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Zone Grand Rapids • Neighborhood Pattern Work Book •

Introduction

The citizens of Grand Rapids understand what makes

a healthy community and what needs to be done to

nurture it. Nearly 3,000 residents, business profes-

sionals 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 in-

cludes 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 ourzoning ordinance works to implement the community’s vision. Unfortunately,our current zoning ordinance falls short of being able to breathe life into therecommendations that Grand Rapidians worked so hard to create.

The last time the City’s Zoning Ordinance was re-written was in 1969…35years ago. City Hall and the County building were about to be torn down andmany homes and businesses were being demolished for US 131 and I-196 inthe late 1960s and early 1970s. The auto-oriented thinking of the time stillexists in our current zoning laws. This philosophy is contrary to the commu-nity vision contained in the recently adopted Master Plan. A lot has changedsince then…new ways of thinking about development have emerged as peoplehave realized that the “old” way of zoning does not work well for urban com-munities like Grand Rapids.

The most drastic revisions to our current zoning ordinance are the result oftrying to preserve the urban character of central city neighborhoods, businessdistricts and the Downtown. The Urban Business District, Central BusinessDistrict Zone (Downtown), R-1A Single Family Zone and the recently adoptedPlanned Redevelopment District are all “band-aids”. These were developed totry to maintain the fabric of our community, allow for new and creative waysto re-use old buildings and encourage redevelopment. Unfortunately, many

gaps still remain and the disjointed nature of so many revisions has made thecurrent code very difficult to use. In those parts of the community that weredeveloped according to the 1969 zoning ordinance, many of the regulationsstill work well today. However, as land use changes occur in these areas willcurrent regulations be good enough to advance the community’s vision for thefuture?

Your involvement in the creation of a City Pattern Book will help determinewhat type of development is located in your part of the city, as well as thoseareas where redevelopment is possible. We encourage you to participate in theZone Grand Rapids process, just as so many citizens did with Plan GrandRapids, to help create better development regulations for our community. Pleasefill out this workbook to provide needed information on your neighborhoodpattern type and areas for change.

This Neighborhood Pattern Workbook will provide needed infor-mation to City staff about the various land development compo-

nents that make up your “neighborhood”. This area could be theblock that you live on or own a business, it could include several blocksaround you, or it could be defined more specifically by the boundariesof your neighborhood or business association. However you defineyour “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, CityHall, 300 Monroe 9th Floor, Grand Rapids, MI 49503.

Your information is important. The input that you provide with thisworkbook will let the Planning Department know if we are on theright track and where adjustments need to be made. In addition, theareas of change information that you provide will contribute to Com-munity Forum #2. Thank you in advance for your participation.

Pattern Book Preparation:Public Participation Process

The Pattern Book’s three-phase public involvement component began in Sep-tember 2004 and ends in June 2005. The new zoning ordinance will be draftedby December 2005.

Phase One: Community InventoryCity staff and our consultant, JJR, have been mapping periods of residentialconstruction within Grand Rapids to understand typical development pat-terns. Each of these patterns has a distinct set of physical characteristics thatprovide a great deal of information about the character of our community.During this phase, citizens will be asked to review these community patternsand determine if they appropriately describe their geographic area. Partici-pants will be asked to react to proposed pattern boundaries and describe zon-ing issues within their “neighborhood” through the use of a workbook.

Phase Two: Preliminary Pattern BookThe preliminary pattern book will highlight:

• areas/districts where there is agreement on the valued characteristics ofexisting patterns and a desire to maintain these basic patterns,

• areas/districts where changes in existing patterns are desired, and

• the nature of that change, as defined by Master Plan objectives andpolicies.

The Pattern Book will include photographs, diagrams and tables to communi-cate these preliminary directions. People will have the opportunity to refineand revise the text at sub-area workshops and a larger community forum.

Phase Three: Visualizing OutcomesCommunity participation in Phase Two will uncover those areas where peopledisagree. Future scenarios for these priority areas will be developed to showalternative strategies for new development. Illustrative examples of change ar-eas and their transition from existing conditions to desired conditions will beprovided. Illustrated alternatives will allow people to “visualize” potential de-velopment. Then, another series of sub-area workshops will be held and afinalized pattern book will be developed. This information will serve as a basisfor the new zoning ordinance.


The Zone Grand Rapids Process

As part of a grassroots effort to update the City’s Zon-

ing Ordinance, we are asking for your help to create

a City Pattern Book. This Pattern Book will iden-

tify 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 Dis-

trict 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.

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.

Patterns of Development

Turn of the CenturyNeighborhood - 1

Late 20th CenturyNeighborhood - 4

Post WarNeighborhood - 3

Early 20th CenturyNeighborhood - 2

1850 - 1900 1900 - 1945 1945 - 1970 1970 - Present


Turn of the CenturyNeighborhood

Development EraBuilt between 1850 and 1900in and around the central city.

Street Pattern and Block Size• Straight connected streets, with

alleys and sidewalk predominant.

• Grid

• Smaller blocks (400 feet or less).

Late 20th CenturyNeighborhood

Development Era1970 to present.mately 1945 to 1970.

Street Pattern and Block Size• Curvilinear streets and cul-de-

sacs. Few sidewalks.

• Large blocks (600 feet or more)and superblocks (½ - 1 mile).

Post WarNeighborhood

Development EraBuilt after World War II,approximately 1945 to 1970.

Street Pattern and Block Size• Curvilinear streets, introduction

of cul-de-sacs. May or may nothave sidewalks.

• Medium (400-600 feet) to largeblocks (600 feet or more).

Early 20th CenturyNeighborhood

Development EraApproximately 1900 to 1945.Developed around street car lines.

Street Pattern and Block Size• Straight connected streets, with

sidewalks predominant.

• Grid, introduction of curvilinear

• Smaller and medium sized blocks(400-600 feet).

Neighborhood Patterns


Walkability• High walkability, connected

street system. Walking distancegenerally 15 minutes.

Land Use PatternsUses mixed within the neighborhoodand within selected blocks (apart-ments/offices above stores). Commer-cial mixed-use districts located onstreetcar routes within easy walkingdistance of residential. Single- andmultifamily housing types integratedwith a range of multi-family types,often located on major streets and atintersections. Larger parks within andon the “outer” edges of neighbor-hoods.

Land Use PatternsSubstantially reduced integration ofresidential and non-residential useswithin the neighborhood and/or onselected blocks. Commercial clusteredin centers at major intersections and/or in strip commercial format (28 th

Street); large institutional sites/superblocks. Some smaller scale multi-fam-ily continues to be integrated intosingle-family residential areas.

Land Use PatternsLittle to no mix of uses within a neigh-borhood or on selected blocks. Largermulti-family complexes are separatedfrom single-family residential areas.Commercial development increas-ingly segregated in larger strip centersor major shopping centers. Institu-tional and industrial uses are devel-oped on larger tracts or campuses.Large “natural areas” used as greenspace.

Land Use PatternsUses mixed within the neighborhoodand within selected blocks. Housing,commercial, institutional (churches;schools) and factories well integrated(e.g., apartments above stores; facto-ries close to homes). Single- and multi-family housing also integrated with abroad range of multi-family types (du-plexes; townhouses; small apartmentbuildings), often located on majorstreets and at intersections. Littlegreen space (or concentrated in smallparks or squares).


Walkability• High walkability, connected

street system. Walking distancegenerally 15 minutes.


Walkability• Reduced walkability, discon-

nected street system. “Feeder”streets go into larger arterials.


Walkability• Reduced walkability, discon-

nected street system. “Feeder”streets go into larger arterials.


DevelopmentPatternsVertical Mixed Use• Residential and/or office often

above retail.

Lot Width• Small/narrow lots predominate

(33-50 ft.). Larger lots inwealthier residential areas.

Front Setback• Commercial buildings typically

located on front property line(0 ft.)

• Narrow setbacks (5-10 ft.) forworker housing; larger setbacks(10-25 ft.) in wealthier residentialareas.

Building Height• Commercial buildings

predominantly 2+ stories (officeor residential above retail).

• Industrial lofts 4- to 6-stories.

• Single-family heights vary, with 2to 2 ½ stories predominant forsingle-family.

• Multi-family 3-6 stories (inclu-ding converted industrial lofts).

Parking• Limited commercial and

residential parking located to therear (typically accessed byalleyways) and on-street.

• Parking screened by buildings.

Turn of the CenturyNeighborhood1850 to 1900

ArchitecturalPatternsEntry Orientation• Entries oriented toward the

street. Residential porches orstoops common.

Entry Definition• Commercial and residential

entries well defined.

Windows• Commercial storefronts facing

the street, windows have hightransparency.

• Ample residential windows.

Articulation/massing• Building mass well articulated

and detailed.

Roof Type• Flat roofs predominant for multi-

family and commercialdevelopment.

• Steeply pitched roofs typical forsingle family.

Materials• Materials vary.

The city's older neighborhoods generally have smaller footprint uses onsmaller sites, with front facades for both residential and commercialuses 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, tran-sitions in density and scale are usually incremental. These patterns create adense, rich urban fabric with a pedestrian-oriented street environment. TheMaster Plan recommends that new development be carefully designed to main-tain walkability and promote sensitivity to the built context by respecting exist-ing lot sizes, front yard setbacks, building heights and by re-thinking parkingstrategies. (See Chapter 10.0, Development Character).

DevelopmentPatternsVertical Mixed Use• Residential and/or office above

retail.

Lot Width• Relatively small commercial lots

(40-150 ft.)

• Small to medium size residentiallots (33-50 ft.)

Front Setback• Commercial buildings typically

located on front property line(0 ft.)

• Residential setbacks typically 5-15ft. for multi-family and 10-20 ft.on single-family lots.

Building Height• Commercial predominantly

2 stories.

• Single-family 2-2½ stories, andmulti-family 2-4 stories.

Parking• Commercial and residential

parking located to the rear of thelot and on-street. Rear parkingareas typically accessed byalleyways

• Parking screened by buildings.

Early 20th CenturyNeighborhood1900 to 1945

The compatibility of new development with the valued characteristicsof existing neighborhoods will require careful attention to the detailsof urban design. Today's zoning ordinance provides several examples

(Article 16. Central Business District; Article 16A. Traditional Business Dis-trict) of how these important issues can be addressed, while still providingsubstantial f lexibility for creative design solutions. Urban design standardscan address build-to lines, the orientation and definition of entries, the amountand proportions of window areas, the articulation of building mass, roof types,building materials, signs, landscaping and screening. These details determinethe degree of "fit" with the positive characteristics of the existing built context.

ArchitecturalPatternsEntry Orientation• Entries oriented toward the street.

Residential porches or stoopscommon.

Entry Definition• Commercial and residential entries

well defined.

Windows• Commercial storefronts facing the

street, windows have hightransparency.

• Ample residential windows.

Articulation/massing• Building mass well articulated and

detailed.

Roof Type• Flat roofs predominant for multi-

family and commercialdevelopment.

• Steeply pitched roofs typical forsingle family.



DevelopmentPatternsVertical Mixed Use• No vertical mix of uses.

Lot Width• Larger single-use building

footprints.

• Larger commercial properties(100+ ft.)

• Larger multi-family lots(40-150 ft.)

• Larger/wider residential lots(40-90 ft.)

Front Setback• Deeper front setbacks (15-40 ft.)

and wider parkways.

Building Height• 1-story commercial buildings.

• Mix of 1- and 2-story residentialbuildings (ranch style introduced).

Parking• Commercial parking located in

front yards, between buildingand street.

• Residential parking stillpredominantly detached andlocated to the rear of thelot; carports in front yard, andattached garages adjacent to frontfaçade begin to appear.

Post WarNeighborhood1945 to 1970

ArchitecturalPatternsEntry Orientation• Building entries stil

predominantly oriented to thestreet.

Entry Definition• Residential entries less well

defined, though stoops/porchesstill appear.

Windows• Windows still face the street, but

take on horizontal proportionsand smaller sizes in some ranchdesigns.

Articulation/massing• Articulation of building mass

and detailing simplified.

Roof Type• Mix of roof types with shallow

pitches introduced.


Development patterns after World-War II changed substantially fromfocusing 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 longerlocated behind a building but rather at the front of a building, or parallel tothe front. Land uses and residential densities are primarily segregated fromone another. The Master Plan recognizes the value of providing housing choiceand the desirability of a suburban area, particularly for families. Likely areasof change include “worn” commercial areas that have been out-done by newerstrip shopping centers and shopping malls. These commercial areas may pro-vide for new redevelopment opportunities.

Late 20th CenturyNeighborhood1970 to Present

The larger lots and deeper setbacks in these residential areas give thema more spacious, suburban feel. While these qualities should be pre-served, alternative design approaches that reduce the dominance of

garages on the street and re-emphasize the importance of well defined entriesand windows oriented to the street are needed. In these neighborhoods, theMaster Plan also recommends locating multi-family development within walk-ing distance of transit, strategies for encouraging higher quality design and re-structuring existing commercial concentrations (especially those located ontransit lines) as walkable mixed-use centers (see Chapter 4.0 Vital BusinessDistricts).

DevelopmentPatternsVertical Mixed Use• No vertical mix of uses.

Lot Width• Increasingly large, single-use

building footprints.

• Larger commercial properties(250+ ft.)

• Larger multi-family lots(150-800 ft.)

• Larger/wider residential lots(60-120 ft.)

Front Setback• Deeper front setbacks and wider

parkways.

• Broad (25+ ft.)

Building Height• Commercial properties typically 1-

story, office buildings 1-4 stories.

• Mix of 1- and 2-story single-familyhomes; multifamily generally 2-3stories.

Parking• Commercial parking located in

front yards, between buildingand street; increasingly largeparking lots.

• Residential with attached garageslocated parallel, or in front of,front façade; introduction of"snout" houses.

ArchitecturalPatternsEntry Orientation• Commercial entries oriented to

parking lots

• Residential entries parallel to, orbehind, parking areas.

Entry Definition• Entries less well-defined.

Windows• Transparency on commercial and

residential development reduced.

Articulation/massing• Articulation of building mass

and detailing vary.

Roof Type• Roof pitches vary.



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


Where’s Your Neighborhood?


East

West

North

South





East

West

North

South

Existing Land Use MapUse this map to help answer the land use questions about your neighborhood on Page 13.


12-17 POINTS


1850 - 1900

18-23 POINTS


1900 - 1945

24-35 POINTS


1945 - 1970

36-40 POINTS


1970 - Present

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.

StreetPattern

BlockSize

Walkability

Distance toDestination

Parks

Parkways andStreetscapes

Civic Structures(Churches, Schools)

Mixed UsesIn a Building

Straight, Connectedw/Alleys

Straight, Connected,No Alleys

Curvilinear,Some Cul-De-Sacs

Curvilinear,Many Cul-De-Sacs

11111 22222 33333 44444

Small (400’ or Less) Small-Medium (400’-600’) Medium-Large (600’ or More) Superblocks (½ - 1 Mile)

11111 22222 33333 44444

Sidewalks PredominantConnecting Origins/Destinations

Some/Few Sidewalks; LackingConsistent Connections

11111 33333

Less than 15 Minutes Walking(to Schools, Shopping)

More than 15 Minutes Walking(to Schools, Shopping)

11111 33333

Small Site in Neighborhood Large Site Set Apartfrom Neighborhood

11111 33333

Many Mixed-Use Buildings Some Mixed-Use Buildings One/None Mixed-UseBuilding in Area

11111 22222 33333

Many (6 or More) Uses on a Lot Some (2 - 5) Uses on a Lot One/None Mixed Uses

Example:Residential

Buildings w/CommercialStorefronts

11111 22222 33333

Many Blocksw/Mixed-Uses

Some Blocksw/Mixed-Uses

One/None Blocksw/Mixed-Use

11111 22222 33333

Uses are Mixed All Uses are Separate

11111 33333

Large Range of Choices (Single-Family, Two-Family, Multi-Family

Some Choice of Housing Types Limited Choice of HousingTypes, Similar Price Range

11111 22222 33333

Mixed UsesOn a Lot

Mixed UsesIn a Block

Single-Use Areas

HousingDiversity

Small, Often Associatedw/Schools

Medium, IncludesPassive & Active Recreation

Large, Natural Areas

11111 22222 44444

Narrow Parkway (5’ or Less),Limited Street Trees

Medium Parkway (5’-10’);Street Trees

Large Parkway (10’ or Larger);Street Trees

11111 22222 33333

Example: Single-Family ResidentialOnly on a Block


TOTAL ____

Example:Retail on Bottom,Residential Above

No Sidewalks or ConsistentConnections

44444

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 thatillustrates where there is adividing line between differentpattern types in yourneighborhood if they exist.

N

Development andArchitectural Patterns T

here are a number of

different elements

that can further de-

fine a neighborhood pattern

beyond streets and land use.

Development and architec-

tural patterns help describe

the physical environment of

an area and work together to

create the “character” of a

neighborhood.

Elements that contribute to the physi-cal development pattern of a neigh-borhood include:• Lot size/lot width• Front setback• Building coverage of a lot• Building height• Off-street parking

Architectural details include:• Entry orientation• Entry definition• Windows• Building articulation/massing• Roof type• Materials

On the following pages, please re-spond to which measurement bestcharacterizes development in your“neighborhood”. Again, this areacould be the block that you live on orown a business, it could include sev-eral blocks around you, or it could bedefined more specifically by theboundaries of your neighborhood orbusiness association. It is that areawhich you defined on Pages 8-11 ofthis workbook.

If you decide to take physical mea-surements of your area, please feel freeto include this valuable informationadjacent to each pattern element. Ifphotos help capture the character ofyour neighborhood please submitthese with your completed workbook.At the back of the workbook is a glos-sary for your use that provides a defi-nition for each element.

Development PatternsPlease fill in the circle that best corresponds to the description of your neighborhood.

Small(28 - 39’ Wide)

Medium(40 - 59’ Wide)

Large(60 - 80’ Wide)

Lot Size/Width

0 - 10’ 10 - 20’ 20-30’ Over 30’

FrontSetback

Very Large(80’+ Wide)

Single-Family.................................. m.....................................m....................................m...................................mMulti-Family................................... m.....................................m....................................m...................................mCommercial/Mixed Use ..................m.....................................m....................................m...................................mInstitutional....................................m.....................................m....................................m...................................mIndustrial ........................................m.....................................m....................................m...................................m



75% or More About 50% About 30% Less than 30%

BuildingCoverage of Lot

Predominantly1 Story

Predominantly2 Story

2 to 4 Story

BuildingHeight

PredominantlyOver 4 Stories

<Mix>

Single-Family.................................. m................ m..............m....................................m...................................mMulti-Family................................... m................ m..............m....................................m...................................mCommercial/Mixed Use ..................m................ m..............m....................................m...................................mInstitutional....................................m................ m..............m....................................m...................................mIndustrial ........................................m................ m..............m....................................m...................................m


Development PatternsPlease fill in the circle that best corresponds to the description of your neighborhood.


Surface Lot Screenedby Building

Surface Lot locatedbetween Building/Street

Detached Garage toRear of Lot

Off-StreetParking

Garage Projects beyondFront Facade

Surface Lot SizeSmall

Surface Lot SizeMedium

Surface Lot SizeLarge

Off-StreetParking

(continued)

Attached Garage atFront Facade




Ample WindowsFacing the Street

Fewer/SmallerWindows on Street


Windows

Well Articulatedand Detailed

Simplified Massingand Detailing

Smaller Componentson Large Buildings

Single-Family.................................. m.....................................m....................................mMulti-Family................................... m.....................................m....................................mCommercial/Mixed Use ..................m.....................................m....................................mInstitutional....................................m.....................................m....................................mIndustrial ........................................m.....................................m....................................m

BuildingArticulation/

Massing

Vertical WindowProportions

Horizontal WindowProportions

Architectural PatternsPlease fill in the circle that best corresponds to the description of your neighborhood.

Orientedtowards Street

Oriented toParking Lot

Orientedto the Side


EntryOrientation

WellDefined

LessWell Defined

EntryDefinition

Porches/Stoops

Hidden


Steep Pitch Shallow Pitch Flat


RoofType

PredominantlyClapboard (Horizontal)

PredominantlyVertical Siding

Mostly Masonry(Brick, Stucco)


Materials

Architectural PatternsPlease fill in the circle that best corresponds to the description of your neighborhood.


Development and Architectural Patterns QuestionsAre 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 mostmostmostmostmost important? Why? __________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

What two elements that contribute to development patterns are the leastleastleastleastleast important? Why? ___________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

What two elements that contribute to architectural patterns are the mostmostmostmostmost important? Why? ___________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

What two elements that contribute to architectural patterns are the leastleastleastleastleast important? Why? ___________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

Additional comments: ______________________________________________________________________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

Areas of Change

Citizens 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 Rap-

ids process in the Spring of 2001 and address those places

where changing conditions could be found in the city’s neigh-

borhoods, 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 recommenda-tions were developed in the Master Plan. Several key recommendations arelisted 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 overthe 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 purposeto extend the life of the Master Plan and the map. A zoning map, however, ismuch more specific. A zoning map actually defines parcel by parcel what typesof uses are permitted and the development regulations that apply to each pieceof land within the city.

The existing land use map (Page 12) shows the kind of land uses that arecurrently 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. Whenthese two maps are compared there are noticable you differences. If the City’sofficial 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 pres-ently exist or to those that we would like to see in the future. Because thezoning map information is so detailed (59 pages alone), it has not been in-cluded in this workbook.

Your participation in this portion of the workbook is crucial to assist citystaff in understanding those areas where you anticipate things will stay thesame and where change will occur, and what that change should be. Thisinput may help direct how future zoning districts are defined and where theirboundaries are located.

To illustrate these areas of change you may either provide street boundarynames (East, West, North and South), draw a new map, use the street mapsprovided on Pages 8-11 or download parcel maps over aerial photos from theCity’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 toolbaron the right-hand side will help to navigate the site.

As you define the portions of your neighborhood that will stay thesame and those where change is anticipated, please try to select

areas not individual sites. For example, if you are thinking of a neigh-borhood business area please do not select one particular building tochange but look at an entire block. Should the block remain the samewith a mix of commercial and residential uses or should it be con-verted to all commercial uses or all residential dwellings? Think alsoabout a change in physical form…perhaps row houses would be anappropriate replacement for an area that has experienced a mass con-version of single-family homes into multi-family units.


Areas of Change QuestionsFirst, 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.________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________

Future Land Use MapThe 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.

The City of Grand RapidsMaster Plan Recommends:• Maintain Downtown as the regional mixed-use center;

• Make Grand Rapids a competitive housing location;

• Provide a choice of neighborhood types, each with an expanded rangeof housing opportunities;

• Support mixed-income neighborhoods;

• Promote quality urban design and neighborhood characterpreservation;

• Coordinate the location of higher density residential development andjob centers with transit routes;

• Reorganize traditional business areas into a series of compact retail/mixed-use cores linked by higher density residential/mixed-useconnectors;

• Create transit-oriented mixed-use centers;

• Design streets to enhance safety, create image corridors, andaccommodate pedestrian and bicycle needs;

• Expand green space and recreational opportunities;

• Protect valued natural resources and improve stormwater management;

• Increase community and regional collaboration;

• Prepare development character guidelines; and

• Promote the preparation of area-specific plans as a means to providecloser analysis of specific mixed-use areas to maintain communitycharacter and quality of life.


Adopted November 14, 2002

Opportunities forChangeNeighborhoodsParticipants at seven area-specific meetingsacross the city identified and mapped nearly 400opportunities for change that were combinedinto city wide maps and tables listing anticipated,desired or feared changes.

This information was synthesized into moregeneral types of opportunities for change fordiscussion at Plan Grand Rapids CommunityForum #2. There, participants confirmed (andadded to) the types of opportunities for changeand identified those considered most importantto the future of the city’s neighborhoods. Theresults are summarized below:

• Protect, sustain and revitalize neighborhoods.

• Improve compatibility between residentialand non-residential uses.

• Address possible school closings andbuilding/property reuse.

• Encourage appropriate infill housing inolder neighborhoods.

A number of changes have occurred since thecreation of the Master Plan including:

• Revitalization plans for the D.A. Blodgettbuilding by Fairmount Square Partners.

• New home construction in the Baxterneighborhood and plans for a new park.

• Down-zoning of the SWAN neighborhood.

• Preservation of Jefferson Elementary School.


NUMBER WHERE HOW WHAT

1-N-1 Seward Ave. Corridor Tie Renaissance. Zones What will it look like? Fit into neighborhood.1-N-2 Leonard/Davis Meat Packing Help More pedestrian friendly neighborhood.1-N-3 Library > Coordination.

1-N-6 Covell corridor neighborhood Preserve, prevent Change. Maintain the area.1-N-7 Turner >Improve, beautify Redevelopment/beautification. Study streets and aesthetics.1-N-8 Shamut School tree farm > Future?

1-N-9 Druke residence property > Develop?1-N-12 146 Le xington > Reuse1-N-14 821 LK. Michigan Drive Relocate “heavy commercial” Building not appropriate in a residential area.

1-N-17 NE corner Fulton/Gold > Clean up.1-N-18 GVSU campus expansion Threat to residents along Fulton. Coordinate with neighborhood.2-N-1 Landlocked fields between Aberdeen and 3 mile Rd. Develop, preserve Consistent with single family res. to South and West; multifa mily to North.

Open space connected to Huff Park system.2-N-2 Single family W. of Leffingwell Study Long-term prospect for narrow and deep lots with single family homes2-N-3 G.R.P.S bus depot E. of College S. of Leonard. Restore, reuse Green space of carrier creek ravine. Public facility less disruptive of re sidential uses.

2-N-5 Kent Hills Country Club,SE corner of Plainfield/Knapp Preserve, develop Green space, undeveloped “natural”. Some housing.

2-N-6 Romence Gardens South of Michigan Street Develop, preserve Residential compatible to nearby single family. Open space potential.

2-N-9 Leonard St. Corridor Study Corridor studies RE: Single family dwellings and major traffic arterial.3-N-1 Olds Manor Preserve, redevelop Use as a residential property or as a hotel property.3-N-3 Heartside Manor Redevelop

3-N-5 Wealthy/ Jefferson Redevelop, infill4-N-1 Mid-Town Revitalize4-N-4 Mayfield school Preserve, reuse

4-N-5 Baldwin and Hermitage Revitalize Neighborhood area.4-N-6 Visser area Support Housing Improvements5-N-1 Alger Heights residential Reduce or prevent Rental housing. Develop a good neighborhood.

6-N-6 Vacant/Boarded/Graffiti > Redevelop and beautify these things.6-N-7 Barth/Wealthy > Redevelop the area.6-N-8 Vacant City Lot Build Street home

6-N-10 Giddings/Thomas Renovate Senior citizen housing.7-N-1 Grandville Ave. Revitalize area.7-N-3 Campau Commons Redesign Add more park and landscaping to the front.

7-N-6 Hall and Jefferson Rehab Tear down and infill. Add mixed density housing.7-N-7 Deleware, Jefferson, and Cass Rehab, develop Continue housing ICCF Targeted housing code enforcement.7-N-9 Buchanan Trailer Park Redevelop

7-N-10 Parcel near 28 th St. & Division Study, redevelop To respect residential.

Specific “change” recommendations that correspond to the above map which have yet to be implemented include:

Opportunities forChangeEconomyParticipants at seven area-specific meetingsacross the city identified and mapped nearly 400opportunities for change that were combinedinto city wide maps and tables listing anticipated,desired or feared changes.

This information was synthesized into moregeneral types of opportunities for change fordiscussion at Plan Grand Rapids CommunityForum #2. There, participants confirmed (andadded to) the types of opportunities for changeand identified those considered most importantto the future of the city’s economy. The resultsare summarized below:

• Make the Grand River a centerpiece of theeconomy (for example, by the addition ofhousing and mixed-use).

• Convert existing industrial, commercial andinstitutional buildings to alternative uses.

• Support small business.

• Manage institutional growth forneighborhood compatibility.


• Reuse of the water filtration plant onMonroe for offices.

• Purchase and redevelopment of the SpeedyMart at Wealthy and Fuller SE.

• Creation of a new golf course near Covelland 196 and reuse of the Domtar site forMillenium Park.



1-E-1 Seward Ave. Corridor Tie Ren. Zones What will it look like? Fit into neighborhood.1-E-2 Ann & Turner part of Ren. Zone #1 Connect To renaissance zone #2.1-E-3 Used car grave yard @ Anne & Turner Reuse ?

1-E-7 Alpine/ 9th comm. buildings > Reuse.1-E-12 Shamut School tree farm > Future?1-E-13 Druke residence property > Develop?

1-E-17 NE corner Fulton/Gold > Clean up.1-E-23 Hemlock Junk yards & city impound lots, Padnos Create High tech corridor.1-E-24 Old A & P warehouse > Develop.

2-E-1 Baker Furniture Bldg. on Monroe Renovate, revitalize Mixed-use dev elopment; reesidental and office spaces with river walk orientation.2-E-3 Creston Library building Preserve, reuse Potential for retail and commercial2-E-4 Automotive training facility NE corner Leonard/Ball Study Commercial corridor or commercial focus and center.

3-E-1 Olds Manor Preserve, redevelop Use as a residential property or as a hotel property.3-E-2 Post office Preserve, reuse As a Post Office, examine options.3-E-6 FIA site Redevelop, reuse

4-E-2 Michigan/Diamond Redevelop Clean up.4-E-4 Mayfield school Preserve, reuse4-E-5 Corner of Fulton & Carlton Reuse Brownf ield? Retail uses.

4-E-6 Retail strip from Eastern to Carlton Develop Business.5-E-1 Claston office site5-E-2 Metro hospital Preserve, redevelop Renew commercial uses.

5-E-3 Kentwood Town Center Develop Interesting possibility5-E-4 Boston Square Reinvest Needs a facelift. New businesses. Home improvement theme.5-E-5 Kalamazoo N. of 28 th Develop Renew commercial uses. Develop as driving range.

5-E-6 Kalamazoo Development site Preserve Corner as open space.5-E-7 Meijer @ 28th Preserve and redevelop Needs a face-lift is old and outdated.5-E-8 Town and Country Develop Needs development. Reinvest and renew commerial uses

5-E-9 44th and Kalamazoo Revitalize Upgrade and improve commercial area6-E-1 Diamond/Lake; Wealthy/F uller;

Franklin/Neland; Jefferson/Franklin. Convert Convert vacant gas station. Explore other commercial use. Franklin/Lafayette needs a bus stop.

6-E-3 Wealthy/Fuller > Redevelop the area.6-E-4 Brother Love site > Redevelop this site after he retir es in order to keep it an asset for the community.7-E-1 Grandville Ave. Revitalize area.

7-E-6 Delta Properties Revitalize The outside.7-E-7 Job corps Renovate and landscape Relocate entrance and add landscaping and trees “de-institutionalize” appearance.7-E-8 Cottage/Madison Design Improve image. Possible tech zone.

7-E-9 Cottage Grove/1577-1555 Jeffer son Rebuild Manufacturing (Renaissance Zone).7-E-10 Dexter lot warehouse Remove Outdoor storage and clean up, add jobs. Potential relocation center.7-E-11 Junk car place Replace

7-E-12 Older buildings Respect and reuse them.7-E-13 ERB Lumber Redevelop7-E-15 28th Street corridor Revitalize Study


Opportunities forChangeNeighborhood BusinessesParticipants at seven area-specific meetingsacross the city identified and mapped nearly 400opportunities for change that were combinedinto city wide maps and tables listing anticipated,desired or feared changes.

This information was synthesized into moregeneral types of opportunities for change fordiscussion at Plan Grand Rapids CommunityForum #2. There, participants confirmed (andadded to) the types of opportunities for changeand identified those considered most importantto the future of the city’s business areas. Theresults are summarized below:

• Establish/preserve public spaces.

• Reuse specific buildings for retail or otherbusiness use.

• Encourage building repair, renovation andfaçade improvement.

• Adaptively reuse commercial buildings foroffice, housing or mixed-use.

• Emphasize traditional business districtcharacter.


• Redevelopment of vacant property nearMadison/Hall into mixed-use development.

• New Easthills Center at the “Center of theUniverse”.

• Reopening of the 7-11 on West Fulton.



1-B-2 Leonard/Davis Meat Packing Help More pedestrian friendly neighborhood.1-B-3 Leonard business corridor Upgrade Historic business area.1-B-4 Johnson’s car lot > Redevelop (gas).

1-B-7 Alpine/ 9th comm. buildings > Reuse.1-B-9 Bridge St. business corridor Upgrade Historic business area.1-B-10 Archery facility Repair Broken windows etc.

1-B-12 Straight/W. Fulton > Revitalize.1-B-13 Polish Deli at Garfield/Watson > Reuse.1-B-15 Old A & P warehouse > Develop

2-B-2 Plainfield Ave., Spencer to Sweet Restore Commercial area buildings. Historic appearance and neighborhood commercial servic e.2-B-3 Creston Library building Preserve and reuse Potential for retail and commercial.2-B-4 Weidenfeller site. SW corner of Spencer North Clear and redevelop Abandoned commercial buildings into housing.

2-B-5 Division/Plainfield fr Coldbrook to Leonard/North Convert buildings Connection of N. Monroe revitalization to Plainfield. N ew commercial uses.3-B-2 Wealthy/Jefferson Redevelop, infill4-B-3 Wealthy and Arthur parking lot Use, develop Retail or other.

4-B-5 Corner of Fulton & Carlton Reuse Brownfield? Retail uses.4-B-6 Retail strip from Eastern to Carlton Develop Business4-B-7 BP at Diamond & Lake Redevelop New gas station with convenience, combine with property next store.

4-B-10 Kent Records Use Underutilized, use for housing.5-B-1 Calvin College area Develop Retail ser vice area adjacent to campus.5-B-2 Seymour Square Preserve, redevelop Renew commercial uses.

5-B-3 Burton/Eastern Expand Develop safety. Clean up and expand. Business growth. Create long term stability5-B-4 Boston Square Reinvest Needs a facelift. New businesses. Home improvement theme.5-B-5 Alger Heights commercial Reinvest Enhance and preserve density. Mixed-use apartments upstairs. More activity and people

5-B-6 NW Corner of Burton and Madison Intrusion in the neighborhood. Needs maintenance. OK for other active businesses.5-B-7 44 th and Kalamazoo Revitalize Upgrade and improve commercial area5-B-8 Town and Country Develop Needs development. Reinvest and renew commerial uses

6-B-1 Diamond/Lake; Wealthy/Fuller;Franklin/Neland; Jefferson/Franklin. Convert Vacant gas station. Explore other commercial use. Franklin/Lafayette needs a bus s top.

6-B-3 Eureka/Sigsbee Store front repair. Housing Rental OK. Duplex potential. Maintenance is a key concern.

6-B-7 Barth/Wealthy > Redevelop the area.6-B-10 Norwood/Lake Spruce up Keep viable commercial area; yet improve the rest of this street.6-B-11 Eastern/Logan Renovate Mixed use; apartments upstairs and commercial down.

6-B-12 Vacant lot with phones > Improve this area, it could be safer.6-B-13 Commercial building New use Farmer’s market6-B-14 Dees (empty) New use Fix parking

6-B-15 Next to gas st ation New use This space could be developed for office use.6-B-15 Store front 831 Franklin New use Develop this space into a store front.6-B-16 Franklin/ Dolbee Store fronts in need of repair. Housing! Several units

6-B-17 Franklin/Eastern Business > Revitalize.7-B-1 Firebarn Reuse Commercial or service area, mixed use not just housing.7-B-2 Vacant Redevelop Commercial.

7-B-3 Sheldon/Franklin Clear Mixed use.7-B-4 No fault insurance Renovation Façade renovation.7-B-5 Mulrihill Dodge (vacant)- bus storage Reuse Teen center, workout facility, people friendly area.

7-B-6 Bait Shop Demolish Get rid of the building all together.7-B-7 Old Library Convert Day care center or community resource.7-B-14 Burton to 28 th on Division Create Renaissance zone.


Additional Zoning IssuesWithin 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? ___________________________________________________________________________________

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GlossaryAuto-Oriented: Commercial developmentalong major arterial(s) and in other suburbanstyle shopping centers that gives little recog-nition to the needs of the pedestrian, cyclistand transit users. Some other characteristicsof auto-oriented development include largeparking lots located between commercialbuildings and the street, signs scale to catchmotorist attention and multiple driveway curbcuts that can create safety conf licts.

Block Face: The abutting properties on oneside of a street between the two nearest inter-secting or intercepting streets, or nearest in-tersecting or intercepting street and railroadright-of-way, unsubdivided land, watercourseor city boundary.

Building Articulation/Massing: The size anddetail of a building. A large building can bedesigned in a manner that reduces its appar-ent bulk by dividing the building into smaller,human-scaled elements.

Building Coverage: The amount of land thatis “covered” by a building, expressed as a per-centage of the total lot area.

Character: The unique character of a neigh-borhood is derived from the composition andjuxtaposition of a variety of elements, includ-ing streets, blocks, uses and buildings..

Commercial (Land Use): Activity involvingthe sale of goods and services carried out forprofit. Commercial uses may be small scale,such as a corner store, or may be as large as aregional shopping mall and vary in intensity.Other uses typically considered as commer-cial include: motels, restaurants, departmentstores, gasoline stations, automobile repair,and dry cleaning.

“Cores and Connectors”: A strategy forstrengthening Traditional Business Areas byconcentrating retail uses in Mixed-Use coresto create shopping destinations linked by con-nectors of higher density housing and residen-

tially scaled office (with possible first f loorretail) that increase the population densitywithin walking distance of the core(s).

Entry Definition: An entrance is the transi-tion from the exterior to the interior of a build-ing. This “entry” point can be architecturallydefined on a building through the use of apitched roof, varied building materials, stoops,landscaping or other means.

Entry Orientation: The orientation of theprimary entrance to a building.

Future Land Use Descriptions: The portionof the Master Plan that describes planned landuses and areas for change. The descriptionsillustrate what types of land uses are appropri-ate within a given geographic area, points forconsideration, and desired outcomes for thefuture.

Future Land Use Classifications (as used inthe Master Plan):

• Low Density Residential - An areadesignated for housing developed at adensity of 1 to 4.9 dwelling units/acre.

• Medium-Low Density Residential - Anarea designated for housing developed at adensity of 5 to 9.9 dwelling units/acre.

• Medium Density Residential - An areadesignated for housing developed at adensity of 10 to 14.9 dwelling units/acre.

• High Density Residential -An areadesignated for housing developed at adensity of 15 and more dwelling units pergross acre (14 to 20 units/acre desired with40 units/acre the absolute maximum).

• Commercial - An area designated for retailbusiness or service establishments thatsupply commodities or perform services.Any activity involving the sale of goods orservices carried out for profit, including forexample, retail shops, restaurants, hotels,entertainment, offices and a range ofpersonal and professional services.


• Downtown -The largest, most intensivelydeveloped, mixed-use area within the Cityof Grand Rapids, containing governmentoffices, service uses, professional, cultural,recreational, entertainment, residential,hotel and retail uses.

• Office - A sub-category of commercial landuse, designated for the conduct of the affairsof a business, profession, service, industry,or government in buildings generallyfurnished with desk, tables, files andcommunication equipment.

• Industrial - An area designated for themanufacturing, compounding, assemblageor treatment of articles, or materials.

• Institutional - An area designated for for-profit and nonprofit, religious or public use,such as a church, library, public or privateschool or college, hospital; or a governmentowned or operated building, structure, orland used for public purpose.

• Mixed-Use - An area designated for thedevelopment of a combination ofcomplementary and integrated uses, suchas, but not limited to, residential, office,manufacturing, retail, public orentertainment, in a compact urban form.

• Traditional Business Area - Typicallylocated along transit routes, TBA’s areaareas designated for a mix of civic and retailuses at street level, with apartments and/oroffices on the upper f loors of multi-storybuildings. A TBA generally has structuresthat are built on the front property line andhave shared side walls (or are built withminimal side yard setbacks). The buildingsare typically 2 -3 stories in height and sit onrelatively narrow lots. Off street parking islimited or located to the rear of thebuilding. As a result, TBAs created ahuman-scale and pedestrian-friendlyenvironment where retail, jobs and servicesare available within easy walking distancefrom many homes.

• Parks/Greenspace - A tract of land,designed and used by the public for activeand passive recreation.

Industrial (Land Use): Industrial uses thatmeet the performance standards, bulk controlsand other requirements established in an or-dinance. These uses are generally defined interms of intensity and impact, with light in-dustrial uses being more intensive than most

commercial uses, but less intensive than heavyindustrial.

Lot Width: The dimension of a lot as mea-sured parallel to the frontage line.

Land Uses: The purpose to which a parcel ofland is being put. Examples of uses include:residential, commercial, industrial and recre-ational.

Master Plan: A comprehensive, long-rangeguide for future growth and physical develop-ment in a community. State enabling actrequires a valid zoning ordinance to be basedon an adopted master plan. The purpose ofthe plan is to promote public health, safetyand general welfare, as well as quality of life.

Materials: Building materials can provide vi-sual entrance and scale to a structure. Materi-als may include brick, stucco, stone, wood oraluminum siding, etc. Ref lective finishes lo-cated at the ground level can detract frompedestrian-oriented areas.

Mixed-Use: The combination of differenttypes of land use such as residential, commer-cial, office, industrial and/or institutional intoone building, area or project. Mixed-use rede-velopment promotes comprehensive revitaliza-tion through retention or addition of housing,services and jobs.

Mixed-Use Centers - A mixed-use area thatincludes: shops, services, offices, restaurants,entertainment, civic and residential uses inbuildings that are oriented to the street. Mixed-use cores also include transit stops, publicspaces for shared activities, a connected streetsystem that defines small blocks designed forwalkability, with linkages to surroundingneighborhoods. A range of housing types forpeople of different incomes is encouraged.

• Neighborhood Mixed-Use Center: Apedestrian-oriented, mixed-usedevelopment, located on a transit line, thatserves as the focus of a single neighborhoodor several neighborhoods.

• Village Mixed-Use Center: A pedestrian-oriented, mixed-use development, locatedon a high frequency service transit route,that serves several neighborhoods.

• Sub-Regional Center: A pedestrian-oriented, mixed-use development, locatedon a high frequency service or express

transit route, that serves a sub-area of thecity (several “villages”) and may also serveareas outside the city.

Plan Grand Rapids: City of Grand Rapidsprocess to involve the citizens of Grand Rap-ids in the writing of a new community MasterPlan.

Residential (Land Use): A building or parcelof land used for housing. This can includedetached one-family housing units, or multi-family arrangements including two units; threeor more units; apartments, row houses,townhouses, condos, etc.

Roof Pitch: The slope of a roof expressed as aratio of its vertical rise to its horizontal rise.

Setback (front): The distance from the frontproperty line to the face of the house.

Scale: Refers to how the dimensions of a struc-ture relate to the dimensions of any adjacentstructures. Building proportions (length towidth to height) should be compatible withsurrounding buildings. Building height shouldbe compatible with adjacent structures, espe-cially on the street frontage and at neighbor-hood edges. The overall form of a building isalso important in evaluating the compatibil-ity of new structures.

Site Details: Refers to any enhancement, orspecial features to a site that increases light-ing, visibility, aesthete, or security. Site detailsmay include lighting, signs, fencing, screen-ing walls, special paving, or awning can helpto create a clear identity, visual interest and asense of human scale. To be effective in pro-moting compatibility, the choice of site detailelements and the way in which they are usedshould be coordinated.

Streets and Blocks: The physical structure ofa neighborhood is defined by its network ofpublic streets (including alleys). The streetpattern can vary from a small-scale grid ofstreets to curving streets and cul-de-sacs.

Transit Oriented Development (TOD):Mixed-use, higher density development cen-tered on existing or new transit lines that arealso designed to create an environment thatencourages walking and cycling. Transit-ori-ented development locates people near tran-sit shopping and ser vices to decreasedependence on driving. The purposes of TOD

are to reduce the use of single-occupant ve-hicles by increasing the number of timespeople walk, bicycle, carpool, vanpool, or taketransit.

Traditional Business Area (TBA): see defini-tion under Future Land Use Classifications.

Traditional Business District: A zoning clas-sification for business districts offering goodsand services that meet the daily needs of theneighborhood and other uses that are com-patible with adjoining uses. The district’s in-tent is to protect the traditional character ofthe business area (i.e. existing commercialstructures and lots, including its residentialcomponents) and to encourage pedestrianaccess to and within the business area.

Transit: The movement of people by publicconveyance in a high occupancy vehicle, in-cluding busses, car pool or vanpools, light rail,streetcars and trains.

Urban Business District: A zoning classifica-tion for a general commercial district thatcontains uses that are appropriate to the physi-cal design of the existing buildings and arecompatible with adjoining uses. The district’sintent is to protect the traditional characterof the business area and to encourage pedes-trian access to and within the business area.

Walkable/walkability: A combination of landuse planning and urban design characteristicsthat allow and encourage walking (and cycling)as an alternative to driving.

Zone Grand Rapids: City of Grand Rapidsprocess to involve the citizens of Grand Rap-ids in the creation of a City Pattern Book toshape the writing of a new zoning ordinance.

Zoning: An important tool used in shapingand forming community growth and redevel-opment in a manner consistent with the mas-ter plan. It regulates various aspects of howland may be used.

Zoning Ordinance: A zoning ordinance con-sists of two parts - the district map and thewritten text. The text sets out the purposes,uses and district regulations for each district,the standards for special land uses and forgeneral administration. The zoning mapgraphically illustrates the zones or districts intowhich all of the land within the communityis classified.

Glossary, continued...

Project PartnersCommunity partners include The City of Grand Rapids Planning Department, Right Place, Inc., Grand Valley Metro Council, neighbor-

hood 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.

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