Category Archives: Development

“The Third Chapter” – New Beacon Hill Living community focuses on graceful and intentional aging

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Intentionally designed homes will create intergenerational communities that allow seniors the opportunity to age in place (Adobe Stock Photo)


By Deborah Reed

WKTV Managing Editor

deborah@wktv.org


Beacon Hill at Eastgate, Urbaneer Living and Seamless Ventures are joining forces to build a series of Michigan communities focused on adults intentionally planning for that third chapter of life.

According to The New York Times, there are 110 million people in the U.S. over the age of 55. Many of those older adults are living in homes not designed for active aging.

Beacon Hill Living communities are designed to support lifelong learning, hybrid work, and engagement in wellness-related activities as aging individuals redefine their goals.

Beacon Hill Living conceptual drawing (Courtesy, Beacon Hill Living)

“We’re in the earliest stages of exploring what we think is a critical form of service that could address the needs of another segment of the senior living population,” said Jeff Huegli, Beacon Hill at Eastgate President and CEO.

“As our society ages, people are looking for opportunities to build community so they can live meaningful lives and stay engaged long after they leave the workforce.”

A shift in serving

Huegli went on to say that a certain dynamic has emerged as generations pass through the Eastgate community.

“There has been a shift in the types of residents we’re serving,” said Huegli. “Baby boomers especially are living life a little bit differently than the first generation who occupied our continuum of care.”

More active lifestyles are creating the need for change (Adobe Stock Photos)

With 450 residents at Eastgate and over 200 on the waiting list, Huegli began earnestly redeveloping Eastgate in 2010 to meet those changing needs.

“As our waiting list grew, and as we saw the needs and interests of this population change within the community, we addressed them with programming and other services,” said Huegli. “We were still extremely hospitality focused, but there were some external factors that would drive the question for our future residents about whether their interests could really be met in a place like this one.”

Eastgate’s campus meets a specific need and has a history of 64 years of excellent residential and clinical care services. However, Huegli has seen the changing needs of the people they serve.

“Leaning on Urbaneer’s ageless design and Seamless Ventures’ tech expertise, [Beacon Hill Living] homes not only fit today’s active lifestyle, they allow residents to age without necessarily having to downsize and move,” said Huegli.

Beacon Hill Living will provide unique opportunities for seniors to make that seamless transition into the next chapter of their lives, and to “age in place” by exploring new forms of services and residences.

Technology plays a huge role in that transition process.

An information-rich environment

Focused on ages 55 and up, BH Living communities will encompass 40-60 single-story homes under 1,200 square feet – and will incorporate smart technology designed to increase their owners’ “health span.”

Advances in technology can help people live a fuller and healthier life (Courtesy, pxhere.com)

“Technology exists that allows us to monitor our health and manage our homes,” said Ben Look, a partner with Seamless Ventures. “By marrying these two, we can create an even smarter home that helps homeowners better understand their current state of wellness and live even healthier.”

Huegli said technology will be used in non-invasive forms, and believes it will help with lifestyles while also gathering information about how people age over time.

“It just feels like the right way of integrating technology with person-centered living,” said Huegli. “It’s such a good way of measuring life. Then we can tackle interventions or even optimize living environment, air quality, lighting – all the stuff that can happen through intentional design.”

That information can then help inform significant decisions later on in life, such as when it is right to move into assisted living, and when an individual should consider entering into a continuum of care like Eastgate.

“Many of us are still working professionals,” said Huegli, citing his own life as an example. “I’m nearly that age, and I still see 20 years of work in my life. Where am I going to do that?

“I’m in my original home where I raised my kids. It’s a fantastic community. But technologically, I don’t know if I have the capacity, in my 60-something-year old house, to be able to keep up with what I think my work mode needs – and that will probably change over time. Additionally, the house itself isn’t designed to be able to age with me.”

Most people move into a senior living community because of an imminent need for themselves or their spouse.

Seniors at Beacon Hill Living will not need to worry about their future (Courtesy, pxhere.com)

“Seniors need to make these decisions more readily because forced change is such a radical experience,” said Huegli. “It really minimizes the opportunity for experiencing richness in the third chapter.

“Those are the aspects of Beacon Hill Living that I’m most excited about. The intentionality that informs each resident of the community, who can then see the future and not be worried about it so much.”

Intentional design

The Urbaneer-designed homes and communities will be curated by Beacon Hill at Eastgate senior living experts.

“What we’re looking for is a way to maintain our commitment to community, maintain healthiness, and then intentionally put in systems that aren’t invasive, but rather enable the graceful and intentional aging of our residents,” said Huegli.

Thirteen design principles have been devised after a year-long, human-centered research project. Those design principles focus mainly on assisted living, with some independent living applications.

“But they’re also universal,” said Huegli. “This has the ability to make a major impact regionally.

“If we can gain efficiency and the attractive form of living that we think we can, we could replicate this in a variety of ways…and make a difference in all the different communities that would welcome this.”


Proximity of transportation, health care, and community resources all play a factor in Beacon Hill Living locations (Courtesy, pxhere.com)

Finalizing locations

Beacon Hill Living is working to finalize the location for its first community, focusing on the Traverse City market.

“That market has such an interesting demographic to it,” said Huegli. “It’s well-established, it’s got the types of residents there who are committed to the community itself.”

Though several properties have been identified as potential prospects, none have been fully secured. Huegli’s objective is to find property located near naturally occurring resources such as restaurants, health care, and other typical urban offerings.

“Our focus would then be to integrate these communities into the natural world around them, while also enhancing the opportunities for people living in them to enjoy the richer lifestyle and promises of a great near future with intentional planning through community building,” Huegli said.

For Huegli, community is what living is all about.

A community-focused mission

People and connection create community and foster wellness (Courtesy, pxhere.com)

“We found that community establishment is not physical,” said Huegli. “It’s literally relational. That connection is what establishes community, and is what ultimately derives wellness.

“The healthiest of our communities are the ones which occur naturally. Where friendships are established through well-planned spaces and well-planned programs. But the people make it happen.”

Huegli says it has been heartening to see that energy happening at Eastgate, and sees the same translation occurring in the Beacon Hill Living communities.

“The mission of Beacon Hill Living is to fill – to the fullest – the bucket of opportunity for living for any individual resident,” said Huegli. “Where you can explore connecting with neighbors, live your life to your fullest, and have that environment move along with you.”

Vision and opportunity  

Beacon Hill Living hopes to have land secured by the end of 2024, with the prospect of construction beginning in 2025.

When asked if there is a vision for a Beacon Hill Living community in West Michigan, Huegli said, “Definitely. As we’ve established this concept for Traverse City, I’m seeing lots of opportunities around this town.

“The horizon is endless. The resources are not limitless, but they are there, and we can bring them together and make something beautiful happen.”

Stay tuned: Click here for more information and updates on Beacon Hill Living.

43rd Annual Dinner & Awards Ceremony Friday marks a milestone for Wyoming Kentwood Chamber as it transitions to South Kent Chamber

1-featured, City of Kentwood, City of Wyoming, Development, Local Business, West Michigan, , , ,





By Cris Greer

WKTV Managing Editor

greer@wktv.org



The Wyoming Kentwood Chamber will hold its 43rd Annual Dinner & Awards Ceremony Friday, a celebration that will not only honor outstanding businesses and individuals, but also mark a significant rebranding milestone.


This year, the Chamber is unveiling its new name, South Kent Chamber, a change that better reflects the diverse and thriving business community it represents.


“The annual dinner serves as more than just a celebration; it is a platform for fostering community engagement, networking and collaborations among local businesses. Attendees can anticipate an enjoyable evening filled with dinner, a cash bar, and the highlight of the evening,” said Keith Morgan, CEO of South Kent Chamber.

The awards to be presented at the event include:

  • Distinguished Service Award
  • Volunteer of the Year Award
  • Business of the Year Awards (Manufacturing, Retail, Service)
  • Committee of the Year Award

Attendees will get an exclusive sneak peek into the South Kent Business Journal, a comprehensive business publication designed for the modern professional. It offers exclusive interviews with area leaders, business trends, market insights, and thought-provoking commentary on current business landscapes. This year’s ceremony also will feature the introduction of new incoming board chairs and board members.

New South Kent Chamber of Commerce logo.

Wyoming City Manager John Shay and Deputy Manager Patrick Waterman share vision for the city

Citizen Journalism, City of Wyoming, Development, Going Local, Kent County, Local Business, Newscast, Our Cities, Recreation, Upcoming Events, West Michigan, , , , , ,

Click here to read about bringing the Wyoming community together through a vision of transformation.

Wyoming Parks and Recreation hosts public input meetings, continues accepting community feedback

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Interactive boards provided opportunities for residents to show their priorities for the parks system. (WKTV/Deborah Reed)

By Deborah Reed

WKTV Managing Editor

deborah@wktv.org

Over 700 respondents have given feedback on the City of Wyoming Parks and Recreation Department’s five-year master plan, and the department is requesting even more input from the community.

Director of Parks and Recreation Krashawn Martin talked to WKTV about the importance of community feedback regarding the future of Wyoming’s parks (Courtesy, WKTV)

“The park master plan is very important for our long-range visioning for the park system,” said Parks & Recreation Director Krashawn Martin. “We have a beautiful parks system already here in Wyoming, but these opportunities really help us to get community input, which is really the driver of everything that we do.”

Together, the City and engineering firm Fleis & VandenBrink are working to ensure every option is heard. Two public input meetings have been held with plans for more public opinion opportunities still coming.

“This process is meant to give everyone a voice,” said Rick Stout, Registered Landscape Architect of engineering and architecture firm Fleis & VandenBrink Engineering. “We want to hear your thoughts.”

“We really pride ourselves and do our best to be community responsive,” said Martin, adding that the input helps the department know how people are passively using the parks system for recreation, and also the things they would like to actively see in the parks system.

Input from the community is encouraged by the Parks and Rec Department (Courtesy, Deborah Reed WKTV)

The public input sessions provided three interactive boards that parallel the Parks & Rec online survey. The boards listed possible goals, objectives and priority elements.

During the public input sessions, community members were invited to place stickers next to their top three priorities in each section.

“What potential actions in the area of recreation do you see for the City of Wyoming,” Stout asked input session attendees. “What do they really need to focus on?”

How the planning process works

An approved Parks plan must be on file with the Department of Natural Resources (DNR) no later than Feb. 1, 2024.

There will be a final public hearing and then approval by the Wyoming City Council based on compiled community feedback. Once approved, the plan will be available for a 30-day review period before submission to the DNR.

The ultimate goal, said Stout, is to have a draft plan finished within the next month and start the public review process early.

Landscape architect Rick Stout (right) explains what kinds of feedback will be helpful for the 5-year master plan (Courtesy, Deborah Reed WKTV)

“Ideally, we would like to get this whole process wrapped up in December so we leave ourselves some room on the back end in case something does come up and it gets delayed,” Stout said.

Though a wide range of feedback has already been received from the public, Stout and Martin urge community members to continue involvement in the planning process.

“There will be multiple opportunities to get some more input as the plan gets developed, but in order for us to develop a draft plan and bounce some of these ideas off the recreation advisory committee, we need your feedback,” said Stout. “That’s why we want to reach out to you right now and make sure there is not an opportunity lost.”

Gaining perspective and meeting needs

Fleis & VandenBrink and the Parks & Rec Department have worked to create both broad and specific goals for the Parks plan. This, Stout said, will help them gain a more accurate perspective of what citizens and the general public want.

Aiming for a well-rounded process, the Parks department also plans to talk to youth at local schools since they are primary users of the parks.

Both broad and specific goals are included in the planning survey (Courtesy, Deborah Reed WKTV)

Many trends revealed from the community are fairly universal to all parks and speak to universal accessibility, featuring facilities that appeal to multiple age groups and a variety of activities.

As the City continues to grow, so does the number of people searching for quality recreational facilities.

“The younger generation wants quality of life,” said Stout. “They have high expectations of what their community has to offer for recreation.”

Recreation options can often be a tipping point in deciding whether individuals and families move into a community.

“Communities are known by their assets. Whether it be parks or public spaces or where people have a chance to socially interact, those things are key,” said Stout. “Those really define a community.”

Stout believes the City of Wyoming has made great efforts in defining a sense of place and striving to create those assets.

“I think the next 20 years are going to be really exciting for the City of Wyoming,” said Stout. “It’s a very diverse community, and it really wants to make sure it’s meeting the needs of everyone.”

How to submit feedback

The parks online survey is still available to receive feedback (Courtesy, Wyoming Parks & Recreation Department)

The online survey will continue to be open throughout the planning process and can be found on the City of Wyoming website and social media page.

Martin urges those unable to attend a meeting in person to fill out the online survey.

“We’re just excited to hear from the people,” said Martin. “Not just in this process, but anytime. We are always open to ideas for improvements or recreation programs that our community would like to see in the future.”

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.

Secretary Buttigieg praises Ford Airport funding at local speech

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U.S. Transportation Secretary Pete Buttigieg talks about the $8.7 million federal grant for the Gerald R. Ford International Airport on Monday in Grand Rapids. (WKTV)

By Cris Greer, WKTV Managing Editor

greer@wktv.org

U.S. Transportation Secretary Pete Buttigieg announced a nearly $8.7 million grant to the Gerald R. Ford Airport to media and guests on Monday morning in Grand Rapids.

Speaking at the airport where construction workers were expanding Concourse A in the background, Buttigieg spoke highly of the federal grant.

“As part of the terminal gate expansion project, this grant is going to help fund eight new passenger boarding bridges so this airport is able to handle more travelers, and so they can walk or roll more comfortably from their gate to their plane,” Buttigieg said. “It’s going to make traveling better, and allow Grand Rapids to accommodate that increasing passenger growth, and support the economic opportunity that is emerging across West Michigan.

Improving airport experiences

“Today, when you look at global rankings of great airports, not a single airport in the United States ranks among the world’s top 25. And we feel those shortcomings too often flying through terminals that need a lot of work, and now we are in a position to fix that. We’re making sure people are going to be proud of their airport experiences across America and support the good work that is already happening in communities like Grand Rapids.”

The bridges also will enhance energy efficiency with pre-conditioned air and auxiliary power.



Buttigieg said the Department of Transportation fielded nearly $14 billion worth of applications and awarded $1 billion.

“That gives you the sense of just how much need is out there,” he explained. “For the long term, we have to modernize the infrastructure itself … for the decades ahead. This was a very, very competitive program.”

Bipartisan Infrastructure Law

“This President and Congress finally delivered,” said Buttigieg, of the Bipartisan Infrastructure Law. “The Biden Harris administration has already announced about $3 billion headed to Michigan to improve a range of transportation and infrastructure assets, and we are just getting started.

“We are not just building infrastructure, but building better futures and building careers. What we’re really talking about is creating jobs. It’s part of a bigger picture.”

Tory Richardson, CEO and president of the Gerald R. Ford International Airport, shakes hands with U.S. Transportation Secretary Pete Buttigieg on Monday in Grand Rapids.

On a Personal Note

Buttigieg said it was a pleasure to be in Grand Rapids, whose Mayor Rosalynn Bliss often had conversations with him when he was the mayor of South Bend, Ind.

“I’ve often compared notes with Mayor Bliss about what it means when you have civic pride and a lot of energy and commitment to growth,” Buttigieg said. “This is also a city where we spent some time last fall when our little guy was being treated at DeVos (Children’s Hospital). We couldn’t be more thankful for the care he received from the medical staff there.”

He and husband Chasten adopted twins (Joseph “Gus” August and Penelope Rose Buttigieg) last year.



Traverse City Home

Buttigieg also revealed why they recently relocated to Traverse City.

“We are here (Michigan) because of family,” he explained. “When I married Chasten, I married into Michigan, at some level to begin with. But it was really the arrival of our children that cemented our relationship to Traverse City.

“We depended on the help we got from my mother- and father-in-law (the kids’ grandparents) and found that it really is a great home and we have a great support network there for raising our kids.”

Attorney General Dana Nessel

Michigan Attorney General Dana Nessel welcomed Buttigieg to his new home state of Michigan.

“Mr. Secretary, you could not have picked a better state in the union to become a resident of,” she said. “I certainly hope that you like college football. We have a lot going on in this state. We are so thrilled to have you as a Michigander or a Michiganian, depending on who you speak to about that.”

Wyoming approves rezoning on 52nd and Byron Center

3-bottom, Citizen Journalism, City of Wyoming, Development, Hard News, Our Cities

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 is looking to put a mixed use of commercial and multi-family housing on 11.79 acres located near the corner of 52nd Street and Byron Center Avenue. (WKTV/Joanne Bailey-Boorsma)

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.

The proposed project will include commercial and 178
The corner of Byron Center and 52nd was rezoned to B-1 Local in 2002 and has sat vacant since. (WKTV/Joanne Bailey-Boorsma)

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.

The proposed site plan for the northeast corner of 52nd Street and Byron Center Avenue. (Supplied)

“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.