Fred Sawyers drafted these opposing points and presented them to the city. Just in case you need some ideas of why the Family Fare fuel station in Eastown is a terrible idea. Please Share!!! Zoning Districts – Use Vehicle Fueling Stations are permitted uses within designated Commercial and Special Districts, Industrial-Transportation. Three Vehicle Fueling Stations exist within ½ mile of the proposed location. Within three miles, there are over 20 stations. Most of these stations are within or abut SD, Industrial-Transportation and Commercial zones. While there are limited fueling stations situated within TN-TBA zones, many of these stations are older, preexisting businesses. The Eastown Community is already the home to one of these preexisting Gas Stations within this type of district, and thus further expansion of this use should be limited. Traffic & Pedestrian-Oriented District The proposed location is in a zoning district defined to enhance a pedestrian-oriented area. This goal within this neighborhood is highlighted by the open-air Fulton Street Farmers Market, where many of the area residents walk for their fresh produce. The surrounding Fulton Street and Eastown business districts, Wilcox Park, Hillcrest Dog Park, and Aquinas College are also pedestrian friendly or promoting areas. Additionally, this specific business district is highlighted by the newer Grand Rapids Bicycle Company – Ada Bike, situated along a designated City bicycle route. The proposed gas station would have direct impact on this specific goal, promoting additional vehicular traffic through this area. Each patron to the proposed business would need to cross the sidewalk and bicycle lane twice or be diverted south, through the Traditional Neighborhood. The entrance and exit lanes planned on Fulton Street would disrupt half of the side walk and bike lane frontage along Fulton Street, and encroach upon the designated City bus stop. Westbound traffic on Fulton Avenue would be diverted with a left hand turn onto the already busy, tight Carleton Avenue to patron this location. Upon leaving, they would be directed to turn left onto Carleton Avenue or take the diversion through the neighborhood to the south. Heading left on Carleton, the patron would wait for another left at the light onto Fulton Street through the irregular intersection. Currently, traffic in the area frequently use the streets along Wilcox Park and Carleton Avenue to “short-cut” the traffic and control lights at Robinson & Lake and Lake and Fuller. This pattern pushes the limits of capacity and safety on these tight streets and pedestrian traffic. Expanding this pattern with the approval of this application would work to change the character of these neighborhoods. Compatible & Harmonious The proposed use would not be Compatible & Harmonious to the current and planned character and uses of the neighborhood, adjacent properties, and the environment. Beyond the traffic affects, presented above, placing burden upon the area streets, pedestrian traffic, and the intersection, the planned construction of a gas station will be disruptive. This type of use proposes a transient, vehicular business versus the retail, restaurant, or service oriented walk-in store front property. This proposed use should not be expanded within this area. Adverse Effects The Grand Rapids Opera office building, which was recently constructed on the western adjacent property, is a jewel for this area. This building matches the definition of the proposed uses promoted within this business district, and was constructed with an inviting street front façade, an aesthetic eastern profile, and beautifully maintained landscaping. The proposed gas station project would erect a long pump canopy along eastern face of this building, providing the view from the second floor offices. The entrance and exist on Fulton Street would break the line of the sidewalk and bicycle lanes, and not maintain a harmonious street front visual perspective. To the east of the subject property, across Carlton Avenue, is the Holland Home assisted living facility. This beautifully maintained facility is on a grade situated approximately eight to ten feet above the subject property. The visual perspective from this community would be the top and side of the building roof and canopy. The proposed project does provide minimal landscaping, primarily along the southern setback. This plan would have limited impact to provide appeal along the two street fronts and neighboring properties. Additionally, based upon historical practices from Spartan Nash on their existing property across Fulton Street, the long-term maintenance of the landscaping and property would need to be questioned. Their existing facility has no landscaping or break along the Fulton Street frontage to promote the area or community, and the building and parking area have had limited upkeep to promote invitation. Detrimental, Hazardous & Disturbing The proposed use will be detrimental, hazardous and disturbing to the existing and future uses of the area and the general public welfare. The added traffic, as presented above, noise, and pump canopy and lighting will impact the adjacent properties and surrounding area. Additionally, the emissions of Volatile Organic Compounds (Benzene, Ethylbenzene, Toluene and Xylene) from the auto fueling and Underground Storage Tank refilling will add unnecessary impacts to the neighboring properties and pedestrian traffic. Walkability The proposed use would adversely affect the walkability of the neighborhood, impair pedestrian circulation, and disrupt the continuity of the urban street front. This section of Fulton Street has been expanding with newer businesses and building fronts promoting these characteristic. The addition of street edge lamps in this corridor have added to this feeling of community. The proposes project would again promote a transient vehicular use.
Posted on: Wed, 12 Nov 2014 12:37:47 +0000
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