1. home and garden
2. gardening and landscaping
3. yard and patio

NEIGHBORHOOD
WORK
PATTERN BOOK
Introduction
T
he citizens of Grand Rapids understand what makes
a healthy community and what needs to be done to
nurture it. Nearly 3,000 residents, business professionals and community leaders participated at more than 250
meetings to develop Grand Rapids’ Master Plan which was
adopted on November 14, 2002. As a result of their efforts,
Grand Rapids now has a vision for its future. This vision includes great neighborhoods, vital business districts, a strong
economy, balanced transportation, a city that enriches our
lives and is in balance with nature, and partnerships to help
us reached our desired goals.
The best way in which to implement the Master Plan is to examine how our
zoning ordinance works to implement the community’s vision. Unfortunately,
our current zoning ordinance falls short of being able to breathe life into the
recommendations that Grand Rapidians worked so hard to create.
The last time the City’s Zoning Ordinance was re-written was in 1969…35
years ago. City Hall and the County building were about to be torn down and
many homes and businesses were being demolished for US 131 and I-196 in
the late 1960s and early 1970s. The auto-oriented thinking of the time still
exists in our current zoning laws. This philosophy is contrary to the community vision contained in the recently adopted Master Plan. A lot has changed
since then…new ways of thinking about development have emerged as people
have realized that the “old” way of zoning does not work well for urban communities like Grand Rapids.
The most drastic revisions to our current zoning ordinance are the result of
trying to preserve the urban character of central city neighborhoods, business
districts and the Downtown. The Urban Business District, Central Business
District Zone (Downtown), R-1A Single Family Zone and the recently adopted
Planned Redevelopment District are all “band-aids”. These were developed to
try to maintain the fabric of our community, allow for new and creative ways
to re-use old buildings and encourage redevelopment. Unfortunately, many
gaps still remain and the disjointed nature of so many revisions has made the
current code very difficult to use. In those parts of the community that were
developed according to the 1969 zoning ordinance, many of the regulations
still work well today. However, as land use changes occur in these areas will
current regulations be good enough to advance the community’s vision for the
future?
Your involvement in the creation of a City Pattern Book will help determine
what type of development is located in your part of the city, as well as those
areas where redevelopment is possible. We encourage you to participate in the
Zone Grand Rapids process, just as so many citizens did with Plan Grand
Rapids, to help create better development regulations for our community. Please
fill out this workbook to provide needed information on your neighborhood
pattern type and areas for change.
T
his Neighborhood Pattern Workbook will provide needed information to City staff about the various land development components that make up your “neighborhood”. This area could be the
block that you live on or own a business, it could include several blocks
around you, or it could be defined more specifically by the boundaries
of your neighborhood or business association. However you define
your “neighborhood” we would like to learn about it!
Please…
• Review the background material provided before answering
the questions.
• Complete the workbook by January 14, 2005.
• Deliver to City of Grand Rapids Planning Department, City
Hall, 300 Monroe 9th Floor, Grand Rapids, MI 49503.
Your information is important. The input that you provide with this
workbook will let the Planning Department know if we are on the
right track and where adjustments need to be made. In addition, the
areas of change information that you provide will contribute to Community Forum #2. Thank you in advance for your participation.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 2
Pattern Book Preparation:
Public Participation Process
The Pattern Book’s three-phase public involvement component began in September 2004 and ends in June 2005. The new zoning ordinance will be drafted
by December 2005.
Phase One: Community Inventory
City staff and our consultant, JJR, have been mapping periods of residential
construction within Grand Rapids to understand typical development patterns. Each of these patterns has a distinct set of physical characteristics that
provide a great deal of information about the character of our community.
During this phase, citizens will be asked to review these community patterns
and determine if they appropriately describe their geographic area. Participants will be asked to react to proposed pattern boundaries and describe zoning issues within their “neighborhood” through the use of a workbook.
Phase Two: Preliminary Pattern Book
The preliminary pattern book will highlight:
• areas/districts where there is agreement on the valued characteristics of
existing patterns and a desire to maintain these basic patterns,
The Zone Grand Rapids Process
A
s part of a grassroots effort to update the City’s Zoning Ordinance, we are asking for your help to create
a City Pattern Book. This Pattern Book will identify the key development components that people believe are
important. Each pattern type will help capture the essential
urban design components necessary to preserve (or create)
the character of an area. For example, Urban Business District zoning in our current code states buildings should be
near the sidewalk with parking located to the side or rear.
These requirements are important to business districts such
as Eastown where pedestrian traffic and the areas’ character
attract people for dining, shopping and entertainment.
• areas/districts where changes in existing patterns are desired, and
• the nature of that change, as defined by Master Plan objectives and
policies.
The Pattern Book will include photographs, diagrams and tables to communicate these preliminary directions. People will have the opportunity to refine
and revise the text at sub-area workshops and a larger community forum.
Phase Three: Visualizing Outcomes
Community participation in Phase Two will uncover those areas where people
disagree. Future scenarios for these priority areas will be developed to show
alternative strategies for new development. Illustrative examples of change areas and their transition from existing conditions to desired conditions will be
provided. Illustrated alternatives will allow people to “visualize” potential development. Then, another series of sub-area workshops will be held and a
finalized pattern book will be developed. This information will serve as a basis
for the new zoning ordinance.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 3
Patterns of Development
Grand Rapids is primarily comprised of four different
neighborhood patterns* that can be readily identified by
development era. The architectural inf luences (Victorian
versus ranch) are as important as the primary mode of
transportation (walking, streetcar, automobile) during a
certain time period. This map was created using City
Assessor information based upon year of construction
for residential properties.
* Based upon preliminary investigations.
Turn of the Century
Neighborhood - 1
1850 - 1900
Early 20th Century
Neighborhood - 2
1900 - 1945
Post War
Neighborhood - 3
1945 - 1970
Late 20th Century
Neighborhood - 4
1970 - Present
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 4
Neighborhood Patterns
Turn of the Century
Neighborhood
Early 20th Century
Neighborhood
Post War
Neighborhood
Late 20th Century
Neighborhood
Development Era
Development Era
Development Era
Development Era
Street Pattern and Block Size
Street Pattern and Block Size
Street Pattern and Block Size
Street Pattern and Block Size
• Grid
• Grid, introduction of curvilinear
• Curvilinear streets, introduction
of cul-de-sacs. May or may not
have sidewalks.
• Smaller blocks (400 feet or less).
• Smaller and medium sized blocks
(400-600 feet).
• Medium (400-600 feet) to large
blocks (600 feet or more).
Turn of the Century
Neighborhood
Early 20th Century
Neighborhood
Post War
Neighborhood
Late 20th Century
Neighborhood
Walkability
Walkability
Walkability
Walkability
Land Use Patterns
Land Use Patterns
Land Use Patterns
Land Use Patterns
Built between 1850 and 1900
in and around the central city.
• Straight connected streets, with
alleys and sidewalk predominant.
• High walkability, connected
street system. Walking distance
generally 15 minutes.
Uses mixed within the neighborhood
and within selected blocks. Housing,
commercial, institutional (churches;
schools) and factories well integrated
(e.g., apartments above stores; factories close to homes). Single- and multifamily housing also integrated with a
broad range of multi-family types (duplexes; townhouses; small apartment
buildings), often located on major
streets and at intersections. Little
green space (or concentrated in small
parks or squares).
Approximately 1900 to 1945.
Developed around street car lines.
Built after World War II,
approximately 1945 to 1970.
• Straight connected streets, with
sidewalks predominant.
• High walkability, connected
street system. Walking distance
generally 15 minutes.
• Reduced walkability, disconnected street system. “Feeder”
streets go into larger arterials.
Uses mixed within the neighborhood
and within selected blocks (apartments/offices above stores). Commercial mixed-use districts located on
streetcar routes within easy walking
distance of residential. Single- and
multifamily housing types integrated
with a range of multi-family types,
often located on major streets and at
intersections. Larger parks within and
on the “outer” edges of neighborhoods.
Substantially reduced integration of
residential and non-residential uses
within the neighborhood and/or on
selected blocks. Commercial clustered
in centers at major intersections and/
or in strip commercial format (28 th
Street); large institutional sites/super
blocks. Some smaller scale multi-family continues to be integrated into
single-family residential areas.
1970 to present.
mately 1945 to 1970.
• Curvilinear streets and cul-desacs. Few sidewalks.
• Large blocks (600 feet or more)
and superblocks (½ - 1 mile).
• Reduced walkability, disconnected street system. “Feeder”
streets go into larger arterials.
Little to no mix of uses within a neighborhood or on selected blocks. Larger
multi-family complexes are separated
from single-family residential areas.
Commercial development increasingly segregated in larger strip centers
or major shopping centers. Institutional and industrial uses are developed on larger tracts or campuses.
Large “natural areas” used as green
space.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 5
Turn of the Century
Neighborhood
Development
Patterns
Architectural
Patterns
1850 to 1900
Vertical Mixed Use
Entry Orientation
• Residential and/or office often
above retail.
• Entries oriented toward the
street. Residential porches or
stoops common.
Lot Width
• Small/narrow lots predominate
(33-50 ft.). Larger lots in
wealthier residential areas.
Entry Definition
Front Setback
Windows
• Narrow setbacks (5-10 ft.) for
worker housing; larger setbacks
(10-25 ft.) in wealthier residential
areas.
• Ample residential windows.
• Commercial buildings typically
located on front property line
(0 ft.)
Building Height
T
he city's older neighborhoods generally have smaller footprint uses on
smaller sites, with front facades for both residential and commercial
uses located close to the sidewalk and parking located to the rear of
the lot and/or on the street. While building uses and heights may vary, transitions in density and scale are usually incremental. These patterns create a
dense, rich urban fabric with a pedestrian-oriented street environment. The
Master Plan recommends that new development be carefully designed to maintain walkability and promote sensitivity to the built context by respecting existing lot sizes, front yard setbacks, building heights and by re-thinking parking
strategies. (See Chapter 10.0, Development Character).
• Commercial buildings
predominantly 2+ stories (office
or residential above retail).
• Industrial lofts 4- to 6-stories.
• Single-family heights vary, with 2
to 2 ½ stories predominant for
single-family.
• Commercial and residential
entries well defined.
• Commercial storefronts facing
the street, windows have high
transparency.
Articulation/massing
• Building mass well articulated
and detailed.
Roof Type
• Flat roofs predominant for multifamily and commercial
development.
• Steeply pitched roofs typical for
single family.
Materials
• Materials vary.
• Multi-family 3-6 stories (including converted industrial lofts).
Parking
• Limited commercial and
residential parking located to the
rear (typically accessed by
alleyways) and on-street.
• Parking screened by buildings.
Early 20th Century
Neighborhood
Development
Patterns
Architectural
Patterns
1900 to 1945
Vertical Mixed Use
• Residential and/or office above
retail.
Entry Orientation
Lot Width
• Relatively small commercial lots
(40-150 ft.)
• Small to medium size residential
lots (33-50 ft.)
Front Setback
• Commercial buildings typically
located on front property line
(0 ft.)
T
Entry Definition
• Commercial and residential entries
well defined.
Windows
• Commercial storefronts facing the
street, windows have high
transparency.
• Ample residential windows.
• Residential setbacks typically 5-15
ft. for multi-family and 10-20 ft.
on single-family lots.
Articulation/massing
Building Height
Roof Type
• Commercial predominantly
2 stories.
he compatibility of new development with the valued characteristics
of existing neighborhoods will require careful attention to the details
of urban design. Today's zoning ordinance provides several examples
(Article 16. Central Business District; Article 16A. Traditional Business District) of how these important issues can be addressed, while still providing
substantial f lexibility for creative design solutions. Urban design standards
can address build-to lines, the orientation and definition of entries, the amount
and proportions of window areas, the articulation of building mass, roof types,
building materials, signs, landscaping and screening. These details determine
the degree of "fit" with the positive characteristics of the existing built context.
• Entries oriented toward the street.
Residential porches or stoops
common.
• Single-family 2-2½ stories, and
multi-family 2-4 stories.
Parking
• Commercial and residential
parking located to the rear of the
lot and on-street. Rear parking
areas typically accessed by
alleyways
• Building mass well articulated and
detailed.
• Flat roofs predominant for multifamily and commercial
development.
• Steeply pitched roofs typical for
single family.
Materials
• Materials vary.
• Parking screened by buildings.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 6
Post War
Neighborhood
Development
Patterns
Architectural
Patterns
1945 to 1970
Vertical Mixed Use
Entry Orientation
• No vertical mix of uses.
• Building entries stil
predominantly oriented to the
street.
Lot Width
• Larger single-use building
footprints.
• Larger commercial properties
(100+ ft.)
• Residential entries less well
defined, though stoops/porches
still appear.
• Larger multi-family lots
(40-150 ft.)
Windows
• Larger/wider residential lots
(40-90 ft.)
Front Setback
• Deeper front setbacks (15-40 ft.)
and wider parkways.
Building Height
• 1-story commercial buildings.
D
evelopment patterns after World-War II changed substantially from
focusing on the pedestrian to the automobile. The city’s “newer”
suburban neighborhoods have a more spacious feel with buildings
located farther from the street and larger lots. Parking areas are no longer
located behind a building but rather at the front of a building, or parallel to
the front. Land uses and residential densities are primarily segregated from
one another. The Master Plan recognizes the value of providing housing choice
and the desirability of a suburban area, particularly for families. Likely areas
of change include “worn” commercial areas that have been out-done by newer
strip shopping centers and shopping malls. These commercial areas may provide for new redevelopment opportunities.
Entry Definition
• Mix of 1- and 2-story residential
buildings (ranch style introduced).
• Windows still face the street, but
take on horizontal proportions
and smaller sizes in some ranch
designs.
Articulation/massing
• Articulation of building mass
and detailing simplified.
Roof Type
• Mix of roof types with shallow
pitches introduced.
Materials
Parking
• Materials vary.
• Commercial parking located in
front yards, between building
and street.
• Residential parking still
predominantly detached and
located to the rear of the
lot; carports in front yard, and
attached garages adjacent to front
façade begin to appear.
Late 20th Century
Neighborhood
Development
Patterns
Architectural
Patterns
1970 to Present
Vertical Mixed Use
Entry Orientation
• No vertical mix of uses.
Lot Width
• Increasingly large, single-use
building footprints.
• Residential entries parallel to, or
behind, parking areas.
• Larger commercial properties
(250+ ft.)
Entry Definition
• Larger multi-family lots
(150-800 ft.)
Windows
• Larger/wider residential lots
(60-120 ft.)
Front Setback
• Deeper front setbacks and wider
parkways.
• Broad (25+ ft.)
T
he larger lots and deeper setbacks in these residential areas give them
a more spacious, suburban feel. While these qualities should be preserved, alternative design approaches that reduce the dominance of
garages on the street and re-emphasize the importance of well defined entries
and windows oriented to the street are needed. In these neighborhoods, the
Master Plan also recommends locating multi-family development within walking distance of transit, strategies for encouraging higher quality design and restructuring existing commercial concentrations (especially those located on
transit lines) as walkable mixed-use centers (see Chapter 4.0 Vital Business
Districts).
• Commercial entries oriented to
parking lots
Building Height
• Commercial properties typically 1story, office buildings 1-4 stories.
• Entries less well-defined.
• Transparency on commercial and
residential development reduced.
Articulation/massing
• Articulation of building mass
and detailing vary.
Roof Type
• Roof pitches vary.
Materials
• Materials vary.
• Mix of 1- and 2-story single-family
homes; multifamily generally 2-3
stories.
Parking
• Commercial parking located in
front yards, between building
and street; increasingly large
parking lots.
• Residential with attached garages
located parallel, or in front of,
front façade; introduction of
"snout" houses.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 7
Where’s Your Neighborhood?
Please identify on one of the four following street maps
the location of your “neighborhood”. This area could be
the block that you live on or own a business, it could
include several blocks around you, or it could be defined
more specifically by the boundaries of your neighborhood
or business association. You pick the area!
My neighborhood is bounded by the following streets:
East
West
North
South
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 8
Where’s Your Neighborhood?
My neighborhood is bounded by the following streets:
East
West
North
South
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 9
Where’s Your Neighborhood?
My neighborhood is bounded by the following streets:
East
West
North
South
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 10
Where’s Your Neighborhood?
My neighborhood is bounded by the following streets:
East
West
North
South
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 11
Existing Land Use Map
Use this map to help answer the land use questions about your neighborhood on Page 13.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 12
What’s Your Neighborhood Pattern?
Please help test the four neighborhood pattern types by marking the number in each category that best describes your
neighborhood. When finished, use the sum of the marked numbers to determine your neighborhood pattern and then answer
the questions on Page 14. Use the maps concerning street patterns (Pages 8-11) and existing land use (Page 12) to help answer
the following questions.
Street
Pattern
Block
Size
Walkability
Distance to
Destination
Parks
Parkways and
Streetscapes
Civic Structures
(Churches, Schools)
Mixed Uses
In a Building
Mixed Uses
On a Lot
Mixed Uses
In a Block
Single-Use Areas
Housing
Diversity
111
2
3
4
Straight, Connected
w/Alleys
Straight, Connected,
No Alleys
Curvilinear,
Some Cul-De-Sacs
Curvilinear,
Many Cul-De-Sacs
111
2
3
4
Small (400’ or Less)
Small-Medium (400’-600’)
Medium-Large (600’ or More)
Superblocks (½ - 1 Mile)
111
3
4
Sidewalks Predominant
Connecting Origins/Destinations
Some/Few Sidewalks; Lacking
Consistent Connections
No Sidewalks or Consistent
Connections
111
3
Less than 15 Minutes Walking
(to Schools, Shopping)
More than 15 Minutes Walking
(to Schools, Shopping)
111
2
4
Small, Often Associated
w/Schools
Medium, Includes
Passive & Active Recreation
Large, Natural Areas
111
2
3
Narrow Parkway (5’ or Less),
Limited Street Trees
Medium Parkway (5’-10’);
Street Trees
Large Parkway (10’ or Larger);
Street Trees
111
3
Small Site in Neighborhood
Large Site Set Apart
from Neighborhood
111
2
3
Many Mixed-Use Buildings
Some Mixed-Use Buildings
One/None Mixed-Use
Building in Area
111
2
3
Many (6 or More) Uses on a Lot
Some (2 - 5) Uses on a Lot
One/None Mixed Uses
111
2
3
Many Blocks
w/Mixed-Uses
Some Blocks
w/Mixed-Uses
One/None Blocks
w/Mixed-Use
111
3
Uses are Mixed
All Uses are Separate
Example:
Retail on Bottom,
Residential Above
Example:
Residential
Buildings w/
Commercial
Storefronts
Example: SingleFamily Residential
Only on a Block
111
2
3
Large Range of Choices (SingleFamily, Two-Family, Multi-Family
Some Choice of Housing Types
Limited Choice of Housing
Types, Similar Price Range
TOTAL ____
12-17 POINTS
18-23 POINTS
24-35 POINTS
36-40 POINTS
Turn of the Century
Neighborhood
Early 20th Century
Neighborhood
Post War
Neighborhood
Late 20th Century
Neighborhood
1850 - 1900
1900 - 1945
1945 - 1970
1970 - Present
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 13
What’s Your Neighborhood Pattern? (continued)
After totaling your point score, does the corresponding neighborhood pattern accurately reflect your area? Yes____
Somewhat ____ No ____ If not, what makes your area different from the neighborhood pattern?_______________________
_____________________________________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Is there another neighborhood pattern that more closely reflects your area?___________________________________________
_________________________________________________________________________________________________________________
Do you have more than one neighborhood pattern? If so, what are they?_____________________________________________
_______________________________________________________________________________________________________________
How closely does the Patterns of Development Map on Page 4 reflect your area? On the space below please draw a map that
illustrates where there is a dividing line between different pattern types in your neighborhood if they exist. ____________________
_______________________________________________________________________________________________________________
Do we need another, or more, neighborhood pattern(s)?___________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Could any of the four patterns be combined? ____________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Additional comments: ______________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Please draw a map that
illustrates where there is a
dividing line between different
pattern types in your
neighborhood if they exist.
N
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 14
Development and
Architectural Patterns
T
here are a number of
different elements
that can further define a neighborhood pattern
beyond streets and land use.
Development and architectural patterns help describe
the physical environment of
an area and work together to
create the “character” of a
neighborhood.
Elements that contribute to the physical development pattern of a neighborhood include:
• Lot size/lot width
• Front setback
• Building coverage of a lot
• Building height
• Off-street parking
On the following pages, please respond to which measurement best
characterizes development in your
“neighborhood”. Again, this area
could be the block that you live on or
own a business, it could include several blocks around you, or it could be
defined more specifically by the
boundaries of your neighborhood or
business association. It is that area
which you defined on Pages 8-11 of
this workbook.
If you decide to take physical measurements of your area, please feel free
to include this valuable information
adjacent to each pattern element. If
photos help capture the character of
your neighborhood please submit
these with your completed workbook.
At the back of the workbook is a glossary for your use that provides a definition for each element.
Architectural details include:
• Entry orientation
• Entry definition
• Windows
• Building articulation/massing
• Roof type
• Materials
Development Patterns
Please fill in the circle that best corresponds to the description of your neighborhood.
Lot Size/
Width
Small
Medium
Large
Very Large
(28 - 39’ Wide)
(40 - 59’ Wide)
(60 - 80’ Wide)
(80’+ Wide)
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Front
Setback
0 - 10’
10 - 20’
20-30’
Over 30’
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 15
Development Patterns
Please fill in the circle that best corresponds to the description of your neighborhood.
Building
Coverage of Lot
75% or More
About 50%
About 30%
Less than 30%
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Building
Height
Predominantly
2 to 4 Story
Predominantly <Mix> Predominantly
Over 4 Stories
1 Story
2 Story
Single-Family.................................. m
................ m
.............. m
.................................... m
................................... m
Multi-Family................................... m
................ m
.............. m
.................................... m
................................... m
Commercial/Mixed Use .................. m
................ m
.............. m
.................................... m
................................... m
Institutional.................................... m
................ m
.............. m
.................................... m
................................... m
Industrial ........................................ m
................ m
.............. m
.................................... m
................................... m
Off-Street
Parking
Surface Lot Screened
Surface Lot located
Detached Garage to
Attached Garage at
by Building
between Building/Street
Rear of Lot
Front Facade
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Off-Street
Parking
(continued)
Garage Projects beyond
Surface Lot Size
Surface Lot Size
Surface Lot Size
Front Facade
Small
Medium
Large
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 16
Architectural Patterns
Please fill in the circle that best corresponds to the description of your neighborhood.
Entry
Orientation
Porches/Stoops
Oriented
Oriented to
Oriented
towards Street
Parking Lot
to the Side
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Entry
Definition
Hidden
Well
Less
Defined
Well Defined
Single-Family.................................. m
..................................... m
.................................... m
Multi-Family................................... m
..................................... m
.................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
Institutional.................................... m
..................................... m
.................................... m
Industrial ........................................ m
..................................... m
.................................... m
Windows
Ample Windows
Fewer/Smaller
Horizontal Window
Vertical Window
Facing the Street
Windows on Street
Proportions
Proportions
Single-Family.................................. m
..................................... m
.................................... m
................................... m
Multi-Family................................... m
..................................... m
.................................... m
................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
................................... m
Institutional.................................... m
..................................... m
.................................... m
................................... m
Industrial ........................................ m
..................................... m
.................................... m
................................... m
Building
Articulation/
Massing
Well Articulated
Simplified Massing
Smaller Components
and Detailed
and Detailing
on Large Buildings
..................................... m
.................................... m
Single-Family.................................. m
Multi-Family................................... m
..................................... m
.................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
Institutional.................................... m
..................................... m
.................................... m
Industrial ........................................ m
..................................... m
.................................... m
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 17
Architectural Patterns
Please fill in the circle that best corresponds to the description of your neighborhood.
Roof
Type
Steep Pitch
Shallow Pitch
Flat
Single-Family.................................. m
..................................... m
.................................... m
Multi-Family................................... m
..................................... m
.................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
Institutional.................................... m
..................................... m
.................................... m
Industrial ........................................ m
..................................... m
.................................... m
Materials
Predominantly
Predominantly
Mostly Masonry
Clapboard (Horizontal)
Vertical Siding
(Brick, Stucco)
Single-Family.................................. m
..................................... m
.................................... m
Multi-Family................................... m
..................................... m
.................................... m
Commercial/Mixed Use .................. m
..................................... m
.................................... m
Institutional.................................... m
..................................... m
.................................... m
Industrial ........................................ m
..................................... m
.................................... m
Development and Architectural Patterns Questions
Are there other development or architectural elements that you think are important to examine? If so, what are they? _______
_____________________________________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What two elements that contribute to development patterns do you think are the most important? Why? __________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What two elements that contribute to development patterns are the least important? Why? ___________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What two elements that contribute to architectural patterns are the most important? Why? ___________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What two elements that contribute to architectural patterns are the least important? Why? ___________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Additional comments: ______________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 18
Areas of Change
C
itizens discussed where there were opportunities for
change in their neighborhood during Plan Grand
Rapids. Identification of these change areas helped
to focus discussion on where the community could expect, or
would like to see, change happen in the future and the nature
of that change. Change happens quickly, as you will note when
examining the “Opportunities for Change” maps on Pages
21-23. These maps were prepared during the Plan Grand Rapids process in the Spring of 2001 and address those places
where changing conditions could be found in the city’s neighborhoods, business areas and the larger community. Many
recommendations cited by citizens have already happened!
As a result of the community’s input, a number of significant recommendations were developed in the Master Plan. Several key recommendations are
listed on the following page alongside Grand Rapids’ Future Land Use map.
The future land use map is intended to be a guide for land development over
the next 20 years and is not ref lective of actual zoning districts within the city.
The future land use map is very general in nature. This was done on purpose
to extend the life of the Master Plan and the map. A zoning map, however, is
much more specific. A zoning map actually defines parcel by parcel what types
of uses are permitted and the development regulations that apply to each piece
of land within the city.
The existing land use map (Page 12) shows the kind of land uses that are
currently in existence on a particular piece of land. The future land use map
(Page 20) shows what the community would like to see in the future. When
these two maps are compared there are noticable you differences. If the City’s
official Zoning map was added into this mix you would see even more discrep-
ancies where our current zoning laws don’t match up to land uses that presently exist or to those that we would like to see in the future. Because the
zoning map information is so detailed (59 pages alone), it has not been included in this workbook.
Your participation in this portion of the workbook is crucial to assist city
staff in understanding those areas where you anticipate things will stay the
same and where change will occur, and what that change should be. This
input may help direct how future zoning districts are defined and where their
boundaries are located.
To illustrate these areas of change you may either provide street boundary
names (East, West, North and South), draw a new map, use the street maps
provided on Pages 8-11 or download parcel maps over aerial photos from the
City’s website at: www.ci.grand-rapids.mi.us . If you click on the banner titled
“maps” and enter as a guest you can look at parcel information. The toolbar
on the right-hand side will help to navigate the site.
A
s you define the portions of your neighborhood that will stay the
same and those where change is anticipated, please try to select
areas not individual sites. For example, if you are thinking of a neighborhood business area please do not select one particular building to
change but look at an entire block. Should the block remain the same
with a mix of commercial and residential uses or should it be converted to all commercial uses or all residential dwellings? Think also
about a change in physical form…perhaps row houses would be an
appropriate replacement for an area that has experienced a mass conversion of single-family homes into multi-family units.
Areas of Change Questions
First, let’s rule out those areas where you don’t anticipate change to happen. Are there parts of your neighborhood that you would
like to see stay the same? If so, where? ________________________________________________________________________
_____________________________________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Which neighborhood pattern type best depicts this area? __________________________________________________________
Next, where do you think change will happen in the next five or ten years? Please define in terms of blocks or small geographic
areas, not by one particular parcel or building. You may also wish to refer to the Master Plan recommendations and the input
received from the Master Plan process (see Pages 20-23) for additional ideas. ___________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What kinds of land uses and/or building types would you like to see in these change areas? ___________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
What should this new development look like? Please refer to the development and architectural patterns section for ideas.
________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 19
Future Land Use Map
The Future Land Use Map depicts desired land use
patterns for the future. Traditional Business Areas
(TBAs), Mixed-Use Centers (Neighborhood, Village, and
Sub Regional) and those areas identified as Mixed-Use
Areas (A-E) are the most likely places in the city where
the Master Plan anticipates change to occur.
Adopted November 14, 2002
The City of Grand Rapids
Master Plan Recommends:
• Maintain Downtown as the regional mixed-use center;
• Create transit-oriented mixed-use centers;
• Make Grand Rapids a competitive housing location;
• Design streets to enhance safety, create image corridors, and
accommodate pedestrian and bicycle needs;
• Provide a choice of neighborhood types, each with an expanded range
of housing opportunities;
• Expand green space and recreational opportunities;
• Support mixed-income neighborhoods;
• Protect valued natural resources and improve stormwater management;
• Promote quality urban design and neighborhood character
preservation;
• Increase community and regional collaboration;
• Prepare development character guidelines; and
• Coordinate the location of higher density residential development and
job centers with transit routes;
• Reorganize traditional business areas into a series of compact retail/
mixed-use cores linked by higher density residential/mixed-use
connectors;
• Promote the preparation of area-specific plans as a means to provide
closer analysis of specific mixed-use areas to maintain community
character and quality of life.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 20
Opportunities for
Change
Neighborhoods
Participants at seven area-specific meetings
across the city identified and mapped nearly 400
opportunities for change that were combined
into city wide maps and tables listing anticipated,
desired or feared changes.
This information was synthesized into more
general types of opportunities for change for
discussion at Plan Grand Rapids Community
Forum #2. There, participants confirmed (and
added to) the types of opportunities for change
and identified those considered most important
to the future of the city’s neighborhoods. The
results are summarized below:
• Protect, sustain and revitalize neighborhoods.
• Improve compatibility between residential
and non-residential uses.
• Address possible school closings and
building/property reuse.
• Encourage appropriate infill housing in
older neighborhoods.
A number of changes have occurred since the
creation of the Master Plan including:
• Revitalization plans for the D.A. Blodgett
building by Fairmount Square Partners.
• New home construction in the Baxter
neighborhood and plans for a new park.
• Down-zoning of the SWAN neighborhood.
• Preservation of Jefferson Elementary School.
Specific “change” recommendations that correspond to the above map which have yet to be implemented include:
NUMBER
1-N-1
1-N-2
1-N-3
1-N-6
1-N-7
1-N-8
1-N-9
1-N-12
1-N-14
1-N-17
1-N-18
2-N-1
WHERE
Seward Ave. Corridor
Leonard/Davis Meat Packing
Library
Covell corridor neighborhood
Turner
Shamut School tree farm
Druke residence property
146 Le xington
821 LK. Michigan Drive
NE corner Fulton/Gold
GVSU campus expansion
Landlocked fields between Aberdeen and 3 mile Rd.
2-N-2
2-N-3
2-N-5
Single family W. of Leffingwell
G.R.P.S bus depot E. of College S. of Leonard.
Kent Hills Country Club,
SE corner of Plainfield/Knapp
Romence Gardens South of Michigan Street
Leonard St. Corridor
Olds Manor
Heartside Manor
Wealthy/ Jefferson
Mid-Town
Mayfield school
Baldwin and Hermitage
Visser area
Alger Heights residential
Vacant/Boarded/Graffiti
Barth/Wealthy
Vacant City Lot
Giddings/Thomas
Grandville Ave.
Campau Commons
Hall and Jefferson
Deleware, Jefferson, and Cass
Buchanan Trailer Park
Parcel near 28 th St. & Division
2-N-6
2-N-9
3-N-1
3-N-3
3-N-5
4-N-1
4-N-4
4-N-5
4-N-6
5-N-1
6-N-6
6-N-7
6-N-8
6-N-10
7-N-1
7-N-3
7-N-6
7-N-7
7-N-9
7-N-10
HOW
Tie Renaissance. Zones
Help
>
Preser ve, prevent
>Improve, beautify
>
>
>
Relocate “heavy commercial”
>
Develop, preser ve
Study
Restore, reuse
Preser ve, develop
Develop, preser ve
Study
Preser ve, redevelop
Redevelop
Redevelop, infill
Revitalize
Preserve, reuse
Revitalize
Support
Reduce or prevent
>
>
Build
Renovate
Redesign
Rehab
Rehab, develop
Redevelop
Study, redevelop
WHAT
What will it look like? Fit into neighborhood.
More pedestrian friendly neighborhood.
Coordination.
Change. Maintain the area.
Redevelopment/beautification. Study streets and aesthetics.
Future?
Develop?
Reuse
Building not appropriate in a residential area.
Clean up.
Threat to residents along Fulton. Coordinate with neighborhood.
Consistent with single family res. to South and West; multifa mily to North.
Open space connected to Huff Park system.
Long-term prospect for narrow and deep lots with single family homes
Green space of carrier creek ravine. Public facility less disruptive of re sidential uses.
Green space, undeveloped “natural”. Some housing.
Residential compatible to nearby single family. Open space potential.
Corridor studies RE: Single family dwellings and major traffic arterial.
Use as a residential property or as a hotel property.
Neighborhood area.
Housing Improvements
Rental housing. Develop a good neighborhood.
Redevelop and beautify these things.
Redevelop the area.
Street home
Senior citizen housing.
Revitalize area.
Add more park and landscaping to the front.
Tear down and infill. Add mixed density housing.
Continue housing ICCF Targeted housing code enforcement.
To respect residential.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 21
Opportunities for
Change
Economy
Participants at seven area-specific meetings
across the city identified and mapped nearly 400
opportunities for change that were combined
into city wide maps and tables listing anticipated,
desired or feared changes.
This information was synthesized into more
general types of opportunities for change for
discussion at Plan Grand Rapids Community
Forum #2. There, participants confirmed (and
added to) the types of opportunities for change
and identified those considered most important
to the future of the city’s economy. The results
are summarized below:
• Make the Grand River a centerpiece of the
economy (for example, by the addition of
housing and mixed-use).
• Convert existing industrial, commercial and
institutional buildings to alternative uses.
• Support small business.
• Manage institutional growth for
neighborhood compatibility.
A number of changes have occurred since the
creation of the Master Plan including:
• Reuse of the water filtration plant on
Monroe for offices.
• Purchase and redevelopment of the Speedy
Mart at Wealthy and Fuller SE.
• Creation of a new golf course near Covell
and 196 and reuse of the Domtar site for
Millenium Park.
Specific “change” recommendations that correspond to the above map which have yet to be implemented include:
NUMBER
1-E-1
1-E-2
1-E-3
1-E-7
1-E-12
1-E-13
1-E-17
1-E-23
1-E-24
2-E-1
2-E-3
2-E-4
3-E-1
3-E-2
3-E-6
4-E-2
4-E-4
4-E-5
4-E-6
5-E-1
5-E-2
5-E-3
5-E-4
5-E-5
5-E-6
5-E-7
5-E-8
5-E-9
6-E-1
6-E-3
6-E-4
7-E-1
7-E-6
7-E-7
7-E-8
7-E-9
7-E-10
7-E-11
7-E-12
7-E-13
7-E-15
WHERE
HOW
Seward Ave. Corridor
Tie Ren. Zones
Ann & Turner part of Ren. Zone #1
Connect
Used car grave yard @ Anne & Turner
Reuse
Alpine/ 9th comm. buildings
>
Shamut School tree farm
>
Druke residence property
>
NE corner Fulton/Gold
>
Hemlock Junk yards & city impound lots, Padnos
Create
Old A & P warehouse
>
Baker Furniture Bldg. on Monroe
Renovate, revitalize
Creston Library building
Preserve, reuse
Automotive training facility NE corner Leonard/Ball Study
Olds Manor
Preser ve, redevelop
Post office
Preserve, reuse
FIA site
Redevelop, reuse
Michigan/Diamond
Redevelop
Mayfield school
Preserve, reuse
Corner of Fulton & Carlton
Reuse
Retail strip from Eastern to Carlton
Develop
Claston office site
Metro hospital
Preser ve, redevelop
Kentwood Town Center
Develop
Boston Square
Reinvest
Kalamazoo N. of 28 th
Develop
Kalamazoo Development site
Preserve
Meijer @ 28th
Preser ve and redevelop
Town and Country
Develop
44 th and Kalamazoo
Revitalize
Diamond/Lake; Wealthy/F uller;
Franklin/Neland; Jefferson/Franklin.
Convert
Wealthy/Fuller
>
Brother Love site
>
Grandville Ave.
Delta Properties
Revitalize
Job corps
Renovate and landscape
Cottage/Madison
Design
Cottage Grove/1577-1555 Jeffer son
Rebuild
Dexter lot warehouse
Remove
Junk car place
Replace
Older buildings
ERB Lumber
Redevelop
28 th Street corridor
Revitalize
WHAT
What will it look like? Fit into neighborhood.
To renaissance zone #2.
?
Reuse.
Future?
Develop?
Clean up.
High tech corridor.
Develop.
Mixed-use dev elopment; reesidental and office spaces with river walk orientation.
Potential for retail and commercial
Commercial corridor or commercial focus and center.
Use as a residential property or as a hotel property.
As a Post Office, examine options.
Clean up.
Brownf ield? Retail uses.
Business.
Renew commercial uses.
Interesting possibility
Needs a facelift. New businesses. Home improvement theme.
Renew commercial uses. Develop as driving range.
Corner as open space.
Needs a face-lift is old and outdated.
Needs development. Reinvest and renew commerial uses
Upgrade and improve commercial area
Convert vacant gas station. Explore other commercial use. Franklin/Lafayette needs a bus stop.
Redevelop the area.
Redevelop this site after he retir es in order to keep it an asset for the community.
Revitalize area.
The outside.
Relocate entrance and add landscaping and trees “de-institutionalize” appearance.
Improve image. Possible tech zone.
Manufacturing (Renaissance Zone).
Outdoor storage and clean up, add jobs. Potential relocation center.
Respect and reuse them.
Study
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 22
Opportunities for
Change
Neighborhood Businesses
Participants at seven area-specific meetings
across the city identified and mapped nearly 400
opportunities for change that were combined
into city wide maps and tables listing anticipated,
desired or feared changes.
This information was synthesized into more
general types of opportunities for change for
discussion at Plan Grand Rapids Community
Forum #2. There, participants confirmed (and
added to) the types of opportunities for change
and identified those considered most important
to the future of the city’s business areas. The
results are summarized below:
• Establish/preserve public spaces.
• Reuse specific buildings for retail or other
business use.
• Encourage building repair, renovation and
façade improvement.
• Adaptively reuse commercial buildings for
office, housing or mixed-use.
• Emphasize traditional business district
character.
A number of changes have occurred since the
creation of the Master Plan including:
• Redevelopment of vacant property near
Madison/Hall into mixed-use development.
• New Easthills Center at the “Center of the
Universe”.
• Reopening of the 7-11 on West Fulton.
Specific “change” recommendations that correspond to the above map which have yet to be implemented include:
NUMBER
1-B-2
1-B-3
1-B-4
1-B-7
1-B-9
1-B-10
1-B-12
1-B-13
1-B-15
2-B-2
2-B-3
2-B-4
2-B-5
3-B-2
4-B-3
4-B-5
4-B-6
4-B-7
4-B-10
5-B-1
5-B-2
5-B-3
5-B-4
5-B-5
5-B-6
5-B-7
5-B-8
6-B-1
6-B-3
6-B-7
6-B-10
6-B-11
6-B-12
6-B-13
6-B-14
6-B-15
6-B-15
6-B-16
6-B-17
7-B-1
7-B-2
7-B-3
7-B-4
7-B-5
7-B-6
7-B-7
7-B-14
WHERE
Leonard/Davis Meat Packing
Leonard business corridor
Johnson’s car lot
Alpine/ 9th comm. buildings
Bridge St. business corridor
Archer y facility
Straight/W. Fulton
Polish Deli at Garfield/Watson
Old A & P warehouse
Plainfield Ave., Spencer to Sweet
Creston Library building
Weidenfeller site. SW corner of Spencer North
Division/Plainfield fr Coldbrook to Leonard/North
Wealthy/Jeffer son
Wealthy and Arthur parking lot
Corner of Fulton & Carlton
Retail strip from Eastern to Carlton
BP at Diamond & Lake
Kent Records
Calvin College area
Seymour Square
Burton/Eastern
Boston Square
Alger Heights commercial
NW Corner of Burton and Madison
44 th and Kalamazoo
Town and Country
Diamond/Lake; Wealthy/Fuller;
Franklin/Neland; Jefferson/Franklin.
Eureka/Sigsbee
Barth/Wealthy
Norwood/Lake
Eastern/Logan
Vacant lot with phones
Commercial building
Dees (empty)
Next to gas st ation
Store front 831 Franklin
Franklin/ Dolbee
Fr anklin/Eastern Business
Firebarn
Vacant
Sheldon/Franklin
No fault insurance
Mulrihill Dodge (vacant)- bus storage
Bait Shop
Old Library
Burton to 28 th on Division
HOW
Help
Upgrade
>
>
Upgrade
Repair
>
>
>
Restore
Preser ve and reuse
Clear and redevelop
Convert buildings
Redevelop, infill
Use, develop
Reuse
Develop
Redevelop
Use
Develop
Preser ve, redevelop
Expand
Reinve st
Reinvest
WHAT
More pedestrian friendly neighborhood.
Historic business area.
Redevelop (gas).
Reuse.
Historic business area.
Broken windows etc.
Revitalize.
Reuse.
Develop
Commercial area buildings. Historic appearance and neighborhood commercial ser vic e.
Potential for retail and commercial.
Abandoned commercial buildings into housing.
Connection of N. Monroe revitalization to Plainfield. N ew commercial uses.
Revitalize
Develop
Retail or other.
Brownfield? Retail uses.
Business
New gas station with convenience, combine with property next store.
Underutilized, use for housing.
Retail ser vice area adjacent to campus.
Renew commercial uses.
Develop safety. Clean up and expand. Business growth. Create long term stability
Needs a facelift. New businesses. Home improvement theme.
Enhance and preser ve density. Mixed-use apartments upstairs. More activity and people
Intrusion in the neighborhood. Needs maintenance. OK for other active businesses.
Upgrade and improve commercial area
Needs development. Reinvest and renew commerial uses
Convert
Store front repair.
>
Spruce up
Renovate
>
New use
New use
New use
New use
Store fronts in need of repair.
>
Reuse
Redevelop
Clear
Renovation
Reuse
Demolish
Convert
Create
Vacant gas station. Explore other commercial use. Franklin/Lafayette needs a bus s top.
Housing Rental OK. Duplex potential. Maintenance is a key concern.
Redevelop the area.
Keep viable commercial area; yet improve the rest of this street.
Mixed use; apartments upstairs and commercial down.
Improve this area, it could be safer.
Farmer’s market
Fix parking
This space could be developed for office use.
Develop this space into a store front.
Housing! Several units
Revitalize.
Commercial or ser vice area, mixed use not just housing.
Commercial.
Mixed use.
Façade renovation.
Teen center, workout facility, people friendly area.
Get rid of the building all together.
Day care center or community resource.
Renaissance zone.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 23
Additional Zoning Issues
Within this workbook we have covered many of the key elements covered by a zoning ordinance such as the placement of buildings,
the location of parking and land uses. Are there any other zoning issues that were not addressed by this workbook that you would
like to provide comment on? ___________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________
Glossary
Auto-Oriented: Commercial development
along major arterial(s) and in other suburban
style shopping centers that gives little recognition to the needs of the pedestrian, cyclist
and transit users. Some other characteristics
of auto-oriented development include large
parking lots located between commercial
buildings and the street, signs scale to catch
motorist attention and multiple driveway curb
cuts that can create safety conf licts.
Block Face: The abutting properties on one
side of a street between the two nearest intersecting or intercepting streets, or nearest intersecting or intercepting street and railroad
right-of-way, unsubdivided land, watercourse
or city boundary.
Building Articulation/Massing: The size and
detail of a building. A large building can be
designed in a manner that reduces its apparent bulk by dividing the building into smaller,
human-scaled elements.
Building Coverage: The amount of land that
is “covered” by a building, expressed as a percentage of the total lot area.
tially scaled office (with possible first f loor
retail) that increase the population density
within walking distance of the core(s).
Character: The unique character of a neighborhood is derived from the composition and
juxtaposition of a variety of elements, including streets, blocks, uses and buildings..
Entry Definition: An entrance is the transition from the exterior to the interior of a building. This “entry” point can be architecturally
defined on a building through the use of a
pitched roof, varied building materials, stoops,
landscaping or other means.
Commercial (Land Use): Activity involving
the sale of goods and services carried out for
profit. Commercial uses may be small scale,
such as a corner store, or may be as large as a
regional shopping mall and vary in intensity.
Other uses typically considered as commercial include: motels, restaurants, department
stores, gasoline stations, automobile repair,
and dry cleaning.
“Cores and Connectors”: A strategy for
strengthening Traditional Business Areas by
concentrating retail uses in Mixed-Use cores
to create shopping destinations linked by connectors of higher density housing and residen-
Entry Orientation: The orientation of the
primary entrance to a building.
Future Land Use Descriptions: The portion
of the Master Plan that describes planned land
uses and areas for change. The descriptions
illustrate what types of land uses are appropriate within a given geographic area, points for
consideration, and desired outcomes for the
future.
Future Land Use Classifications (as used in
the Master Plan):
• Low Density Residential - An area
designated for housing developed at a
density of 1 to 4.9 dwelling units/acre.
• Medium-Low Density Residential - An
area designated for housing developed at a
density of 5 to 9.9 dwelling units/acre.
• Medium Density Residential - An area
designated for housing developed at a
density of 10 to 14.9 dwelling units/acre.
• High Density Residential - An area
designated for housing developed at a
density of 15 and more dwelling units per
gross acre (14 to 20 units/acre desired with
40 units/acre the absolute maximum).
• Commercial - An area designated for retail
business or ser vice establishments that
supply commodities or perform services.
Any activity involving the sale of goods or
services carried out for profit, including for
example, retail shops, restaurants, hotels,
entertainment, offices and a range of
personal and professional services.
Glossary, continued...
• Downtown -The largest, most intensively
developed, mixed-use area within the City
of Grand Rapids, containing government
offices, service uses, professional, cultural,
recreational, entertainment, residential,
hotel and retail uses.
• Office - A sub-category of commercial land
use, designated for the conduct of the affairs
of a business, profession, service, industry,
or government in buildings generally
furnished with desk, tables, files and
communication equipment.
• Industrial - An area designated for the
manufacturing, compounding, assemblage
or treatment of articles, or materials.
• Institutional - An area designated for forprofit and nonprofit, religious or public use,
such as a church, library, public or private
school or college, hospital; or a government
owned or operated building, structure, or
land used for public purpose.
• Mixed-Use - An area designated for the
development of a combination of
complementary and integrated uses, such
as, but not limited to, residential, office,
manufacturing, retail, public or
entertainment, in a compact urban form.
• Traditional Business Area - Typically
located along transit routes, TBA’s area
areas designated for a mix of civic and retail
uses at street level, with apartments and/or
offices on the upper f loors of multi-story
buildings. A TBA generally has structures
that are built on the front property line and
have shared side walls (or are built with
minimal side yard setbacks). The buildings
are typically 2 -3 stories in height and sit on
relatively narrow lots. Off street parking is
limited or located to the rear of the
building. As a result, TBAs created a
human-scale and pedestrian-friendly
environment where retail, jobs and services
are available within easy walking distance
from many homes.
• Parks/Greenspace - A tract of land,
designed and used by the public for active
and passive recreation.
Industrial (Land Use): Industrial uses that
meet the performance standards, bulk controls
and other requirements established in an ordinance. These uses are generally defined in
terms of intensity and impact, with light industrial uses being more intensive than most
commercial uses, but less intensive than heavy
industrial.
Lot Width: The dimension of a lot as measured parallel to the frontage line.
Land Uses: The purpose to which a parcel of
land is being put. Examples of uses include:
residential, commercial, industrial and recreational.
Master Plan: A comprehensive, long-range
guide for future growth and physical development in a community. State enabling act
requires a valid zoning ordinance to be based
on an adopted master plan. The purpose of
the plan is to promote public health, safety
and general welfare, as well as quality of life.
Materials: Building materials can provide visual entrance and scale to a structure. Materials may include brick, stucco, stone, wood or
aluminum siding, etc. Ref lective finishes located at the ground level can detract from
pedestrian-oriented areas.
Mixed-Use: The combination of different
types of land use such as residential, commercial, office, industrial and/or institutional into
one building, area or project. Mixed-use redevelopment promotes comprehensive revitalization through retention or addition of housing,
services and jobs.
Mixed-Use Centers - A mixed-use area that
includes: shops, services, offices, restaurants,
entertainment, civic and residential uses in
buildings that are oriented to the street. Mixeduse cores also include transit stops, public
spaces for shared activities, a connected street
system that defines small blocks designed for
walkability, with linkages to surrounding
neighborhoods. A range of housing types for
people of different incomes is encouraged.
• Neighborhood Mixed-Use Center: A
pedestrian-oriented,
mixed-use
development, located on a transit line, that
serves as the focus of a single neighborhood
or several neighborhoods.
• Village Mixed-Use Center: A pedestrianoriented, mixed-use development, located
on a high frequency service transit route,
that serves several neighborhoods.
• Sub-Regional Center: A pedestrianoriented, mixed-use development, located
on a high frequency ser vice or express
transit route, that serves a sub-area of the
city (several “villages”) and may also serve
areas outside the city.
Plan Grand Rapids: City of Grand Rapids
process to involve the citizens of Grand Rapids in the writing of a new community Master
Plan.
Residential (Land Use): A building or parcel
of land used for housing. This can include
detached one-family housing units, or multifamily arrangements including two units; three
or more units; apartments, row houses,
townhouses, condos, etc.
Roof Pitch: The slope of a roof expressed as a
ratio of its vertical rise to its horizontal rise.
Setback (front): The distance from the front
property line to the face of the house.
Scale: Refers to how the dimensions of a structure relate to the dimensions of any adjacent
structures. Building proportions (length to
width to height) should be compatible with
surrounding buildings. Building height should
be compatible with adjacent structures, especially on the street frontage and at neighborhood edges. The overall form of a building is
also important in evaluating the compatibility of new structures.
Site Details: Refers to any enhancement, or
special features to a site that increases lighting, visibility, aesthete, or security. Site details
may include lighting, signs, fencing, screening walls, special paving, or awning can help
to create a clear identity, visual interest and a
sense of human scale. To be effective in promoting compatibility, the choice of site detail
elements and the way in which they are used
should be coordinated.
Streets and Blocks: The physical structure of
a neighborhood is defined by its network of
public streets (including alleys). The street
pattern can vary from a small-scale grid of
streets to curving streets and cul-de-sacs.
Transit Oriented Development (TOD):
Mixed-use, higher density development centered on existing or new transit lines that are
also designed to create an environment that
encourages walking and cycling. Transit-oriented development locates people near transit shopping and ser vices to decrease
dependence on driving. The purposes of TOD
are to reduce the use of single-occupant vehicles by increasing the number of times
people walk, bicycle, carpool, vanpool, or take
transit.
Traditional Business Area (TBA): see definition under Future Land Use Classifications.
Traditional Business District: A zoning classification for business districts offering goods
and services that meet the daily needs of the
neighborhood and other uses that are compatible with adjoining uses. The district’s intent is to protect the traditional character of
the business area (i.e. existing commercial
structures and lots, including its residential
components) and to encourage pedestrian
access to and within the business area.
Transit: The movement of people by public
conveyance in a high occupancy vehicle, including busses, car pool or vanpools, light rail,
streetcars and trains.
Urban Business District: A zoning classification for a general commercial district that
contains uses that are appropriate to the physical design of the existing buildings and are
compatible with adjoining uses. The district’s
intent is to protect the traditional character
of the business area and to encourage pedestrian access to and within the business area.
Walkable/walkability: A combination of land
use planning and urban design characteristics
that allow and encourage walking (and cycling)
as an alternative to driving.
Zone Grand Rapids: City of Grand Rapids
process to involve the citizens of Grand Rapids in the creation of a City Pattern Book to
shape the writing of a new zoning ordinance.
Zoning: An important tool used in shaping
and forming community growth and redevelopment in a manner consistent with the master plan. It regulates various aspects of how
land may be used.
Zoning Ordinance: A zoning ordinance consists of two parts - the district map and the
written text. The text sets out the purposes,
uses and district regulations for each district,
the standards for special land uses and for
general administration. The zoning map
graphically illustrates the zones or districts into
which all of the land within the community
is classified.
Zone Grand Rapids • Neighborhood Pattern Work Book • Page 24
This workbook prepared by:
Name:
Address:
E-mail:
Project Partners
Community partners include The City of Grand Rapids Planning Department, Right Place, Inc., Grand Valley Metro Council, neighborhood and business associations and the Neighborhood Business Specialist Program. Project funders are The City of Grand Rapids, Frey
Foundation, Dyer-Ives Foundation, Grand Rapids Community Foundation and Community Development Block Grant funds.