NEW REQUEST FOR ZONING CHANGE/ ORDINANCE UPDATES
October 3, 2023 The owner of the property at Stadium & Drake has once again requested a zoning change from residential to community commercial for the property on which he intends to build a car wash. The three parcels have been combined in the request. As reported by MLive “The proposal is scheduled to be heard by the Kalamazoo planning commission at 7 p.m. on Thursday, Dec. 7 at City Hall. The planning commission will make a recommendation to either approve or deny the rezoning application. After that, the City Commission will review the recommendation over two public meetings and then and make a final decision.
These are the latest revisions to the Zoning ordinace pertinent to the zoning request and the Natural Features Protection Overlay: 50-3.2 Natural Features Protection Overlay Standards
p.92 A. Intent. The intent of the NFP Overlay District is as follows:
(1) to protect Natural Features in the City of Kalamazoo, specifically Wetlands, Water Resources, Trees,Woodlands, Floodplains, Slopes, Natural Heritage Areas, and Habitat Corridors(2) To guide site development, balancing growth and redevelopment with the protection of our existing natural features. (3) To create site designs that are responsive to the existing natural features and minimize impacts to the extentpossible.
p.40 [2] Outdoor vacuuming is not permitted in the following locations:[a} Lots adjacent to an open space, park, or preserve.[b] Lots adjacent to a residential Zoning District.
p. 41(g) Car Wash.
[1] A car wash requires a special use permit,[2] Car washes are not permitted in Live Work 2.
Zoning Ordinance Remains a Concern
May 24, 2023 Although the recent zoning request for the property at Stadium and Drake has been removed for the time being, ALPA and community members still have many concerns regarding the proposals before the Planning Commission. We will monitor the situation closely by attending all relevant meetings throughout the summer and encourage you to do so as well. Current contacts are Pete Eldridge eldridgep@kalamazoocity.org Dates for the meetings can be viewed on https://www.asylumlakepreservationassociation.org/calendar ALPA has sent a letter to the City explaining our continued opposition to these specific changes:
Changing parcels 06-30-159-001 and 06-30-156-001 from RM15/RSS to CC. These were proposed in 2020 and were dismissed by the Planning Commission.
Removing the Special Use Permit requirement/process for car washes within Community Commercial Zoning. This removal will permit ANY property zoned for CC in the entire city to be vulnerable to the uncontrolled establishment of a car wash.
Changing the intent of the NFP Overly as shown/deltailed on page 88 -50-6.2 within chapter
Zoning proposals can be viewed here :http://www.imaginekalamazoo.com/projects/zoningupdates/
Please feel free to direct additional questions to ALPA through our contact page.
NEW Zoning proposals could allow Car wash
April 2023 There have been many proposed changes to the city zoning ordinances and natural features protection overlay ordinance, several of which will have an effect on how the property at the corner of Drake and Stadium is developed. We encourage all community members to express their support of our natural areas and contribute to the public input (in person if possible) the city says it wants from the citizens. The report on the update will be presented to the City Planning Commission on Thurs. April 6 at 7 pm. at City Hall.
To contact the Planning Commission or attend one of the informational meetings:
Pete Eldridge eldridgep@kalamazoocity.org
Meetings: Wed. Apr. 19 5 pm @ Van Deusen R., Central Library, 315 S. Rose St.
Thur. Apr. 27 7 pm @ Hornet Suite KCollege Athletic Comples 1600 W. Michigan Ave.
Wed. May 3 6 pm @ Edison Neighborhood Assoc. 816 Washington Ave
Car wash still possible; ALPA takes new position
(September 2021) Although the NFP ordinance has put restrictions on the corner property, the new owner still desires to develop it commercially, including a car wash. The property remains zoned as residential at this time. ALPA continues to work to preserve the ecological and natural integrity of the adjacent Asylum Lake Preserve and has passed a new position statement regarding this issue: The Board of the Asylum Lake Preservation Association advocates that the former Vermeulen property be included as part of the Asylum Lake Preserve and provided with the same oversight and protections afforded the Preserve.
ALPA encourages the community to stay aware of any changes in the situation and be prepared to support our efforts in preserving this community treasure.
sale and development of property at stadium & drake
Beginning in 2017 ALPA closely monitors the sale of the former Vermeulen property at Stadium and Drake and begins intensive interactions with the City Planner, City Planning Commission, the developer, and the ALPMC, WMU, neighborhood organizations and the greater community advocating for limited and responsible development. Efforts result in placement of a Natural Features Protection overlay on that property, a moratorium on related development, passage of the Natural Features Protection ordinance for the City, and successfully halting the first step in rezoning the parcel to heavy commercial and removing the ordinance.
At the same time ALPA works with ALPMC to inform the public and arrange for investigation and remediation regarding a serious silt spill into the lake originating from the BTR-2 (Colony Farm Orchard) site in the summer of 2019.
2017
In October, 18 plus acres at the corner of Stadium and Drake, on the northwest edge of the Preserve, are sold to Haji Therani, a developer from Indiana who builds car washes, for 2.5 million dollars. ALPA sets out pamphlet about this potential development in the Preserve, publicizes it as much as possible in the environment of little public media, though articles appear in MLive and Second Wave Media. One ALPA member begins a series of emails to a list that grows to over 200 people. Many recipients say that this is their only way to get updated about the proposed development and its disastrous effect on the Preserve.
ALPA board member (Mark Hoffman) drafts memo regarding property in conjunction with ODWNA which is shared with City Planner and results in NFP overlay added to the property.
Members speak at Planning Commission about Asylum Lake and thank them for adding Natural Features Protections to Asylum Lake and other areas. (Oct)
2018
ALPA sends its concerns to the Planning Commission regarding development at Stadium and Drake. (Jan)
ALPA member included in meeting with the developer and continues to advocate for special NFP protection directly to City and through ODWNA neighborhood plan discussions. (Feb)
ALPA board members interviewed by Gazette and advocate for special consideration in NFP for areas like Asylum Lake. (Aug)
ALPA continues to push for ALPA’s inclusion in any meetings involving the Stadium and Drake property (Sep).
Many ALPA members speak at City Commission meeting and play a key role in convincing the City to halt all development of currently undeveloped land in the city, pending the creation of guidelines (NFP) regarding the reservation of natural features, such as trees, slopes, streams, and wildlife habitats (Dec)
2019
ALPA sponsors table at Earth Day to inform the public of NFP and Stadium and Drake property issues (Apr)
ALPA members attend and question City Planning staff regarding NFP at community forum (Mar)
ALPA takes no official position on NFP ordinance but members attend both Planning and City Commission meetings and encourage its passage. (Apr, May)
The Natural Features Protection Overlay District was approved by the Kalamazoo City Commission on May 20, 2019. This Ordinance and Map change is the first phase of Natural Features Protection (NFP) work in Kalamazoo. Future phases will focus on a deeper dive into the mapping of the Natural Features in Kalamazoo and environmental stewardship and education with partners like the Kalamazoo Nature Center.
ALPA creates position statement regarding the Vermuelen property and actively works to have other organizations and ALPMC do the same and inform the City. (Jun)
Carwash developer interested in property at Stadium and Drake