Drug Mart looking to have its way with Grace and Cohassett

[Myra Beckrest]

After reading the front page, perhaps someone could answer a question for me.

If Drug Mart doesn't own the house on Grace, and it's not longer going to be demolished (how could they do that if she isn't willing to sell??) then HOW are they going to take part of her side yard? Isn't that her property?

I'm confused by all of that. They can't just take it because they want it. And the city shouldn't be able to tell Drug Mart they can take it if the owner of the property isn't selling it. You can't just rezone someone's yard because you want to.

Perhaps someone can explain this?

[Betsy Voinovich]

After reading the front page, perhaps someone could answer a question for me.

If Drug Mart doesn't own the house on Grace, and it's not longer going to be demolished (how could they do that if she isn't willing to sell??) then HOW are they going to take part of her side yard? Isn't that her property?

I'm confused by all of that. They can't just take it because they want it. And the city shouldn't be able to tell Drug Mart they can take it if the owner of the property isn't selling it. You can't just rezone someone's yard because you want to.

Perhaps someone can explain this?

Hi Myra,

I think the confusion is that when Drug Mart came back with their new plan, they had taken the house off of it but kept-- 13 feet--16 feet? I'd have to check, of the yard.

So if the homeowner agrees with this, she would have the fence and part of the parking lot in her side yard. She doesn't like this. I'm not sure what her rights are about not selling this part of her side yard. I think since it is her land she can outright say "no" but I don't know.

The destruction of the house no longer being part of the plan is separate. Drug Mart's new plan does not include the house, but it does include the sideyard.

These plans are still being considered so I imagine that exactly this is being looked at. I'll find out and update this thread when I do.

Meanwhile here's my article from this week's Observer:

Residents Come Together To Protect Their Neighborhood
by Betsy Voinovich

When Lakewood’s eastside Drug Mart introduced their plans to move to the old Ganley Dealership location on Detroit between Cohasset and Grace, the only sign that the neighborhood was taking note were some fliers stapled to telephone poles in the area. There was going to be a meeting, giving residents a heads up. What they needed to know was that the apartment building that had provided a buffer between their historic streets and the traffic of Detroit was being demolished… along with one of their homes. Those of us who live further down Detroit or Clifton or Franklin or Madison saw the fliers, read the news on the Observation Deck, shook our heads. The dust from the Detroit Theater hasn’t even settled. Here we go again.

But the residents of the Grace/Cohasset neighborhood got together and started doing their homework. Mary Grodek, one of two dozen Lakewood residents who went on the record at the Planning Commission last week to express their concerns regarding Drug Mart’s plan to expand their parking lot down the street and next door to their homes, put it simply, “Yeah it’s a pretty inspiring story.”

Drug Mart’s original proposal was to build a 28,000 sq. ft. store with 92 parking spots on the former Ganley lot on Detroit Ave., taking in the corners of Grace and Cohasset Avenues. They also purchased residential properties on Grace next to the Ganley lot with the plan of obtainging a Conditional Use Permit from the City to raze the properties, and expand their parking lot down two streets.

According to Ms. Grodek, who lives on Grace Avenue, this would not only forever alter the character of their street, but would set a dangerous precedent for the future of Lakewood.

And it could only happen if the City of Lakewood allowed it to happen, because they would have to grant the “Conditional Use” permit to make it possible.

She went into detail about the dangerous precedent: Allowing this permit would blur the idea of transitional space between residential and commercial use. The zoning code—the homeowner’s only protection—would lose all impact if, on any of our streets, residential lots could be changed to commercial, just for the asking. The granting of this permit would threaten every homeowner, on every street in Lakewood, particularly those who live near the ends of the streets, leaving every resident in Lakewood wondering who was next.

Ms. Grodek pointed out that the balance of commercial and residential use on Detroit and other main thoroughfares on most north/south streets would be lost. In her words, “allowing a business to encroach on residential properties will greatly alter the character of the neighborhood and is incompatible with Lakewood's vision of smart development and balance between residents and businesses.”

Why would the City allow this? Is there something special about this development?

From Ms. Grodek point of view, the answer is “no.” There are six drug stores either being built or renovated in Lakewood. Drug Mart is in no way a necessary or destination business and it has no special reason to encroach on land already zoned for residential use, she said.

So what’s a resident to do?

In this case, instead of scratching their individual heads and saying, “Their ought to be a law against this…” the neighbors on Grace and Cohasset and fellow concerned citizens who don’t even live there, got together, did their homework, and looked up the law, which in this case, is Lakewood’s zoning code.

Here’s what they found:

Lakewood’s Planning and Zoning Code, Section1173.02(b)(4):The City encourages conservation, preservation, redevelopment, and revitalization of residential neighborhoods to preserve their unique environments and for the public welfare of the City. The City acknowledges as a matter of public policy that the preservation and protection of residential neighborhoods is required for the health, safety and welfare of the people.

Armed with Lakewood’s own planning code, the neighbors set out to make their concerns known to the City, first at that neighborhood meeting and again at last Thursday’s Planning Commission meeting.

And the City listened. At last Thursday’s meeting, Drug Mart presented redesigned plans. The proposed lot size went from 28,000 to 24,000 square feet, taking away 12 parking spaces. The plan no longer includes destroying the hundred-year-old house, though Drug Mart still intends to purchase the house’s sideyard where the plan is to put a fence between the parking lot and the home. Drug Mart has not yet purchased the property.

Ms. Grodek had the opportunity to tour the house-- which she described as “fantastic”-- with its current owner; the house originally belonged to her grandfather, who passed away recently. The current owner is a widow who had plans to move into the comfortable, familiar home with her five children—ages 6 through 14-- and fix it up a little. She described the street, with its welcoming neighbors and well-cared-for homes and yards, as a great location for her kids to play, and Lakewood as an ideal community in which to raise them. With Drug Mart planning on taking her side yard, and the customers, lights, trucks and loading docks immediately over that fence, she is no longer sure if she and her family will choose to live here, even though it’s her grandfather’s house. She has questions now about what kind of environment it will be for her kids. She is no longer sure about—to quote Lakewood zoning code Section1173.02(b)(4)—the health, safety and welfare of the people—who in this case, are her children, living so close to all of that activity, literally, not in her backyard, but in her sideyard.

According to Ms. Grodek, the neighbors also won their request to defer voting on allowing Drug Mart the Conditional Use permit, which would give the drugstore permission to raze the 11-unit apartment building at the end of the street which has served as a buffer between Detroit Road and the residential street for all of these years. Razing this building is still part of the plan; its tenants have all received eviction notices.

She had the opportunity to hear the owner of the apartment building who said that all of the apartments have been restored, and that he’s done a beautiful job. At the meeting he shared the fact that most of his tenants were disabled and he wondered where they would end up.

Ms. Grodek said that the officials at the meeting could only respond, “Times are changing,” which she did not consider a satisfactory answer.

According to Mary Grodek, this story is just beginning. Though they are pleased with the progress they have made thus far, she said that she and her neighbors still have big issues about “encroachment, lack of traffic studies, the noise, the trucks, and how all of this will affect the traffic from the school (this development will be right across from Garfield Middle School).

She stressed that her group (about sixty neighbors at this point—including residents who don’t live on either of the streets but are Lakewood residents) are not anti-development. She said that they respect Drug Mart’s right to be there and their intention to be a good neighbor, but she also stressed that being a good neighbor does not mean kicking the other neighbors out.

She continued, “They don’t need all those parking places, we’re going to shop there, we’re going to walk there, it’s right there. When have you ever seen 80 parking spots filled at Drug Mart? If they want to be part of the neighborhood, and a good neighbor, Drug Mart can’t be out of touch with what their new neighborhood requires. We are an engaged group of citizens who shop. We can make a win-win for them and for us.”

She described the process that she and her neighbors have been through as gratifying: “I’m so impressed with my neighbors. At the beginning, we didn’t know anything. We came together to respectfully fight for something that we all truly believe in. I’m overwhelmed by the knowledge my neighbors brought to this process, from technical expertise to understanding the emotional appeal and importance of this situation.”

She said that at the beginning, “it was very disconcerting” to feel that “your city is not working for you.” She said that they have learned that the City “needs a push to know you are there. To know what you want. They need to know that we have to be a part of the conversation, and a part of the process. At the end of the day, we feel good that we are presenting a strong case, respectfully.”

Ms. Grodek concluded (for today) that they don’t know what the outcome will be, but she is proud to be among this group of people and she is pleased by the initial response from the City. She said that she has heard that the Heritage Board and the Architectural Board of Review had a lot to do with the responsible decisions that have been made thus far. Councilwoman Mary Louise Madigan, who represents Grace and Cohasset, along with that section of Detroit, is getting involved and the group has high hopes for the next round of meetings and reviews.

As for what they’ve figured out so far, she summed it up: “We live here. We are staying here. We are the future.”

I've had more feedback about this article (and it's only Friday morning) than anything I've written for the Observer thus far. People saying, "Thank you for sharing that. Thank you for letting us know what's happening." It's weird because hanging out on the Deck you think everybody's up to date on whatever we're talking about, the newspaper readership is different. The thanks go to Mary Grodek and her friends and neighbors. They are the ones taking action.


Betsy Voinovich

[J Hrlec]

She stressed that her group are not anti-development. She said that they respect Drug Mart’s right to be there and their intention to be a good neighbor, but she also stressed that being a good neighbor does not mean kicking the other neighbors out.

That is good to hear. I understand the desire to not lose part of the residential streetscape, I can say that is a worthy cause for sure.

However, I personally would not support a movement to stop the move and build of a Drug Mart if they DM does agree to not expand into those residential areas. Anti-development is never what we need... we just need a balance between commercial and residential.

[Betsy Voinovich]

There is a meeting of the Planning Commission tonight to review Drug Mart's new plan with Grace and Cohasset.

From our neighbors at Grace and Cohasset:

The neighbors of Grace and Cohassett invite their fellow Lakewoodites to attend the city's Planning Commission meeting on Thursday, July 5 at 7 p.m. at Lakewood City Hall (use the side entrance).

After a month's deferral, the Commission will review and possibly vote on Discount Drug Mart's request to be granted Conditional Use to encroach on two residential properties on Grace Ave. in order to expand their commercial footprint beyond Detroit. Drug Mart will also ask for continued Conditional Use for an adjoining property on Cohassett. There are several other issues connected with the project that are of concern to citizens. Please attend and make your viewpoints known during the public comment phase of the meeting.
Thank you,

Neighbors of Cohassett and Grace

As everybody knows, this issue isn't just about Grace and Cohasset; if you would like to lend them your support, or make your opinion known, it would help a lot. As the Mayor and the Council have demonstrated in recent days, they are listening, and they pay attention when issues are brought to their attention.

I'll post this in its own thread just in case.

Betsy Voinovich

[Betsy Voinovich]

I just got a call from one of the Grace/Cohasset neighbors who was so excited that I could barely make out what she was saying, but in essence it was, "We won!"

I will bump this up for anyone who wants to read the history of this thus far, but I think I'll put this news in another thread.

Betsy Voinovich

[Jim O'Bryan]

Well it looks like Drug Mart will appeal the recent decision.

It will be interesting to see whose side the city is on.



Stay tuned.


.

[Betsy Voinovich]

Well it looks like Drug Mart will appeal the recent decision.

It will be interesting to see whose side the city is on.



Stay tuned..

Hi all,

Well, the Planning Commission denied use of the side yard of the house AND use of the apartment building at the last meeting. This has to be awkward for Drug Mart and the City, since clearly Drug Mart was so sure that they'd be able to get a conditional use permit from the city that they already purchased the apartment building, and evicted all the tenants.

This shows you how history is rewritten, the PD online site calls the apartment building a "vacant building." It was full of tenants, and the building had been recently updated with all amenities. And then Drug Mart bought it obviously on some assurance that they wouldn't be wasting their time and money from the city, and then all the tenants were evicted. It was a viable, FULL, NOT VACANT apartment, before this, but it is already going out to the world as "Another vacant property in Lakewood."

If I was Drug Mart and now had an apartment building that I wasn't allowed to tear down on my hands, I'd probably appeal the decision too.

This seems backwards. Shouldn't major purchases of buildings be delayed until AFTER the Planning Commission reviews a proposal and approves of it?

Anyway, this is just an update. I'll copy the latest story from the paper here. "Residents win!" The Grace/Cohasset neighbors know that this isn't over, and they know that the eyes of the city are upon them, because as Mary Grodek so eloquently put it, "as goes our street, so go all the streets in Lakewood."

They also really want Drug Mart to build their new store there, in a way that doesn't harm either business or residents, and are hoping that a decision can be reached that will accommodate everyone and that the newest good neighbor in the Grace/Cohasset neighborhood will be Drug Mart.

The next Planning Commission meeting is August 2nd, this coming Thursday. This is the meeting where Drug Mart will present their revised plan.

Betsy Voinovich



Update on “Residents Say Enough Is Enough”: Residents Win!
by Betsy Voinovich

The Planning and Zoning Code Ordinance itself again proved to be the best friend of the neighbors of Grace and Cohasset at the Planning Commission meeting last Thursday night.

This time they zeroed in on times when “Conditional Use” can be used to go around the code, and relied on this section of the Code 1162.02(c): "...the conditional use will not change the essential character of the general vicinity in which it is located."

It fell to the neighbors to prove to the Planning Commission that taking out half of a homes’ side yard, and removing an apartment building which they feel is a perfect buffer between residential and commercial DID NOT meet that criteria--that in fact, it would change the character of the neighborhood.

Mary Grodek, one the leaders of the Grace/Cohasset neighborhood called in after the four and a half hour meeting, so excited that it was hard to understand what she was saying, but I will let her speak for herself:

"We won last night at the City Planning Commission meeting about the Drug Mart encroachment. After an almost four and a half hour meeting the commission voted to DENY the conditional-use permit to Drug Mart for the two residential properties which were the apartment building and the thirteen and a half feet (which widened to 20 feet at the back) for the first residence, the 1899 house. So they cannot expand their commercial footprint there…

So we are completely thrilled and grateful that the Commission listened to all of the neighbors who showed up and spoke so eloquently..."

The meeting was well-attended, the fact that so many would stay for so long attests to the fact that many residents understood what the Grace/Cohasset neighbors pointed out from the beginning:

If this can happen to our streets, it can happen to yours, and suddenly the quiet, neighborly experience of living in your own neighborhood in Lakewood doesn’t exist for you anymore, especially if you live near any of our commercial streets.

Mary Grodek pointed out that it lowers the value of every home in the city if Lakewood becomes known for tearing down homes, churches, small local movie theaters... to put up CVS stores, Dollar Stores, McDonald’s.

What happens to our cool “best city to raise your family in” city then? How cool is our coolest suburb full of Dollar Stores, cell phone stores, and chain hamburger joints?

At times, according to resident and writer Michael Gill, the meeting became quite contentious, with members of our all-appointed all-volunteer citizen Planning Commission having to stand up heroically for the residents, as both Commission members and residents pointed to example after example that underlined the Planning and Zoning Code’s simple but strong statement:

The City acknowledges as a matter of public policy that the preservation and protection of residential neighborhoods is required for the health, safety and welfare of the people. Section1173.02(b)(4)

According to Gill, it was the City against the residents, with Planning Director Dru Siley “getting in the faces” of the Planning Commission, demanding that they give proof of how this development would hurt the neighborhood. Fortunately for the neighbors (and we are all neighbors) the Planning Commission does its homework, as did the residents and they could show that finally what boiled down to EIGHT PARKING SPOTS, wasn’t worth it. Without those spots, the Drug Mart lot will have 79 parking spots.

Finally the Planning Commission put its foot down. Harming the character of the neighborhood in terms of the peace and pleasantness of the streets, along with the safety issues, and finally the value of the homes themselves put a lot on the Grace/Cohasset neighbors’ side.

Again, the neighbors stressed that they are not anti-development and that they are all planning to hang in there for the Next Steps, which definitely include welcoming Drug Mart as a good neighbor if they can all continue to work together.

Everyone understands the need for development in Lakewood, and everyone has seen all of our empty car lots, which back in the day, were responsible for the destruction of so many one-of-a-kind homes and mansions on Detroit Ave. which might have made our city “even cooler” now, as a place to live and visit, IF a use could have been figured out for them.

Clearly balance is required. With this situation, a perfect marriage is possible, between residents who would like a nice, clean Drug Mart in their neighborhood, instead of an empty car-lot, if the Drug Mart will be a good neighbor in terms of how they fit themselves in. Because of the wisdom and the fortitude of the Planning Commission, it’s possible that we could see the best of both worlds.

The next meeting of interest is the July 12 Architectural Board of Review meeting, which is THIS Thursday, July 12, and is also a public meeting which will be well attended by the Grace and Cohasset neighbors and their fellow Lakewoodite supporters.

The Grace and Cohasset neighbors have been impressed with the Lakewood Planning Commission and the Architectural Board of Review from the beginning of this process. They would love it if fellow Lakewoodite neighbors would attend these meetings, and meet them, and learn about the process and how to WORK WITH the organizations that have already proven themselves to be responsible and accessible.

I quoted Mary Grodek on the Lakewood Observation Deck the day after the meeting, it seems appropriate to once again, let her end this article, with her words of encouragement to other residents, wise commission members and judicious city planners.

In the words of Mary Grodek, Hey Lakewood, “Rock on!”



http://www.lakewoodobserver.com/read/20 ... idents-win

[Justine Cooper]

THANK YOU Betsy for this detailed reporting and to Mary for all your hard work on this!!!! Hope to see you tomorrow. We would never know all this was going on behind the scenes without your incredible effort to inform. We walk by the empty car lots and unfinished Rockport lots daily with sadness and always wish the city would invest in getting some great businesses in those EMPTY lots. To hear they kicked tenants out for a few parking spots is so unbelievable. Without advocates like y'all I guess that would have happened.

[Betsy Voinovich]

THANK YOU Betsy for this detailed reporting and to Mary for all your hard work on this!!!! Hope to see you tomorrow. We would never know all this was going on behind the scenes without your incredible effort to inform. We walk by the empty car lots and unfinished Rockport lots daily with sadness and always wish the city would invest in getting some great businesses in those EMPTY lots. To hear they kicked tenants out for a few parking spots is so unbelievable. Without advocates like y'all I guess that would have happened.

Hi Justine,

Thanks for the kind words. The neighbors at Grace and Cohassett really got their act together on this, going straight to the city code to define and make their case. They continue to stress that if it's done correctly, both sides can be happy, an empty lot filled with a new Drug Mart that takes care not to do damage to the character, safety or housing values of the neighborhood.

So tonight's the next meeting, at 6:30 at City Hall. I know these guys could use as much support as possible, and that it's great for everyone to learn how these processes work.

I'll make another thread for the specifics.

Betsy Voinovich

[Justine Cooper]

I received a call last night being surveyed on my opinion on Drug Mart and telling me about the meeting but I thought the caller stated it was at LHS? Some of her (apprently scripted) concerns were about the safety of St. Ed's and other school children walking. I just withdrew our open enrollment for our daughter for Harding so she could go to her neighborhood school Garfield so it escalates our concern from houses to our children. I will be there. Thanks to all for the great work!

[Bill Call]

It looks like all of your efforts were for nothing.

The whole process seems a little like the Phase III meetings. The decision was made before the first meeting took place.

[Jim O'Bryan]

It looks like all of your efforts were for nothing.

The whole process seems a little like the Phase III meetings. The decision was made before the first meeting took place.

Bill

Called, "Governing, Lakewood Style."

Try to trick the residents into thinking they asked for it. When that fails, as the residents
always seem to be smarter than they are given credit for, do it anyway, screw them.

Phase III, 50 year committee, Franklin School, Mainstreet, Way Finding, Current Branding,
and on and on and on.

So sad, maybe someday Lakewood politicians will learn to trust and respect the people
that at one time trusted them and elected them.

.

[Betsy Voinovich]

It looks like all of your efforts were for nothing.

The whole process seems a little like the Phase III meetings. The decision was made before the first meeting took place.

Bill

Called, "Governing, Lakewood Style."

Try to trick the residents into thinking they asked for it. When that fails, as the residents
always seem to be smarter than they are given credit for, do it anyway, screw them.

Phase III, 50 year committee, Franklin School, Mainstreet, Way Finding, Current Branding,
and on and on and on, until the city adopts a "Beaten spouse mentality" afraid to speak up
or talk about any of it for fear of retribution on them, their homes, or their kids.

If they are smart and speak up, run their asses out of town, shut them up anyway they can.
Dirty little whisper campaigns to marginalize, and shun, and harm.

So sad, maybe someday Lakewood politicians will learn to trust and respect the people
that at one time trusted them and elected them.

.

Hi Bill and Jim,

I have to disagree. I think what we are looking at here is a genuine compromise.
Originally, Drug Mart was going to tear down a home--- which is how all of this began.

The residents came together not just to protest the encroachment of commercial interests
into residential streets but to come up with a plan that would work. Drug Mart isn't taking
the house or the sideyard. They are going to have less parking. They are changing the
design to suit neighborhood needs.

The neighborhood WANTED the Drug Mart. They weren't defending the vacant Ganley lot.
They could use a 21st century Drug Mart with a produce section that they can easily walk
to. A thriving and successful business in that location is good news, especially if it isn't a
cell phone store or a dollar store or a check cashing place, though Drug Mart probably cashes
checks.

They wanted Drug Mart to be a good neighbor. Each side gave on this deal and a lot of work
and time went in on it.

Were parts of it sqirrely-- or "Lakewood style"? Yeah--sounds like it-- but this was no Phase 3.

I could be wrong, maybe this is a more sophisticated version?

I need to talk to the people who were there to find out more about what happened
but it seems like legitimate debate went on. I wasnt there last night. Hopefully
someone will come on who was.

Betsy Voinovich

[J Hrlec]

It looks like all of your efforts were for nothing.

The whole process seems a little like the Phase III meetings. The decision was made before the first meeting took place.

Bill

Called, "Governing, Lakewood Style."

Try to trick the residents into thinking they asked for it. When that fails, as the residents
always seem to be smarter than they are given credit for, do it anyway, screw them.

Phase III, 50 year committee, Franklin School, Mainstreet, Way Finding, Current Branding,
and on and on and on, until the city adopts a "Beaten spouse mentality" afraid to speak up
or talk about any of it for fear of retribution on them, their homes, or their kids.

If they are smart and speak up, run their asses out of town, shut them up anyway they can.
Dirty little whisper campaigns to marginalize, and shun, and harm.

So sad, maybe someday Lakewood politicians will learn to trust and respect the people
that at one time trusted them and elected them.

.

Hi Bill and Jim,

I have to disagree. I think what we are looking at here is a genuine compromise.
Originally, Drug Mart was going to tear down a home--- which is how all of this began.

The residents came together not just to protest the encroachment of commercial interests
into residential streets but to come up with a plan that would work. Drug Mart isn't taking
the house or the sideyard. They are going to have less parking. They are changing the
design to suit neighborhood needs.

The neighborhood WANTED the Drug Mart. They weren't defending the vacant Ganley lot.
They could use a 21st century Drug Mart with a produce section that they can easily walk
to. A thriving and successful business in that location is good news, especially if it isn't a
cell phone store or a dollar store or a check cashing place, though Drug Mart probably cashes
checks.

They wanted Drug Mart to be a good neighbor. Each side gave on this deal and a lot of work
and time went in on it.

Were parts of it sqirrely-- or "Lakewood style"? Yeah--sounds like it-- but this was no Phase 3.

I could be wrong, maybe this is a more sophisticated version?

I need to talk to the people who were there to find out more about what happened
but it seems like legitimate debate went on. I wasnt there last night. Hopefully
someone will come on who was.

Betsy Voinovich

Betsy,

Thanks for bringing this thread back to a rational conversation on the topic and not joining the "jump to conclusion" gang. If you find out more, please let us know. I would not want the business to stomp on the neighborhood just as much as I would not want the neighborhood to stomp on the business. From what I have read on other sites, it does seem like the discussions took place and an actual compromise did take place. With more information we can all make more intelligent thoughts on the matter.

Once again, like others have said, thanks for sharing all of this to keep us informed.

[Valerie Molinski]

Betsy,

Thanks for bringing this thread back to a rational conversation on the topic and not joining the "jump to conclusion" gang. If you find out more, please let us know. I would not want the business to stomp on the neighborhood just as much as I would not want the neighborhood to stomp on the business. From what I have read on other sites, it does seem like the discussions took place and an actual compromise did take place. With more information we can all make more intelligent thoughts on the matter.

Ditto. Thanks, Betsy, for your factual and rational posts on the topic.