Planning Commission

Planning Commission Agenda Commission Chambers 4243 Remembrance Rd NW Wednesday, January 21, 2026 at 6:30 PM 1. Call the meeting to order 2. Review Meeting Minutes 2.1. Minutes from the 1/7/26 meeting will be reviewed at the next scheduled meeting. 3. General Public Comment 4. Agenda Items 4.1. Case #25-024 - PUBLIC HEARING - 3239 3 Mile Rd NW - Special Land Use Request For an Indoor Commercial Recreation Use in an Existing I-1 Building, Erin Walma 5. Adjournment Page 1 of 22  MEMORANDUM To: City of Walker Planning Commissioners From: Paula Priebe, AICP – Planning Director Date: January 15, 2025 for the January 21, 2025 Planning Commission meeting RE: Case # 25-024 Special Land Use Request for a Commercial Recreation use in the I-1 District To review the Special Land Use for commercial recreation and to grant approval, with or without conditions, or denial, or to table the request. Project type Special Land Use Property addresses 3239 3 Mile Rd NW Parcel number 41-13-05-400-058 Lot size 1.33 Acres Zoning district I-1 Light Industrial Future land use / Business / Enterprise Community character North side of 3 Mile Rd NW, midway between Mullins Ct and General location Elmridge Dr Applicant name Erin Walma Request and Proposed Land Use Erin Walma of TOE All Stars Cheerleading has submitted this application for special land use approval. The site in question is an industrial property on 3 Mile Rd NW and is zoned I-1 Light Industrial. This may sound familiar, as the Applicant is the one who initiated the Zoning Ordinance change which was approved by the City Commission at the second reading on January 12, 2026. The following improvements are proposed as part of this project: 1. Interior renovations 2. Parking lot striping 3. Signage for the new tenant Page 1 of 6 Page 2 of 22 Staff Analysis The following items have been provided for your review and reference in relation to this project: 1. Excerpts from the Zoning and Community Character Maps 2. Application for Special Land Use and description of use, response to SLU standards 3. Parking plan and interior layout diagram Special Land Use This project is before the Planning Commission for Special Land Use (SLU) approval. The Table of Permitted Uses in Section 5.02 includes Commercial Recreation as a Special Land Use in the C-1 and C-2 districts. Ordinance 25-679, which was approved just this past week, amended Section 5.03 to include Commercial Recreation as a Special Land Use in the I-1 and I-2 districts. Section 2.01.B of the Zoning Ordinance provides definitions for the uses described in the Table of Uses. Commercial recreation is split into two categories, indoor and outdoor. Indoor recreation “means an indoor facility for leisure, exercise, and/or entertainment. Examples include: bowling alleys, theaters, sports arenas, arcades, indoor playgrounds, court or rink sport facilities, indoor obstacle courses, rock climbing and adventure sport facilities, trampoline parks, and similar activities.” Section 18.09 states that “Special uses are permitted only after the review and approval of the planning commission to ensure that they are compatible with the character of the surrounding area, the adjacent uses of land, the natural environment, the capacities of public services and facilities, and the public health, safety, and welfare.” The standards for approval of Special Uses are found in Section 18.09.D and are included below. The Planning Commission is encouraged to review the proposed use according to these standards in making their decision on this SLU request. Standards for approval of Special Uses. At the public hearing before the planning commission, the commission shall review the particular circumstances of the special use under consideration and shall approve the use only if all of the following findings are made: 1) The establishment, maintenance, location, or operation of the use will not be detrimental to or endanger the public; 2) The use is compatible with the intent of the zoning district and will not change the essential character of the surrounding area: 3) The use will not be injurious to the use or enjoyment of other property in the immediate vicinity for the purposes permitted, will not substantially diminish or impair property values within the area, and will not result in any significant adverse impact on the natural environment; 4) The establishment, maintenance, location, or operation of the use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in that district; 5) Adequate utilities, access roads, drainage, and other necessary services or facilities have been or will be provided such that the use will not place demands on public services or facilities in excess of capacity; and 6) The use will, in all other respects, conform to the applicable regulations of the zoning district in which it is located, conditions imposed on approval, and all other applicable provisions of law, ordinance, or statute. Considerations The following is the one consideration I had for the Board when reviewing this project. Page 2 of 6 Page 3 of 22 Parking and Pedestrian Access: Commercial recreation uses, according to the Table of Off-street Required Parking Spaces (Section 12.02.H of the Zoning Ordinance) require 1 space per 800 SF of usable floor area. The area of the building is 14,400SF and the commercial recreation use appears to utilize about 3/5ths of the space, or approximately 8,640SF, with an industrial user occupying the remaining approximately 5,760SF. This means the commercial recreation use requires at minimum 11 parking spaces. The parking diagram provided by the Applicant (seen below) shows over 30 parking spaces to be shared by both users of the building. It also shows a sidewalk connecting the parking lot to the front door and primary entrance for the recreation use. I believe ample parking is provided. Safety within that parking lot remains a concern. I encourage the Planning Commissioners to speak with the Applicant about how they will differentiate their parking lot from the shared drive. In addition to the required parking lot striping, will they add wheel stops or parking blocks or something else to protect their space where cheer families will be walking to their cars from passing vehicles? The aerial image to the right shows how the shared drive and current parking lot are essentially one sea of pavement. Page 3 of 6 Page 4 of 22 Recommendation I recommend that the Planning Commission grant approval of the Special Land Use for a commercial recreation facility at 3239 3 Mile Rd NW for FOE All Stars Cheerleading, in accordance with the application received on 12/22/2025. Staff have no advised conditions to the approval recommendation. Thank you for the opportunity to review and comment on this request. Paula Priebe, AICP City of Walker Planning Director CC: Erin Walma – FOE All Stars Cheerleading Andrew Walma – Property Owner Page 4 of 6 Page 5 of 22 Excerpt from the Community Character Map: Site is designated E Enterprise. Excerpt from the Zoning Map: Site is zoned I-1 Light Industrial. Page 5 of 6 Page 6 of 22 Aerial Image from Kent County Parcel Mapper: Excerpt from Google Earth, facing north, (imagery date 6/24/2022) Page 6 of 6 Page 7 of 22 Page 8 of 22 Page 9 of 22 Written Narrative – Special Land Use Application Proposed Use: Indoor All-Star Cheer & Youth Training Facility Property Address: 3239 3 Mile Rd NW, Walker, MI Applicant: F.O.E. All Star Cheerleading 1. Description of Proposed Use The applicant proposes to utilize a portion of the existing building as an indoor all-star cheer, tumbling, and youth fitness training facility. The space will be used for structured classes, team practices, basic conditioning, and supervised open gym sessions for children and teens. All activities occur entirely indoors. No exterior changes, outdoor classes, or outdoor equipment storage are proposed. Interior improvements are limited to safety mats, padding, and athletic flooring. There are two restrooms available, a designated parent waiting room, and a reception area. 2. Hours of Operation • Monday–Friday: 3:30 PM – 9:00 PM • Saturday: 9:00 AM – 2:00 PM • Sunday: Closed or limited scheduled practices Operations are low-impact and produce predictable, short traffic windows around class start and end times. 3. Staffing & Occupancy • Staff on site: 2–4 coaches and administrative personnel during operating hours • Typical class size: 15-20 athletes with range • Youth age group: ages 3-18 • Maximum occupancy: 100 students, coaches, and visitors combined Athletes are supervised at all times by USASF trained staff which includes background checks, athlete safety training, and CPR certification. 4. Entrance & Interior Layout The cheer facility will operate from its own dedicated entrance (facing South), directly Page 10 of 22 adjacent to the parking lot, allowing for safe and direct access for families. No children cross internal drive aisles or the main roadway to reach the entrance. Interior layout includes: • Open spring floor training area • Parent viewing or waiting area • Two Restrooms • Storage for cheer/training equipment • Locker room/cubby area No structural modifications affecting exits or fire safety systems are required. 5. Parking, Lighting & Youth Safety The site features a large, well-maintained parking lot with: • Ample parking for families, staff, and coaches • Most athletes are minors who are dropped off rather than parked for long periods reducing parking demands • Strong exterior lighting, ensuring visibility during evening and winter hours • Ensurance that the facility parking lot is well maintained (i.e. snow removal) willl occur • Safe traffic circulation allowing slow, controlled drop-off and pick-up • A building set well back from the main road, providing safety for young athletes Staff monitor transitions during busy periods to ensure safe handoffs between parents and coaches. 6. Traffic & Site Activity Traffic is intermittent and limited to short windows. The existing driveway, parking configuration, and building setback provide safe and efficient ingress/egress. No overflow parking or congestion on 3 Mile Road is expected. All classes will operate with staggered start and end times spaced at least 15 minutes apart. This prevents congestion in the parking lot and avoids simultaneous surges of parents arriving. 7. Noise & Environmental Impact All activities take place indoors. No amplified sound is audible outside the building, and no emissions, dust, waste, or hazardous materials are produced. Page 11 of 22 8. Compliance With SLU Standards (Section 18.09.D) (1) The establishment, maintenance, location, or operation of the use will not be detrimental to or endanger the public. Response: FOE All Star Cheerleading operates entirely indoors with trained staff supervising all activities. The building is set back from the roadway, reducing traffic interaction with 3 Mile Road. The parking lot is well-lit, monitored, and designed for safe drop-off and pick-up of minors. No hazardous materials, outdoor activities, or noise-generating uses exist. The use does not pose any threat to public safety and is designed around secure youth programming. (2) The use is compatible with the intent of the zoning district and will not change the essential character of the surrounding area. Response: The Light Industrial district allows for low-impact indoor commercial and recreational uses, and the proposed cheer gym fits that pattern. Operations occur indoors without affecting surrounding businesses. The project reuses an existing industrial building without altering its exterior character. The use complements nearby commercial/industrial tenants and does not introduce incompatible activity. (3) The use will not be injurious to the use or enjoyment of other property in the immediate vicinity, will not substantially diminish or impair property values, and will not result in significant adverse environmental impacts. Response: The cheer facility produces minimal noise, all of which is contained indoors. There are no external impacts such as outdoor activity, lighting glare, emissions, or waste. Parking demand is controlled through scheduling and supervised drop-off procedures, preventing congestion. Youth recreation uses typically stabilize and enhance nearby commercial property values by reactivating underutilized buildings. No negative environmental impacts are anticipated. (4) The establishment, maintenance, location, or operation of the use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in that district. Response: The gym operates primarily during after-school and evening hours, avoiding conflict with typical industrial daytime operations in the district. The use does not inhibit access, traffic circulation, or infrastructure expansion to surrounding properties. The indoor recreational Page 12 of 22 use is low-impact and compatible with nearby commercial and industrial businesses, supporting continued orderly development. (5) Adequate utilities, access roads, drainage, and other necessary services or facilities have been or will be provided, such that the use will not place demands on public services in excess of capacity. Response: The building is fully served by existing water, sewer, electrical, drainage, and emergency services. The use does not increase utility demands beyond typical commercial occupancy. Access from 3 Mile Road is safe and direct, with sufficient emergency vehicle access. No additional public infrastructure is required to support the use. (6) The use will conform to all applicable regulations of the zoning district, all conditions imposed on approval, and all other requirements of law. Response: The project meets all applicable Walker zoning, building, fire safety, and accessibility standards. Any conditions required through the SLU review process will be incorporated into the final site operations. FOE All Star Cheerleading is committed to full compliance with all zoning and municipal requirements. 9. Conclusion The proposed all-star cheer and tumbling facility is a safe, well-supervised, low-impact use ideally suited for the existing building. With strong lighting, safe parking, direct entrance access, appropriate staffing, and full compliance with SLU standards, the project is well- positioned for Special Land Use approval. Page 13 of 22 Page 14 of 22 Page 15 of 22 My name is Cassandra and I represent a family deeply invested in the local All-Star Cheer community. For my child, Maggie, even at only three and now four years old, the gym was her second home- a place of fun, discipline, and essential friendships. She developed a wonderful support system and a community where she felt completely comfortable. When our previous gym closed, it was a sudden and confusing loss for her. We traveled to another facility, but she really struggled and didn’t feel at home, constantly missing her friends and the community she had here in Grand Rapids. While we have kept her current on her technique, she profoundly misses her team and local support system. Securing this new gym home is crucial. It represents stability and will immediately restore her much needed community and emotional support system right here in Grand Rapids. Please help bring this vital resource back for the well-being of our children. Thank you. Page 16 of 22 Additional Comments from Applicant Erin Walma re: Case 25-024, 1/20/2026 The Building’s Other Tenant: ATW Industries will occupy approximately 8,000 square feet of the building (approximately 55%), keeping the building primarily consistent with the I-1 Light Industrial district. This space will be used for light industrial CNC machining, which is a permitted use within the district. The two businesses will be physically separated by a wall, with no shared operational space and separate HVAC systems. ATW Industries operates during regular business hours, Monday through Friday from 8:00 a.m. to 4:30 p.m. The business has two employees, resulting in minimal traffic limited to employee arrival and departure. Given the limited staffing and daytime hours of ATW Industries, their use will not interfere with the cheer facility, which primarily operates during after-school and evening hours, with occasional weekend use. As a result, traffic between the two uses will be largely staggered, with minimal overlap. Parking Lot and Pedestrian Safety: We understand and share the Planning Commission’s concern regarding pedestrian safety within the shared drive area. While the site provides adequate parking, FOE recognizes the importance of clearly distinguishing pedestrian spaces from vehicular travel lanes, particularly given that our users include children and families. To address this, the Applicant is committed to implementing multiple safety measures beyond standard parking lot striping. These measures will include the installation of wheel stops or parking blocks along FOE-designated parking areas within the shared drive, as well as clearly marked pedestrian walk paths from parking areas to the building entrance. The Applicant will also ensure adequate exterior lighting throughout the parking area. In addition, FOE intends to stagger practice start and end times to minimize peak traffic concentrations during athlete drop-off and pick-up periods. Of note, the hours of primary operation for FOE are largely offset from the posted business hours of adjacent and neighboring uses, including Culligan Water. Culligan Water closes at 5:00 p.m. Monday through Thursday, at 2:00 p.m. on Fridays, and is closed on weekends. As a result, FOE’s evening and weekend practice hours occur during periods of significantly reduced activity by neighboring businesses, further limiting vehicular traffic within the shared drive during peak pedestrian use. Collectively, these improvements are intended to create clear visual and physical separation between vehicular and pedestrian areas, reduce potential conflict points, and enhance overall site safety for athletes, families, and neighboring users Please let me know if there is any additional information I can provide. Erin Walma Note: Additional Parking Lot visualizations on next page. Page 17 of 22 Page 18 of 22  CITY COMMISSION MINUTES COMMISSION CHAMBERS MONDAY, JANUARY 12, 2026 6:30 PM Committee of the Whole Meeting The Commission discussed the appointment of Mayor Pro-Tem and agreed that a review of the Elected Officials' Handbook is necessary. They determined that standing rules and on-boarding standards should be established. Commissioner Babcock will lead the review process and commissioners were asked to submit their suggestion to her. Commissioner and City Manager Comments Comm. Babcock commented on the Public Safety Committee meeting held prior to the City Commission meeting Comm. Chase was unable to attend the Planning Commission meeting due to illness, however updates were provided to the Commission by Planning Director Paula Priebe; attended the Public Safety Committee meeting Comm. Deschaine attended the Public Safety Committee meeting; attended the Community Engagement Committee meeting last week, attended the funeral of Jim Vandermeulen Mayor Pro-Tem Gilbert spoke about the Ward 1 Commissioner vacancy; told the Commission that budget meetings for FY 2026/2027 are being scheduled Chief Mankel provided a staffing update, told the Commission that the department is considering the implementation of a K-9 unit; said that the departments' drones are fully operational Regular Commission Meeting Invocation by Mayor Pro-Tem Gilbert followed by the Pledge of Allegiance Pledge of Allegiance Present: Mayor Pro-Tem Steven Gilbert, Commissioners Roxanne Deschaine, Jessica Babcock, Melanie Grooters, and Elaina Huizenga-Chase Approval of Excused Absence City Commission Minutes 1-12-26 Page 19 of 22  Mayor Carey's Absence Motion by Roxanne Deschaine, seconded by Elaina A. Huizenga-Chase to approve Mayor Carey's Absence. Motion Carried. Approval of Minutes 12-22-2025 Commission Meeting Minutes Motion by Jessica Babcock, seconded by Melanie Grooters to approve the 12- 22-2025 Commission Meeting Minutes. Motion Carried. Public Comment on Agenda Items None Consent Agenda Expenditures in the amount of $ 986,733.72 and the acceptance of Commissioner Burke's resignation. Motion by Roxanne Deschaine, seconded by Melanie Grooters to approve the Consent Agenda. Motion Carried. Resolutions 26-785 Appointment of Mayor Pro-Tem Motion by Jessica Babcock, seconded by Roxanne Deschaine to approve the appointment of Commissioner Elaina Huizenga-Chase as Mayor Pro-Tem. Motion Carried. Ordinances ORD 25-679 Second Reading to Amend Section 5.03 Table of Permitted Uses, Industrial Districts Motion by Elaina A. Huizenga-Chase, seconded by Jessica Babcock to approve ORD 25-679 Second Reading to Amend Section 5.03 Table of Permitted Uses, Industrial Districts. Motion Carried. Other Public Comment None Commissioner and City Manager Comments Heard during Committee of the Whole City Commission Minutes 1-12-26 Page 20 of 22 Adjourned at 7:05 p.m. City Commission Minutes 1-12-26 Page 21 of 22  City of Walker Planning Commission 1/21/2026 Case # 25-024: 3239 3Mile Rd NW – Special Land Use Based on the application material provided, I make a motion to approve / deny / table the Special Land Use for FOE All Stars Cheerleading at 3239 3 Mile Rd NW (PIN 41-13-05-400-058) to permit an indoor commercial recreation use in the I-1 Light Industrial district, in accordance with the application received 12/22/2025, subject to the following conditions and based on the findings of fact noted below. Conditions of Special Land Use Approval 1. Additional Condition: Findings of Fact per Section 18.09 • The establishment, maintenance, location, and operation of the indoor commercial recreation use will not / will be detrimental to or endanger the public; • The indoor commercial recreation use is / is not compatible with the intent of the zoning district and will not change the essential character of the surrounding area; • The indoor commercial recreation use will not / will be injurious to the use or enjoyment of other property in the immediate vicinity for the purposes permitted, will not substantially diminish or impair property values within the area, and will not result in any significant adverse impact on the natural environment; • The establishment, maintenance, location, and operation of the indoor commercial recreation use will not / will impede the normal and orderly development and improvement of surrounding property for uses permitted in that district; • Adequate utilities, access roads, drainage, and other necessary services or facilities have / have not been provided such that the indoor commercial recreation use will not place demands on public services or facilities in excess of capacity; and • The indoor commercial recreation use will / will not, in all other respects, conform to the applicable regulations of the zoning district in which it is located, conditions imposed on approval, and all other applicable provisions of law, ordinance, or statute. Motion made by: _______________ Ayes:__________ Support from: _______________ Nays:__________ Motion carried / failed Page 1 of 1 Page 22 of 22