Jewel Development Update

Public Notice from the State of Michigan for a Public Hearing 

Information is current as of January 9, 2023. There will be no further email updates sent out about this project. 

The City Council approved the Queens's Meadows and Queen's Highlands projects at the November 9th meeting. The Queen's Highlands side still needs to come back to Planning Commission for final approval. The Queen's Highlands side is zoned as PUD, therefore an extra step before approval is required. The developer needs to bring a pattern book of sample houses to Planning Commission
. The developer will be attending the March 20, 2023 Planning Commission meeting with house elevations for the final PUD approval step. 
Home Plans 
Lot layout

Traffic Impact Study 
REVISED Traffic Impact Study 
Environmental Impact Assessment - Queen's Meadows 
Queen's Meadows Site Plan 
Amended Master Deed of Queen's Meadows
Queen's Meadows Condo Association By-Laws 
Environmental Impact Assessment - Queen's Highlands
Queen's Highlands Site Plan
Amended Master Deed of Queen's Highlands
Queen's Highlands Condo Association By-Laws
Queen's Highlands Planned Unit Development Agreement
August 15, 2022 Planning Commission Meeting Minutes
September 19, 2022 Planning Commission Meeting Minutes
Planning Commission meeting agendas and minutes here! 

The Property at 5255 Perry Road has been sold to a company,  G & C Quality Homes LLC. They have not submitted any plans for the site. The 8.8-acre parcel has 2 homes currently on it. 

The driving range has a site plan submitted for it, see below for more details. The Final site plan was approved at the July 18, 2022 at 6:30PM Planning Commission meeting. I do not have an update on when construction will begin. 

Click these links for an updated view of the development -- 
OverviewQueen’s Meadows 1 - Queen’s Meadows 2 - Queen’s Highlands 1 - Queen‘s Highlands 2 

DRIVING RANGE UPDATE -- This piece has a preliminary site plan with a new developer. The concept is for an elderly care development called Hampton Manor. There will be assisted and independent living facilities available. These plans were discussed at the Planning Commission meeting on Monday, May 13, 2022 at 7:00 PM and approved. City Council and the developer are working out the PUD Agreement. 
Plans - Impact Assessment 

What are Conceptual Site Plans? 
These plans are what the development MIGHT look like. These are not official Site Plan Documents. These Conceptual Plans will NOT be used by Planning Commission to approve or deny the PROPOSED Development. CONCEPTUAL PLANS CLICK HERE.   If you would like to see the plans in person, please stop in to our office. 

What is the next step in the process? 
The next step in the process is to submit a Site Plan Review Application with Site Plans for the Planning Commission meeting. An administrative review of the plans typically takes 2 weeks. If there are no major issues with the site as determined by the City Planner, City Engineer, and DPW Director, then the plan can be placed on the next Planning Commission meeting agenda. If there are major issues with the Site Plans, a revision must be done before being placed on the Planning Commission meeting agenda. If there are major site issues, Planning Commission would have too many contingencies on the approval, if approved at all. 

Where can I find the agendas for the meetings? 
On the Planning Commission page - Click here to see the meeting agenda 

When are agendas posted? 

Usually agendas are posted the day of the meeting. 

What will need to be submitted for full Site Plan Review? ARTICLE XXIV SITE PLAN REVIEW AND APPROVAL

    1. Applicant's name, address, and telephone number.
    2. Date (month, day, year) including dates of any revisions.
    3. Title block.
    4. Engineers Scale.
    5. Northpoint.
    6. Location map drawn at a scale of 1" = 2,000', with north point indicated sufficient to indicate general surroundings and street network.
    7. Name of the proposed development.
    8. Common description of the property and complete legal description (also address, if available).
    9. Dimensions of site including width, length, frontage and acreage exclusive of rights-of-ways.
    10. Name, address, signature, and seal of Architect, Engineer, Surveyor, or Landscape Architect, who was responsible for the preparation of the site plan.
    11. Zoning classification of Applicant's parcel and all abutting parcels.
    12. A site analysis map illustration, current drainage flows (with arrows), boundaries of any wetland regulated by the MDNR, location and elevation of bodies of water, trees over eight inches (8") caliper, steep slopes, floodplain boundaries and elevation and existing structures
    13. Proximity to major thoroughfares and/or section corner.
    14. Location of any required fire lanes.
    15. Existing and proposed contours of the site in sufficient detail to determine drainage.
    16. Location and elevation of existing drainage courses, floodplains, and lakes and streams.
    17. Existing and proposed lot lines, property lines.
    18. Existing and future right-of-way lines and easements.
    19. All buildings, structures, signs, parking areas, sidewalks, etc. on the site and within 100 feet.
    20. Proposed locations and dimensions of access drives, street materials and curbing, drives and driveways (all radii measurements shown).
    21. Proposed street names.
    22. Location of existing and proposed sanitary sewers.
    23. Locations and sizes of the following: 
                                                    a) well sites in the proposed development.
                                                    b) water mains, hydrants, and building services.
                                                    c) storm sewers, site grading, drainage, retention basin, and/or other pertinent facilities including drainage and retention calculations and                                                               design details.
    1. Building footprints with length and width dimensions.
    2. Building elevations including types of materials and colors.
    3. Setback and yard dimensions for buildings.
    4. Location of interior and exterior sidewalks, pathways and bikepaths.
    5. Location, type, intensity height and fixture details of external lighting. 
    6. Locations and design details of any obscuring walls, berms, and fences.
    7. Table illustrating compliance with parking requirements of Article XXII for number of spaces, dimensions and pavement materials.
    8. Landscape plan in accordance with Article XXIII.
    9. Entrance details and signs (Note: signs are subject to separate review under the sign ordinance.)
    10. Location and type of all regulatory signs (stop sign, no parking signs, etc.)
    11. Location of waste receptacle(s), if any, and screening details in accordance with Section 314. Turning radii of the waste receptacle vehicle shall be illustrated.
    12. Location and method of screening of all transformer pads, reception antenna and air conditioners.
    13. A density schedule showing the number of dwelling units by type per gross acre and net acre (see Sec. 322).
    14. Floor plans of a typical building.
    15. Carport locations and details, if applicable, indicating carports will net the standards of Sec. 2200 (l).
    16. Details of community buildings and fencing of swimming pool, if applicable.
    17. Location and details of any mail box clusters.
    18. Specific amount, type, and location of recreation space and facilities.
    19. Loading and unloading areas meeting dimensional requirements of Article XXII.
    20. An impact assessment or traffic analysis, if required (Sec. 2407). An Environmental Impact Study and Traffic Impact Study WILL BE REQUIRED.
    21. For condominiums in developments, an illustration of all general commons and limited commons.
What does the Planning Commission have control over? 
The Planning Commission (and City Council for Special Land Uses) shall review the site plan to insure that it complies with
all of the criteria below:
a. The proposed use will not be injurious to the surrounding neighborhood.
b. The location of buildings, outside storage receptacles, parking areas, fences or obscuring walls, and utility areas will
minimize adverse effects of the proposed use for the occupants of that property and the tenants, owners, and
occupants of surrounding properties.
c. There is a proper relationship between major thoroughfares and proposed service drives, driveways, and parking areas
to encourage the safety and convenience of pedestrian and vehicular traffic. The site plan includes the minimum
number of driveways required to provide reasonable access. Driveways are spaced as far apart from intersections
and other driveways as practical to reduce accident and congestion potential. Sharing with adjacent uses is
encouraged. The Planning Commission may require a traffic impact study as outlined in Section 329.
d. The site plan provides for proper development of roads, easements, and public utilities and protects the general health,
safety, and welfare of the City and its residents.
e. Building architecture, materials, roof line, colors, windows and similar elements shall be consistent with the majority
of other buildings in the City, as determined by the Planning Commission (or City Council for Special Land Uses). Brick
construction or brick trim, varying facade depths and peaked roofs, is encouraged. Stark white or bold colors and
reflective glass are discouraged. The intent of this standard is to provide a harmonious, unified community to help
create a sense of place and contribute to the image and quality of life in the City.
f. The proposed site plan complies with all City codes and ordinances. 

FEMA Flood Map Service - CLICK HERE - 5270 Perry Road 

GC Fema Flood Zone Aerial

GC Fema Flood Zone Map

Definitions - Flood hazard areas identified on the Flood Insurance Rate Map are identified as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1-percent chance of being equaled or exceeded in any given year. The 1-percent annual chance flood is also referred to as the base flood or 100-year flood. SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2-percent-annual-chance (or 500-year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-percent-annual-chance flood, are labeled Zone C or Zone X (unshaded). Retrieved from,exceeded%20in%20any%20given%20year

Helpful documents 
Map of Area
Zoning Map 
Article 20- Schedule of Regulations for Principal Buildings: Residential Districts 

What is the current zoning of the Jewel? 
Right now, there is a mix of zoning districts within the golf course because it spans  a large area. The bulk of the course is zoned as R-1. The other pieces of the course are LDMF, HDMF and PUD.
Zoning Descriptions
What does R-1 Residential District include? 

The R-1 Single-Family Residential Districts are intended to provide for low-density, one-family detached dwellings and other facilities which serve the residents in the district. Click here for more details - R-1 - Residential District  - 

What does Low Density Multi Family and High Density Multi Family districts include? 
These areas are a smaller portion of the course. The Multiple-Family Residential Districts, LDMF and HDMF, are intended to provide rental or individually owned multiple-family dwelling units, and related. These districts will generally serve as a transitional zone between the nonresidential districts and lower density Single-Family Districts. The Multiple-Family Districts are provided to serve the limited needs for the apartment units in a medium density, single-family community. The City includes two multiple family zoning districts: Low Density Multiple Family (maximum 6 units per acre) and Medium Density Multiple-Family Residential (maximum 12 units per acre). Click here for more information - LDMF and HDMF - Low Density and High Density Multifamily

What is a PUD? 
PUD - Planned Unit Development - Means there will be open space incorporated into the residential space. Click here for more information - PUD-Planned Unit Development District.

What is zoning?
Zoning is the act of designating land use. It is very helpful when planning out a city to ensure land uses of neighboring zones work well with each other. There are various classifications used in the City of Grand Blanc. The classifications can be residential, commercial or industrial based.

Let's talk about zoning districts as it relates to businesses -
B-1 Neighborhood Business - designed to meet the shopping and service needs of persons in the nearby residential areas. Example - Barbershop/Salon
B-2 Community Business - designed to provide retail businesses and services to supply the needs of the larger community. Example - Grocery Store
B-3 General Business - designed to provide for more intensive and diversified business establishments which may be incompatible in the Neighborhood Business District or Community Business District. Example - Outdoor Cafes

What happens when new businesses want to move in to the City?
The business will need to find a location that is zoned for their type (use) of business. For example, a clothing boutique would be perfect for the Neighborhood or Community Business zoning district. A large retail establishment would be better in the General Business zoning district. Parking requirements are important to consider when looking at business locations.
If a business is a type (use) that aligns with the zoning district, there are no special approvals, denials or variances. The City has no control over the business moving into that district. Example - A barbershop wants to open in a zoning district with a barbershop as a permitted use. The City cannot force the barbershop to move or find another location. The City and residents can request businesses to the land owners, but cannot force businesses to locate here.

What happens when a business wants to move here, but the zoning does not allow it?
If the use is listed under the Special Land Use provision, then the business can apply for a Special Land Use. The process requires a Public Hearing at Planning Commission. If approved, the City Council considers the request. City Council can approve or deny the request. If the use is not covered under the Special Land Use, the applicant can ask for a Use Variance. This process would go before City Council, which acts as the Zoning Board of Appeals, at a public hearing. The ZBA (City Council) listens to the petitioner to determine the reasons for the request. The Use Variance Granting Guidelines must be followed and the variance granted ONLY in the case of unnecessary hardship or practical difficulty. If the petitioner cannot prove either, the request should be denied.

In 2002, the City re-zoned the golf course from High Density Multifamily (HDMF) to Residential-1/Planned Unit Development (PUD). The Grand Blanc Golf Club Country Club sued the City and felt that this was a taking. The City won in the Michigan Court of Appeals and the zoning remained Residenial-1/Planned Unit Development. 
Timeline of previous zoning attempt.