The Reserve at Knapp Bluff is a proposed residential development to be located at 4700 Knapp Street NE. This development poses immense risk to the community around Knapp Street and Knapp’s Corner, the neighborhoods of Catamount and Blackberry Shears, the neighbors surrounding the proposed development site, and the residents of Grand Rapids Township.

 

On January 24, 2023, the Grand Rapids Township Planning Commission held its regular meeting at the Township Hall. At this meeting, the Planning Commission heard from Peter Engle and Rob Cummins from Covenant Eight LLC about their request to build 40 detached single-family condominiums that will cover 23 acres of land, including the wetlands south of Knapp Street NE, across from the intersection with Blackberry Lane and about one-quarter of a mile west of Grand River Drive. The developer is fully aware of the wetlands and is concerned about the floodplains since these proposed condominiums will not have basements. However, they are marketing these condos as a “zero-step living style” aimed toward older adults.

 

Nearby neighbors could face negative economic impacts due to home flooding and water damage, traffic congestion, public health concerns, and overall diminishing property values. In addition, the community would face negative environmental impacts – including the loss of wetlands that are home to multiple species that create a natural, incredible Pure Michigan feel in our own peaceful backyards. 

 

In 2015, the United States Department of Agriculture (USDA) studied the wetland conservation, restoration, and preservation. The study found that wetlands on agricultural land provide notable flood-protection benefits when located in close proximity to urban areas. Our community recognizes that there are existing issues and concerns around area flooding from stormwater, especially as many of us reside so close to the Grand River, creeks, and wetlands. If the wetlands are destroyed, there will be less space for excess stormwater to soak into the ground, increasing the risk of flooding. The developer plans to install three storm detention areas, up to 20,000 square feet. Yet, we have seen the ongoing issues that occurred during, throughout, and presently with the Knapp’s Corner development that required the installation of the Knapp’s Corner Drain as a stormwater retention facility, costing the Township hundreds of thousands of dollars each year. In addition, the retention basin failed and was no longer filtering the runoff water sufficiently, which caused high concentration levels of contaminants (chloride and sodium) in the groundwater which impacted the surrounding homes. In 2016, the county health department tested chloride levels of local residential wells in the area and found that 11 had chloride levels above the federal standard – up to more than four times the standard. We do not want to see this same problem happen in our neighborhood, especially when the developer’s target market is the elderly population, many of which will not be able to afford the costs of maintaining and fixing any issues with their septic and drain systems. Additionally, these contaminants can cause aesthetic, cosmetic, and technical issues in drinking water systems – another potential cost to us, the community, that will not be funded by the developer, which was explicitly stated during the meeting on January 24.

 

Not only will the proposed development increase the risk of our homes flooding, severe traffic congestion and disruptions on an already busy road, months or even years of construction noises, public health and economic impacts of building in a site with high floodplains, but it will also destroy the existing nature that surrounds us. The existing trees and tree canopy that span the 23 acres will also be significantly reduced, with the developer promising to plant “one street tree per home.” And the creeks that flow into the Grand River are likely to be contaminated by faulty septic systems, construction debris, and waste. 

 

At the January 24th meeting, residents voiced their opposition, such as a Catamount resident who used to reside at Blackberry who stated that “it is not a functional or ideal spot for the development. The draining from the septic tank would poison the well water, forcing those who use well water to have to use city water. If the septic tanks fail, who is held responsible to fund fixing the problem? – It falls on us, not the developer and not the Township.” Another resident voiced that the groundwater was his main concern, and he believed that we will not have open space or clean water within 30 years after the development is built if it is approved due to the low land, high water table, and not enough support for the sewer and septic systems. 

 

Other residents who spoke at the meeting were concerned about the traffic. Such as one neighbor stated, “the increase in traffic could potentially put everyone and children at more risk of danger and accidents.” Other residents were concerned about how the development street entrance would allow for visibility on such a busy street without a light or stop sign or without widening the street, especially since Knapp is such a fast, congested street, and the target residents for this development are the elderly and aging adults. And other residents voiced their concerns about how the development will take away the homes of wildlife, pushing more deer and animals into the roads and civilization, potentially causing accidents or other harmful outcomes. 

 

The January 24th meeting left the Grand Rapids Township Planning Commission to postpone their recommendation on the development proposal due to a lack of information that the developer obtained from the Kent County Health Department and the Department of Environment, Great Lakes, and Energy (EGLE). Two of the seven members opposed the motion to “table the request” because they felt that there was enough information available to recommend to the Township Board to deny the proposed development. The Planning Commission plans to meet again on March 28 to hear from the developer about the required updates and to vote on their recommendation to the Township Board for approval or denial of this proposed development. We urge you to attend this meeting and join us in opposition to the proposed development plans, as they currently stand. 

 

We hope to see you on March 28th and please join us in our efforts to oppose this dangerous development by adding your name to our petition. 

 

In solidarity,

Your neighbors on Knapp Street

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