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Planning commission previews rezoning to align downtown zoning with master plan
Summary
The Cedar Springs Planning Commission reviewed a proposal to rezone portions of the downtown B2/C2 district back to residential or mixed‑use to reduce nonconforming situations and better match the city's future land‑use map; staff will draft an ordinance and notify affected property owners ahead of a public hearing in April.
The Cedar Springs Planning Commission on Tuesday discussed a proposal to rezone a cluster of parcels in the downtown B2 central business district to residential and mixed‑use classifications to match actual land use and the city's master plan.
A presenter told commissioners maps in the packet show properties the city proposes to move from B2/C2 back to R1 (single‑family residential) or to a mixed‑use district that would permit single‑ and two‑family homes alongside limited commercial activity. The change is intended to eliminate so‑called non‑performing commercial zoning where properties are in residential use but designated B2, a mismatch that creates legal nonconformities.
"Anything that's zoned B2 that would get moved into R1 and contains a single house, those go from non‑conforming to conforming just by making that change. That's a major step in the right direction," the presenter said.
The commission heard a written public comment from resident Sue Wolf, whose letter was read into the record. Wolf said recent rezoning left longtime multifamily homes as legal nonconforming uses that lenders will not finance because the rules can prevent rebuilding after major damage. "I am hoping our city will help by creating housing for more residents," Wolf wrote, urging the commission to support the city manager's recommended changes.
Staff cautioned that rezoning some parcels to R1 would not automatically resolve all nonconforming multifamily buildings; R1 generally does not permit multifamily structures, so some properties would remain nonconforming until the commission addresses the nonconforming‑use chapter. Commissioners discussed whether R1 or R2 would better balance the master plan goals and acknowledged the need to refine the nonconforming rules.
Next steps outlined by staff include drafting an ordinance to implement the rezoning, conducting proactive outreach to affected property owners before formal notices, presenting a draft at the March meeting, and holding a public hearing (currently envisioned for April) before any ordinance is adopted.
The commission indicated general comfort with the map as a basis for a draft ordinance, and staff said they would notify owners and bring the amendment back for further review.
