City of Kalamazoo - December 4, 2025 Planning Commission Meeting

Updated about 5 hours ago

The Kalamazoo City Planning Commission Meeting features key discussions on a special use permit for a new Speedway gas station at Gull Road and Riverview, addressing community concerns about traffic and environmental impact. Additionally, a special use permit for a Consumers Energy utility building on East Alcott is evaluated for compliance with zoning standards, considering safety and neighborhood impact. The meeting also provides updates on the Imagine Kalamazoo master plan, emphasizing community engagement and strategic vision development to guide future city planning initiatives.

Chapters

Call to Order (00:00:31)
The meeting was officially called to order by the chairperson.

The chairperson called the regular meeting of the Kalamazoo City Planning Commission to order, marking the official start of the meeting.
Roll Call (00:00:35)
Roll call was conducted to confirm attendance of commission members.

A roll call was conducted to confirm which members of the Kalamazoo City Planning Commission were present. Members Binette, Riva, Swan, Patelco, Bauman, Wilson, and Curtis were confirmed as present.
Approval of Agenda (00:01:04)
The agenda was reviewed and approved without any changes.

The agenda for the meeting was presented to the commission members. There were no changes proposed, and a motion to approve the agenda was made, seconded, and passed unanimously.
Approval of Minutes (00:01:23)
Minutes from the previous meeting were reviewed and approved.

The minutes from the previous meeting were presented for review. Members were asked if there were any changes or corrections needed. A motion to approve the minutes as presented was made, seconded, and passed with all in favor.
Communications and Announcements (00:02:11)
An update on the Safe Streets for All initiative was announced.

During the communications and announcements section, an update about the Safe Streets for All initiative was mentioned. Community Planner Nolan Bergstrom was introduced to provide a detailed presentation on the progress and plans for the initiative.
Presentation on Safe Streets for All (00:02:25)
A detailed presentation on the Safe Streets for All initiative was given, covering its goals, components, and plans.

Community Planner Nolan Bergstrom gave a comprehensive presentation on the Safe Streets for All initiative. The presentation covered the goals of the initiative, the components of the Safety Action Plan, the Safe System approach, the role of the city and consultants, and the key findings and recommendations from the planning process. The initiative aims to enhance transportation safety by addressing vulnerable roadway users and implementing safety improvements across the city.
Discussion on Traffic Safety and Infrastructure Improvements (00:32:50)
Discussion on traffic safety focusing on high crash intersections, streetlight frequency, and infrastructure improvements like curb extensions and crosswalks.

The discussion covers the analysis of high crash intersections and the need for improved street lighting. It also includes recommendations for infrastructure improvements such as curb extensions, high visibility crosswalks, pedestrian signals, and median refuge islands. The goal is to prioritize areas needing enhancements and ensure safer pedestrian and vehicular movement.
Public Comments and Questions on Snow and Ice Removal (01:01:08)
Public comments focused on snow and ice removal challenges, especially during winter in key pedestrian corridors, and the need for better data collection.

Several public comments and questions were raised regarding the challenges of snow and ice removal in pedestrian corridors. The discussion highlighted the difficulties faced during winter when sidewalks are impassable, forcing pedestrians to walk on roads. The need for better data collection on incidents during snow and ice seasons was emphasized.
Public Hearing on New Gas Station Proposal (01:01:47)
Public hearing on a special use permit for the development of a new gas station at Gall Road and Riverview Planning.

A public hearing was held regarding a special use permit request for the development of a new gas station at the intersection of Gall Road and Riverview Planning. The hearing included a presentation of the proposed building's rendering and zoning details.
Discussion on Special Use Permits and Zoning (01:02:18)
The meeting began with a discussion on special use permits and zoning, including vehicle service categories and gas stations.

The meeting began with a detailed discussion on special use permits, particularly focusing on zoning categories such as vehicle service, which includes gas stations. The use of special permits, development standards, and zoning codes were elaborated upon to streamline definitions and ensure compliance with city ordinances.
Current Zoning and Land Use Review (01:02:58)
Review of the current zoning and land use, including commercial and residential areas, was conducted.

The presentation continued with a review of the current zoning and land use in the area, highlighting commercial and residential zones. The zoning map was examined, showing various land uses, including public safety stations, gas stations, and residential areas, emphasizing the importance of zoning compliance for future developments.
Future Land Use and Development Plans (01:04:56)
The future land use map was discussed, showing planned commercial use with no long-term changes expected.

The future land use map was presented, indicating that the area is expected to remain commercial with no significant changes anticipated. The vacant Walgreens site was highlighted, and the discussion included right-of-way considerations and the impact on the local landscape.
Planning Commission Presentation Preparation (01:05:56)
Preparation for the planning commission meeting was detailed, focusing on special use permits and site plan reviews.

The presenter discussed preparations for the planning commission meeting, emphasizing the importance of special use permits and site plan reviews. Key points included high-level zoning reviews, compliance with setbacks, and the need for a comprehensive site plan to ensure all zoning and development standards are met.
Decision Criteria for Special Use Permit (01:06:52)
Detailed criteria for approving special use permits were outlined, focusing on location, compliance, and impact.

The meeting outlined the decision criteria for approving special use permits, emphasizing the appropriateness of the proposed location, compatibility with surrounding land uses, and compliance with zoning ordinances. The criteria also covered minimizing adverse effects and ensuring the project aligns with city goals.
Applicant Presentation by Robert Matco (01:17:31)
Robert Matco from CESO presented on behalf of the applicant, discussing site development and traffic engineering.

Robert Matco, representing the applicant, provided a presentation focusing on site development and traffic engineering. He highlighted the importance of addressing traffic concerns and potential questions from both the planning commission and local residents.
Proposed Gas Station and Site Details (01:19:00)
A proposed gas station development was discussed, including site layout, existing conditions, and benefits.

The discussion focused on the proposed development of a gas station at the site of a vacant Walgreens. Key points included the current site conditions, the need for redevelopment to eliminate blight, and the projected benefits such as job creation and increased tax revenue.
Traffic Impact Study and Analysis (01:23:00)
A traffic impact study was presented, showing minimal impact on existing traffic due to the pass-by nature of gas stations.

The presentation detailed a traffic impact study conducted to assess the potential effects of the new gas station. The study concluded that the impact on traffic would be minimal, as the majority of traffic is pass-by in nature. Traffic counts and analysis indicated that the existing intersection would continue to operate efficiently.
Questions and Discussion on Landscaping and Floodplain Concerns (01:28:00)
Questions were raised about landscaping plans and floodplain management, with assurances provided on compliance and safety.

The meeting concluded with questions from the planning commission regarding landscaping plans and floodplain management. The applicant assured compliance with city landscaping codes and addressed concerns about floodplain safety, ensuring that all environmental standards would be met during construction.
Public Hearing on Special Use Permit Request (01:34:50)
The public hearing for a proposed special use permit was opened for comments, but no public comments were received.

At this point in the meeting, the council opened the floor for a public hearing regarding a special use permit request. Citizens were invited to come to the podium or call in to express their views. Despite the opportunity, there were no public comments made during this time, leading the chair to close the public hearing.
Motion and Discussion on Special Use Permit (01:36:03)
A motion was made and seconded to approve the special use permit, followed by a discussion on community concerns and environmental impacts.

Following the closure of the public hearing, a motion was made and seconded to approve the special use permit request. The council members engaged in a discussion, highlighting the significance of community petitions, the environmental precautions planned for the site, and the potential impacts on the Kalamazoo River. The conversation acknowledged community concerns while expressing confidence in the applicant's plans to mitigate traffic and environmental risks.
Vote on Special Use Permit Request (01:39:03)
The council voted to approve the special use permit request, with all members voting in favor of the motion.

After the discussion regarding the special use permit, the council proceeded to a roll call vote. Each council member voted in favor of approving the permit. The motion was carried, and the permit was approved. The chair thanked everyone involved for their patience and participation in the process.
Introduction to New Special Use Permit Request (01:39:19)
A new special use permit request was introduced for a utility building development on Consumers Energy property.

Following the vote on the previous permit, the chair introduced the next item on the agenda, which was a special use permit request for the development of a utility building on property owned by Consumers Energy. The meeting would include presentations from city staff and the applicant, followed by public comments.
Presentation by City Staff on Utility Building Permit (01:40:03)
City staff presented details on the utility building permit request, covering site design, zoning, and compliance with criteria.

City staff provided a comprehensive presentation on the proposed special use permit for a utility building in the RS-5 residential zone. The presentation included details on the building's design, its compliance with zoning ordinances, environmental impacts, and the necessity of the structure for Consumers Energy. The staff outlined conditions for approval and addressed various criteria such as road capacity, safety, and neighborhood impact.
Questions and Answers with City Staff (01:53:18)
Council members asked questions regarding the conditions for the permit, including fencing and tree planting requirements.

During this segment, council members directed questions to the city staff about specific conditions tied to the special use permit, such as the type and placement of fencing around the utility building and the requirement to plant trees on the property. The discussion explored how these conditions would be managed during the site plan review process and whether certain conditions could be adjusted or removed to align with safety and practical considerations.
Applicant Presentation by Consumers Energy (02:01:12)
Consumers Energy presented their proposal for the utility building, highlighting its purpose, design, and security features.

Representatives from Consumers Energy provided a detailed presentation on the proposed utility building project, explaining its function in regulating gas distribution pressure, the modernization efforts, and the security measures planned. The presentation covered the technical aspects of the project, the design elements chosen to fit the neighborhood character, and the rationale for the proposed six-foot fencing for security and operational safety.
Discussion on Gas Station Modernization (02:06:18)
Discussion on the modernization plan for gas stations, including above-grade valves and limestone gravel for maintenance efficiency.

The discussion focused on the modernization plan for gas stations which includes replacing old equipment from the 1940s, installing above-grade valves secured by fences, and using limestone gravel instead of grass to reduce maintenance and prevent damage from mowing. The modernization is part of a broader plan to upgrade stations across the state with medium pressure systems and new plastic piping.
Fence Height and Safety Considerations (02:11:11)
Debate on fence height around the gas station for safety and security, preferring six foot fences over four foot ones.

The commission discussed the appropriate fence height around the gas station, preferring a six-foot fence with finials for better security over a four-foot fence. They referenced non-residential use standards which permit up to six feet for front and corner side yards, and up to eight feet for inside and rear yards. The discussion also covered adherence to TSA guidelines and local ordinances.
Public Hearing on Gas Station Project (02:19:30)
Opening and closing of the public hearing for additional comments on the gas station project.

The public hearing was opened to allow for additional comments on the gas station project, but no members of the public came forward or called in to comment. The hearing was then closed.
Motion and Approval of Gas Station Redevelopment (02:20:17)
Approval of the special use permit for the gas station redevelopment with conditions on fencing and tree contributions.

The commission discussed and approved a special use permit for the redevelopment of the utility building on the gas station property. Conditions included gravel surfacing only within proposed fencing, contributing trees to the neighborhood canopy, and having the final site plan approved by the site plan review committee. The motion passed unanimously.
City Planner's Report (02:30:12)
Update on Imagine Kalamazoo, engagement efforts, and strategic vision development for city planning.

The city planner provided an update on the Imagine Kalamazoo initiative, detailing engagement and outreach efforts, including meetings on the go, book readings, and community surveys. The report also covered the strategic framework for a happy, healthy city and the next steps in refining the community vision and city administration's strategic vision.
Discussion on Strategic Vision and Goals (02:38:24)
This section covers the development of guiding principles and organizational values for the city's strategic vision, emphasizing community support and sustainable growth.

The discussion outlines the strategic vision and goals for the city, including statements and guiding principles developed from public comments and staff retreats. The vision focuses on supporting Kalamazoo residents with sustainable and accessible services that uplift the community. Organizational values such as integrity, learning, inclusion, customer service, accountability, teamwork, and safety are emphasized as foundational to achieving these goals. The strategic framework is being developed with input from city staff and will guide the city manager's office and departments in aligning their plans with the overall vision.
Master Plan and Strategic Vision Update (02:47:03)
An update on the progress of the master plan and strategic vision, including timelines for drafts and approvals, and emphasis on public engagement and input.

The update provides information on the timeline and process for finalizing the master plan and strategic vision. A draft of the strategic vision will be presented to the city commission and planning commission, with expected approval in February. The master plan will begin its design phase this winter, with drafts being released for public comment and focus groups. Imagine Kalamazoo initiatives will continue to grow, and public engagement will be prioritized. The city is working towards developing comprehensive documents and maps to facilitate public input and finalization.
Meeting Schedule Approval (02:48:00)
The planning commission discusses adjustments to the meeting schedule and conducts a voice vote to approve the updated schedule.

The planning commission reviews and approves the meeting schedule for the upcoming year. Adjustments were made to avoid conflicts with public holidays and other events, including moving certain meetings by a day. The commission conducts a voice vote to approve the updated schedule, ensuring it is properly amended and published.
Public Comments and Commissioner Comments (02:49:17)
The floor is opened for public comments, followed by commissioner remarks. No public comments were received during this session.

The meeting opens the floor for public comments on non-agenda items. Despite the opportunity, no public comments were received. Commissioner Pradel provides an update on city activities, including the release of the city budget and a reminder to support local businesses during the holiday season. He also acknowledges the hard work of the city's public services team during the winter season.