Community Feedback Responses

In April 2024, Gaslight Investors submitted a new concept plan for the redevelopment of the parcels they own in Gaslight Village. This plan was first reviewed by the Planning Commission at their June 11, 2024 meeting. Since that time, the City has received considerable feedback on the proposed Gaslight Investors concept plan. City staff, working with legal counsel and consultants, have taken the feedback and questions and responded to them below. 

2004 PUD Ordinance 

The 2004 Jade Pig PUD Ordinance as amended in 2008 and the associated 2005 Development Agreement can be found here. City legal counsel has reviewed these documents and finds they are still valid as they do not include an expiration clause. The City’s zoning ordinance in effect in 2004 includes the following section. A copy of the ordinance can be found here.

PUD expirations apply only to phases that have received final site plan approval. In 2008, Jade Pig received final PUD site plan approval for one of the seven story buildings (behind Chase Bank). The 2008 final PUD site plan approval has been voided, however, the underlying PUD zoning still exists, and the developer still has rights under the 2004 approval. 

The 2004 Jade Pig PUD Ordinance contains the following section. 

A PUD is a form of contract zoning, and as with any contract absent a specific provision discussing modifications or expiration, contracts cannot be modified unilaterally. As Gaslight Investors has a valid PUD they have certain rights, such as building heights and density. 

While the preliminary plan was approved in 2004, conditions in the surrounding area have not changed in the past 21 years to warrant a reversal of that approval. While the specifics of the circulation, amount of retail space, and number of residential units have been adjusted, the mixed-use concept and commercial district character remain the same and the surrounding area remains essentially the same, except for some increased residential density along Croswell and Lovett. The plan was determined to be harmonious with the surroundings back then, and valid reasons would have to be established to determine otherwise now.

City Master Plan 

After the 2004 Jade Pig PUD Ordinance approval, the City in 2006 amended its Master Plan to account for the PUD. The amendment codified what had been approved by the City and the voters. In 2018, the City undertook a major revision to its Master Plan and for the Gaslight Investors' parcel the following was approved for the Gaslight Investor’s parcel.

Included within the 2018 Master Plan update are the following graphics:

The current Gaslight Investors proposal is consistent with the 2018 Master Plan verbiage and associated graphics. When considering what the City can approve and deny, the legal history of a parcel as well as what the Master Plan says is important. The 2018 Master Plan can be found here.

Pursuant to the 2018 Master Plan the City has made updates to the C-1 District and MFR (Multiple Family Residential) District. The C-1 District now allows by-right up to 40 feet in height, measured from the mid-roof line and for zero lot line development. The revised MFR District allows for up to 40 feet, measured to the mid-roof line and a maximum of three stories on Bagely and Crowell. Density for the MFR is up to 20.7 units per acre. All of these are uses by-right. 

Standards for Approval 

Under Michigan law and associated case law, a community must adhere to its zoning ordinance and Master Plan. The City’s zoning ordinance includes six specific standards for approval of a PUD.  These are “yes or no” questions.

1. The proposed Planned Unit Development (PUD) complies with the intent and all qualifying conditions of §§ 5.41 and 5.42 of this article, respectively.
2. The uses conducted within the proposed PUD, the PUD’s impact on the community and other aspects of the PUD are consistent with the city’s master plan.
3. The proposed PUD shall be designed, constructed, operated and maintained in a manner harmonious with the character of adjacent property, the surrounding uses of land, the natural environment and the capacity of public services and facilities affected by the development.
4. The PUD shall not change the essential character of the surrounding area.
5. The PUD shall not be hazardous to adjacent property or involve uses, activities, materials or equipment which will be detrimental to the health, safety or welfare of persons or property through the excessive production of traffic, noise, smoke, fumes or glare.
6. The PUD shall not place demands on public services and facilities in excess of current or anticipated future capacity.

For each of these standards the City staff and consultants have noted in various communications that the proposal does meet these standards. 

Previous Studies 

There have been concerns raised about the lack of studies of this proposal. There are previous studies on traffic and utility impacts. 

As this is a concept approval, the question being asked at this time is “can our transportation network handle the estimated growth?” The review and analysis of Gaslight Investors traffic report by the City’s Traffic Engineer, Progressive AE, has found the system can safely handle the proposal. The developer is required to submit a final traffic impact study (TIS) which will analyze and provide recommendations for improvements. The TIS will be reviewed by the City’s traffic engineer to confirm their data, analysis, and any recommendations. In the event either their analysis or our review shows there are issues that require changes to the plans, the City will have a right to require the changes before any final approval. If the developer refuses that is a basis for denial. 

The impact on utilities also went through engineering studies including water, sewer and storm sewer impact. While these studies were conducted by the developer’s consultants, at their cost, they were reviewed by the City’s engineers. The studies showed our systems could handle the proposed development. In reviewing the current proposal, we have found the demands are in line with the previous 2004 and 2008 approvals. Additionally, the City has made improvements to our utilities, making the system better than it was in 2004. As with transportation issues, the developer will be required to submit an engineering analysis, which will be reviewed by the City’s engineers. If issues are identified, they will be addressed before staff brings the final PUD site plan forward for consideration. If the developer refuses to address the issues. This could be a basis for denial.    

Traffic Analysis 

Please note the City will be updating this section shortly with additional information. 

Public Services 

The City’s Public Works Department sees little to no impact on public services. As proposed, any streets or sidewalks would be private and the responsibility of the developer. 

Public Utilities

The Gaslight Investors properties at 515 Lakeside, the former Ramona Medical site, and 2255 Wealthy have been served by Public Utilities for over 100 years through various development and redevelopment cycles.  The information provided below summarizes public utility analysis from the Jacobsen’s Department Store and Ramona Medical Center era in conjunction with final studies completed for the approved 2004 PUD and analysis related to the initial Concept Plan phase. Analyses for the current proposal are ongoing, and new modeling will be completed if the final plan moves forward to the Final Plan process.

 Sanitary Sewer Collection System:

The development is served by a 12” sanitary sewer that connects to a 15” and the 24” trunk sewers.

The 12” sanitary sewer was lined (CIPP) in 2015. Infrastructure serving the site is rated a 1 on a 1-5 PACP asset management scale with 1 being excellent.

Pre-2004 PUD

• Jacobsen’s= 15,637 gallons per day (gpd)
• Ramona Medical Center=4,117 gpd
• Former Total Average Daily Flow=19,754 gpd

2004 PUD Approval

Jade Pig PUD=67,662 gpd 

Conclusion of Engineering Study: Accounting for infiltration and inflow during a 1” rain event, 15” Lovett and 24” Wealthy trunk sewers were at about 50% capacity.  The impact of the development flow would be 1-2” of additional flow with the hydraulic grade lines remaining inside the pipe diameter.  The impact was determined to be a minor impact to the existing City of East Grand Rapids sanitary sewer system.

2025 PUD Concept Plan

Gaslight Investors=64,488 gpd 

Conclusion: Based on square footages and use information and no change to the sanitary sewer system (other than reduced infiltration and inflow from CIPP lining), sanitary flows are approximately the same as in 2004 and thus, the same conclusion at the Concept Plan stage.

Additional modeling will be conducted if the project moves forward to the Final Plan process when more detailed uses and engineered plans are available.

Water Distribution System:

2004 PUD Approval

The development site is served by a 12” watermain in Lakeside Drive which reduces to a 10” at Wealthy Street.  The system was modeled using average daily demands and maximum daily demands with fire flows.  Simulations showed that the impact of the 2004 development is minor, and all flows and pressures are within acceptable guidelines.  Due to the height of some of the buildings proposed, additional pumpage within the buildings will be required to maintain proper pressures. This is the responsibility of the developer within their buildings which is not related to the public system. 

The 12” main on Lakeside was replaced in 2014 while the 10” in Wealthy was lined (CIPP) in 2016. Infrastructure serving the site is rated a 1 on a 1-5 asset management scale with 1 being excellent.

2025 PUD Concept-Similar Demand based on uses, heights, and square footages, the conclusion at the Concept Plan Stage is the same.

Additional modeling will be conducted if the project moves forward to the Final Plan process when more detailed uses and engineered plans are available.

Storm Water

The existing stormwater generated by the developments site is collected through a 36” storm sewer that runs from the intersection of Lovett and Barnard to vacated Barnard to Reeds Lake. The rate of stormwater generated by the site is directly related to the amount of impervious surface on the site.

Pre-2004 PUD

Jacobsen’s and Ramona Medical Center impervious surface was 7.55 acres. 

2004 PUD Approval

Jade Pig PUD was approved at 6.2 acres of impervious surface, substantially less than former sites.

2025 PUD Concept Plan 

Gaslight Investors Concept Plan notes approximately 7.4 acres of impervious surface. 

In the early 2000s the city installed a storm sewer separator that filters stormwater entering Reeds Lake from the surrounding area in John Collins Park at the outlet near the boat launch, which in addition to other best management practices, ensures stormwater quality from existing and future development in the area.  Additionally, other stormwater enhancements or requirements may be added during the Final Plan process if the project proceeds.

Site Soil Conditions 

The City cannot use soil conditions as basis for a zoning denial. While the City has not received specific reports on soil conditions, those matters and construction approach will be reviewed and approved during the final PUD approval process. If it is determined that pilings are needed for construction the City can require vibration monitoring and for the developer to carry appropriate levels of insurance to protect surrounding property owners. In 2015 the City utilized pilings to support the Reeds/Fisk Lake culvert as well as the pedestrian bridge structure on Reeds Lake Blvd. Modern practices allowed pilings as deep as 75 feet deep to be installed to support structures without any damage to the adjacent Department of Public Works Complex or the adjacent Consumers Energy electrical substation. In 2020 the City approved reconstruction of parking decks at Corewell’s Blodget campus. During that approval process the City required that monitoring and alternative modern installation practices including “screw-in” footings be used to avoid pilings having to be driven into the ground. Similar analysis will be conducted when the final PUD site plan is submitted.  

Public Safety Department

The Public Safety Department has been part of the development review team since the project was submitted. Public Safety Director Ric Buikema offers the following:

The proposed concept plan by Gaslight Investors is designed to have no adverse impact on the effective delivery of public safety services to the City of East Grand Rapids. The development will be situated in an area already well-served by police and fire departments, which are fully equipped to handle any increased demand. Additionally, the presence of a public safety station located less than two blocks away ensures that the development's needs can be addressed promptly, without placing undue strain on existing resources.

The East Grand Rapids Public Safety Department and Gaslight Investors are collaborating to prioritize safety and ensure that new buildings are designed with proper space for emergency services. This kind of partnership can help improve response times and make sure that police, fire, and medical teams have the resources they need to protect the community effectively.

With the Public Safety Department's aerial fire truck having a 100-foot reach, the proposed building's height is well within the truck's operational capabilities. Ensuring that buildings are designed with fire and rescue operations in mind, especially in terms of height and accessibility, is crucial for community safety.

Transitional Zoning 

Concerns have been raised about other property owners asking to be granted seven stories in Gaslight Village. The City’s Planning Consultant makes the following observations. 

The proposed PUD is a classic example of mixed-use development, integrating commercial, office, and a variety of residential options into a single project.  Its location at a point where several residential and nonresidential uses converge from all sides is well suited for a transitional development of this type.  The proposed arrangement of uses is designed to blend well with the surroundings, decreasing in scale from the abutting commercial on the south to the public open space and mixed residential areas in the north and west. As illustrated in the concept plan, the primary commercial and most intense uses will be located along the southern edge of the site, adjacent to Gaslight Village’s major commercial activity.  Some residential uses will occupy the two buildings abutting the property’s east line, where a row of carports serving the adjacent condominiums and apartments currently lines the boundary.  A multi-level parking deck will be positioned to the rear of the D&W receiving and storage area.  Rows of townhomes are proposed along the north end of the property to create a prominent residential edge across from a large expanse of public open space and blending into the existing multi-family buildings to the east and a mostly residential area on the west and northwest.   While some concern has been voiced regarding the seven-story height of the building proposed in the southeast corner of the property, it is important to understand two key points.  First, that building is consistent with the scale of the building initially proposed and approved in the 2004 preliminary plan which is still in force until amended.   Second, a 2008 judgement rendered by the Circuit Court which resulted from a suit filed by the Lakewood Hills owner, permits a redevelopment of the Lakewood Hills property up to five-stories in height.  That judgement is still in force and could be acted upon at any time the owner chooses.   Additionally, it has been suggested that allowing the proposed seven-story building sets precedent.  The subject site is in a PUD zoning district which is intended to allow flexibility in exchange for more creative development.   None of the surrounding properties is zoned PUD and the highest building allowed in any abutting district, including Gaslight Village’s C-1 Commercial, is 40 feet (three stories).  

Parking

Multiple parking studies have been undertaken for the Gaslight Village area since the first phase of the Gaslight Village PUD was developed. Most recently, in 2017, a parking analysis was done in conjunction with the preparation of the City’s new master plan. That study concluded that the City currently has more than enough parking for all Gaslight Village uses. Of note, the parking study stated that the City’s existing parking supply was never more than 60% utilized during peak periods. The largest parking area – the former Jade Pig parking deck – was never more than 50% utilized during peak periods. Furthermore, the study noted that even if the parking deck was removed (which occurred in January 2025), the other parking facilities in the area would be able to absorb that demand. This includes on-street parking, municipal lots, and school lots when they are not in session.

The developer has committed to commissioning a parking study for the site to demonstrate the amount of parking reasonably needed with their proposed plan. Some members of the public have suggested requiring the development to provide more parking than the zoning ordinance or parking study requires as a means to try and mitigate any parking issues the proposed development might cause. Best practices are to find ways to maximize the usage of parking facilities and limit parking demand such as through shared parking, increased multi-modal (transit) use, and providing ample pedestrian facilities.

Tax Increment Financing 

Tax Increment Financing (TIF) is a mechanism that an authorized governmental entity, such as a Brownfield Redevelopment Authority (BRA), can use to capture the incremental growth in taxes to be used for an authorized & approved project.. An example is a property that is currently paying $5,000 in property taxes. If it is redeveloped the property would then be paying $50,000. The difference of $45,000 can be captured by a TIF authority, like a BRA, for the approved purpose. The community will still receive the original $5,000 while the TIF will capture the growth for the approved time. 

For a BRA to capture the incremental tax revenue growth, a property owner must submit an extensive application which requires approval by the BRA Board and the City in a public process. The TIF capture is used to reimburse eligible expenses to the successful applicant, with oversight by the BRA. The amount and time of the capture is set before the project begins and only happens if the developer does the project. Once the approved reimbursement is fulfilled, the capture ends and those funds then go to the community. 

For a more in-depth discussion you can find additional information here.

Brownfield Redevelopment Authority & Tax Increment Financing

On January 6, 2025, the City Commission approved the creation of a Brownfield Redevelopment Authority, a type of TIF authority. In 2023 the State of Michigan, in response to their statewide housing assessment showing a dramatic need for more residential units of all types, amended the existing Brownfield Redevelopment Act to include housing and associated costs as an eligible activity. Prior to the change, the law was limited to only “brownfield” projects, initially populated of contaminated sites. With the addition of Housing as an eligible activity, East Grand Rapids may have use for this tool. A comprehensive FAQ on BRAs can be found here.

Attainable Housing 

Gaslight Investors’ concept plan notes it would like to provide an attainable housing component for their project of 10% of the units. Their initial proposal is for those earning between 100% - 120% Average Median Income within Kent County. Current AMI levels can be found here. The number of attainable housing units, AMI levels, and what kind of units will be part of the Brownfield Redevelopment Authority negotiations as well as the final PUD site plan approval, which will include the final number of units, size and how many bedrooms.  

Additional information will be added to this page as it becomes available. If you haven’t already signed up to receive email or text notifications about the proposed Gaslight Investors project, you can do so at https://www.eastgrmi.gov/list.aspx.