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

Looking to provide housing for young professionals, the Wyoming City Council, in a split vote of 4-3, approved the rezoning of the northeast corner of 52nd Street and Byron Center Avenue to allow for multi-family housing.

American Kendall Properties asked for the properties at 5160 and 5190 Byron Center Ave. SW to be rezoned from B-1 Local, which allowed commercial use, to B-2 General, which would allow for commercial use with multi-family housing. Mixed use is only allowed in the city’s B-2 zoning and through a planned unit development (PUD).

The project, called The Retreat, would be on 11.79 acres. Developers have proposed 6,000 square feet of commercial retail space with 178 dwelling units. The units would be housed in 15 buildings which includes two floors of apartments above the commercial space. The site also would include a pool for its residents, an expansive green space, and 372 parking spaces. The development would need a special use permit for the multi-family units and the entire project will need to have a site review and approval.

City Council decision

“It is consistent with the Wyoming [re] imagine master plan, the land use plan, the housing needs assessment,” said Mayor Jack Poll. “We are in the  midst of a housing shortage in Wyoming, as well as across the country. Studies have shown the city has additional needs for thousands of rental units at various price points.”

Poll said this included the need for high-end apartments in the panhandle as proposed for the northeast corner of 52nd Street and Byron Center and felt this was an opportunity for the city to provide that.

Mayor Pro Tem Sam Bolt, and councilmembers John Fitzgerald and Marissa Postler joined Poll in approving the rezoning, citing they felt that it met the land use and adapted [re] imagine master plan criteria.

Council members Kent Vanderwood, Sheldon DeKryger and Robert Postema were opposed to the rezoning, stating they did not believe it fit the adapted master plan, especially the definition of a neighborhood commercial center as stated in the plan.

“The master plan calls for this to be neighborhood commercial with surrounding multi-family so we are not getting what the master plan called for,” Postema said. “It does not call for multi-family on the corner with a little sliver of commercial inside one of the buildings.”

Neighbors not in favor

Several residents with homes close to the project attended the July 5 council meeting as well as two Planning Commission meetings to voice their objection. Their concerns were increased traffic, increased crime, the upcoming possible development of the Pines Golf Course (located next to the property), the density, and that the proposed zoning did not fit the city’s current [re] imagine master plan.

At its April meeting, the Wyoming Planning Commission voted, 5-4, to recommend denying the rezoning because of density concerns, not fitting the land use or master plan, the B-2 zoning was not a good fit for the area, and concerns over the type of businesses allowed under the B-2 zoning.

“I believe the planning commission got this right,” Vanderwood said. “I believe there is no overwhelming or compelling reason to rezone the property from B-1 to B-2.”

Factors for rezoning

However, staff recommended approval of the rezoning. Nicole Hofert, the city’s director of planning and economic development, said when reviewing a rezoning request, staff considers several factors. Those factors include consistency with the current adopted master plan, compatibility with existing and future land uses, capability of property to be served by public utilities, ability of property to be used as currently zoned, and appropriateness of all uses allowed within the proposed district at the property.

Hofert said the adopted 2021 Wyoming [re] Imagined plan identifies the parcels as future neighborhood commercial with the proposed use consistent with the future envisioned use.

Conditions on the property

Hofert said the property has stood vacant since 2002 when it was rezoned to B-1 which indicates the zoning could be impeding the potential development. Also, B-2 fits the overall area with the developer agreeing to conditions that would restrict what would be allowed on the site.

American Kendall Properties’ conditions for  rezoning would restrict such businesses as automobile gasoline and service stations, adult businesses, new or used mobile home sales or service, excavation, equipment sales or service, machinery or farm implant sales and automobile, truck, motorcycle, trailer, recreation vehicle or boat showrooms.

The need for diverse housing

Through the master plan process, one of the stated goals was to provide equitable, diverse, and geographically dispersed housing.

“That included not only the distribution of single family homes throughout our community but also including multi-family that we also refer to as missing middle housing, the duplexes, the triplexes, the quad-plexes,” Hofert said.

According to the Impediments to Fair House Choice and Housing Needs Assessment, there is a demand for 2,010 units among high income renters earning 80 percent of area median income, which would be more than $50,000. The master plan also states that this is a shift in development pattern that may require increased density and a more varied housing stock on existing vacant sites than what has been historically accommodated in the city. The site’s density would be 15 homes per acre with medium density at 13-15, Hofert said.

“We have often heard, and we have had The Right Place come here and talk about not only the need for more housing units in our community but that we need housing units that attract young and talented workers,” Hofert said. “This is in order to bring, for example technical workers, high skill workers, etc. These are types of individuals who may not be ready to buy a home yet but need somewhere to live.

“Oftentimes what we see is that when a person is moving out of an apartment they are moving into the larger community when it feels really welcoming to them.”

Lifestyle change among young professionals

Representatives from The Right Place also have discussed with the Planning Commission how employers are looking for communities offering a variety of available housing for their employees. Currently the City of Wyoming has a ratio of 39.3 percent of single family detached homes, 4.3 percent of multi-family homes, and 1.6 single-attached homes.

“You can’t attract the people that you want to your community and the businesses you want to your community if there is no place for them to [live],” said Tim Mroz, senior vice president of community development for The Right Place.

Mroz said the desire to have a single-family home also has decreased significantly over the past several years. In fact, according to a rent.com survey, 85 percent of millennials, 18- to 34-year-olds, are renting for several reasons including being more mobile, changing jobs, and settling down later in life.

“I will admit that there is enough gray in my hair and my beard that I am still part of the single-family home generation and from what I have seen in terms of housing demand and what I have seen in terms of community, I am going the way of the dodo bird,” he said.

“My younger colleagues don’t want a lawn, they don’t want an acre and a half. They want that closer sense of community where their families can grow up together.”

Addressing the concerns

Other concerns raised were traffic, which Hofert said through engineering studies it has been determined that Byron Center Avenue could sustain the additional traffic. If a grocery store, similar to the Family Fare on Burlingame Avenue, was constructed on the site, which is allowed under the current zoning, it could have up to an additional 370 vehicles per peak time. A residential development would have about 64.

“Commercial developments generate higher traffic volumes than residential developments,” she said.

Several residents raised concerns about increasing student numbers for the school. Mayor Jack Poll said he learned that at The Haven, another American Kendall Properties located at 52nd and Wilson, there were only six additional students added to the Grandville Public Schools.

Grandville Public Schools Superintendent Roger Bearup sent a letter in support of the development stating “This project is tentatively scheduled for the Fall of 2022. This timeline fits well with the construction and reconfiguration within Grandville Public Schools as our new middle school will open in the Fall of 2023, our old middle school will be renovated for our fifth and sixth graders and open in 2024, which will create space within the district buildings to address any potential growth from this project. We should have plenty of space to welcome new families to our excellent schools.”

Concerns were raised about crime, which Hofert said statistically, where there is more people, there is more crime and it is not related to the type of housing in the area.

The site still needs to go through review for the special permit and site plans. If the project is not under construction by Dec. 31, 2023, the properties will revert back to the B-1 zoning.

Comments

comments