Planning Commission recommends denial of rezoning for Riverside Golf Course

The City of Battle Creek Planning Commission on Sept. 24 voted unanimously to recommend that the City Commission deny rezoning request PRZ25-006, a petition from Interstate Capital to conditionally rezone the property at 245 East Columbia Ave., commonly known as Riverside Golf Club and Banquet Center.

Staff told commissioners the parcel (parcel corrected in the meeting as 0063-00-100-0) is currently split by Columbia Avenue and is mapped in the city’s future land use plan as open space or recreation, which conflicts with the applicant’s proposal to allow commercial and light industrial uses on the north portion of the site. City staff recommended denial because the proposed light industrial portion appears inconsistent with the adopted master plan and may not integrate well with adjacent residential neighborhoods.

Greg Delaunay, representing Interstate Capital, told the commission he has led large development projects in the region and argued the site could support a mix of residential, commercial and some industrial uses. “It is a beautiful view. I get it,” Delaunay said. He said the north parcel’s topography includes an about 80-foot elevation difference from nearby backyards and that proposed buildings would be lower than the adjacent homes’ viewlines: “There’s an 80 foot difference … My building is not over 40. You won't even see the roof.” He also said his firm intends to pursue jobs and housing on the site and that other, larger industrial parcels in the region are controlled by public development entities.

Dozens of nearby residents spoke against the rezoning during the public hearing. Tim Ward, who said he lives at 385 Riverside Drive and helped organize the petition opposing industrial rezoning, reported that more than 120 area residents have signed a petition opposing the industrial portion. “We do not want the air, noise, or light pollution that comes with this change,” Ward said. Other residents cited traffic and safety concerns on Riverside Drive and Columbia Avenue, potential impacts to property values, loss of green space and effects on wildlife. Mary Sue Christian, a lifelong Battle Creek resident, said, “This is not the answer,” and urged commissioners to follow the master plan.

Several speakers pointed to technical and infrastructure barriers. City staff and later the commission summarized written correspondence from the Michigan Department of Transportation (MDOT) that said a traffic/access study likely would be required and estimated the cost to begin that study at roughly $80,000 to $500,000, to be borne by the developer; MDOT also noted concerns about access and elevation changes at potential entrances. Commissioners and residents raised concerns that Riverside Drive and nearby intersections are not designed for heavy semi-truck traffic and that roadway improvements could be substantial.

Neighborhood planning councils and local planning advocates also opposed the rezoning in public comment. Brad Miller, chair of MPC 11, said his group unanimously opposed the proposal and urged the commission to preserve neighborhood character and public safety. Multiple commenters said existing industrially zoned land elsewhere in the city is a preferable location for new warehouses and light industrial uses.

After public comment the commission discussed zoning district definitions and buffering. City planning staff (Travis and Darcy) explained the difference between B-1 Corridor Commercial and B-2 Regional Commercial districts and noted that B-2 is generally intended for larger, automobile-oriented lots such as around interchanges. Staff also said the applicant included proposed conditions and green-belt buffering on plan maps; staff noted those are voluntarily offered conditions and that a recommending body cannot impose additional conditions.

Commissioner Godfrey moved to recommend that the City Commission disapprove PRZ25-006 for the reasons cited in the staff report; Commissioner Gray seconded. The roll call vote was unanimous in favor of the motion. The planning commission’s recommendation is advisory; the final decision will be made by the City Commission at a future meeting.

Votes at a glance - Motion: Recommend disapproval of conditional rezoning request PRZ25-006 (245 East Columbia Ave., Riverside Golf Club and Banquet Center) citing staff report reasons and master plan conflict. - Mover: Commissioner Godfrey. - Second: Commissioner Gray. - Vote: Unanimous — Commissioners Hughes (yes), O'Donnell (yes), White (yes), Gray (yes), Morris (yes), Moten (yes), Godfrey (yes), Denison (yes), Mayor Behnke (yes). Outcome: recommendation to deny (planning commission).

The record for the public hearing includes approximately 40 written letters submitted before the hearing plus a petition with more than 120 signatures delivered by residents; staff confirmed one letter was received after the published cutoff and was included in the commission packets. The record and staff report will be forwarded with the planning commission’s recommendation to the City Commission for a final vote. The applicant and residents may provide additional materials to the City Commission in the next phase of review.