Tag Archives: Byron Center Avenue

With Planning OK, Pines rezoning now moves to City Council

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By Joanne Bailey-Boorsma
WKTV Managing Editor
joanne@wktv.org

The current owners of The Pines Golf Course plan to operate the facility through the 2023 golfing season. (WKTV)


Impressed overall with a proposed development for The Pine Golf Course, the Wyoming Planning Commission voted unanimously to recommend rezoning the site.

Illinois-based developer Redhawk Multifamily and Indiana-based Domo Development had requested a rezoning of 114.52 acres at the addresses of 2180 52nd St.SW and 5050 Byron Center Ave. SW, which is the current Pines Golf Course. The sites are currently R-1 for single family homes with the proposed zoning being a planned united development (PUD-4) for mixed use of residential and commercial.

“The Pines are a near and dear place to me,” said Planning Commissioner Robert Arnoys. “My parents built their house in ‘77. We lived by the fifth hole. Mike kicked me off the golf course many times on Sundays and various times, so I have a lot of sentimental and valuable memories related to the golf course.

“But it is going to be developed…Again, it pains me for the change but I do feel that this is something that we’ve talked about, best use, and the way this is laid out it is very well done.”

The Pines project

“A master plan, as developers, gives us guidance to the goals of Wyoming,” said Redhawk Multifamily representative Mark Avis. “We came here to design something that specifically matches almost word for word what is in the master plan.”

The proposed The Pines development is located northeast of the intersection of Byron Center Avenue and 52nd Street. (Supplied)

The project, named “The Pines” after the golf course, is proposed to be a mixed-use development that includes residential and commercial uses. The proposal calls for 604 units, which comes out to be about 5.27 dwelling units per acre. The residential proportion will be a mix of for sale and for rent units and includes a variety of housing types such as low-density like duplexes and lofts and medium density such as story apartment buildings and townhomes.

The site would include 22,000 square feet of office space, which would mostly be located off of 52nd Street and 7,500 square feet of commercial/retail, which would be off of Byron Center Avenue.

The Pines project also includes a 13-acre dog park that would be open to all Wyoming residents, sports courts for pickleball and bocce ball, fitness center, two clubhouses and two swimming pools.

Avis said when the company considers a property for development it is a process. It starts by meeting with the current owners and learning their vision and then identifying the natural features of the property including the trees, wetlands, natural grades and wildlife habitats.

The company also studied the city’s master plan, met with residents and staff and through that process felt it had developed a better plan than what the company had originally envisioned.

Planning Commission’s recommendation

Noting how well the plan was laid out and overall impressed with the design, the Planning Commission unanimously voted to recommend approval of the plan to the Wyoming City Council.



For a PUD rezoning, the Wyoming City Council will have two readings before voting on the rezoning. The rezoning is expected to be introduced at the Council’s Aug. 1 meeting which is at 7 p.m. at City Hall, 1155 28th St. SW.

If the zoning is approved, the Wyoming Planning Commission would need to review and approve the project’s final site plan.

Residents at meeting were opposed

Redhawk presented about 15 pages from residents about the project including 100 positive reviews along with letters of sport from Grandville Superintendent Roger Bearup and Walker Mayor Gary L. Carey Jr. Redhawk is working on converting the former English Hills and the Lincoln golf courses in Walker to a planned unit development similar to the one proposed for The Pines Golf Course.

About a dozen residents voiced their concerns about the project citing increased traffic, not wanting rental housing, and a strong desire to keep the zoning residential for single family homes.

“I want you to keep in mind that apartments are one component of this,” said Planning Commissioner Barbara VanDuren. “There are for sale condos. There are duplexes and townhouses and it is hard because we all come from an era where we were born and raised and wanted that single family home. Things are changing. These apartments are not low income apartments.

“I think if you give it an opportunity and take a look at it and when it happens, I don’t think it will be as bad as you are perceiving.”

Addressing the public concerns

City of Wyoming’s Planning Director Nicole Hofert noted in her presentation that a traffic study showed that Byron Center and 52nd Street would be able to absorb the projected growth through minor traffic improvements such as timing adjustments. She also noted that there would need to be further evaluation of the traffic flow to ensure efficient egress of the site and minimal impact to surrounding roadways.

As for the crime, Hofert reiterated what she said for the rezoning of the 12 acres at the corner of Byron Center and 52nd Street that statistically, where there are more people, there is more crime and it is not related to the type of housing in the area.

The Pines site will have 604 dwelling units with 7,500 square feet of commercial/retail along Byron Center Avenue and 22,000 square feet of office space along 52nd Street. (Supplied)

Meets the requirements

According to staff, the property met many of the city requirements including location, size, housing variety, units and residential density. It was noted by staff that a PUD of the size of The Pines could go up to 15 dwellings per acre, but the developer is only asking for about a third of that at 5.27 dwellings per acre totaling 604.

The city’s [re]imagine master plan calls for the parcels to be used as suburban residential and should be directed suburban residential growth primarily as planned unit developments that include higher density options, green space, and pedestrian infrastructure. In defining suburban residential, the master plan says that higher-density residential should be prioritized near major roadways such as Byron Center Avenue and 52nd Street and near neighborhood commercial centers.

The master plan considered the Pines Golf Course an opportunity site that should be considered for mixed use with commercial fronting the street and medium density housing in the interior, which the plan proposes.

Green space, mixed housing and parking

The project also includes a public benefit such as preserving the features and tree canopies of the existing golf course where possible as well as preserving the natural wetlands on the property.

Only 22.9 acres, which is 20 percent of the development, are required for open space with the proposed project providing 29.7 acres which includes an open park in the development’s central core, the 13-acre dog park and trail connections to the nature preserve that abuts the northern-eastern portion of the site. The trails provide connection to the George P. Tilma Preserve and the Kent Trails.

It also addresses the need of middle housing such as townhomes, duplexes and fourplexes and apartments in the Wyoming area as per the Housing Choice and Housing Needs Assessment. The developers also met residents requests to have four-sale property available as well.

Staff did have a concern about parking. Through an agreement with the developer, parking will be 1.72 per unit which is slightly higher than the 1.5 maximum allowed for the PUD.

Property owners looking to sell

The Pines opened in 1967. It is the third golf course in the Grand Rapids area to be sold for redevelopment since 2020.

In January of this year, Ron Zandbergen, president of the Pines Golf Course, sent out a letter to its neighbors announcing that the owners had entered into a purchase agreement for the Pines Golf Course with RedHawk Multifamily.

Zandbergan said the family had followed the Wyoming [re]imagined master plan discussions and noted that the Pines Golf Course was designated to be a high density multifamily. Since the family is looking to retire, they began to look at other developments in the area.

“…last year we became extremely intrigued with the multifamily development of the English Hills Golf Course in Walker, which was being sold by long-time owners like ourselves. We really liked the developer’s plan which preserved a vast majority of the land,” Zandbergen wrote in the letter. “For us, it was very important to have a developer that would enhance the neighborhood and follow Wyoming’s Master Plan.”

The owners plan to operate the golf course through the 2023 golf season with the development starting after that. The Pines development is scheduled to open in 2025.

Work on 56th shows what can be accomplished when residents, city officials work together

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Now open: 56th Street reconstruction between Ivanrest and Byron Center avenues opened on Oct. 31.

By Catherine Kooyers

Community Contributor

In November, many gave thanks and many in the Bayberry Farms/UM-Metro Hospital corridor in Wyoming, who gave thanks for significant upgrades and changes that have happened to make a great community even better. And a special thanks goes out to those who worked hard in all weather conditions to make those changes, especially to the detention pond and 56th Street. It has taken years to identify issues accurately, get necessary approvals and funds, contracting, and much more to make all this happen. But, it was with total elation that we received the message from the City of Wyoming advising the work would be finished on Oct. 31, 2018 — and it was.

You see, a few years back, the area had a Master Plan. Over the years though, a change here and a change there added up. Collectively, those small changes resulted in the need for big changes and redirection. We recognized that development of the corridor east of Byron Center Avenue meant more buildings and parking lots. That in turn, changed absorptive rain catching fields into nonporous, concrete/asphalt patches. In turn, that resulted in massive water runoff crossing Byron Center Avenue into the Bayberry area. That all came home when the Gezon Fire Station was shuttered and falling into disrepair resulting in  response times being high. Also around that time, we started noticing problems with the area’s detention pond…it simply was  too small for the new growth.

The project included a new traffic signal at the intersection of Ivanrest Avenue and 56th Street.

Then, on Sept. 9, 2013, disaster did hit HARD. The area was hit with a measured 5.5 inches of rain in a very short, record-breaking time. The pond could not hold that much water and disaster was inevitable. The Bayberry Farms Village senior apartments were surrounded by deep waters…looking like an island as seniors were moved to higher floors. Several cars were flooded and lost as they tried to navigate deep waters on 56th Street. Runoff from 56th Street into the senior village was so intense it looked like flowing rivers and waterfalls. The Bayberry Farms condos and family homes were hit hardest. For example, the force of the rushing water knocked out slider doors and pushed heavy furniture across lower levels.  Another home, had more than six feet of standing water in its finished basement.

Fortunately, no one was sleeping in those areas at that time or some fear they would not have made it out — it all happened so fast. Trails of debris from construction of the Veterans’ Clinic, garden mulch and Metro complex traveled quite a distance towards Ivanrest Avenue, clogging drains. And, as we tried to open drains, in addition to removing normal clogging materials, we were stunned when an albino boa constrictor came out of a drain!

A new widen sidewalk was added to the north side of 56th Street.

But  there was little time for self-pity, this could not continue. So, the residents, businesses and City began working together for positive changes. We learned a valued lesson: No one wins by fighting City Hall, but we all win when we put differences aside and work together for a greater common good. The City not only listened, the City worked hard to make the needed changes not only happen, but that they were done correctly. It took millions of dollars and a few years, but Oct. 31 was the closing date of a special chapter in the Metro/Bayberry history books:

  • The small detention pond was dramatically increased in size and surrounded by protective fencing. After a few storms knocked down the new fencing, a different material was used that allowed for more air flow and has worked beautifully this year. This should meet the storm water needs of the area for quite some time.
  • The big changes came to 56th Street between Byron Center and Ivanrest avenues.  The area was widened with more drain catchers and basins added to hold and collect runoff and rain. The old street materials, which were failing, left potholes and sinkholes. That entire stretch of 56th Street was totally torn up and replaced.  Turning lanes were created. Residents endured months of construction and noise, but say the finished product is safer, better, and worth every bit of it.
  • Also included were much requested sidewalks and more connections to the Kent Trail system. Before, without sidewalks, the bikers, walkers, seniors, families crossing to the daycare center or stores had to walk against fast moving traffic, in traffic lanes.  We knew that had to change as the area grew.  Now, it is safer and easier for bikers, walkers and disabled in motorized scooters to get to and from the trails, shops, and restaurants. This is a vibrant, active community.
  • In the interim, new business entities came in or upgraded – like the U of M/Metro partnership and ReMax. The UM/Metro Foundation had generously provided significant monies and support for our Gezon Fire Station — like the heliport — training and equipment.
  • Working with Wyoming Public Works Director Bill Dooley and his team as well as ReMax, a much needed shortcut sidewalk was finished by the pond. This allows seniors with walkers and scooters as well as residents in the apartments, cottages, homes and condos more independence and access to local businesses.

So this month, the Bayberry/Metro area has much to be thankful for in addition to the normal things:  City officials, like Mayor Jack Poll and Dooley, who let us talk, who listened, who worked with us; the many dedicated people who did the planning and hard work, the road crews, the landscapers…; the residents who worked together for positive changes; our special partners and  businesses who give and do so much for our community.  And, it would not be Bayberry if we did not extend a special “thanks”  and gratitude for all our area first responders, UPS drivers, FedEx drivers, U.S. Postal carriers — all those people who quietly support this special area daily. So, this week, we give special thanks for significant upgrades and changes that have happened to make a great community extraordinary.

Widening project on 56th Street set to start around July 9

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A 56th Street reconstruction project includes adding a traffic signal to the intersection of 56th Street and Ivanrest Avenue.

By Joanne Bailey-Boorsma

joanne@wktv.org

 

If 56th Street is one of your favorite routes to take to the RiverTown Crossings or to Maple Hill Golf Course, be warned: starting July 9 you will need to find a different route.

 

It is around July 9 that 56th Street will be closed between Ivanrest Avenue and Byron Center Avenue for reconstruction that includes the road being widen to three lines. 

 

“The addition of the left-turn lane has really helped us be able to put in a traffic light at 56th and Ivanrest, which has been long over due at that intersection,” said Russ Henckel, assistant director of the city’s Department of Public Works. Currently the intersection is a four-way stop. Without the left turn lane, it hindered the city in putting in the traffic signal, Henckel said.

 

Along with the widening of the road, on the north side, a regional pathway of a 10-foot sidewalk will be constructed and on the south side, a standard sidewalk of five feet will be constructed. 

 

Regular traffic will be rerouted to 52nd Street and truck traffic will be rerouted to 44th Street.

 

“Out of all the road work that we have for the summer, the 56th Street project probably will have the most impact on drivers,” Henckel said. 

 

The reason beinging is that the road will be totally shut down to through traffic (it will be open to local businesses and residents) unlike road resurfacing projects where a lane is maintained during a project to allow for traffic flow.  

 

The City of Wyoming has a pretty extensive resurfacing program with this year focusing on a number of the city’s neighborhood roads, according to Henkel. A couple of the bigger resurfacing projects for the City of Wyoming are the west mile and a half of 44th Street from Burlingame to Clyde Park avenues and Michael Avenue from 28th Street to Prairie Parkway. 

 

Bids for the city’s resurfacing projects just went out with the Wyoming City Council expected to review and approve final bids at its July 2 meeting, Henckel said.

 

Total cost for the 56th street reconstruction is around $2.4 million which includes the city’s portion of $630,500. According to city staff, the cost does not include the city’s engineering and other expenses, which will bring the total project to about $3 million. The city will pay for its portion of construction costs out of its Capital Improvement Fund.

New traffic signal at 68th and Byron Center set to go live this month

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New traffic lights have been installed at 68th Street and Byron Center Avenue. The lights are expected to go live by the end of August.
New traffic lights have been installed at 68th Street and Byron Center Avenue. The lights are expected to go live by the end of August.

 

By Joanne Bailey-Boorsma
joanne@wktv.org

 

Those traveling along Byron Center Avenue might have noticed a new addition  – a traffic signal at 68th Street and Byron Center Avenue.

 

The new signal was recently installed by the Kent County Road Commission, which has jurisdiction of maintenance over the intersection, in the last couple of weeks. According to Road Commission officials, there is no firm date when the traffic signal will go in “stop and go” operation, but it should occur later this month.

 

As for why the traffic light was installed on the three-way intersection, KCRC Assistant Director of Traffic and Safety Shirley Wollner said when the intersection was built, it was anticipated that it would meet the signal warrants and was built with adequate lanes for a single installation. Byron Center Avenue was built in 2004 and 68th Street was constructed in 2005.

 

“The Kent County Road Commission (KCRC) conducts Safety Audits for upcoming construction projects, and a 2017 resurfacing project is planned on Byron Center between 68th Street and 84th Street,” Wollner said.  “As part of the Safety Audit, KCRC conducted a signal warrant study for the Byron Center Avenue and 68th Street intersection.”

 

The Manual of Uniform Traffic Control Devices, published by the Federal Highway Administration, sets forth the the warrants which are designed to reduce the arbitrary use of four-way stops, traffic signals and the traffic control devices, according to Wollner. Among the measures are traffic volume and traffic crash data.

 

The signal arrant study for Byron Center Avenue and 68th Street showed the volume did meet the requirements or the traffic signal. The traffic study showed that in an eight-hour period 1,105 vehicles traveled Byron Center Avenue with 106 on westbound 68th Street. This demonstrates that the volume on the major street, Byron Center Avenue, is so heavy that it is those on the minor street, 68th Street, to suffer excessive delay or conflict when entering or cross the major street, according to the report from the Kent County Road Commission on the 68th Street/Byron Center Avenue traffic light.

 

Wollner said there was a crash pattern of left turn crashes as well but those did not meet the criteria for the signal. Over a five year period from 2010 – 2015, there had been eight left  turn crashes out of 13 total.

Wyoming police investigating crash on Byron Center Avenue

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wyoming police dept signThe City of Wyoming Public Safety Department continues to investigate a crash that resulted in closing down northbound Byron Center Avenue for several hours yesterday evening.

 

Kent County Dispatchers stated that the crash of a pick-up truck into a PT Cruise was reported around 3 p.m. yesterday. Wyoming Public Safety stated that the the pick up truck drove onto Byron Center Avenue from Bayberry Drive and ran into a black PT Cruiser. The occupants of the PT Cruiser were transported to Metro Hospital with significant injuries, police said. They are currently listed in serious condition.

 

Police are investigating the possibility that the driver of the truck may have suffered a medical condition while driving and sustained non-life threatening injuries, police stated.

 

The crash did result in traffic on Byron Center Avenue being diverted for several hours yesterday starting at the M-6 eastbound exit ramp onto Byron Center Avenue. The traffic was detoured through the Metro Health Village.