2840 LAKE MICHIGAN DRIVE.cdr

Transcription

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.
are proposed.
are proposed.
No additional public facilities or
services will be required.
Site Design
Environment
Vehicular and Pedestrian Circulation
Public Facilities
5b
1:10
5b)
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
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.
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
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.
Standard
Finding
The proposed use generally
meets this standard.
are proposed.
are proposed.
are proposed.
No additional public facilities or
services will be required.
Site Design
Environment
Public Facilities
5c
1:30
5c)
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
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.
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
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.
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
PC-SLUE-2011-0029, Staff Page 3 of 3
Standard
Finding
Site Design
Consider extent to which the building should be
upgraded to meet current standards.
Acceptable.
Environment
Acceptable.
Consider the closure of curb cuts along Brookville
Plaza and the demolition of the drive-through
canopy.
Acceptable.
Public Facilities
5d
1:50
5d)
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
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.
North:
TN-TBA
commercial, second-floor residential
East:
TN-TBA
various commercial
South:
TN-TBA
various commercial
West:
TN-LDR
residential
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.
Standard
Finding
Acceptable.
Site Design
Environment
Consider if proposed changes to Coit Avenue
façade are acceptable relative to transparency.
Acceptable.
Acceptable.
Public Facilities
Acceptable.

2840 LAKE MICHIGAN DRIVE.cdr

Transcription

Similar documents

NOTICE OF INTENT TO CONDUCT A ZONING ADMINISTOR

Scanned Document - Covenant Health

Ref: SB0160 Sun and Mountains Near the Sea, Busot Alicante

Ah-Nab-Awen Park - City of Grand Rapids

for sale / lease business for sale

Directions to UCSD Extension K-12 Facility Located at: 6256

BRP Flyer - III_13-ENG.indd

2001 4118 Dawson Street, Burnaby

Flämingstrasse

AA Map - Mother`s Day 5K

Schottenstein Center

Con Ed 197-c Plan - Community Board 6

Huyshope and Van Dyke Avenues Corridor Study