the opportunity to serve.

Commissioner Ian Smith announced his resignation from the planning commission due to his relocation to Minneapolis. He expressed appreciation for the opportunity to work alongside the commission and contribute to the community. The chair thanked him for his service and wished him well.