2026-09-24 - Planning Commission

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07:27All right, let's get started. Welcome to

07:30the City of Grand Rapids Planning

07:31Commission meeting of September 24th,

07:332026.

07:35We have a few public hearings today.

07:37I'll just run through our process before

07:40we start. Um so at the beginning of each

07:42case, staff will come up and give us

07:44their staff report. Um we'll then have

07:46an opportunity for applicants to come up

07:48and give us any additional information

07:50you'd like to. Um at that point, we'll

07:52open the public hearing. If anyone is

07:54here from the public, they can come up

07:55and give us their thoughts. Um then the

07:57applicant will have an opportunity to

07:59respond to any public comments and then

08:01commission will deliberate and make a

08:03decision. Um

08:06a reminder that we are being streamed

08:08live on Facebook and YouTube.

08:11And um also if you see a commissioner

08:14reading when it's time for a resolution

08:16um staff does provide us with draft

08:19language with findings for um any

08:21decision um which we are allowed to

08:23modify as we see fit. So no decisions

08:26have been made ahead of time. Um with

08:29that let's get back to the agenda. Any

08:31conflicts of interest today?

08:38I have

08:39>> You're use your mic. I have business

08:45affiliation with this project.

08:48>> Okay.

08:50>> Any discussion on that?

08:53Otherwise, I'll entertain a motion about

08:55whether

08:57Commissioner Hendrik has a conflict or

08:59not.

09:01I would make a motion that Commissioner

09:03Hendricks does not have a conflict of

09:05interest.

09:06>> Second.

09:07>> Any additional discussion? Yeah. I mean,

09:09if you don't have any financial stake in

09:12the project in front of us, I agree. Um,

09:14all those in favor say I.

09:16>> I. Any opposed? Motion carries. All

09:19right, let's begin our first case.

09:22The first item on our agenda, 3127

09:25Planefield Avenue. Um we are asking um

09:28the planning commission to postpone this

09:31case until October 8th. Um we were

09:35awaiting a traffic study to be completed

09:39by um a traffic engineer certified to

09:43provide traffic studies to MDOT. And

09:46that study was completed and submitted

09:48to us earlier this week but not quite in

09:51enough time to pro provide um analysis

09:54for your consideration. So October 8th

09:57is the request to hear this case.

10:01>> Great.

10:01>> A motion to postpone that until October

10:038th.

10:04>> Yeah, I'll make a motion to postpone

10:06case number or address number 3727

10:1031

10:11>> 3127 Planefield Avenue until October

10:148th.

10:19>> Support from

10:20>> support. Yeah.

10:20>> Okay. Sure. Any discussion? All those in

10:23favor say I.

10:24>> I. I. Any opposed? Motion carries. Thank

10:26you. All right. Then we'll go to 15

10:29Ionia Southwest. So, this case is a

10:32request for approval for a new cocktail

10:34lounge open until 2:00 a.m. and a

10:37performance venue in banquet hall open

10:40until midnight. The subject property is

10:43in the TNCC zone district on the west

10:46side of Ionia between Fulton and Weston.

10:50It's shaded green on this map. in the

10:53TNCC zone district. Um, uses that have

10:57on-site consumption of alcohol require

11:00special land use consideration by the

11:02planning commission. Um, to orient you

11:04to where we are to the west of the

11:07subject property is Vanandal Arena and

11:10other surrounding uses are uh it's a mix

11:13of office, retail, and restaurant and

11:15bars.

11:18This section of Ionia Avenue is included

11:21as a targeted commercial corridor within

11:24the Grand Rapids forward area specific

11:26plan that was adopted in 2015. Um, these

11:30corridors are intended to provide

11:32continuous mixeduse frontages with

11:35retail and entertainment uses and eating

11:38and drinking facilities.

11:40The subject area is the former Bar Deani

11:43restaurant and banquet room.

11:46Unfortunately, that business closed in

11:48the spring of 2024, but that provides an

11:51opportunity for our applicant to open

11:52their business um today.

11:56Um this is a view of the front of the

11:58building. Um the Bar Deani, the former

12:01Bar Deani restaurant is on the left side

12:05of the screen with direct access to the

12:07street and the banquet room. And I'll

12:11get to, you know, when you see the the

12:13floor plan, it'll make a little bit more

12:15sense. The entrance to the banquet room

12:18or the now the per performance um venue

12:22is through a common corridor within the

12:25building.

12:28And here is an image of the floor plan.

12:32You can see the the bar Devani is

12:36approximately 2,135

12:39square feet. This former restaurant will

12:42be renovated into a retail floral shop

12:45and a tea and cocktail lounge. The

12:48request is that the cocktail lounge will

12:50be open from um 8:00 a.m. until 2:00

12:54a.m. daily.

12:56Um the seating, it will provide seating

12:59for approximately 66 people. I do want

13:02to say that there hasn't been a a

13:04building permit submitted, so we don't

13:07know what the building occupancy is for

13:09this space. Based on previous approvals,

13:12it may be much larger than 66 seats. So,

13:15we will ask the planning commission to

13:18consider, you know, the range of

13:20potential occupancy and, you know, what

13:23would be appropriate for approval for

13:25this space.

13:29the um so as you can see the main

13:33entrance for the cocktail lounge is

13:34right off of Ionia. It's direct to the

13:38sidewalk.

13:39And if this floor plan shows generally

13:42the area the front of this space will be

13:45dedicated to floral retail display and

13:48tea service and the bar and cocktail

13:51lounge seating will be located towards

13:53the back.

13:59Going back to the overall floor plan,

14:02the previous banquet rooms were two

14:05divided rooms

14:07and those are accessed, like I

14:09mentioned, through this common hallway

14:12off of the public sidewalk. And then the

14:15entrance to the proposed performance

14:18venue is through this common hallway

14:21towards the back.

14:24The smaller of the two rooms will

14:27provide a lobby will be will serve as a

14:30lobby for um people um attending events

14:33and performances and bar service will be

14:36in that smaller room. And the larger of

14:39the two rooms, a stage will be

14:41constructed and um lighting and sound

14:44system will be installed. There is um an

14:47existing 800 square foot storage room

14:51um just adjacent to the the performance

14:55venue and that area will be converted

14:58into a green room, dressing rooms and

15:01additional bathroom facilities.

15:07The performance venue the applicant has

15:09indicated will be the seating will be

15:11limited to 75 people. again um based on

15:15past approvals um the occupancy of this

15:18area was larger. A previous approval um

15:22indicated that the occupancy not exceed

15:26170 people. So um based on the square

15:29square feet of this area, it's possible

15:32that you know the occupancy could be

15:34much larger than 75. And again, we I'm

15:37going to ask the planning commission to

15:39consider um if you know what's

15:42appropriate for this space and if

15:44limiting occupancy as the applicant has

15:47requested is appropriate.

15:50Performances will be 5:30 p.m. until

15:53midnight Monday through Friday and 10:00

15:56a.m. until midnight Saturday and Sunday.

15:58The tickets will be sold online in

16:01advance and the doors will be open an

16:04hour before the performances um to help

16:06avoid any queuing on the public

16:08sidewalk. Alcohol and light food service

16:11will be available to um the guests of

16:15the performance venue.

16:17In addition to the performance venue

16:20use, the applicant is asking that this

16:22space that is shaded green also be used

16:25as a a banquet hall for private event

16:28rental.

16:30Uh for banquet uh private events are to

16:33conclude by 10 p.m. and the space to be

16:37vacated by 11. All alcohol to be served

16:41at private events would be controlled by

16:43the venue. And I I would like to talk

16:46about banquet halls as we typically

16:48review them with the planning

16:50commission. The zoning ordinance

16:52identifies banquet halls as

16:54establishments that are used regularly

16:57for serving food or beverages to groups

16:59that before the day of the event have

17:01reserved the facility um into which the

17:04public is not admitted. Typically there

17:06is a guest list and it it's a private

17:09event. Um, also typical of um, planning

17:14commission approvals for banquet halls

17:17had has included a prohibition of

17:19individual ticket sales.

17:22The applicant has um, indicated that all

17:25events will be subject to controlled

17:27admission. All private events will be

17:29subject to controlled admission through

17:32advanced ticketing, RSVP, invitationon,

17:35registration, and a pre-approved guest

17:37list. Um, and all events will be managed

17:41by staff onsite.

17:44Um, a copy of the rental agreement was

17:47included in your packet for review and

17:50considering the the request for the

17:52space to be a performance venue. Um, I'm

17:56asking the planning commission to

17:58consider whether it might be appropriate

18:00to allow private events, ticketed sales

18:02for private events considering the

18:05nature of the venue and the applicant

18:08can provide more detail about what's

18:10intended for this space in that regard.

18:13In addition, an online um excuse me, an

18:16operations management plan was submitted

18:19for the alcohol use associated with um

18:22all of the requests today.

18:26And um you know, because this is

18:28downtown, there are a number of other

18:31facilities that serve alcohol. Um, I

18:34provided a list in the packet of um,

18:37nearby um, establishments that are open

18:40until 2 am in line with the request of

18:43the applicant for the cocktail lounge.

18:46Um, a summary of neighborhood outreach

18:49has also been provided and is included

18:51in your packet and um, several letters

18:54of support have been received. Are there

18:57any questions?

19:00Any questions for Laura?

19:03Nope. Thank you so much. All right,

19:06we'll have the applicant come up.

19:17Hello.

19:20All right. I'm Hannah Greening, founder

19:22and managing broker of Fancy Real

19:24Estate, and I'm here representing our

19:26client, Met Grand Rapids, to request the

19:28special land use approval for 15 Ionia

19:31Avenue Southwest. Uh, MET is planned as

19:34a daytime tea and flower shop with light

19:36food alongside small evening performance

19:39venue and cocktail lounge. I'll walk

19:41through the proposed use, how it will

19:43operate, and how it fits the adopted

19:45plans for downtown.

19:47Um the storefront existing I think uh we

19:51got a little bit too far to the north

19:53there. Um but this slide shows the

19:56existing storefront alongside the

19:57conceptual window and sign treatment. Um

20:01the right image is illustrative only. No

20:04exterior changes are part of this

20:05application. Any future signage or

20:08exterior work would go through the

20:10applicable review. The request before

20:12you is about the use of the existing

20:14space.

20:16uh walkable destination. Um Met adds

20:19daytime and evening reasons to to visit

20:22this part of Ionia Avenue. Uh we need

20:25more visitors um in Hartside in general.

20:28So this would be wonderful. During the

20:30day, tea, flowers, and light food create

20:32a neighborhood stop. Performances and

20:34lounge service add evening activity. It

20:37sits near Vanandal Arena, Studio Park,

20:39and other downtown destinations. Guests

20:41can walk, use transit when it's

20:43operating, or park and visit several

20:45places. The submitted plan proposes no

20:48new curb cut, advanced ticketing,

20:51uh, and doors opening an hour before the

20:54show are intended to help manage

20:55arrivals and keep the sidewalk clear.

20:59Um, there are also, uh, several garages,

21:01including mobile GR decks nearby as well

21:04for parking. Um, the proposed use

21:07changes by time of day, which we love

21:10very much. In the daytime, the shop

21:12would offer tea, coffee, flowers by the

21:14stem, light food with seating for

21:16conversation, a work session, or a small

21:19gathering. In the evening, the lounge

21:21would serve cocktails. Oh, here we go.

21:24This one. Um, uh, guests would use the

21:27lounge with or without a ticket to

21:29adjoining performance. The aim is a

21:31welcoming storefront that serves

21:32everyday visits as well as show nights.

21:35So the tea and flower concept uh

21:38[snorts] this is an illustrative

21:39interior concept for the tea and flower

21:41shop. It shows the intended character,

21:43light finishes, wood, simple lighting,

21:45relaxed seating, and a focused flower

21:47display. It is not a final construction

21:50plan. The final layout is also subject

21:53to review. Um

21:58love this floor plan. Um, the plan

22:00includes 66 reserved seats for magic,

22:04comedy, drag, and cabaret style

22:06performances. Tickets would be sold

22:09online in advance with many rema with

22:11any remaining tickets available in the

22:13performance lobby that I will show you

22:15in just a minute um before the show

22:17subject to availability. Doors are

22:19planned to open one hour before

22:21performances. The layout separates the

22:23lobby and bar from the theater with the

22:25stage and backstage area. Um, I do just

22:28want to make one quick correction. Um,

22:31what the I'll just back up here.

22:35This is the building entrance. Um, but

22:38the theater, the performance area um is

22:41going to be um accessed through the

22:45doors that go directly into the the Met

22:49itself. So, not just a general building

22:51entrance.

22:53Um

22:55I think you have um control of the mouse

22:57if it's Yeah. If you could show us on

22:59the That would be Yep.

23:02Can you see it? Here we go. Yeah. So,

23:04not here,

23:07but here.

23:09So, then folks will go out that door

23:13up top to go over to the

23:17>> Yes.

23:17>> performance space.

23:18>> Yep. Through through the the Met space.

23:20through the lounge space. Okay, thank

23:23you. Yep. Um,

23:26okay. The layout, let's see, where am I?

23:29The additional area also supports

23:31restrooms, dressing, a green room, and

23:32storage. Accessibility and building code

23:35requirements will be addressed through

23:36final architectural review, and the

23:38venue will meet applicable ADA and

23:40building code requirements before

23:42opening.

23:44Um, this is conceptual as well. Uh this

23:47concept shows a separate performance

23:50lobby which is actually uh quite a bit

23:52smaller than this um uh with a working

23:55service bar, room for staff behind a

23:58counter and a space for waiting and

23:59ticketing before a show. It is separate

24:01from the main theater. This is

24:03illustrated as well. Um the performance

24:07space concept the uh this um illustrates

24:11the intended atmosphere of the

24:12performance room and stage. Again, this

24:15image is conceptual. Um, there are some

24:20windows uh that face the alley. Those

24:22will all be covered by the curtains as

24:25well.

24:27Requested hours and operating limits.

24:28The full schedule requested is daily

24:31service for tea, floral, and cocktail

24:33lounge from 8:00 a.m. to 2 a.m. The

24:36performance venue would operate Monday

24:38through Friday from 5:30 p.m. to

24:40midnight and Saturday and Sunday from

24:4210:00 a.m. to midnight. private events

24:44would end by 1000 p.m. with the premises

24:46vacated by 11 p.m. The initial lounge

24:49schedule is narrower. So the the the

24:52initial request is is a bit narrower

24:55from um the overall request for hours.

24:58So Tuesday through Saturday 10:00 a.m.

25:01to midnight. The applicant reports that

25:03lease noise restrictions apply Monday

25:07through Friday during working hours

25:09until 6 PM. That absolutely aligns with

25:12the theater schedule. Sound controls and

25:15a complaint procedure remain part of the

25:17operating plan. [snorts]

25:21The operating plan puts responsibility

25:23on management. The upper floors are

25:25office spaces and the applicant says the

25:27building's office uses reduce potential

25:30conflicts with evening performances.

25:32Entertainment would be indoors with

25:34controlled sound systems, soundproofing

25:35measures. Uh complaints again handled

25:38through a defined procedure. Alcohol

25:40service would include train servers, age

25:42checks, refusal of service when needed,

25:44and incident documentation.

25:46Admission room layouts and occupancy

25:49would be controlled and private rentals

25:51would use written agreements. Met plans

25:54to employ 8 to 12 full-time staff,

25:56including security and talent booking

25:59in-house. Trained management would be

26:01present whenever the business is open

26:03and would monitor guest conduct.

26:06MET supports several adopted directions

26:09in Bridge to Our Future, Master Plan, GR

26:11Forward, and Vital Streets. The

26:13combination of tea and flower retail, a

26:15seated lounge, and 66 seat theater

26:18brings everyday services and arts

26:20activity together. The project uses a

26:23downtown storefront, adds activity

26:25across day and evening, and supports the

26:28short block park once pattern by

26:30encouraging visitors um to nearby

26:33businesses on foot. The proposal uses

26:36existing access and parking and adds

26:38again no curb cut or surface lot.

26:44Met would add a seated performance

26:45option and conversationfriendly lounge

26:47to Hartsid's evening activity. A show

26:50can be paired with dinner, shopping, or

26:52another nearby stop. Teller's Lounge and

26:55Trust opened on Division in April 2026.

26:59Cafe Jazzy Rose opened also on Ionia in

27:02May 2026, adding to the range of nearby

27:05destinations. Met may seek participation

27:07in the downtown refreshment area at a

27:09later stage that would require separate

27:11local and state approvals, and any

27:12service would follow the designated

27:14boundaries, container rules, and hours.

27:17Met proposes to reuse a storefront that

27:20has been vacant since spring 2024,

27:22pairing daytime destination with evening

27:24activity. The application record

27:27includes support from DJRI, Grand Rapids

27:30Art Museum, Granville Avenue Arts and

27:32Humanities, All Art Artworks Foundation,

27:35the Heartside Business Association,

27:37and four building tenants. There are are

27:40quite a bit uh more letters of support

27:42than that as well. We respectfully

27:44request approval of the special land

27:46use. Thank you. And I'm happy to answer

27:48any questions that you may have.

27:50>> Thank you very much. Um I have a couple

27:52to start. So during the staff report, um

27:55Laura talked about the different

27:57occupancy limits and we know the numbers

28:01that you have in your application.

28:03Wondering your thoughts on a broader

28:05range and what you

28:08>> There's I I believe you're you're

28:11talking about the difference between

28:12occupancy and seated,

28:14>> right? So currently there's a draft

28:18condition related to both no more than

28:2166 people in the cocktail lounge and no

28:24more than 75 people in the performance

28:27space. We have latitude to provide a

28:30broader range wondering what

28:34might be appropriate so that y'all

28:36wouldn't have to come back to ask for an

28:38expansion.

28:42Just food for thought for the

28:43commission. Yeah,

28:44>> I can speak to that. So, and I have the

28:47architect Jeff here with us as well. So,

28:49>> will you approach the mic and introduce

28:50yourself? Thank you.

28:51>> Hi, everyone. I'm Courtney Faylor, the

28:52owner and operator from Metra Rapids.

28:54Thank you so much for this opportunity.

28:56Um, so I'm working with our architect,

28:58Jeff Hunt, um, with Architect at large.

29:02Regarding like capacity and seating, the

29:04theater side, I I really don't want that

29:06space to be very big. It's intentionally

29:07meant to be an intimate space, so 75

29:10people. But if we were to rent it out,

29:12let's say to a nonprofit or another

29:14organization that wanted to use it for

29:15an event, um, or a private gathering, it

29:18would be great to know that we could

29:20have more people in that space. Um, in

29:23terms of the bar, cocktail lounge,

29:25floral spot, um, we did a I just did a

29:28draft floor plan without being in the

29:30space quite yet, and it looked like 66

29:32was a very comfortable range. But once

29:34we're in there measuring everything out

29:36and figuring out that, uh, we just want

29:38to make sure we abide by the occupancy

29:40that's allowable by law. Um, but if we

29:43can fit a couple more in, great. I

29:46that's just going to be once we get the

29:48final measurements and determine the

29:49occupancy.

29:51>> Great. Thank you.

29:51>> Does that help? Okay. Yep.

29:54>> Does anyone else have other questions at

29:56this point?

30:00>> No. Okay. Thank you very much.

30:03Um, we will open up the public hearing.

30:05If you are here from the public and

30:07would like to provide comments, please

30:09come up.

30:13Seeing none, I will close the public

30:15hearing and turn to my fellow

30:17commissioners.

30:21>> I just have one clarifying question. So,

30:24the 2 a.m. is just for the cocktail

30:27lounge, correct? Not for the

30:29performances.

30:30>> Correct. the performances we would still

30:32plan to conclude by midnight and as

30:35Hannah alluded to those are really

30:37growth goals. Um from the start our

30:39hours would be a bit more limited.

30:41>> Okay. Thanks

30:54thoughts folks.

30:57Go ahead

30:59Laura. Am I remembering correctly that

31:00your the occupancy that was previously

31:03established for that back room or that

31:05banquet room was about 170. Okay. So

31:09that might be something to consider for

31:11the um

31:13banquet use um or private event rental

31:16space is to maintain that occupancy. Um

31:19certainly if the owner chooses to reduce

31:21that uh seating capacity to 75 people

31:25for the theater um that would be uh

31:28allowable with that occupancy at 170

31:32subject to building codes of course but

31:35presumably that was already um

31:37established. Does staff have a

31:39recommendation regarding the lounge

31:41space

31:43or just follow the occupancy

31:47or capacity limitations? Yeah,

31:52>> I couldn't find an occupancy of the

31:54former restaurant. Um, but when I asked

31:58um I posed the question to the

32:00applicant, they said building occupancy

32:03may be close to 175, but it hasn't been

32:07determined yet officially.

32:10>> Thank you.

32:12I mean, unless there's a specific

32:14concern about the use of that space by

32:17um certain numbers of people, typically

32:19for a restaurant bar, we let the the

32:23building code dictate the occupancy for

32:25that space. Um I'd be hardressed to

32:27think of a land use justification to

32:30reduce that occupancy uh artificially,

32:33if you will. Um I think banquet event

32:36space can be a little bit different

32:38based on uh parking capacity which may

32:41be moot in the downtown but um and based

32:43on the intensity of the use at the start

32:45and the completion. So there there uh

32:48with those types of assembly uses uh we

32:51do have maybe more robust uh occupancy

32:54conversations but typically not for um a

32:57restaurant bar in which case I if you

33:02agree with that sentiment then you would

33:05probably just uh eliminate the draft

33:08condition number three that talks about

33:10an occupancy limit uh for 66 seats and

33:14then inherently the building code would

33:17control. Um, oh, that was number two.

33:19I'm sorry. I should put on my glasses.

33:21Um, [clears throat]

33:22number three, draft condition number

33:25three talks about the performance or

33:27event venue. Uh, currently states 75

33:29people based on the applicant or excuse

33:31me, the application. Um, but you could

33:33just uh modify that number to 170 based

33:38on the previous uh approvals.

33:47And that testimony,

33:48>> right? And the building code would still

33:53>> the building code would still um would

33:57lower that if necessary. So if the

34:00building code dictates that it could be

34:02150 based on the design uh interior

34:05layout, then 150 would be the maximum.

34:08>> Okay.

34:10Can't you just eliminate them both and

34:12let them both run by the building code

34:14and then there's no conflict. They don't

34:16have to change the number after the

34:18fact.

34:19>> You absolutely could. That would be up

34:21to your discretion to let the building

34:22code control. Um I think where the

34:25planning commission might have had input

34:27previously was um not having a better

34:32understanding of occupancy yet because

34:34building permits are not done. So,

34:38[clears throat] and the intensity of the

34:39use at the start and the completion of

34:41an event. Um, but that that would be up

34:43to the planning commission.

34:45>> Yeah. Standing room only in that banquet

34:48facility is one person for every five

34:50square feet. So, it's 320 people. So if

34:53you assuming they meet the egress

34:55requirements um if you just kick it to

34:58the building code and the building meets

35:00there's sprinkled amongst other things

35:03um the capacity is probably going to be

35:06I mean it could be as much as 320 people

35:10if it's standing room only

35:12>> right and if we're thinking about kind

35:14of the two uses that'll be happening

35:16there both the performance space and

35:19rental I think we might want to put a

35:21limit on

35:25>> right. Yeah.

35:29>> Okay.

35:32>> Do we need to have anything in

35:35conditions related to hours? Currently,

35:37there's only the draft about

35:41performances ceasing by 10:00, vacated

35:44by 11. But I do think that there might

35:46be a request to

35:49in the future have it until midnight. So

35:52that might be something to consider. But

35:53then like the lounge until 2:00 a.m. and

35:56things like that.

35:59>> So my understanding is that the staff

36:03report and the application do indicate

36:06the more permissive time. Okay. So what

36:09was presented today

36:11[cough and clears throat]

36:12is certainly I think fine. Um but the

36:16the application or the land use would be

36:18what's in the staff report and what's in

36:20the application which is a more

36:21permissive um hours that would allow

36:24them to grow into that at the right

36:26time. Um you could put it as a condition

36:30of approval. Typically, we'd look at the

36:32conditions as if you felt like it needed

36:34to be different than what the

36:35application was um and or the staff

36:37report, which

36:39otherwise the the applica it's done per

36:42plans and um

36:45application, sorry, I forgot the word.

36:49Great. Then would you suggest that um

36:53anything be modified related to

36:54condition five? draft condition five

37:03that is consistent. Oh, Laura, go ahead.

37:06>> Thank you, Laura.

37:09>> That should say private events. Okay,

37:12>> so that that condition is specific to

37:16um anything that is not a performance

37:22by

37:23>> Perfect. Thank you so much. Yes, thank

37:24you for that clarification. That makes

37:26sense now. Okay.

37:33So, we've been doing a lot of of talking

37:35related to the resolutions. I think we

37:37should probably discuss how the land use

37:40um

37:42fits here.

37:46>> Yeah, I think it's an appropriate use in

37:48the area. It's kind of an entertainment

37:49district and uh being that it's in

37:52downtown I don't have problems with the

37:55cocktail bar being open till 2:00 and I

37:59think it provides a unique um

38:03yeah I guess a unique use in that area

38:05with with flowers and tea during the day

38:09and performance at night. So yeah, I

38:11would be supportive of it.

38:14>> I'm aligned with that. uh given its

38:16prior use was also food and bar service

38:19as well as a banquet and this is very

38:20similar. It seems very appropriate. Uh

38:22delighted to support this project.

38:27>> I Yeah, I agree. I don't I don't have

38:29any concerns. I mean, it's it seems

38:31consistent with the past use for the

38:33property. Um and you know, it'll open up

38:37a a vacant storefront.

38:42>> Yeah, I agree. I think this is a unique

38:44concept and um will be a good addition

38:47to the um and add to the vibrancy of the

38:49neighborhood. I also really appreciate

38:51and I think it makes our decision

38:53um much easier to contemplate with such

38:55a detailed operations and management

38:58plan and the detailed rental agreement.

39:00So, thank you for your work on that.

39:04>> I can make a motion unless you have more

39:06to say.

39:06>> Oh, I was just going to say that I agree

39:08with all of that. I'm just not sure how

39:10comfortable I am putting an arbitrary

39:12number on occupancy with, you know, I

39:16don't doubt the accuracy of the, you

39:18know, how many people can be in every

39:20five square feet, but

39:23>> how do you how do you limit what they

39:25might be able to do with a very unique

39:27event if they have a nonprofit that

39:29wants to rent it and they got to cap it

39:32at a certain number? How do we do that

39:34if if we don't know what the the

39:37regulation would support?

39:39Anyway,

39:40>> well, I think we

39:41>> we can cap it at 170 per testimony and

39:45then if fire code is different, it's

39:47going to lower that,

39:49>> right?

39:51>> But you're saying you don't want to cap

39:53it at 170. You're saying you don't want

39:56to cap

39:57>> we would if the space can accommodate

39:59250, why wouldn't we allow it to be 250?

40:03>> I think it's a question of intensity and

40:05what we think is appropriate for the

40:06intensity of the use,

40:08>> right? And you're saying it doesn't

40:09matter because of where it is?

40:12>> I think it doesn't really matter. I'd

40:15rely on the, you know, fire marshall

40:18determining what's capable and and their

40:20business sense what would determine is

40:23viable,

40:25you know, and sailable. So

40:27>> yeah, I think the only difference is if

40:29like if it's a private event and all a

40:30sudden 370 people show up and they all

40:32have to get in through tickets like what

40:35does that do to the sidewalk and

40:36pedestrian traffic and things on the

40:38outside? Like I think it's like the

40:40intensity of that use in the beginning

40:42and the end. Um and and fire code

40:46probably wouldn't determine that.

40:49So

40:51>> thoughts down there

40:51>> difference I think would be but

40:54>> I was just trying to think of the

40:55capacity of what's what's the one at

40:57Studio Park. What's

40:59>> Midtown is 200 the the the music venue

41:03there?

41:05>> No the Well, maybe it's

41:07>> Yeah, the listening room.

41:09>> That's 200.

41:10>> That's 200.

41:12>> Yeah. I just have a hard time thinking

41:13that 300 people, like they've already

41:15talked about how they're spacing this

41:16out, how they open the doors an hour

41:18before they have options to stay or to

41:20go. It's 300 people in our downtown. I

41:24mean, look how many people are here for

41:26art prize right now and I don't see any

41:27sufficient like I mean I couldn't find a

41:29parking space, but

41:30>> oh my gosh, parking.

41:32>> Oh, parking. I I just I think it's

41:35nominal um in in the impact on the

41:38downtown. I'm also agree with

41:41Commissioner Helm.

41:47>> Yeah, I brought up the number for the

41:49conversation. I don't um I'm not worried

41:52about it. They're not going to have 320

41:54people in there.

41:55>> Um but for the discussion, I just wanted

41:59to make sure people knew what

42:01technically is allowed.

42:09Okay. Well, I guess whoever wants to

42:10make the motion gets to decide, so

42:14[laughter]

42:15>> Okay, I'll make a motion.

42:16>> Okay. Uh

42:18now therefore it be resolved that the

42:20planning commission approves a special

42:21land use and site plan review request of

42:24Met Grand Rapids Courtney Failer for a

42:27cocktail lounge open until 2 a.m. in a

42:29performance venue/bankquanquet hall

42:31operating until midnight at 15 Ionia

42:34Avenue Southwest suite 130 for the

42:37following reasons.

42:39The proposed use will be consistent with

42:41the purpose and intent of the master

42:42plan and zoning ordinance, including the

42:44zone district, because the proposed use

42:46will support the vitality of the

42:48business district and the intent of a

42:50targeted commercial corridor as

42:52identified in the GR4 area specific plan

42:55to provide retail uses and eating and

42:57drinking facilities occupying the ground

42:59floor and also aligns with the objective

43:022. A of the 2024 community master plan

43:06to support compact centers that provide

43:08a mix of uses.

43:11Number two, the proposed use will meet

43:13the site plan review standards of

43:15section 5.12.08.e

43:18because the building already complies

43:21with the requirements of the TNCC zone

43:24district and no site changes as are

43:27proposed or necessary.

43:303A. The proposed use will be compatible,

43:33harmonious, and appropriate with the

43:35existing and planned character uses of

43:37the neighborhood because the proposed

43:38uses are unique in the district, will

43:40complement existing uses, and will be

43:42consistent with the desired mixeduse

43:45character of the area. Retail and

43:47entertainment uses are desired in the

43:52targeted commercial corridor.

43:543B. Potentially adverse effects arising

43:57from the proposed use will be minimized

44:00through clearly defined pedestrian

44:02entrances located on the front facade of

44:05the building oriented to the street and

44:07public sidewalk. 3C. The proposed uses

44:10will not be detrimental, hazardous, or

44:12disturbing to existing or future uses or

44:14to the public welfare by reason of

44:15excessive traffic, noise, and glare

44:18because the cocktail lounge and

44:20performance venue/banquet hall uses are

44:22located in the city center where similar

44:24activity already occurs and live

44:26entertainment and queuing for the shows

44:28will be fully contained indoors.

44:303D. The proposed use will not be

44:32adversely will not adversely affect the

44:35walkability of the neighborhood, impair

44:37pedestrians circulation patterns,

44:39disrupt the continuity of the urban

44:40street wall, or otherwise hinder the

44:42creation of a pedestrianoriented

44:44environment because the active use of

44:46the building as proposed could provide

44:49could bring vitality to this area of the

44:51neighborhood, creating a character

44:53conducive to a pedestrian oriented

44:55environment.

44:565B. The proposed use will not be

44:58detrimental to the financial stability

45:00and economic welfare of the city because

45:02the uses are not anticipated to result

45:04in nuisances that require excessive code

45:07code enforcement actions given the

45:10proposed scale hours and location. The

45:13conditions of the special land use

45:14approval will limit nuisances that

45:16require police code police or code

45:18enforcement actions.

45:22The proposed use will comply with all

45:24other applicable city ordinances and

45:26policies and all applicable state laws.

45:29E1. Given the character, location,

45:32development trends, and other aspects of

45:34the neighborhood, the proposed location

45:36for alcohol sales will demonstrabably be

45:38an asset to the the neighborhood because

45:40eating and drinking establishments are

45:41encouraged in the targeted commercial

45:44corridors and the use will contribute to

45:46a vibrant commercial district.

45:49E3. The use or change in use as

45:52constructed and operated by the

45:54applicant is compatible with the har

45:56with the neighborhood because the

45:58operator will or the designate will be

46:00on the premises during events. E5. The

46:04use as proposed to be operated by the

46:07applicant will minimize or eliminate

46:09negative secondary effects on the

46:11neighborhood because the applicant has

46:13procedures prepared so that the use will

46:16be operated in a manner that has the

46:18potential to minimize or eliminate

46:20negative secondary effects on the

46:22neighborhood. Be it further resolved

46:24that the following conditions of

46:26approval shall apply to this project.

46:30Number one, standard condition set a

46:32approvals. Uh, one that the application

46:35and plans submitted by the applicant and

46:37signed dated and stamp by the plan

46:40director shall constitute the approved

46:41plans except if the plan elements do not

46:43meet ordinance requirements and/or

46:46amended in this resolution.

46:48Two, that the use shall operate

46:50according to the application for

46:51testimony. three, that this approval

46:54does not include any proposed signs and

46:57any future signs shall be subject to the

46:59requirements of article 15 of the

47:01ordinance and permits received prior to

47:04installation.

47:06Four, that a land use development

47:08services, [cough] excuse [clears throat]

47:09me, LUS permit, building permit, and all

47:12other required permits be obtained from

47:14the city of Grand Rapids prior to

47:16construction, demolition, or operation.

47:20Four. Five, that any expansion of the

47:22approved special land use requires an

47:25additional special land use review and

47:26approval by the planning commission.

47:29Six, that the proposed use will comply

47:31with all other applicable city

47:32ordinances and policies in all state

47:34laws. Seven, that this approval shall

47:36take effect 16 calendar days after the

47:38date of the planning commission's

47:39decision.

47:42Number two, that the occupancy of the

47:44performance event val venue shall not

47:46exceed 300 people per testimony

47:52or should be in line with the fire code.

47:55Four, that the operator or designate

47:58shall be on the premises during all

48:00functions and events.

48:03Five or four, that private events in the

48:06performance venue shall cease by 10 p.m.

48:08with the premises vacated by 11 p.m. And

48:11number five, that then that an indoor

48:13events license shall be obtained from

48:15the office of the city clerk prior to

48:17operation.

48:19>> Support.

48:22>> We have a motion and support. Any

48:24discussion?

48:26>> Some.

48:27>> Yes.

48:27>> So, did you mean building code or fire

48:29code? specifically for that. We kind of

48:32agreed

48:32>> fire code

48:33>> maybe. Do you have a

48:35>> building code?

48:36>> Not.

48:36>> I thought it was a fire code.

48:38>> I believe the building code sets the

48:40occupancy and then fire code enforces

48:43it.

48:44>> Do you have the recommended?

48:47>> Can I just write it the code park out or

48:51>> right? Yeah. Do you have a suggestion

48:53for that condition in terms of language

48:56just to not

48:58>> put a 300 persons except as otherwise

49:01limited by the applicable fire and

49:04building code?

49:05>> That's fine.

49:06>> Great. Any add

49:09>> Would you strike that per testimony? You

49:10said 300 persons per testimony and I

49:12don't think that that was per testimony.

49:14>> Yes.

49:15>> Okay.

49:17>> Apologies thing. Okay. So, did Laura

49:20mention that there was potentially

49:24didn't discuss it, but about allowing

49:26the ticket sales for the private events

49:29or something that

49:30>> Oh, do we need to have a condition

49:31related to that since it deviates from

49:36typical like if someone were to rent it

49:38for a performance and wants ticket sales

49:40for that, do we need to have a condition

49:42that allows that explicitly?

49:47And then Kendall had something as well.

49:53>> I think typically we include a condition

49:56prohibiting ticket sales.

49:58>> Right. Okay.

49:58>> So I think if we maybe Kendall can speak

50:01to that if we don't have a condition

50:02prohibiting that

50:05it could potentially be included as per

50:08testimony and application that agreement

50:11all Yeah. that that all advanced ticket

50:13sales would be managed by the event

50:15whether it's a private event or um their

50:18own event.

50:19>> Okay.

50:22Do I need to speak more on that point?

50:25You can no whatever you had before.

50:27>> Okay. I just wanted to make sure I

50:29understand the condition in terms of

50:31occupancy. So when we say 300 or as to

50:34applicable code so if the applicable

50:36code is 320 320 is going to apply as

50:39opposed to the 300. Is that the intent?

50:46>> Um, yeah, I guess I would be fine with

50:48that.

50:49>> Okay. Okay.

50:50>> Why are we talking about the occupancy?

50:53like why are we why is it even a

50:54condition or something that's in our

50:56motion because it's being regulated by

50:59other

51:00I mean there's all kinds of building

51:02related things that

51:03>> I am happy to completely strike that

51:06>> condition

51:07>> condition if it is included under all

51:10other applicable city ordinances and

51:13state laws.

51:14>> Okay,

51:14>> that would be my opinion. Yeah.

51:17>> Okay.

51:19Still support.

51:20>> Still support.

51:21>> Okay. Any additional discussion? I think

51:23that is cleaner probably. Okay. All

51:26those in favor say I. I. Any opposed?

51:30Motion carries. Thank you very much.

51:53>> [clears throat]

51:54>> So, our next case is 2011 Hastings

51:57Street Northeast. This is a request to

52:00convert a 379q

52:02ft covered outdoor patio into a leasing

52:05office um at the gateway at Bellnap uh

52:09which is a residential apartment

52:11community um that was approved as a PRD

52:14a planned redevelopment district by the

52:16city commission in 2014.

52:19Um the the change to the PRD this

52:23amendment is um considered a minor

52:26deviation to the planned redevelopment

52:28district which means the planning

52:30commission has the authority to make a

52:32decision today. Um it does not need to

52:34go forward to as a recommendation to

52:36city commission and this is primarily

52:39due to the modification of the floor

52:41plan increased building area and the

52:45change in the character of the use.

52:48So, in um September of 2014, the city

52:52commission adopted ordinance uh for PRD

52:55resoning of the subject property. Um

52:58it's actually this larger property

53:01identified the on this on this map, the

53:03green shaded area and the larger

53:06rectangular area just to the east. Um to

53:09include two three-story buildings, a

53:12twostory single family residence.

53:15Um, this property is located um, at the

53:19corner, the subject building is located

53:21at the corner of Quite and Hastings just

53:24north of I96

53:27in the Bellnap Lookout neighborhood. Um,

53:30it's also within the area covered by the

53:32Bellnap Lookout area specific plan. The

53:35plan identifies um this area as um

53:40Bellnap CR or Cottage Retail. And the

53:44plan identifies cottage retail um as a

53:48residential gateway to the neighborhood

53:50um intended for sensitively scaled uh

53:53retail and also residential activities.

54:01subsequent to the PRD resoning

54:04the um so here here's the image of the

54:08um Bellnap area specific plan the

54:10subject property is in this um pink area

54:15at the south of the area of study.

54:22This is um a site plan of the overall

54:25PRD development.

54:27The building um and property the subject

54:31property under consideration today is

54:34the west building and specifically the

54:37area of this building that is to be

54:39converted is the gray shaded area at um

54:43the bottom right of the screen.

54:50So, the the West building um the

54:53building um under consideration um

54:55contained approximately 6,500 square

54:58feet of ground floor commercial space

55:00originally intended for a restaurant

55:02with a covered patio at the southwest

55:05corner to be restaurant seating. The

55:07east building um at the at the top of

55:11this screen contains approximately 5,000

55:14square feet of ground floor commercial

55:16space. Um, at the time of approval, a

55:18leasing office um was approved to be

55:21permanently located um in an alternate

55:24ground floor location without direct

55:26street frontage and the applicant is

55:28requesting um conversion of this space

55:31to allow for greater visibility and

55:33access to the leasing office.

55:37Parking is provided behind the buildings

55:41and um subsequent to approval the

55:44commercial spaces in the west building

55:47um were um approved the PRD was amended

55:50to convert the commercial spaces into

55:53residential dwelling units. So an

55:55additional 14 residential dwelling units

55:57were added and that amendment was

56:01approved by city commission in 2022.

56:05And so as it stands today, the overall

56:08um PRD has a total of 101 dwelling

56:12units.

56:21So as I mentioned in this rendering, you

56:23can see in the the west building, the

56:26area that you see in the middle of the

56:28screen here is the outdoor covered

56:31patio. It was intended to provide

56:33seating for a future restaurant and a

56:36restaurant never went in and that space

56:39was converted to a residential dwelling

56:41unit. So, the patio has been since since

56:44it the construction of the building has

56:46been underutilized.

56:51Here's an image of the building from

56:54Google Maps taken from July of last

56:57year.

56:59the the entrance to the building the

57:02footprint of the building will not

57:04change with conversion of this patio

57:06area shown on the left of the screen.

57:10The um the building elements um the

57:13building was constructed consistent with

57:14the TNTBA zone district uh requirements

57:18for buildings. Um the existing brick

57:20ledge uh will be removed and storefront

57:24windows will be installed on both street

57:27front fronting sides of that area. A new

57:30[snorts] aluminum storefront entry door

57:32will be installed um at the front of the

57:35building that will enter into a common

57:37hallway and from that common vegetable

57:41um one could go into the leasing office

57:44or into the apartment building.

57:47Here's

57:49a closeup of that outdoor patio.

57:58So, you know, some considerations for

58:00the conversion are pedestrian

58:02orientation in PRDs. Main buildings um

58:05are with retail uses are intended to

58:08corporate incorporate pedestrian or

58:10oriented elements such as transparent

58:13windows, outdoor dining areas, public

58:16art, awnings or landscaping, shade,

58:19trees and benches. Um so the planning

58:21commission should consider how the

58:23proposed change may affect the nature of

58:25the development.

58:28Um transparency requirements will be

58:30met. Um, we may ask the the planning

58:33commission to consider if um shades will

58:36be installed to provide some shade from

58:38the sun on the interior of the office

58:41and whether or not um there may need to

58:44be a condition of approval to address if

58:46the windows will be maintained as

58:48transparent. Um we have the city traffic

58:52engineer has reviewed this plan and

58:54there are no um implications to the um

58:59clear vision area for traffic or

59:01pedestrians um with the conversion of

59:04this outdoor patio patio area.

59:07There's no change to green space and

59:09tree canopy. And because there's already

59:11a leasing office um as part of the

59:13approval, no additional employees um are

59:17anticipated and there's no change to the

59:19parking requirements.

59:20Um the Bellnap area neighborhood um has

59:25submitted they sent an email saying that

59:27the the board approved a letter of

59:30support on Monday um but they did not

59:32approve it in time to send submit a

59:34letter to the planning commission. So in

59:37some we are asking the planning

59:38commission to consider this amendment to

59:40the PRD um the specifically the change

59:45in the nature of use and the um how the

59:49proposed development um fits within the

59:52recommendations of the Bellnap area

59:54specific plan. Are there any questions?

59:57Thank you Laura. Any questions for

59:58Laura?

1:00:02Nope. Okay, then come on up.

1:00:13Good afternoon everyone. My name is

1:00:15Julie Sherhard. I'm a planner with

1:00:16Progressive here to represent the

1:00:18property owner. Um there's nothing in

1:00:20this presentation I think that's going

1:00:23to be um new information beyond um the

1:00:27presentation that Laura gave. This was

1:00:29the presentation that we used when we

1:00:31presented to the community development

1:00:33committee for Noble, which was I think

1:00:35actually exactly a month ago. Um, but

1:00:38yeah, just to summarize, approved in

1:00:412014, amended 2022.

1:00:45Um, you know, I think Dave here could

1:00:48probably speak a bit more to the

1:00:49rationale for just sort of the ground

1:00:52level of this building and some of the

1:00:54challenges and using it as initially

1:00:56approved and leaning kind of to this

1:00:58moment of wanting to convert the patio

1:01:02space to a leasing office. But, um,

1:01:05again, 102 dwelling units. Currently,

1:01:07there is 4,000 ft of commercial and

1:01:09office space. I believe um there's the

1:01:11Midnight Express Cafe which does have

1:01:13outdoor seating on the corner of um

1:01:16Quite and Haze

1:01:19Clancy Clancy um as well as a State Farm

1:01:22office and I think like a wellness um

1:01:26provider. So that here just shows the

1:01:28location of the um renovation.

1:01:33No new employees, no new parking spaces.

1:01:37Um,

1:01:38and this is just

1:01:41an image of what you've seen. So, yeah,

1:01:44as Laura said, the the entrance for

1:01:46existing residents on that first floor

1:01:48will be maintained through the

1:01:49vestibule. Um, so no changes for entry

1:01:53for them and the existing um, you know,

1:01:58building materials and transparency and

1:02:02window types will be continued.

1:02:04And here's something about the Bellnap

1:02:08area specific plan. So, um, generally

1:02:10consistent with that as well as the

1:02:13master plan calling for compact

1:02:15neighborhood which, um, mix of housing

1:02:17type, small office, commercial, etc. So,

1:02:20thanks for that. Dave, do you want to

1:02:22say anything?

1:02:24>> Hello everyone. Uh, my name is Dave

1:02:25First, president DTN management company

1:02:28representative for the owner of the

1:02:29property. Uh, appreciate your time this

1:02:31afternoon. Uh the reason for the change

1:02:34is that currently the leasing office is

1:02:36contained in a second floor apartment

1:02:37within the building complex. Uh the

1:02:40building access control is locked during

1:02:42the day. Um and resident or t profess

1:02:46perspective tenants generally have

1:02:48trouble finding the leasing office. So

1:02:50we think that this will provide better

1:02:52visibility and also help to activate

1:02:54that corner of quite Hastings that isn't

1:02:56activated today. Um so we appreciate

1:02:59your time and consideration. Thank you.

1:03:02Great. Thank you. Any questions for the

1:03:04applicant?

1:03:07Okay. Seeing none, I will open up the

1:03:09public hearing. If you would like to

1:03:11speak on this case, please come up and

1:03:13join us.

1:03:16Seeing none, I will close the public

1:03:18hearing. commissioners.

1:03:28Yeah, I feel like this is another one

1:03:30that's just a nominal change that it's

1:03:32not as if it's this active really

1:03:35vibrant open space that we're

1:03:37eliminating for an office. I don't have

1:03:40any concern approving this.

1:03:46>> Yeah, I agree. I admit that prior to

1:03:48like looking at the current conditions,

1:03:49I was a little concerned that this would

1:03:52like remove a resident amenity for like

1:03:55outdoor seating or something. But seeing

1:03:57how it is right now, it's not um it's

1:04:02not going to remove um that sort of

1:04:05amenity from the residence. And I

1:04:07completely understand why they would

1:04:09want more visibility for the the leasing

1:04:11office, especially if it's on the second

1:04:13floor right now and not super

1:04:15accessible.

1:04:18Any other comments? Would anyone like to

1:04:20make a motion? Oh, go ahead. Yeah.

1:04:23>> Did we have to discuss the transparency

1:04:26issue or is that a non-issue because

1:04:27traffic says there's no traffic and

1:04:29pedestrian?

1:04:30>> I think there is a draft condition and I

1:04:34personally would be in support of

1:04:36keeping that. I think transparency

1:04:40I think being as explicit as we can

1:04:42about transparency is always a good

1:04:43idea.

1:04:44>> So, no discussion. That's fine.

1:04:45>> Okay. Would you like to make a motion?

1:04:51>> What? Someone else?

1:04:56>> Fine. I can make a motion.

1:04:58>> All right.

1:05:01Now therefore be it resolved that the

1:05:03planning commission approves the request

1:05:05of the gateway at Bellnap LLC Ron up for

1:05:08a minor amendment to an approved planned

1:05:10redevelopment district to convert 379T

1:05:13covered outdoor patio into a leasing

1:05:15office at 20 Hastings Street Northeast

1:05:18for the following reasons

1:05:213 A and B. The mix of uses, density of

1:05:24development, and design of the proposed

1:05:26priority amendment are consistent with

1:05:28the master plan and purpose intent of

1:05:29the zoning ordinance because the scale

1:05:31of the proposed leasing office supports

1:05:33the intent of a cottage retail district

1:05:35within the Bellnap neighborhood ASP and

1:05:38the 2024 community master plan supports

1:05:41small office uses within compact

1:05:43neighborhoods.

1:05:473D. The proposed PRD amendment will

1:05:49ensure efficient development on the

1:05:51property and will result in a logical

1:05:53and orderly development pattern in the

1:05:54neighborhood because the office

1:05:55conversion will occur within the

1:05:57existing building footprint. Number two

1:06:00of site plan review. The proposed

1:06:02amendment will meet the site plan review

1:06:03standards of section 5.12.8.e

1:06:06because no change in the existing

1:06:08building footprint is necessary for

1:06:09construction of the office and a

1:06:11pedestrian oriented entry from the

1:06:13public sidewalk to the office and the

1:06:14apartment building will be maintained.

1:06:174. A the proposed amendment will be

1:06:19compatible, harmonious, and appropriate

1:06:20with the existing or planned character

1:06:22and uses of the neighborhood adjacent

1:06:24properties in the natural environment

1:06:25because the leasing office use will

1:06:27support residents of the development and

1:06:29the office will activate an

1:06:30underutilized area or unutilized area

1:06:33due to the conversion of space intended

1:06:35for restaurant use to residential

1:06:37dwelling units. forbe potential adverse

1:06:40effects arising from the proposed

1:06:41amendment on the neighborhood and

1:06:43adjacent properties will not be me will

1:06:46not be minimized through storefront

1:06:47windows to be installed on both street

1:06:49facing sides of the new office and

1:06:51adequate parking provided on site for C.

1:06:54The proposed amendment will not be

1:06:56detrimental, hazardous or disturbing to

1:06:58existing or future uses or to the public

1:07:01welfare by reason of excessive traffic

1:07:02noise or visual color because the use

1:07:04will support residents and future

1:07:06residents of the development and the

1:07:08storefront windows will help maintain

1:07:09clear vision for pedestrians at the

1:07:11corner.

1:07:124 D pedestrian vehicular connections

1:07:15will be provided between buildings,

1:07:18uses, and amenities within the property

1:07:21as well as connections to and from the

1:07:22surrounding properties because a common

1:07:24entrance for the leasing office and

1:07:25apartment building is located on the

1:07:27front facade of the building parallel to

1:07:28the street which promotes a pedestrian

1:07:30oriented environment and walkability.

1:07:336A. The project would not be detrimental

1:07:35to the financial stability and economic

1:07:37welfare of the city because the project

1:07:38will bring an underutilized area of the

1:07:40building into productive use. Be it

1:07:43further resolved the following

1:07:44conditions of approval shall apply to

1:07:46the project. Standard condition set a

1:07:49approval on your screen.

1:07:52Additionally, number one condition

1:07:55that if window treatments are necessary

1:07:57to shade the interior, visibility of the

1:07:59active uses within the building from the

1:08:01street shall be maintained as much as

1:08:02practicable to meet zoning ordinance

1:08:05transparency requirements of section

1:08:075.6.8.h.

1:08:12>> Second.

1:08:13>> Okay. I think so. When you were on 4B, I

1:08:16noticed that you were going back and

1:08:17forth and I think you were right to I

1:08:19think it was it should be will be

1:08:21minimized instead of will not even

1:08:23though the order is not what you might

1:08:25expect.

1:08:26>> Do you agree?

1:08:27>> Agreed.

1:08:28>> Okay.

1:08:30And then do we need to note that five in

1:08:33standard condition set a should be

1:08:34struck?

1:08:39>> It's struck on the screen. So I think

1:08:40you just have to say it as part of your

1:08:41motion.

1:08:42>> Five. Uh yes, strike five. Apologies.

1:08:47>> Okay. No. All good. Uh still support.

1:08:50All right. We have motion support. Any

1:08:52additional discussion?

1:08:54All those in favor say I. I. Any

1:08:56opposed? Motion carries. Thank you so

1:08:58much.

1:09:02Okay. Our final case is a zoning text

1:09:07amendment recommendation.

1:09:10I do need to um open something up. Give

1:09:15me just a moment.

1:09:46Thank you so much.

1:10:01Excellent. Okay. Um, sorry about the

1:10:05delay.

1:10:07The n the next item is a zoning

1:10:10ordinance text amendment amending the

1:10:14uses permitted in the Grand River

1:10:17overlay district.

1:10:19The actual text amendment is

1:10:24amendment of one sentence within the

1:10:28section because the uses in the section

1:10:31um are it just uh is one line uh

1:10:35currently reads any lot or parcel within

1:10:38the Grand Rap Grand River Overlay

1:10:40district shall be subject to the use

1:10:42regulations of the base zone district.

1:10:46That's how it currently reads and we're

1:10:48proposing to add except that self-

1:10:50storage is not permitted within the

1:10:53overlay district.

1:10:55As a little bit of background, you might

1:10:58recall back in April when we amended the

1:11:03zoning ordinance for accessory dwelling

1:11:05units, we also um brought up a a more

1:11:10comprehensive amendments to the Grand

1:11:13River Overlay district. However, as we

1:11:17started analyzing the uses within the

1:11:19district,

1:11:21um

1:11:23it we realized that we needed a little

1:11:25more time and um more robust engagement

1:11:30with the property owners within the

1:11:32district. Um this is also because uh the

1:11:36delay is also because of uh our

1:11:40uh comprehensive zoning ordinance update

1:11:43that's going on as well as an effort by

1:11:47DGRI

1:11:49um for the uh GR forward plan. So, we

1:11:54will still be doing a more comprehensive

1:11:57amendment to the Grand River Overlay

1:12:00District uses, but that's still to come.

1:12:04In the interim, we um felt that it was

1:12:08important that we address a use that we

1:12:13have been seeing a lot of in recent

1:12:16years. Those of you that have been on

1:12:18the planning commission for a while um

1:12:20will probably recall a number of

1:12:24requests for self storage um around town

1:12:28and

1:12:30um that is not really a use that that

1:12:34comports with the the vision that the

1:12:38various plans that we have um for the

1:12:41river. Um so uh we wanted to at least

1:12:45address that one use that was very clear

1:12:49um that we didn't want to go forward.

1:12:52Now the in the Grand River overlay

1:12:57there are

1:13:00five different zone districts that

1:13:02occur. There's the city center, the

1:13:06transitional city center, the industrial

1:13:10transportation zone district, the open

1:13:12space zone district, and the lowdensity

1:13:16residential zone district. Um, that

1:13:19might be a surprise. We have a little

1:13:21bit of LDR up here on the north um at

1:13:24the northern border of the city. We have

1:13:27a lot of cityowned uh property along the

1:13:31river which is mostly not all but mostly

1:13:35zoned OS open space. Um you know right

1:13:39here we're seeing Riverside Park for

1:13:41instance. Um

1:13:45so uh and then of course we have uh a

1:13:49lot of property downtown. It's clear

1:13:52that in a the city center zone district,

1:13:54we really don't want um self storage

1:13:57along the river. Um so that leaves the

1:14:01transitional city center and the

1:14:03industrial transportation zone district.

1:14:07Um

1:14:10uh we did not have an opportunity to do

1:14:13a real comprehensive analysis of every

1:14:16single parcel along the river, but as

1:14:20sort of a shorthand for industrial uses,

1:14:24we were able to sort the parcels by um

1:14:29uh property assessment classification.

1:14:32We used the 301 industrial

1:14:35classification

1:14:36to identify industrial properties

1:14:40and

1:14:42we came up with um

1:14:45eight properties that are zoned either

1:14:49TC um

1:14:52that are zoned TCC

1:14:54um

1:14:57uh in the 301. So, um, there's really

1:15:01not that many properties that would be

1:15:05affected by this. I do want to mention

1:15:09that there are some properties that we

1:15:13might consider industrial, but they have

1:15:17a 2011 commercial

1:15:20um, classification. So in reality, I do

1:15:24want to make clear that there are more

1:15:26properties that would be affected than

1:15:29just these eight, but we have no um

1:15:34self- storage facilities along the

1:15:36riverfront. So there would be nothing

1:15:39that would become non-conforming.

1:15:41Um it would it's really we want to

1:15:45prevent anything new. Okay. So we are

1:15:49asking that

1:15:52that

1:15:54you consider whether the amendment that

1:15:57I am showing um on the screen that self-

1:16:00storage be pro per prohibited within the

1:16:04Grand River Overlay district um whether

1:16:08you find that to be appropriate. Do you

1:16:11have any questions for me?

1:16:13>> Any questions for Elizabeth? one, just

1:16:15to clarify, you're talking about the

1:16:17eight locations that you found. Is that

1:16:19represented by the red dots that are on

1:16:21your screen and not on our map?

1:16:23>> Yes. Um, I apologize. I wasn't able to

1:16:26do that uh analysis um before we sent

1:16:30out the packet, but I am showing on the

1:16:33screen here. Um

1:16:36there's actually I think I I excluded um

1:16:39the two city of Grand Rapids properties

1:16:42and a consumer's energy property. So

1:16:46there's you know five of eight. Um and

1:16:50so that is what I am showing. Um

1:16:54I don't know what happened here. That

1:16:56doesn't look like it's in the right

1:16:58spot. But uh this is generally showing

1:17:01the properties that we have

1:17:02preliminarily identified as being

1:17:05industrial um and have an industrial

1:17:08classification.

1:17:11>> Thank you.

1:17:12>> Any other questions?

1:17:15>> Is there anything you'd like to add,

1:17:17Kristen?

1:17:20I think you did a really nice job of

1:17:22explaining that this was

1:17:24>> um maybe more iterative than what we had

1:17:26initially uh anticipated. Um but we feel

1:17:29strongly that uh engagement is necessary

1:17:32before we tackle the remaining remaining

1:17:34uses. uh we don't have any legal self-

1:17:37storage facilities uh on the riverfront

1:17:40and I think um generally speaking

1:17:43whenever property has come up for

1:17:45redevelopment discussion uh from a

1:17:47planning perspective we sort of um

1:17:50really

1:17:52think the idea of a self- storage

1:17:54facility being able to make application

1:17:56for your consideration is just really

1:17:58inappropriate and not aligned with our

1:18:00uh the vision and the plans that we have

1:18:02uh currently in place. So the fact that

1:18:05it is even allowed or potentially

1:18:06allowed as a special land use uh really

1:18:09makes us uncomfortable from a planning

1:18:10perspective. So we felt like this was

1:18:12you know one opportunity for us to

1:18:14continue moving forward uh towards

1:18:16implementation of those of those plans

1:18:18that we have in place. Um alite it's a

1:18:21pretty simple uh straightforward

1:18:22amendment. Um, we think it it helps

1:18:27make sure that we keep aligned with the

1:18:29goals and plans that we have and not

1:18:31put, you know, a property owner,

1:18:34speculative uh, developer and the

1:18:36planning commission uh, through a

1:18:38process or a special land use request

1:18:40that um, doesn't seem aligned with what

1:18:43we are seeking here.

1:18:46>> Well, thank you for that.

1:18:48>> So, I think this is like chapter two of

1:18:49this process, maybe one [laughter] and a

1:18:52half. We'll keep plugging away.

1:18:54>> All right, I will open up the public

1:18:56hearing. If you would like to provide

1:18:58comment on this case, come on up. Seeing

1:19:02none, I will close the public hearing.

1:19:05Um, commissioners, seems like this is a

1:19:07good first step.

1:19:09>> Yeah, I'm in support of this. It makes

1:19:11sense.

1:19:14>> Yeah, I don't have any issues with this.

1:19:19>> Okay. Would anyone like to make a

1:19:21motion?

1:19:22>> All right, I'll do it. Okay. Now,

1:19:25therefore, be it resolved that the

1:19:27planning commission recommend that the

1:19:30city commission approve the the proposed

1:19:32text amendments to the zoning ordinance

1:19:34to prohibit the establishment of self-s

1:19:36storage facilities in the Grand River

1:19:38Overlay district for the following

1:19:40reasons. The proposed amendment is

1:19:42consistent with the proposed the purpose

1:19:44and intent of the master plan and zoning

1:19:46ordinance because the amendment supports

1:19:48the intent of the Grand River Overlay

1:19:50District to include residential,

1:19:52entertainment, retail, and recreational

1:19:55recreational uses while excluding uses

1:19:58that may not be appropriate for the

1:20:00desired or desired along the riverfront.

1:20:03The amendments support the objectives of

1:20:05the 2024 community master plan GR

1:20:08forward plan and the park and rec the

1:20:11parks and recreation strategic master

1:20:13plan, the Grand River equity framework,

1:20:15rivers for all and the implementation of

1:20:17the plans through the Grand River

1:20:20restoration project. The Crestston area

1:20:22specific plan recommends redevelopment

1:20:24of riverfront as an innovative center

1:20:28which would which would offer place

1:20:31places to work, new housing and new

1:20:33commercial uses within with a focus on

1:20:36active ground floor uses.

1:20:40The proposed amendment will enhance the

1:20:43functionality of the character of the

1:20:44future development in the city because

1:20:46the character of the Grand River Overlay

1:20:48District is intended to introduce new

1:20:50development practices and land use

1:20:52patterns that enhance the extent to

1:20:55which people can view, access, and enjoy

1:20:58the riverfront by providing

1:21:00opportunities for viewshed easements and

1:21:02recreational opportunities. The proposed

1:21:05amendment will enhance the natural

1:21:08features and environmental integrity of

1:21:10the city because the amendments will

1:21:12appropriately limit the use of those

1:21:14that will be compatible use to those

1:21:17compatible

1:21:19with access to activation of the river

1:21:22Grand River as a significant natural

1:21:25asset available to all and allow uses

1:21:28and allowed uses should be those that

1:21:31are compatible with a continuous ous

1:21:34network of green space that supports

1:21:36wildlife corridors along the river's

1:21:37edge. The proposed amendment will

1:21:40protect the health, safety, and general

1:21:42welfare of the public because the

1:21:44amendment will support future

1:21:46development that will encourage access

1:21:48to the Grand River.

1:21:51Um I kind of wrote rewrote this one. So

1:21:53just um while the proposed amendment

1:21:55will not need will not is not needed to

1:21:58correct the errors or omissions of the

1:22:00original text, the amendment represents

1:22:02the evolution of a zoning policy

1:22:04designed to address citywide growth

1:22:06needs and desired character and is no

1:22:08longer considered appropriate for this

1:22:10district. The [snorts] proposed

1:22:12amendment will address a community need

1:22:15in physical or economic conditions or

1:22:17development practices because the

1:22:19prohibition of self-s storage facilities

1:22:21near the riverfront will encourage

1:22:23development that protects the vibrancy

1:22:25and relationship to the natural

1:22:27environment provided by access to the

1:22:29Grand River. The proposed amendment will

1:22:32not result in creation of significant

1:22:35non-conformities in the city because

1:22:37there are currently no self- storage

1:22:38facilities within the Grand River

1:22:40Overlay District that would impact this

1:22:43by would be impacted by this amendment.

1:22:46>> Support.

1:22:48>> Okay, we have a motion and a couple

1:22:50supports. Um any uh discussion?

1:22:54All those in favor say I. I. Any

1:22:57opposed?

1:22:58>> Motion carries. All right.

1:23:01So now, do we have any planning

1:23:04commission discussion?

1:23:10Seeing none, I will open public comment.

1:23:14If you would like to provide public

1:23:15comment, please come up to the

1:23:17microphone.

1:23:20Seeing none, I will close public

1:23:22comment. Um, and unless there's anything

1:23:26else, we're adjourned. Thanks,

1:23:28everybody.

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