By JAN LARSON McLAUGHLIN
BG Independent News
Bowling Green Planning Commission stood by the land use plans that have repeatedly pushed for the city to create a better front door to the community.
The commission voted 5-2 Wednesday evening to recommend that City Council not approve a zoning change that would allow apartments in the first block of East Wooster Street off Interstate 75.
The request to rezone approximately three acres came from Jamal Garmo, of Michigan, who proposed the development called Bowling Green Lodge. Garmo is the owner of the new Home2 Suites, located just to the east of the proposed apartments.
Garmo was also the owner of the former Victory Inn at the same location. That hotel was demolished in 2015 after the city and the county health department tried for five years to get the owner to fix unsafe and unsanitary conditions at the business.
This time, Garmo is seeking a change the acreage from B-2 general commercial zoning to S-2 planned commercial zoning. The change would allow commercial and multi-family housing, whereas the current zoning does not allow residential.
Bowling Green Planning Director Heather Sayler explained the series of land use studies that have been conducted for East Wooster Street, from I-75 to the downtown. All the plans talk about the opportunity to make a positive first impression for those exiting off the interstate.
All of the plans suggest highway-commercial businesses for that section of East Wooster – with better screening and more attractive signage.
“It’s about increasing the aesthetics of East Wooster Street,” Sayler said.
The sections across from the university and closer to downtown suggest mixed use residential, with commercial on the first level and apartments in the upper levels.
“There was no recommendation of residential uses there,” Sayler said of the first block off I-75.
Instead, the plans call for hotels, conference centers, restaurants and auto-oriented businesses.
So the planning department could not support the zoning change request, she said.
“We felt the request does not align,” she said. “The image of East Wooster Street is critical.”
“It really is a developer’s dream,” Sayler said of the location that sits just east of Greenwood Centre. “I’ve had several calls about the property.”
Planning commission President Jeff Betts agreed with the need to stick with the land use plans.
“The surest way for a plan to fail is to throw it out the window,” he said.
A spokesperson for the developer said the plans for the site call for two buildings, with commercial on the first floor and apartments on the upper floors. Each floor would be 8,000 square feet.
However, later in the meeting Christopher Frasor, the legal counsel for the developer, said the plans no longer involve two buildings.
The spokesperson suggested that the project could be just what Bowling Green needs to create a gateway with a local feel.
“We feel this project has the potential to provide that kickstart,” he said.
The apartments may be any size from studio to five-bedroom.
“We’re shooting from the hip to see how we can get this moving forward,” he said.
“He’s willing to put his best food forward in the name of development, in the name of Bowling Green,” he said of Garmo.
Planning commission member Joe Phillips pointed out that the requested S-2 zoning would only allow 40% of the acreage to be covered with buildings and parking lots. Yet the proposal included pavement over the entire three acres.
“It’s two big blocks surrounded with blacktop,” Phillips said. “I’m seeing a difference between what you’re saying and what you’re showing.”
The spokesperson said the developer may have to request a variance to allow for more coverage of the land.
Phillips pointed out that the proposal breaks the rules suggested by all the land use plans.
“What you’re showing us is just another apartment complex,” Phillips said.
Betts asked the developer’s team if they researched the use of the site, “given the huge potential for that property.”
The changing trends in college student living situations – especially since COVID-19 – may not bode well for more apartments in the city, Betts said.
But Richard Atto, the man who constructed the Home2 Suites for Garmo, said COVID has hurt the hotel business.
“The same pandemic that may change the likelihood of students attending has affected hotels as well,” he said.
Unlike the hotel, if the apartments don’t do well, the new zoning would allow them to be used for something like senior housing. Atto cautioned that the apartments would be the best option for Bowling Green.
“The last thing we want in our gateway is a vacancy,” he said.
Planning commission member Judy Ennis expressed her desire to not stray from the land use plans.
“We spent a lot of money hiring experts,” she said.
Joe Phillips agreed. “This property has a lot of potential.”
Traffic counts have shown that approximately 17,000 vehicles pass that section of East Wooster Street a day.
That raised concerns for planning commission member Rich Michel, who noted how difficult it is to get out of business driveways there, and the number of accidents that occur.
But others on the planning commission questioned the rigidity of the zoning, suggesting that mixed use commercial-residential could be a good fit at the location.
“I get it’s not perfect. But if we wait for everything to be perfect,” the city may miss opportunities, Nate Spitler said.
Will Airhart said he would prefer seeing commercial and apartments at the site, rather than a restaurant which would meet the land use plans.
Erica Sleek agreed. “Do we want an Applebees, or do we want somebody to come in and do what the university would do?”
Voting for the zoning change were Sleek and Airhart. Voting against were Betts, Ennis, Michel, Joe Phillips and Kris Phillips. Spitler abstained due to a professional conflict.
City Council will make the final decision on the zoning request.
