2840 LAKE MICHIGAN DRIVE.cdr
Transcription
2840 LAKE MICHIGAN DRIVE.cdr
5a CITY OF GRAND RAPIDS PLANNING COMMISSION STAFF PAGE Hearing Date: May 12, 2011 1:00 5a) File No: PC-SLU-2011-0026 Assigned Staff: Landon Bartley Address: 2840-2844 Lake Michigan Drive NW Applicant: Siciliano’s Market, Inc. (Stephen & Barbara Siciliano) Zoning: MCN-C Mid-Century Neighborhoods – Commercial Type of Case: Special Land Use Requesting: Approval to expand the floor space of a retail specialty store that sells wine, beer and liquor in order to accommodate the sales of bread- and cheesemaking products. Requirements: Article 6 Section 5.9.05. Section 5.12.08. Section 5.12.12. Effective Date: May 28, 2011 Mixed-Use Commercial Zone Districts Alcohol Sales or Consumption Site Plan Review Special Land Uses Overview Siciliano’s Market, a retail store that sells alcohol products, intends to expand their store into a storefront next door to their location in order to sell bread and cheese-making supplies. Although no expansion of alcohol sales will take place along with the expansion of store area, because of the direct connection between the two areas, the Michigan Liquor Control Commission considers this an expansion of the liquor license. As such, an expansion of store space could mean an accompanying expansion of the alcohol sales use for a future tenant, as licenses and approvals run with the property. Master Plan The Master Plan designates this area as Commercial. Surrounding Land Uses North: MCN-C Commercial (Shawmut Hills motorcycle dealership) East: MCN-C Commercial (Shawmut Inn) South: MCN-C Commercial (Telephone company) West: MON-LDR low-density residential 5a 2840-2844 Lake Michigan Drive NW PC-SLU-2011-0026, Staff Page 2 of 2 Site and Building Information The site is 36,800 sq. ft. (100’ x 368’), about .85 acres. Siciliano’s Market is located in an existing one-story building of approx. 2700 sq. ft. currently located in the north part of the property, near Lake Michigan Drive. No changes are proposed to the site, building, or site elements. Use Considerations Existing hours of operation are Monday through S aturday 8 a m to 10 pm, and Sunday 10 am to 10 pm. No change is proposed. Siciliano’s Market currently employs 10 people. The applicant has not indicated how or if this would change. Neighborhood Considerations One l etter and two emails, a ll in s upport of t he r equest, have been s ubmitted by nearby property owners. The appl icant hos ted a nei ghborhood meeting on A pril 14, w ith a t otal of f our people in attendance. No comments or concerns were reported from this meeting. Key Considerations Neighborhood concerns, if expressed at the public hearing. Impacts of expansion of license into new storefront. Site Plan Review Standards (Section 5.12.08.D.) Site Plan approval shall be granted only if the Site Plan meets all the applicable requirements of this Chapter and the following standards. Standard Finding Master Plan/Zoning Ordinance The proposed use generally meets this standard. No changes to the existing site are proposed. No changes to the existing site are proposed. No changes to the existing site are proposed. No additional public facilities or services will be required. Site Design Environment Vehicular and Pedestrian Circulation Public Facilities 5b CITY OF GRAND RAPIDS PLANNING COMMISSION STAFF PAGE Hearing Date: May 12, 2011 1:10 5b) File No: PC-SLU-2011-0028 Assigned Staff: Landon Bartley Address: 1830 Breton Avenue SE Applicant: Jade Pig Ventures – Breton Village, LLC (Michael Mraz) Zoning: MCN-C Mid-Century Neighborhoods – Commercial Type of Case: Special Land Use Requesting: Approval to use an existing ~3,000 sq. ft. first floor space within the Breton Village Mall as a veterinary clinic. Requirements: Article 6 Section 5.12.08. Section 5.12.12. Effective Date: May 28, 2011 Mixed-Use Commercial Zone Districts Site Plan Review Special Land Uses Overview A veterinary clinic is proposed within an existing retail space in the Breton Village mall. Veterinary clinics require Special Land Use approval in this zone district. Master Plan The Master Plan designates this area as Commercial. Surrounding Land Uses North: Mall parking lot, and single-family residential neighborhood in East Grand Rapids East: Mall parking lot, and MCN-LDR single-family residential neighborhood South: MCN-C (mall) West: MCN-C (mall), and SD-NOS across Breton Site and Building Information This is an existing ~3,000 sq. ft. retail space within the Breton Village Mall. No external changes are proposed to the site, building, or site elements. An addition (with the space’s only external windows) extends east towards the parking lot. The entrance to the clinic will be from the mall’s interior hallway. (A service door is present at the northeast corner of the space). 5b 1830 Breton Avenue SE PC-SLU-2011-0028 Staff Page 2 of 2 Use Considerations Hours of operation are proposed to be similar to the mall; Monday through Friday 10 am to 8 pm, Saturday 10 am to 6 pm, and Sunday 12 pm to 5 pm. The clinic will employ up to 10 people. Key Considerations Neighborhood concerns, if expressed at the public hearing. Lack of external entrances. Site Plan Review Standards (Section 5.12.08.D.) Site Plan approval shall be granted only if the Site Plan meets all the applicable requirements of this Chapter and the following standards. Standard Finding Master Plan/Zoning Ordinance The proposed use generally meets this standard. No changes to the existing site are proposed. No changes to the existing site are proposed. No changes to the existing site are proposed. No additional public facilities or services will be required. Site Design Environment Vehicular and Pedestrian Circulation Public Facilities 5c CITY OF GRAND RAPIDS PLANNING COMMISSION STAFF PAGE Hearing Date: May 12, 2011 1:30 5c) File No: PC-SLU-2011-0029 Assigned Staff: Elizabeth Zeller Address: 3000 Eastern Avenue SE Applicant: Agapé Ministries (Rev. Peggy Lawrence Burns) Zoning: MCN-C Mid-Century Neighborhood Commercial Type of Case: Special Land Use (SLU) Requesting: Approval to use a vacant former bank building and property for church and ministry purposes. Requirements: Article 6. Section 5.12.08. Section 5.12.12. Effective Date: May 28, 2011 Mixed-Use Commercial Zone Districts Site Plan Review Special Land Use Overview Agapé Ministries wishes t o oc cupy a vacant f ormer b ank building and pr operty f or c hurch and ministry purposes. Religious institutions are a Special Land Use in the MCN-C zone district. Master Plan Master Plan designates this area as Commercial. Surrounding Land Uses North: MCN-C East: MCN-C South: SD-OS MCN-C West: MCN-C City of Wyoming commercial vacant commercial Plaster Creek religious institution religious institution, commercial commercial Site and Building Information The pr operty is improved w ith t he f ormer bank b uilding and a dr ive-through c anopy an d teller booth. No exterior changes are proposed to the building or property at this time. There is one curb cut on Eastern Avenue and three curb cuts on Brookville. 3000 Eastern Avenue SE PC-SLUE-2011-0029, Staff Page 2 of 3 Operation The main sanctuary will be able to accommodate up to 111 occupants. The congregation currently consists of 30-45 members. Regular services and religious education classes will be held on Sundays. Bible study and children’s academic skill building classes will be held weekday evenings. Additional activities typical of houses of worship may also be held. Parking There are 39 parking spaces on the property. 37 parking spaces are required to accommodate the proposed sanctuary occupancy of 111. Parking is adequate. Site Circulation There are three curb cuts on Brookville Plaza. As the drive-through will no longer be u sed, Traffic Engineering recommends that the curb cut closest to Eastern Avenue, and ideally the middle curb cut, be closed. Landscaping Some additional plantings are proposed to meet the parking lot screening requirements. Buildings Main Building No changes are proposed to the main building exterior. Both the north (front) and south (side) façades contain a significant amount of windows. The west elevation facing Eastern Avenue does not meet the 40% front façade transparency requirement. The east elevation (side) does not meet the 20% side transparency requirement. The P lanning C ommission h as the discretion t o det ermine w hether t he b uilding s hould be brought up to the current standard. Teller Booth The teller booth and drive-through canopy are proposed to remain. The appl icant has i ndicated t hat t here are c onceptual p lans t o en close t he canopy f or conversion into classrooms in the future. As t he dr ive-through canopy i s n ot i ntended t o be u sed at th is ti me, th e Planning Commission may wish to consider requiring its demolition. No issues have been identified relative to maintaining the teller booth building. Neighborhood Input No letters of support or opposition have been received to date. Significant Considerations Neighbor concerns, if any. The addition of an additional religious institution in the commercial neighborhood. Extent to which any building transparency upgrades are necessary. Extent to which curb cuts should be eliminated. Demolition of the drive-through canopy. 5c 5c 3000 Eastern Avenue SE PC-SLUE-2011-0029, Staff Page 3 of 3 Site Plan Review Standards (Section 5.12.08.D.) Site Plan approval shall be granted only if the Site Plan meets all the applicable requirements of this Chapter and the following standards. Standard Finding Master Plan/Zoning Ordinance Site Design Consider extent to which the building should be upgraded to meet current standards. Acceptable. Environment Acceptable. Vehicular and Pedestrian Circulation Consider the closure of curb cuts along Brookville Plaza and the demolition of the drive-through canopy. Acceptable. Public Facilities 5d CITY OF GRAND RAPIDS PLANNING COMMISSION STAFF PAGE Hearing Date: May 12, 2011 1:50 5d) File No: PC-SLU-2011-0027 Assigned Staff: Elizabeth Zeller Address: 1507-1509 Plainfield Avenue NE Applicant: Lakeview Financial Group, LLC (Gary Mattson) Zoning: TN-TBA Traditional Business Area Type of Case: Special Land Use (SLU) Requesting: Approval to use an existing vacant retail space for first floor office use. Requirements: Article 6. Section 5.12.08. Section 5.12.12. Effective Date: May 28, 2011 Mixed-Use Commercial Zone Districts Site Plan Review Special Land Use Overview A financial services company proposes to use a vacant retail storefront for office use. First floor office use is a Special Land Use in the TN-TBA zone district. Master Plan Master Plan designates this area as Traditional Business District. Surrounding Land Uses North: TN-TBA commercial, second-floor residential East: TN-TBA various commercial South: TN-TBA various commercial West: TN-LDR residential Site and Building Information The Planning Commission approved a r eligious institution use for this location on April 22, 2010. The building was never utilized for religious purposes, however and the building was sold. The building covers the entire property. The building fronts on both Plainfield and Coit Avenues. The portion of the building fronting Plainfield has two stories, has a first-floor retail storefront and has two residential units on the second floor above. The por tion of t he bui lding fronting C oit is a bl ock c onstruction s ingle-story w arehouse space. The retail storefront is approximately 1,550 square feet. 5d 1507-1509 Plainfield Avenue NE PC-SLU-2011-0027, Staff Page 2 of 2 The warehouse/storage area is approximately 2,684 square feet. Proposed Building Changes The P lainfield A venue façade will be updated with new m aterials but will retain its original storefront appearance. The primary building entrance will remain on Plainfield. Changes are proposed to the Coit Avenue façade. Approximately 30 f eet of t he w arehouse w ill be de molished a nd r eplaced w ith t hree parking spaces. Traffic Engineering does not object to this configuration. The new façade will include entrance doors to the first level and the basement, a window into a proposed office, and a staircase to the roof to allow rear access to the upper level dwelling units. A roof deck for the apartments is also proposed above the remainder of the warehouse portion of the building. The C oit A venue el evation w ill not m eet t ransparency r equirements. T he P lanning Commission may consider if the elevation should meet the 60% transparency standard for front elevations. Parking Three parking spaces are proposed to be created. 2.5 parking spaces are required for the two dwelling units (1.25/spaces per dwelling unit). ~7 spaces are required for the office use (2.5 spaces per 1,000 square feet). On-site parking will be insufficient. On-street metered parking and several public lots are available in the vicinity. The P lanning C ommission may w aive al l or s ome parking a s p art of a S pecial Land U se request. Neighborhood Input Correspondence in support of the request has been received. Significant Considerations Neighbor and business district concerns. The impact of an additional first floor office use in a pedestrian-oriented retail zone district. Extent of t o w hich C oit A venue f açade should c omply with T N-TBA t ransparency regulations. Site Plan Review Standards (Section 5.12.08.D.) Site Plan approval shall be granted only if the Site Plan meets all the applicable requirements of this Chapter and the following standards. Standard Finding Master Plan/Zoning Ordinance Acceptable. Site Design Environment Consider if proposed changes to Coit Avenue façade are acceptable relative to transparency. Acceptable. Vehicular and Pedestrian Circulation Acceptable. Public Facilities Acceptable.