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Sunrise Ministries – Zoning Ordinance Amendment
Chairman Raterink re-opened the public hearing that was tabled last month.
Sid Holwerda, member of Sunrise Ministries, presented their request to rezone 3284 & 3320 Chicago Drive from “CBD-1-G” Central Business District – One – General to “PF” Public Facilities. They have been looking for a semi-permanent home for a meeting place. They are currently meeting at the Pinnacle Center, which will not suit their needs in the near future. They are seeking to sell their property on Shooks Drive. When looking for a spot to relocate, they felt the 32nd Avenue/I-196 corridor would be suitable. The former VerHage property needs cleaning & landscaping, which they would provide. They would add a vestibule. This is not a long-term plan so they do not want to invest a lot. They would like to rezone to commercial after a few years and sell it and move on.
Zach Bennett – senior at Calvin College, Tory Drive – The church is for the young people in need of a place to call home. The Pinnacle Center has been a great place to meet, but doesn’t meet the Kid Zone needs. People want options, this church is non-denominational.
Tim Breen – Sunrise Ministries staff member – There were some rumors that some business owners were concerned about a church moving into the Zeigler property. He spoke with at least 10 owners/managers to verify the accuracy of the rumors and found that no one had any objection.
Stu Kingma – representing S J Wisinski – They have been marketing this property for 1 ½ years. The contract with Dollar General and AutoZone did not work out. It was too close to the Jenison AutoZone and the service road made access difficult. AutoZone may yet be interested. He feels the church would be a good use for the property.
Dan Scheid – CFO of Harold Zeigler Auto – This property is not a good retail site. The church is a good use. The church members will improve the site and bring a lot of people to Hudsonville. The Master Plan is good. M-6 has been good for the community. The traffic flow on Chicago Drive makes this a bad retail site. Presented handouts and stated that the Planning Commission needs to consider the legal rights of religious land use act passed in 2000.
Dave Breen – Pastor at Sunrise Ministries – They would like to be a part of the Master Plan for the downtown area. They are people of passion and vision who can help transform the community. He spoke with architect Dave Verburg, a member of Sunrise, who sees an opportunity to make this an inspiring place.
After all present were given the opportunity to speak, Chairman Raterink closed the public hearing.
Dan Strikwerda read letters received from the Love Family, Al & Ardith Rubingh, and from Harold Zeigler (copies attached). At last month’s meeting it was stated that the goal was to use this property as their church for perhaps 5 years, and when they outgrew the facility they would move to another location and may use this facility for a youth center. There is a possibility that the property will not revert back to commercial zoning. There are not many properties in downtown of this size along Chicago Drive.
Churches produce many benefits. We currently have over 16 churches that meet within our borders, an area of approximately 4 square miles, indicating that the City of Hudsonville is church friendly.
We must consider that this is a key downtown property, and if it would no longer be retail it would add to the strain of downtown. This property is also within our Downtown Development Authority, which captures taxes primarily for the purpose of improving public facilities in the downtown. Roughly 18% of the city is non-taxable and it goes up to 25% when looking at the developed land. Zeeland is only 10%, and Jamestown is just a fraction of that. Thinking long term, if the City of Hudsonville ever voted to allow alcohol, churches and schools within 500’ could cause denial. This is a minor point as it is an unknown.
We are currently in the process of redoing our Master Plan and the intent is for the commercial designation to remain. Goals include improving vibrancy, livability, aesthetic character, and strengthening commerce in our downtown. Downtown viability depends on the sharing of patronage between businesses. Rezoning this property would have a negative impact on these issues.
VanDenBerg – Clarified that if the Planning Commission approved this request it would then be forwarded to the City Commission for final approval.
Westrate – How viable is AutoZone’s renewed interest in this site?
Strikwerda – They are serious about it, but cannot guarantee it will work out.
Leerar – Has our attorney seen these documents presented tonight?
Strikwerda – No, this is our first time seeing them, but he is aware of the Religious Land Use Act.
Leatherman – When considering a rezoning request, he looks at 2 things: what is the Master Plan and what is the current zoning. All properties should be considered, not just 1 parcel. Otherwise it becomes “spot zoning” which is change to meet one specific need. The Planning Commission should then consider if the whole area should be rezoned. Consistency is needed. If the request is denied, it is not because it is a church but because it is “spot zoning”.
VanDenBerg – If we believe that this is viable commercial property, we should not rezone.
Westrate – The church must agree with that thought since tonight they stated they hope to sell it as commercial property when they move on.
VanDenBerg – When will we have more information on that stretch of Chicago Drive?
VanDoeselaar – A meeting is scheduled with MDOT next week. The downtown design provided through the grant received from Ottawa County is almost complete. The State of Michigan will renovate Chicago Drive and they will follow certain guidelines and restrictions because it is a major thoroughfare. Those who have seen the plan are providing us with positive feedback.
Raterink – Will the service drive remain?
VanDoeselaar – Parts may remain, but there will be significant changes.
Dave Breen – Sunrise looked at many sights and this one meets many needs. Parking is available. A mission store was also looking at this sight.
Tim Breen – Feels that the “hope” for having alcohol prevents their “vision” of having a ministry at the Chicago Drive site.
Westrate – Objects to his comments. We have nothing against Sunrise. It has to do with Hudsonville’s future. Alcohol was only mentioned as a minor factor.
Luben – It is a tough situation. All members on the commission are church people and they want to do what is best for their community. Because of the location she does not feel that this is the wisest choice.
A motion was made by Baker, supported by VanDenBerg, to deny the rezoning request for the subject property.
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