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of the Mount Pleasant Planning
Commission is now called to order. Miss

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Paviko, will you please take a roll
call? Commissioner Dei here.

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00:15:53,839 --> 00:16:00,800
Commissioner Farley here. Commissioner
Frederick here. Commissioner Havvel's

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00:15:58,480 --> 00:16:05,839
here. Commissioner Irwin here.
Commissioner Kingsworthy here.

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Commissioner Leash absent. Commissioner
Martinez here. Commissioner Ortman here.

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We have a quorum. Thank you. The first
item on our agenda is the approval of

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the agenda. Does anybody have any
changes that you would like to make?

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Move to approve the agenda. Second.
Second. All those in favor?

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Opposed? Motion passes.
All right. Uh the next item on our

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agenda is the approval of the minutes of
the May 1st, 2025 planning commission

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regular meeting. Does anybody have any
changes that you'd like to make?

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Move to approve. Second.
All those in favor? I

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opposed. Motion
passes. The next item on our agenda is

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the approval of the minutes from the May
1st, 2025 planning commission work

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session. Does anybody have any changes
that you'd like to make?

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I want to move to approve.
Second. All those in favor? I I

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opposed. Motion
passes. The next item on the agenda is

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the zoning board of appeals report. Mr.
Hell's Madam Chair, we did not meet.

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Thank
you. The next item on our agenda is the

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communications. Uh Miss
Povo, did we receive any communications?

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Yes. Um so you've received
communications related to three cases

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for tonight. The first one was an email
received in opposition to

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SUP-25-08 for the short-term rental at
105 East Broadway. The second case for

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the gas station at 802 North Main
Street, you've have received for SP 259,

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you have received 63 letters in
opposition and one additional letter in

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opposition. Um, both received today. And
then the third case um the next case

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that we received opposition letters uh
is regarding Z the resoning 25-2 for

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1104 East Chipua. There w there was one
letter with 12 signatures that have been

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received on June 4th and one email
received uh today in opposition as well.

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Thank you.
The next item on our agenda is the

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public hearing for um our first one is
SUP

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258, a request for a special use permit
for short-term rental. Miss Podiko, if

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you'd please introduce the item. Sure.
So, first I apologize for the slide

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saying sup5. I meant 258. So, the first
case that we have here tonight is uh the

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applicant Rich Swohhurst on behalf of RJ
Downtown Investments LLC is seeking

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approval for a short-term rental located
at 105 East Broadway. The goal is to

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convert the two existing dwelling units
into short-term rental units to bring

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more tourists to downtown Mont Pleasant.
The existing building is a two-story

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mixeduse building. Midori restaurant is
located at the ground floor level and

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the second story has a total of
1,672 square ft. It contains a

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one-bedroom unit with approximately 500
square ft and twobedroom units with 750

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square ft. There is no parking on the
premises. However, there are several

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public parking spaces at the town center
and Jockey Alley parking lots. Overnight

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parking is also available at the Jockey
Alley parking lot. The two dwelling

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units already have a valid rental
license through the fire department for

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a family or up to two unrelated
occupants in each unit. The applicant is

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not proposing any building or site
alterations at this time, but has

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indicated that he would do general unit
improvements to market them as

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short-term
rentals. So, this is a map of the

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location of the site. As you can see on
the map on the map, we have on the north

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uh the restaurant Pitanelo. It's a
commercial establishment. On the east, a

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mixeduse building. On the south and
west, also mixeduse buildings. The

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future land use designation contained in
the 2015 master plan says mixeduse high

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for the surrounding parcels. And the
districts of the parcel and surrounding

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parcels is CD5 urban center character
district with the residential

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restriction at the ground floor level as
a special requirement.

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So, this is a picture of the current
conditions viewed from Broadway looking

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northeast and the conditions viewed from
the back of the property looking

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southwest. When analyzing the general
standards that apply for any special use

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being proposed, I have not seen any
issue with this proposal.

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When looking at the specific conditions
that apply to short-term rentals only,

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um the se the there are several of them
that are not applicable to this case and

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then the ones at the bottom uh are
applicable and the applicant complies

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with those

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requirements. Regarding public comment,
we've have received one email in

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opposition. It has been delivered on
June 4th, 2025 and the letter was sent

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to the planning commissioners before the
meeting and it has been placed at the

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dis for your reference as

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well. So the attached written response
that the applicant provided to the

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special use criteria was able to
demonstrate the proposed use is

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consistent with the character of the
area and the future land use identified

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in the master plan. More specifically,
staff observed that the proposed

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short-term rental will help bring more
tourists to downtown Mount Pleasant. The

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use will help local businesses. The use
will help attract more temporary stay

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options in downtown. We do not have a
hotel, unfortunately. So, that would be

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a way to get tourists into downtown. No
outdoor gathering spaces are provided.

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Therefore, the proposed use will not
lead to noise disturbance in the area

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for long-term residents. And the
building is located close to a public

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parking lot that allows overnight
parking. So no impacts on traffic are

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expected. So with the findings and
analysis in this report, the staff has

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recommended that the planning commission
approves

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SCP-25-8. That concludes my
presentation. Thank you. Thank you. Uh

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do any members of the planning
commission have any questions for Miss

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Pyo? Okay, seeing none. Uh if the
applicant is here and you would like to

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speak, you're welcome to come forward up
to the

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podium. And if you could please state
your name and your address for the

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record. My name is Rich Swindle. Um my
address is 110 West Michigan Street. And

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um appreciate you guys hearing out this
uh request. Um essentially, uh my family

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has had this building for I think it's
been about 16 years now and the upper

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units um are just kind of tired and
would like to improve the space and

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unfortunately the rent levels in Mount
Pleasant or at least downtown are pretty

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low right now. Um and doing uh some
analysis on short-term rental um seems

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to be a way that we could afford to um
improve the space. Um we are in the bar

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and restaurant business in town and seek
any and all ways to increase traffic and

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more tourism downtown. Um as well stated
unfortunately we don't have a hotel and

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so our goal is to kind of get any and
all tourists that we can towards the

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area. Um if you have any questions for
me I'm happy to help answer.

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Any members of the planning commission
have any questions for the applicant?

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Okay, thank you. Thank you.
Now, I will open up for public comment

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related to this case. And if there's any
members from the public that wish to

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speak, you're welcome to come up to the
podium. Um and just um for uh a reminder

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that um each person is allowed to speak
once per um proposed item during of a

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hearing and that um you have a maximum
of five minutes for

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speaking. Okay, seeing no one from the
public here. Is there anyone

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online? I don't see anybody online. If
there's anyone on Zoom that would like

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to speak, please raise your hand. Um, so
I can call your name. U, meanwhile, I'm

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looking at email and I don't see any new
emails coming in tonight.

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I don't see anybody on Zoom. Okay. Thank
you. I will close public comment and

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open discussion.

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Move to approve SP 258. Second. All
those in favor? I opposed.

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Motion
passes. Okay. And the next item on our

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agenda is the public hearing for SUP
25509 and

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SPR25, a request for a special use
permit and site plan review for a new

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gas station and convenience store. Miss
Podiko, will you please introduce the

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item?

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The applicant KC Atanasov on behalf of
Christrist Oil Company is seeking

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approval for a special use permit and
site plan review to build a new gas

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station and convenience store for food
mart at 111 Palmer Street. The current

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address there is 802 North Main Street,
but just to clarify, the address will be

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changed to 111 Palmer Street to address
and reflect the convenience store

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location to comply with the zoning
rules. The proposed scope of work

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includes the demolition of the existing
14,213qt building located at the corner

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of Maine and Palmer Street and the
construction of a new

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6,50T convenience store with eight
vehicular and four bicycle parking

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spaces. The gas station will provide
eight pump stations and four electric

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charging stations which are to be
installed in the

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future. This is a map of the site's
location. The current use of the site

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immediately to the north across Pickard
Street is DTE Energy. The on the east we

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have a liquor store and a single family
home. On the south a duplex and a

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triplex and on the west a post office.
The future land use on the north is

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industrial and mixed use medium.
Mixed use medium on the east, mixed use

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low and residential on the south, and
mixed use low onto the

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west. Actually, I'm going to make a
correct. Oh, no, that that's the future

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land use map. That's correct. Um, the
zoning is what you see on the map. It's

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SDI, industrial special district on the
north, city, general urban and city

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suburban character districts on the
east. And then on the south, we have

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again city 4 and city 3. And on the west
side we have a civic zone designation on

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the post

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office. So these are the current
conditions viewed from the corner of

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Palmer and Main Street looking
northeast and the conditions view from

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Picker looking southwest. And I'm just
going to make a note here that this

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corner has been referred to the
community as the gateway to downtown

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Mleas Pleasant and it has been vacant
for decades. So it is one of the

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priorities for the community for a long
time to see that corner looking much

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better than what it does today. Um so
just wanted to put that as a historical

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background to
everybody when looking at the general

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standards that apply to all special use
permits. We do see one item that we want

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to highlight here for the commission.
So, as with gas stations, we understand

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that usually applicants would like to
keep the lights on. This gas station in

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particular, they're not anticipating
opening 24/7. They would be closed

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during the evening. And any new lighting
that's added to the site has to comply

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with the city code lighting standards,
which does not allow light to uh go

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beyond the property lines. We have a
foot candle measurement at the property

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lines that they have to abide to.
However, uh because we know that this

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could be different than what people
experienced. It's currently dark.

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There's nothing going on on that site.
We have uh done the review and the

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building safety official um basically
provided a comment in his comment sheet

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that I referred to in the conditions as
well to have the applicant once uh the

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electrician installs all the lights come
to site and measure the property lines

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uh the basically with a light meter to
make sure that the site complies indeed

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with the city code uh ordinances. So
that is what you see there the condition

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of approval. The next one uh is related
to the same one and it's just a

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different uh section of the ordinance.
Both of them are really trying to get

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into nuisances and how uh special uses
could potentially impact surrounding uh

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sites which include potential noise,
light, traffic, intensity of the use

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itself. Um so again light uh kind of
raised to to the top and we are putting

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that as a
condition. And then uh going to the

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specific requirements for gas stations
all of those items have been met by the

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applicant. I would also say that we
worked with the applicant for a very

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long time on this proposal. They have
come to the city a few times uh trying

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00:30:01,279 --> 00:30:07,840
to develop and they couldn't comply with
the rules. uh we worked with the

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architect on this particular site plan
inter iteration for I would say around

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five months at this point um to get them
to a site plan that complies with the

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ordinance. So that's why you can see
here um all the proposals complying with

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the special
use. So for site plan review I'm going

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to go through what they submitted. Um
they submitted a larger packet but I'm

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putting here the drawings that are
relevant to the zoning ordinance. So you

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can see here on the left side is the
proposed site plan. Um one thing to note

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about the site plan is that the building
placement mattered a lot. Pickard is a

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high-speed road. It is a hightraic
highcapacity truck traffic area.

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Therefore it was much better to have the
pumps oriented to that side. Um because

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those who are traveling and through
Mount Pleasant, they may need gas. So,

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it is good to be visible on that end,
but also we do not want the pumps to be

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too close to residential properties,
even though we do allow gas stations in

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any CD4 district here in Mount Pleasant.
The other uh item is that the

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convenience store uh is then oriented
completely along Palmer to have that 60%

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00:31:25,120 --> 00:31:33,000
frontage along Palmer and really screen
the the gas station uh from the

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community or from the residential
neighborhood. There is only one narrow

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00:31:36,640 --> 00:31:44,799
uh driveway opening at the southeast
corner of the site on Palmer that is

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00:31:42,399 --> 00:31:50,159
going to be an exit only. So we're
trying to disincentivize traffic through

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00:31:47,320 --> 00:31:55,360
Palmer. And the only reason why there is
an access there is for trucks to be able

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00:31:52,799 --> 00:32:01,760
to come to the site from Pickard or
Maine, unload, and then come unloaded

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and exit through Palmer uh unloaded. So
we're not also adding a lot of um you

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00:32:04,799 --> 00:32:12,320
know heavy loads onto Palmer, which is
not designed as a traffic route uh to

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00:32:09,440 --> 00:32:16,799
protect the asphalt. Um the other thing
to mention is regarding the landscaping

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00:32:14,399 --> 00:32:21,200
plan that you can see on the right. We
have uh made sure that the applicant

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00:32:19,200 --> 00:32:25,760
complies with the streetscape standards.
So you can see a lot of new trees that

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are going to be planted on the site. And
um the building is set back uh 20 ft

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00:32:28,399 --> 00:32:36,320
from the street um to give more wiggle
room for landscaping. And uh one thing

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00:32:34,080 --> 00:32:41,679
to note is that along Pickard Street,
the current sidewalk is immediately

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adjacent to the curb. There is no
landscaped strip in between making it

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00:32:44,000 --> 00:32:52,559
very difficult to walk on that stretch.
It feels very unsafe. So the applicant

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00:32:49,919 --> 00:32:57,360
has electively so they're not required
to but they are going to be improving

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00:32:55,440 --> 00:33:01,600
that whole sidewalk and bringing that
sidewalk from the right of way into

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00:33:00,159 --> 00:33:06,320
private property and providing an
easement to the city uh for access on

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00:33:04,320 --> 00:33:12,760
that sidewalk. Um and then they're going
to be adding street trees in between uh

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the sidewalk and the curb as well.

208
00:33:13,039 --> 00:33:19,440
So regarding the phototric plan, they
already submitted a phototric plan, but

209
00:33:17,360 --> 00:33:23,440
it did have this language that the
phototric evaluation is not for

210
00:33:21,279 --> 00:33:29,039
construction. So that's why I put as a
condition of approval that they do apply

211
00:33:25,440 --> 00:33:33,200
with uh final uh lighting uh plan with
the specifications for the lighting

212
00:33:30,880 --> 00:33:37,600
that's being proposed and uh the
photometrics plan, which is what you see

213
00:33:35,200 --> 00:33:41,320
here indicating the foot candle
measurements on site.

214
00:33:41,840 --> 00:33:48,559
And then the architecture team has also
completed elevation drawings indicating

215
00:33:46,000 --> 00:33:53,919
compliance with our facade standards
which include a lot of glazing. So you

216
00:33:51,039 --> 00:33:58,799
can see how all elevations include a lot
of glazing compliant with the zoning

217
00:33:55,720 --> 00:34:03,360
ordinance. And the building is uh pretty
varied in terms of materials and push

218
00:34:00,960 --> 00:34:09,440
and pulls to break that facade and not
create you know straight facads.

219
00:34:07,279 --> 00:34:13,679
This is the elevation on Palmer Street
and you can see how the there is a

220
00:34:11,520 --> 00:34:17,599
public entrance onto Palmer Street which
is a requirement of the zoning

221
00:34:15,040 --> 00:34:23,839
ordinance. So pedestrians are not having
to go onto parking lots to access the

222
00:34:20,000 --> 00:34:23,839
building. It's actually in fronting the

223
00:34:23,879 --> 00:34:32,560
street and this is the east elevation
which basically will be in fronting the

224
00:34:29,040 --> 00:34:37,280
house uh right next door. Um, so it will
be set back beyond the driveway and

225
00:34:35,040 --> 00:34:42,320
that's the facade that's going to be the
side

226
00:34:39,480 --> 00:34:48,320
facade. The applicant has shown uh this
picture as well just to ask if we would

227
00:34:45,200 --> 00:34:55,639
allow a shed like this as an enclosure
um a type of enclosure for their um

228
00:34:51,919 --> 00:35:00,160
waste. So they submitted that to
us and then going through all the

229
00:34:58,079 --> 00:35:04,079
requirements I did not see any issues
with the ones that you see here on this

230
00:35:01,720 --> 00:35:08,720
slide and I'm going to stop when there
is an underline which are the times in

231
00:35:06,640 --> 00:35:13,880
which I saw an inconsistency and have a
condition of approval here again

232
00:35:10,880 --> 00:35:17,839
building standards all
cleared more building standards since

233
00:35:16,079 --> 00:35:23,040
it's a new build so you have all those
rules that we have to look

234
00:35:20,359 --> 00:35:27,680
for regarding private landscape caping
the site plan shows the first slot layer

235
00:35:25,200 --> 00:35:31,760
exceeding the minimum 30% landscaping
requirement which is great. So there's

236
00:35:29,280 --> 00:35:36,240
more landscaping than required. Uh the
landscaping plan shows street trees

237
00:35:34,000 --> 00:35:40,400
within the street the tree the three
right ofways but it does not show the

238
00:35:38,720 --> 00:35:46,320
area where the building is set back
further than 15 ft complying with one

239
00:35:42,880 --> 00:35:51,200
tree per every 50 ft. So we both require
trees between sidewalk and curb and we

240
00:35:48,800 --> 00:35:55,599
require trees between sidewalk and
building facade if the building is set

241
00:35:53,040 --> 00:36:01,280
back more than 15 feet which it is.
Therefore I have that as a condition of

242
00:35:57,359 --> 00:36:01,280
approval to comply with that

243
00:36:02,119 --> 00:36:10,720
rule. Next uh off streetet loading
storage drive-thru trash receptacles uh

244
00:36:08,440 --> 00:36:14,200
requirement. The proposed garbage shed
does not clarify if the space will

245
00:36:12,560 --> 00:36:17,680
accommodate waste and recyclable
materials. So the applicant would need

246
00:36:16,160 --> 00:36:21,440
to provide more information regarding
their waste management and if recyclable

247
00:36:19,680 --> 00:36:26,160
materials will be stored within the shed
or within the building. Uh this the

248
00:36:23,839 --> 00:36:29,520
recycling is a requirement for every
type of use in the city of Mount

249
00:36:27,599 --> 00:36:32,680
Pleasant. Uh it is a requirement in the
city code aside from being a requirement

250
00:36:31,520 --> 00:36:36,160
in zoning
ordinance. Lighting um I already

251
00:36:34,960 --> 00:36:40,280
mentioned lighting so I'm not going to
repeat myself here. So we have that as a

252
00:36:38,560 --> 00:36:45,119
condition as
well. Regarding public comment, we as I

253
00:36:43,119 --> 00:36:50,079
mentioned we've received a total of 64
letters in opposition delivered today.

254
00:36:48,079 --> 00:36:52,560
The letters were sent by email and are
placed at the

255
00:36:53,079 --> 00:37:02,160
dis. So the staff analysis is that the
redevelopment of this site of as an

256
00:36:59,920 --> 00:37:06,000
important corner of Mount Pleasant will
be helpful. It has remained vacant for a

257
00:37:04,320 --> 00:37:10,880
long time. So, we're looking forward to
see the site redeveloped. It will

258
00:37:08,720 --> 00:37:14,280
utilize city resources more efficiently
through an infield development in an

259
00:37:12,320 --> 00:37:18,200
area with existing
infrastructure. Provide a design of a

260
00:37:16,400 --> 00:37:23,200
gas station that is more pedestrian
friendly. Improve the streetscape uh of

261
00:37:21,200 --> 00:37:27,359
all street frontages, but especially
improving the sidewalk along Pickard.

262
00:37:25,680 --> 00:37:31,520
providing convenience and food market
option to the surrounding neighborhood

263
00:37:28,960 --> 00:37:35,839
residents and create 20 new jobs in
Mount Pleasant and new employees will be

264
00:37:34,320 --> 00:37:38,560
splitting through three shifts.
Therefore, the amount of proposed

265
00:37:37,119 --> 00:37:43,359
parking seems to be sufficient to
accommodate staff and

266
00:37:40,920 --> 00:37:46,200
customers. So, the staff recommendation
is for the planning commission to

267
00:37:44,880 --> 00:37:50,640
approve
SUP-25-9 and

268
00:37:48,599 --> 00:37:55,599
SPR-25-05 subject to the following
conditions. One, the applicant shall

269
00:37:52,880 --> 00:38:00,320
submit A, a revised site plan with final
sidewalk layout approved by the city

270
00:37:57,760 --> 00:38:04,720
engineering department. B, a revised
landscaping plan showing four trees

271
00:38:02,400 --> 00:38:09,680
within the front law layer along Palmer
and another two trees within the front

272
00:38:06,880 --> 00:38:13,920
law layer along Main Street. C, a
revised phototric plan. The lighting

273
00:38:11,680 --> 00:38:17,920
installer shall certify lighting values
at or below the values shown on the

274
00:38:15,920 --> 00:38:22,720
final compliant plan prior to the
issuance of her certificate of occupancy

275
00:38:19,920 --> 00:38:26,160
by the building safety department. Two,
the applicant shall submit more

276
00:38:24,240 --> 00:38:30,400
information regarding waste management
showing compliance with one of the

277
00:38:27,760 --> 00:38:35,200
following. A, the proposed garbage shed
shall include a dumpster or rule cards

278
00:38:32,240 --> 00:38:38,240
for recyclable materials or B. Space
within the building shall be reserved

279
00:38:36,640 --> 00:38:42,160
for the storage of recyclable materials
until collection by a commercial hauler.

280
00:38:40,640 --> 00:38:45,520
Three, the applicant shall comply with
the additional requirements of public

281
00:38:43,680 --> 00:38:50,640
safety, building safety, and public
works. That concludes my presentation.

282
00:38:47,440 --> 00:38:54,800
Thank you. Thank you. Do any members of
the planning commission have any

283
00:38:51,920 --> 00:39:00,400
questions for Miss Plug? Uh, two quick
questions. Um, do you know if they're

284
00:38:57,119 --> 00:39:05,680
going to be using dimmable LED lighting
and why specifically do they need a

285
00:39:03,200 --> 00:39:10,320
special use?
Yes. So, the I'm not sure about the

286
00:39:08,000 --> 00:39:16,800
lighting. U maybe they can answer to
that question. Um regarding the SUP, so

287
00:39:13,839 --> 00:39:21,599
every gas station requires a special use
permit in Mount Pleasant. Uh if they're

288
00:39:19,040 --> 00:39:26,720
being placed on the mixeduse district,
in this case, City4. Okay. So, it's only

289
00:39:24,079 --> 00:39:31,839
because it's a mixeduse district.
Exactly. Okay.

290
00:39:29,680 --> 00:39:35,359
I had a couple questions, too. Um you
had mentioned that um they wouldn't be

291
00:39:34,160 --> 00:39:41,280
open in the evening. Do you know what
hours they're proposing to be open?

292
00:39:37,760 --> 00:39:41,280
Yes, I can find that information

293
00:39:46,920 --> 00:39:57,240
here. So, it's going to be so 6:00 a.m.
to midnight. So, they're going to be

294
00:39:52,960 --> 00:39:57,240
closed from midnight to 6:00 a.m.

295
00:39:57,560 --> 00:40:06,720
Okay. I have a follow-up question to
that. If they decided down the road to

296
00:40:04,079 --> 00:40:14,720
be open 24 hours, is there any type of
ordinance that would prevent that? No.

297
00:40:10,839 --> 00:40:19,119
Okay. Um, and then I also had a question
around the timeline of the project. Do

298
00:40:17,119 --> 00:40:22,560
you happen to uh I'm not sure. Hopefully
the applicant can shed a light on that

299
00:40:21,040 --> 00:40:27,760
question.
I had another one, Manuela. Oh, sorry.

300
00:40:24,720 --> 00:40:33,359
That's okay. Uh, so the driveway on
Palmer, is that absolutely necessary for

301
00:40:30,480 --> 00:40:38,880
trucks to get in and out of there? It
was hard to configure with the truck

302
00:40:35,599 --> 00:40:44,000
turns. Um, it was very difficult, I
think. Um, with the building location

303
00:40:41,520 --> 00:40:51,119
and building size that we require it. It
was a tight site. Okay. Thank you.

304
00:40:48,200 --> 00:40:55,599
Was there any like community engagement
or anything done

305
00:40:53,400 --> 00:41:00,319
before like with the neighborhood
surrounding the site? No, I don't

306
00:40:58,079 --> 00:41:05,760
believe the applicant has uh discussed
with the neighbors. Maybe they can speak

307
00:41:02,960 --> 00:41:10,960
about that. Um the way it works with
public hearings, we are required to

308
00:41:07,920 --> 00:41:15,200
notify the residents within 300 ft of
the site. So residents have been

309
00:41:13,119 --> 00:41:20,560
notified according to state law uh
through mail and uh they we also place

310
00:41:17,760 --> 00:41:24,359
the len use sign on the property so once
people are walking by they know that

311
00:41:21,760 --> 00:41:27,599
there's a land use action coming
in thank

312
00:41:28,599 --> 00:41:37,599
you okay any further
questions seeing none if the applicant

313
00:41:34,960 --> 00:41:41,520
is here uh and would like to speak and
present your case uh please come to the

314
00:41:39,599 --> 00:41:46,160
podium
So, the applicant is online. Um, so I'm

315
00:41:44,079 --> 00:41:50,800
going to give the cue for Mac TV to put
them on the screen. Seth, you can go

316
00:41:48,880 --> 00:41:55,599
ahead.
All right. Good afternoon. My name is

317
00:41:52,560 --> 00:41:59,359
Seth Matech. I work for Wickwire PC. We
are the engineering consulting firm for

318
00:41:57,359 --> 00:42:06,720
Chris Doyle that uh has been working on
the project with them.

319
00:42:01,960 --> 00:42:10,800
Um, we are just applying today because
we are uh have we've been looking at

320
00:42:09,040 --> 00:42:16,000
this property for a long time within the
city. Um, I've been working with Manuela

321
00:42:13,520 --> 00:42:22,560
for the past three or four months on
developing a site plan that the city

322
00:42:18,560 --> 00:42:26,240
would find uh would find acceptable. Um,
we feel that the development here is

323
00:42:24,480 --> 00:42:31,119
going to boost the local economy and
really stir develop more development in

324
00:42:28,400 --> 00:42:35,839
the area. It's going to redevelop a
currently vacant lot, as Manuela said,

325
00:42:33,280 --> 00:42:41,040
right in the um right in the downtown
area of Mount Pleasant, right as right

326
00:42:38,240 --> 00:42:46,079
as people are entering the main street.
Um it's going to provide local products

327
00:42:43,200 --> 00:42:52,720
to the local community such as food,
drink, gasoline.

328
00:42:49,000 --> 00:42:58,400
Um the the lighting in the city has been
or the lighting in the store area has

329
00:42:54,880 --> 00:43:02,319
been designed in a way to limit light
escaping the lot. Um we've used fencing

330
00:43:00,720 --> 00:43:07,280
and landscaping to shield that
residential lot um adjacent to the

331
00:43:05,040 --> 00:43:12,960
property to shield the residential area
from any light. The uh lights on the

332
00:43:10,319 --> 00:43:18,400
property are going to be LED directional
down lighting to also limit um to also

333
00:43:16,319 --> 00:43:25,040
limit some light pollution from the from
the area. At the Crystal Oil stations,

334
00:43:21,520 --> 00:43:30,319
there is no music played or intercoms
from the uh canopies. So, there is no

335
00:43:27,599 --> 00:43:34,079
noise disruption of the nearby
neighborhood

336
00:43:31,480 --> 00:43:38,480
whatsoever. During the construction of
the project, the city sidewalks would be

337
00:43:36,000 --> 00:43:44,319
maintained or replaced as necessary to
uh to develop the driveways to the site.

338
00:43:41,920 --> 00:43:50,560
And as Manuela said, we I worked with
her on

339
00:43:45,560 --> 00:43:56,400
um designing the site in a way to to uh
make the sidewalk along Pickard meet the

340
00:43:53,520 --> 00:44:00,599
city streetscape uh requirements. And
that would be a part of the project that

341
00:43:58,480 --> 00:44:06,240
Christoily is willing to
include.

342
00:44:02,440 --> 00:44:11,280
Um, one thing that uh, Manuel and I was
mistaken on my application, the uh, the

343
00:44:09,359 --> 00:44:16,960
hours of operation for the store would
be from 6:00 a.m. to 10:00 p.m., not not

344
00:44:13,760 --> 00:44:25,119
12:00 a.m. And the store would never
look to change their hours to 24 hours,

345
00:44:21,440 --> 00:44:30,079
uh, 24-hour openings. And then Manuela
and I had spoken. I uh sent in a phase

346
00:44:27,599 --> 00:44:34,880
one phase one environmental study to her
as part of the application which did

347
00:44:31,760 --> 00:44:39,839
find some contamination on the site. But
as part of the process of the project,

348
00:44:38,480 --> 00:44:45,760
if it was approved here tonight, we
would move into a phase 2 environmental

349
00:44:42,400 --> 00:44:50,160
study to further examine the the uh
contamination on site and the site would

350
00:44:47,520 --> 00:44:56,640
be cleaned up completely as part of the
uh of as part of the project. That would

351
00:44:52,760 --> 00:45:01,119
be part of their uh part of their
development would be to decontaminate

352
00:44:58,400 --> 00:45:05,440
the site. And another question that was
brought up regarding timeline for the

353
00:45:03,280 --> 00:45:09,680
project, they would be planning to
perform the demolition on site after the

354
00:45:08,000 --> 00:45:13,640
first of this year or after the first of
the year this coming winter with uh

355
00:45:11,920 --> 00:45:20,480
development of the property following
that. And uh if the commission has any

356
00:45:17,920 --> 00:45:24,480
other questions for me, I'm here to
answer them.

357
00:45:22,560 --> 00:45:29,240
Thank you. Uh, do any members of the
planning commission have questions for

358
00:45:26,000 --> 00:45:29,240
the applicant?

359
00:45:29,680 --> 00:45:36,880
Yeah, I have one. Um, just kind of
reading through everyone's, um, letters,

360
00:45:34,640 --> 00:45:43,520
I see, you know, a lot of common themes
for concerns from the public. Um I guess

361
00:45:39,599 --> 00:45:48,960
in your experience um have you you may
not know this, you may you may not but

362
00:45:46,560 --> 00:45:55,359
um for noise complaints I mean in your
experience have these locations created

363
00:45:52,160 --> 00:46:00,000
a lot of disturbance and loud noises in
the area?

364
00:45:57,040 --> 00:46:04,680
No, not in uh not in our experience with
uh operating these stores and getting

365
00:46:02,400 --> 00:46:10,560
new developments up and running.
Um I think that there might be uh

366
00:46:08,560 --> 00:46:13,920
concerns about that at a lot of
locations and then once the stores are

367
00:46:11,920 --> 00:46:19,839
up and running it turns out that um a
majority of the time there is never any

368
00:46:16,720 --> 00:46:25,960
issues as far as noise once the uh once
the store is operational.

369
00:46:22,720 --> 00:46:25,960
Thank you.

370
00:46:26,280 --> 00:46:33,920
Hey an additional question. So you
mentioned the existing site has or

371
00:46:32,079 --> 00:46:39,680
there's some existing contamination on
the site. Um are there environmental

372
00:46:36,960 --> 00:46:46,319
plans um to mitigate any potential
future contamination or emissions

373
00:46:41,680 --> 00:46:55,119
issues? So there uh there would
uh future potential for uh for

374
00:46:51,119 --> 00:47:01,040
contamination is minuscule. It's almost
nothing. the uh tanks they use for fuel

375
00:46:57,520 --> 00:47:06,240
storage are certified by the state of
Michigan and and uh other governing

376
00:47:04,319 --> 00:47:11,440
bodies. They're doublewalled to ensure
that there are no leaks. They're

377
00:47:08,079 --> 00:47:16,319
regularly maintained. So, um the risk
for future contamination is

378
00:47:14,880 --> 00:47:19,920
uh next to nothing with these
developments.

379
00:47:18,079 --> 00:47:23,440
Seth, would you like me to answer answer
jump in and answer this question? Yes,

380
00:47:21,440 --> 00:47:28,880
sure. I have uh I have a member of Chris
Doyle here also. Hi, my my name is uh my

381
00:47:26,240 --> 00:47:34,240
name is Casey. Um I'll be acting as the
general contractor if this uh project

382
00:47:30,640 --> 00:47:38,079
was was to come to fur rotation. Um as
far as the environmental contamination

383
00:47:35,680 --> 00:47:44,000
on the site, um our goal is to clean
that site up to to the optimal state

384
00:47:40,800 --> 00:47:49,839
standards. um whatever the the the DNR
and um uh the other other uh associated

385
00:47:47,839 --> 00:47:54,640
industries advise us to do once that
contamination is discovered, we're fully

386
00:47:52,160 --> 00:47:59,839
equipped to follow those that protocol.
Um as far as the environmental um uh

387
00:47:57,839 --> 00:48:04,400
safeguards that are in place, uh it's
going to be a a double wall system. Um

388
00:48:02,319 --> 00:48:09,760
meaning double wall tanks, double wall
uh spill containment underneath all

389
00:48:07,000 --> 00:48:16,160
penetrations, double wall pipe. Um it's
continuously monitored. Um so no no no

390
00:48:13,760 --> 00:48:20,480
matter at at any given time uh there's
sensors in the tank that are monitoring

391
00:48:18,319 --> 00:48:24,800
uh contamination levels and even if
there were were a failure of the primary

392
00:48:22,640 --> 00:48:29,440
layer, it goes into the secondary layer
layer and alarms go off where we're

393
00:48:26,960 --> 00:48:34,800
we're compelled to react to that. Um
it's maintained. It's um it it's audited

394
00:48:32,720 --> 00:48:38,720
by by not only the state every 3 years,
but we're required annually uh to go in

395
00:48:37,280 --> 00:48:44,480
and perform different different
tightness test to prove that the system

396
00:48:40,880 --> 00:48:49,680
is 100% integral. So, as far as future
contamination, um there there there's

397
00:48:47,359 --> 00:48:53,359
very very minimal risk that this would
these systems work. They've been in

398
00:48:51,040 --> 00:49:00,480
place for the better part of 15 years.
Um and uh no no not notable um uh issues

399
00:48:57,520 --> 00:49:05,119
with them. uh even uh uh states have
adopted those regulations and forced uh

400
00:49:03,359 --> 00:49:08,720
operators to convert over to these
things uh with new development and

401
00:49:06,880 --> 00:49:12,480
existing developments. So it's a very
very safe system. Uh in addition to

402
00:49:10,720 --> 00:49:16,079
that, the storm water uh if there's any
type of surface spills, there's going to

403
00:49:14,160 --> 00:49:19,920
be a secondary leak. Uh it's going to
have a oil water separator installed.

404
00:49:18,160 --> 00:49:24,079
That oil oil water separator is going to
make sure that none of that

405
00:49:20,960 --> 00:49:29,119
contamination enters um the uh you know
the groundwater or the uh or the earth.

406
00:49:27,040 --> 00:49:33,680
So, um I think as far as an
environmental p uh uh perspective, I

407
00:49:32,000 --> 00:49:38,400
think it's going to better the site and
safeguard the community in the future.

408
00:49:36,880 --> 00:49:44,000
Thank you, Casey. Could you for the
record please state your full name? Uh

409
00:49:40,559 --> 00:49:47,839
my name is Casey Atanis.
Thank you.

410
00:49:46,319 --> 00:49:51,440
That brought up another question that I
have. Um you had mentioned before that

411
00:49:49,440 --> 00:49:55,760
you've done some environmental testing
already at the site and there's you

412
00:49:53,760 --> 00:50:00,000
found contaminants. Can you tell us what
those were?

413
00:49:57,280 --> 00:50:03,520
I don't have the exact contaminants uh
in front of me at the moment. It was

414
00:50:01,920 --> 00:50:08,319
done as part of a phase one
environmental study. We enlisted Mina

415
00:50:05,839 --> 00:50:14,559
Environmental out of uh Paskki to
perform those. I believe there was there

416
00:50:11,520 --> 00:50:20,079
uh the previous use of this was like a
hardware store for the oil the oil uh

417
00:50:17,520 --> 00:50:25,520
field equipment from the oil fields in
Mount Pleasant. Um,

418
00:50:22,440 --> 00:50:30,480
and the current owner believes that
there were some spills there at some

419
00:50:28,480 --> 00:50:36,880
point during uh when when it was in use
as that hardware store and maintenance

420
00:50:32,559 --> 00:50:42,160
shop. Um, as part as part of the project
moving forward, a phase 2 environmental

421
00:50:39,280 --> 00:50:45,880
study would be done to further flesh out
what those contaminants actually are.

422
00:50:44,640 --> 00:50:53,040
Okay. Thank
you.

423
00:50:48,119 --> 00:50:58,800
Any further questions for the applicant?
Okay, seeing none, I will now open up

424
00:50:56,160 --> 00:51:06,160
public comment for comments related to
this proposal. Um and just as a friendly

425
00:51:02,000 --> 00:51:11,440
reminder, um we welcome our our
community to come up and come to the

426
00:51:08,960 --> 00:51:17,520
podium to please speak your full name um
and your address and that there is a

427
00:51:14,319 --> 00:51:23,119
limit for one speaking time uh per
proposal and a limit of a maximum of

428
00:51:20,559 --> 00:51:29,200
five minutes. Um and just for our
understanding of how the public speaking

429
00:51:26,160 --> 00:51:35,599
works is that we are we very much do
want to hear your um you know your

430
00:51:33,040 --> 00:51:40,640
thoughts and your concerns and your um
you know your think your interest in

431
00:51:38,319 --> 00:51:46,240
this project. Um but please understand
that this is un this is not a um

432
00:51:43,760 --> 00:51:52,680
dialogue that we will hear you but we
will not be commenting or answering

433
00:51:48,000 --> 00:51:52,680
questions. Okay. Okay.

434
00:51:55,119 --> 00:52:03,760
Hello, my name's Alicia Horman. I live
at 113 East Palmer Street with my mother

435
00:51:59,680 --> 00:52:07,040
and my brother. Uh, so I have a lot of
concerns about this going up right

436
00:52:05,599 --> 00:52:11,920
there, living there my whole life. This
is the only place I know. I have grown

437
00:52:09,440 --> 00:52:16,000
up in Mount Pleasant my whole life at
113 East Palmer Street and I have always

438
00:52:14,559 --> 00:52:20,640
seen that building vacant and I've
always wished something to go into it,

439
00:52:18,640 --> 00:52:26,319
but I'm really concerned with it being a
gas station with knowing the area even

440
00:52:23,520 --> 00:52:29,280
though we are adjacent to a police
station, all that. I have had many

441
00:52:28,000 --> 00:52:34,559
friends who have gotten in severe
trouble around that area. I'm not sure

442
00:52:31,760 --> 00:52:40,160
if a gas station coming helps that out.
As long as uh bringing in the gas and

443
00:52:38,160 --> 00:52:43,680
the convenience and the food, I don't
believe we need that. Down the road

444
00:52:41,839 --> 00:52:49,520
there is a sitco, there's a meer gas
station, and right there there's the

445
00:52:45,359 --> 00:52:54,240
empty keg. So, I would love love love to
see something go right there, but I am

446
00:52:52,240 --> 00:52:59,040
not interested in seeing a gas station
go there. I live with a deaf dog who I'm

447
00:52:57,119 --> 00:53:03,079
very concerned about something happening
to. I have black cats or stigmas. I have

448
00:53:01,280 --> 00:53:08,240
a lot of animals. We have a lot of
family. And with the destruction of the

449
00:53:06,079 --> 00:53:13,599
building, I'm concerned of how that'll
affect my house. The property lines are

450
00:53:11,200 --> 00:53:18,119
very close between each other. When you
see on the sketches and you look at the

451
00:53:15,200 --> 00:53:23,200
pavement, that is this close to my
house. So, I'm concerned for the parking

452
00:53:21,359 --> 00:53:26,720
with my cars. We have three cars in that
driveway and we all fit in our own

453
00:53:24,720 --> 00:53:31,040
driveway. But if there's semiis going
through, there's already that tire shop

454
00:53:28,640 --> 00:53:34,319
that's down the road. The semiis down.
How am I going to be able to access the

455
00:53:32,480 --> 00:53:40,520
road to go to my house? Or even when
it's being built, how can I access my

456
00:53:36,640 --> 00:53:40,520
house and go inside?

457
00:53:40,640 --> 00:53:45,160
That's all. Thank you. Thank you.

458
00:53:46,880 --> 00:53:53,839
My name is Carol Horman. Um I live at
113 Palmer. I'm going to keep it short.

459
00:53:52,000 --> 00:53:58,960
My daughter pretty much got it to the
point. We are not looking forward to a

460
00:53:56,319 --> 00:54:04,880
gas station there. We would love to see
some improvement there. That'd be great,

461
00:54:01,839 --> 00:54:10,079
but um a gas station I think is just
going to bring all sorts of stuff to the

462
00:54:07,839 --> 00:54:17,200
neighborhood that we don't need. Thank
you. Thank you.

463
00:54:14,000 --> 00:54:23,480
I have three additional.
Okay. Um, if you'd like to bring them

464
00:54:19,040 --> 00:54:23,480
over to our our staff.

465
00:54:28,800 --> 00:54:38,920
My name is True Mashinski and I live at
721 North Fans. I am on the corner of

466
00:54:37,359 --> 00:54:45,440
Palmer and
Fans. I'm very

467
00:54:41,559 --> 00:54:51,160
concerned. Our area is the old north
end. It's

468
00:54:47,880 --> 00:55:00,559
historic. Palmer Street has always
protected the outline of the city of the

469
00:54:56,559 --> 00:55:06,079
old north end. Main Street also up to
Mission and

470
00:55:02,200 --> 00:55:12,480
Broadway. I'm concerned about traffic.
When Mission and Pickard were having

471
00:55:08,720 --> 00:55:19,880
their corners redone, we ended up with a
taste of the influx of people using our

472
00:55:17,520 --> 00:55:26,200
street as a service
drive, semis included, to get to where

473
00:55:23,520 --> 00:55:32,160
they needed to be.
And it was

474
00:55:29,000 --> 00:55:38,960
congested. It was noisy. There was
additional litter.

475
00:55:35,359 --> 00:55:43,160
We do not need a gas station. I realize
something needs to be done with the old

476
00:55:41,680 --> 00:55:52,000
trains
building, but something other than a gas

477
00:55:47,319 --> 00:55:55,480
station. We the area that we live in,
they're starter

478
00:55:53,319 --> 00:56:02,160
homes. Palmer
Street, Bennett Street, as I walked to

479
00:55:59,040 --> 00:56:09,119
talk to my neighbors, and we do know our
neighbors. It's not a neighborhood that

480
00:56:05,680 --> 00:56:16,720
you go into and you don't know who lives
around you. I'm fortunate to live in an

481
00:56:13,280 --> 00:56:22,319
area where we know the block or the
block across the street and we're there

482
00:56:19,200 --> 00:56:28,799
for each other.
In the neighborhood on Palmer and

483
00:56:24,920 --> 00:56:35,599
Bennett, we had four new families that
moved in, young married

484
00:56:32,040 --> 00:56:43,079
people. They've had their first child.
Um, these four people individually on

485
00:56:39,760 --> 00:56:49,680
between uh Bennett and uh
Palmer, three-month-old kids, four

486
00:56:46,640 --> 00:56:55,000
month, six month, they're happy to be in
the neighborhood. We have a very very

487
00:56:53,520 --> 00:57:00,960
quiet
neighborhood. The old adage of saying

488
00:56:57,839 --> 00:57:07,200
the streets roll up 9:00 our
neighborhood is quiet. There's you have

489
00:57:04,720 --> 00:57:12,920
kids that might be riding their bikes.
You have neighbors that are walking

490
00:57:09,359 --> 00:57:20,559
their dogs. People stop and talk to one
another. Um you meet new people. It's

491
00:57:16,880 --> 00:57:25,480
the same. We we recognize our neighbors.
So, a gas

492
00:57:21,960 --> 00:57:32,160
station would be detrimental to our
neighborhood because when Palmer Street

493
00:57:29,119 --> 00:57:38,520
will get all that extra traffic, what
will happen is then Bennett will be the

494
00:57:34,880 --> 00:57:45,280
street that has to hold the old north
end. And then when more more

495
00:57:42,119 --> 00:57:52,400
commercialism comes through, then where
does it stop? and you're going to lose

496
00:57:48,040 --> 00:57:58,960
really decent homeowners that they're
affordable homes. They're smaller homes

497
00:57:55,680 --> 00:58:04,400
and these are starter families and they
want to be in the neighborhood and I ask

498
00:58:01,520 --> 00:58:10,319
each and every one of you to I don't
mean to drive by and look at the old

499
00:58:06,720 --> 00:58:17,440
trains corner. We're aware that train's
corner has protected our neighborhood.

500
00:58:14,720 --> 00:58:22,119
We realized you do need to put something
there, but it needs to be something that

501
00:58:19,599 --> 00:58:25,760
is low
impact. the

502
00:58:25,799 --> 00:58:37,000
um we you just my question is and I know
you can't answer me but I know you drive

503
00:58:34,720 --> 00:58:45,359
but walk through our
neighborhood walk down all the way down

504
00:58:42,079 --> 00:58:53,119
to Kenny school on Palmer Street meet
the neighbors do Bennett do fans Lancing

505
00:58:49,599 --> 00:58:59,599
Franklin University these are people
that take pride in their homes. We have

506
00:58:56,559 --> 00:59:06,319
landlords that are there that make
affordable housing for

507
00:59:02,760 --> 00:59:16,200
people. They take care of their yards.
So, please reconsider what you're

508
00:59:10,680 --> 00:59:16,200
doing. Thank you. Thank you.

509
00:59:20,240 --> 00:59:28,559
I'm not sure where I'm supposed to face.
Um, I'm Kathleen Martin and I live at

510
00:59:25,440 --> 00:59:33,680
401 East Palmer Street, three blocks
from the post office, three blocks from

511
00:59:30,799 --> 00:59:42,000
the building. Um, I just learned about
this whole development plan two days

512
00:59:38,280 --> 00:59:45,119
ago. I'm horrified. If id have had a
little bit more time, I could have

513
00:59:43,200 --> 00:59:51,680
prepared something just a little bit
more coherent. But this is a quiet

514
00:59:49,200 --> 00:59:56,160
neighborhood. If you think that it's not
going to destroy the old north end by

515
00:59:54,160 --> 01:00:01,599
putting in a gas station and convenience
store, you are delusional. There will be

516
00:59:59,119 --> 01:00:06,400
a whole lot more traffic going by. We
have plenty already on Pickard. We don't

517
01:00:04,079 --> 01:00:09,839
need more on Palmer. We've got young
children that just pop out in the middle

518
01:00:08,160 --> 01:00:14,640
of the street. I mean, they're kids.
that's what they do. But um the foot

519
01:00:12,640 --> 01:00:19,280
traffic that will be increased by having
a convenience store there is going to

520
01:00:17,200 --> 01:00:24,079
increase. We already have trash thrown
in our yards all the time. Every every

521
01:00:22,400 --> 01:00:29,280
week, sometimes daily, I have to go out
and pick up cans or slushy uh cups. It

522
01:00:27,359 --> 01:00:35,680
It's ridiculous. But it's going to be
way worse if they are going for a a a

523
01:00:33,040 --> 01:00:42,000
convenience store. Um, it also means
that there'll be more foot traffic of

524
01:00:38,520 --> 01:00:46,799
uh kids that probably shouldn't be in
the neighborhood wandering. We have

525
01:00:44,000 --> 01:00:52,400
enough problem with that as it is. Um,
you're not going to put in a a a speaker

526
01:00:49,440 --> 01:00:57,119
for for music. That's lovely. Do you
think that these uh cars that go through

527
01:00:55,200 --> 01:01:01,160
aren't going to have their music on?
It'll be loud. The neighborhood will be

528
01:00:59,440 --> 01:01:08,240
disturbed. It's already loud when the
motorcycles go down Palmer Street with

529
01:01:04,079 --> 01:01:14,160
their music blasting. They travel, it's
25 miles an hour. They travel through

530
01:01:11,119 --> 01:01:18,960
there at at least 40, if not faster,
from fans, making it all the way to Main

531
01:01:17,119 --> 01:01:23,839
Street. They don't even look at the
yield signs. Somebody's going to get

532
01:01:21,400 --> 01:01:28,559
killed. And if there's more traffic, the
chances of that is increasing. Yes, that

533
01:01:26,640 --> 01:01:32,960
building's been an eyesore. It has been
neglected. that hasn't been maintained

534
01:01:30,160 --> 01:01:38,960
or taken care of. But a gas station is
not the answer. We have seven gas

535
01:01:36,559 --> 01:01:43,760
stations within a half mile on the
corners. It'll put the empty keg out of

536
01:01:41,520 --> 01:01:50,960
business. There's no way. There's a
business that has been there a long

537
01:01:47,319 --> 01:01:55,400
time. It's not right. If you want a good
spot to put in a gas station, go down to

538
01:01:52,799 --> 01:02:01,680
Lincoln and Picker. There's a there's an
empty lot down there that might be

539
01:01:58,079 --> 01:02:06,480
better suited. We do not absolutely do
not need a gas station at that corner.

540
01:02:03,760 --> 01:02:12,079
It's a bad idea. And I don't know why
the neighbors weren't notified about

541
01:02:09,240 --> 01:02:18,160
this. You indicated that uh the
neighbors had letters sent out. No, they

542
01:02:14,119 --> 01:02:23,079
didn't. Absolutely not. So, bravo for
keeping this a well-kept secret. I am

543
01:02:20,079 --> 01:02:23,079
appalled.

544
01:02:28,000 --> 01:02:35,599
Hi, my name is Norma Bailey. I live at
222 East Andre. So, I don't live on

545
01:02:33,440 --> 01:02:40,240
Palmer, but when I heard about it, I
felt I wanted to speak my mind also

546
01:02:37,680 --> 01:02:44,720
because I walk those neighborhoods. I'm
an older person with a dog. I walk those

547
01:02:42,960 --> 01:02:48,960
constantly, morning, afternoon,
evenings. See lots of kids, see lots of

548
01:02:47,040 --> 01:02:54,559
dogs, see lots of people. I stop and
talk. I heard that this was going to be

549
01:02:51,520 --> 01:03:00,240
an entryway entering into the downtown
off of Pickard down to Main Street. That

550
01:02:57,920 --> 01:03:06,079
makes no sense to me whatsoever. People
can gas up down at the sitcom. They can

551
01:03:02,000 --> 01:03:10,559
gas up down at the uh speedway, but I
just don't understand why that decision,

552
01:03:08,880 --> 01:03:14,880
even though I understand that that's an
eyesore. I walk by the eyesore for 25

553
01:03:12,960 --> 01:03:18,640
years and keep on saying I wish somebody
would do something with that but I don't

554
01:03:16,960 --> 01:03:22,480
think that a gas station is the right
answer because of all the things that

555
01:03:20,400 --> 01:03:25,119
these people have said will occur. So
thank you for your

556
01:03:34,760 --> 01:03:44,000
time. Good evening. I'm John Dquilla. I
live at 219 Bennett. It's about two

557
01:03:41,280 --> 01:03:48,240
blocks from the proposed site of the
Chris Grass station. Uh like some of my

558
01:03:46,559 --> 01:03:54,799
neighbors have said, I heard nothing
about this till 3 days ago. I don't

559
01:03:50,880 --> 01:03:59,920
know. Um you know, well, contacting the
local community about some kind of

560
01:03:57,200 --> 01:04:03,280
development like this. Baloney. That's
all I can I can say about that. I have

561
01:04:01,760 --> 01:04:08,160
no time to really prepare for this. I
could prepare for this a lot better.

562
01:04:05,039 --> 01:04:08,160
lot, you know, and

563
01:04:08,440 --> 01:04:19,599
sound more concise than you have and
you. As for oil separation from

564
01:04:17,119 --> 01:04:25,119
non-point runoff pollution that this
station will

565
01:04:21,160 --> 01:04:30,000
have, it has been proven that benzene
contamination is going to continue to go

566
01:04:27,520 --> 01:04:33,599
into the ground soil. Do you even know
what

567
01:04:31,160 --> 01:04:36,880
nonpoint water pollution is? runoff,
water

568
01:04:34,839 --> 01:04:41,520
pollution. I have a bachelor of science
degree in national science with um uh

569
01:04:40,079 --> 01:04:47,200
resource development. I'm also a
registered nurse, been working with uh

570
01:04:43,760 --> 01:04:47,200
in human health for 40

571
01:04:48,599 --> 01:04:54,720
years. Like I said, I wish I had a lot
more time to this. Let's talk about some

572
01:04:52,720 --> 01:04:59,440
of these problems. I reading about uh
special usage conditions. they're

573
01:04:56,480 --> 01:05:08,400
talking about as long as the surrounding
uh uh usage within 300 ft of the

574
01:05:04,799 --> 01:05:13,599
proposed site is not anything past that
is not going is um I guess just not

575
01:05:10,880 --> 01:05:19,599
considered. You know 300 ft past the end
of the property. Uh as long as

576
01:05:16,920 --> 01:05:23,359
um you know it's not going to upset the
neighborhood uh then it's it's going to

577
01:05:21,920 --> 01:05:27,480
be fine. Well, the neighborhood goes a
lot further than 300 ft. There's things

578
01:05:25,680 --> 01:05:36,440
here that you talk about that are in the
proposal that you know are not limited

579
01:05:31,680 --> 01:05:42,760
by 300 feet, 600 ft, 6,000 ft. The
noise, we've talked about the noise

580
01:05:39,319 --> 01:05:49,920
already. Uh the I don't think the police
department you will uh um uh reinforces

581
01:05:46,920 --> 01:05:54,079
noise ordinances in this town. It's it's
insane the the the loud noises we have

582
01:05:52,559 --> 01:06:00,000
in this neighborhood. is a beautiful
neighborhood. My house, the original

583
01:05:56,240 --> 01:06:00,000
part of my house was built in

584
01:06:00,200 --> 01:06:06,559
1868 and there's beautiful homes in this
neighborhood and it's a family

585
01:06:04,079 --> 01:06:09,520
neighborhood and there's children out.
Now, you say, "Well, this gas station's

586
01:06:08,079 --> 01:06:12,880
going to be, you know, up in that corner
and it's going to be out of sight and

587
01:06:11,359 --> 01:06:19,599
and the light, you talked about the
lights. There's a lot more to it. The

588
01:06:15,160 --> 01:06:23,200
odors, the hydrocarbons that are escape
constantly when anyone comes in and

589
01:06:21,440 --> 01:06:27,599
fills up their cars. I talked to you
about the benzene pollution which is not

590
01:06:25,599 --> 01:06:33,880
going to be controlled by your oil
separation system.

591
01:06:30,119 --> 01:06:39,079
Uh the uh transient traffic is
ridiculous. Motorcycles, loud trucks,

592
01:06:37,359 --> 01:06:44,799
people who aren't from the
neighborhood. We don't need

593
01:06:41,559 --> 01:06:48,720
that. Now the corner is needs maybe some
development though. I see that ivory,

594
01:06:47,039 --> 01:06:53,680
you know, the ivy on the side of the
building that is stands there and I see

595
01:06:50,720 --> 01:06:59,039
that as a nice cushion just like like TR
was saying, it's a nice buffer on that

596
01:06:56,640 --> 01:07:04,559
corner for our neighborhood. And that
part of Pickard is not that developed

597
01:07:02,000 --> 01:07:09,680
that it it is actually really quite nice
compared to heading east on Pickard,

598
01:07:07,039 --> 01:07:15,280
which looks horrid. Or how about
Mission? You want an ugly gas station

599
01:07:11,920 --> 01:07:20,000
like this and this odious gas station. I
I saw the one that was built out Pickard

600
01:07:17,839 --> 01:07:25,920
east on Pickard and you got more
concrete there than

601
01:07:21,880 --> 01:07:32,319
a than a football field and it you know
we don't need that here. You want that?

602
01:07:28,160 --> 01:07:36,559
Put that crap down on mission south on
mission where that horrible sprawl is.

603
01:07:34,400 --> 01:07:43,119
What do you want Mount Pleasant to look
like? Some kind of ugly, you know,

604
01:07:40,400 --> 01:07:47,520
suburb of Flint or something? You got
these beautiful old neighborhoods, these

605
01:07:44,880 --> 01:07:53,760
Victorian homes. You got these um uh
family areas. This We don't We really

606
01:07:51,119 --> 01:07:57,280
don't need What do you want? A a 18th
18th gas station in this

607
01:07:57,799 --> 01:08:04,480
town. I'm Yeah, I'm kind of upset about
this. I really am. To the point that if

608
01:08:03,280 --> 01:08:08,960
this continues, I'm going to start
protesting. You start protesting at the

609
01:08:06,640 --> 01:08:16,480
construction site. put together the
community and we'll we'll close this

610
01:08:11,000 --> 01:08:22,960
down if the city commissions don't think
they already got the guts to do it.

611
01:08:19,520 --> 01:08:27,560
Thank you. Oh, and this is a 65th letter
of opposition. Who would like it?

612
01:08:35,440 --> 01:08:42,640
Hi, my name is Brenda Dazilski. I live
at 722 North Lancine and the side street

613
01:08:40,319 --> 01:08:46,640
is Palmer. I'm here to tell you it took
me three years to get a flag at that

614
01:08:44,560 --> 01:08:51,839
intersection because people would run it
every day. And somebody's going to get

615
01:08:49,199 --> 01:08:56,640
smugg and you add more traffic, it's
horrendous. I'm here to tell you I moved

616
01:08:54,640 --> 01:09:01,440
here from Traverse City to work at the
state home. It was a quiet town and when

617
01:08:59,440 --> 01:09:05,359
I go home to Travers and see all the
changes that are made all the time, it's

618
01:09:03,440 --> 01:09:09,359
not fun. It's not pretty. And that's
what this is making me think of. If

619
01:09:07,199 --> 01:09:14,040
that's the gateway to downtown, then put
a statue or a monument saying, "Welcome

620
01:09:11,440 --> 01:09:18,480
to Mount Pleasant. Why do we need a gas
station?" As far as I'm concerned, it's

621
01:09:16,400 --> 01:09:22,239
a holy mess. And I moved down here and I
enjoyed it. But if that comes in, I'm

622
01:09:20,080 --> 01:09:26,960
seriously thinking about moving and I
will go back

623
01:09:23,319 --> 01:09:30,759
home. That's all I have to say. We just
don't need it in our neighborhood.

624
01:09:42,880 --> 01:09:50,560
Hello, my name is Chris Wendelhurst
again at 110 West Michigan. Um, I just

625
01:09:47,799 --> 01:09:55,280
uh I guess have a little bit differing
take on it and um would like to speak in

626
01:09:52,640 --> 01:10:02,000
support of the project. Um, I've seen
that eyesore of a site there for decades

627
01:09:59,040 --> 01:10:06,320
um, living in this community and I guess
I just want to caution that I don't

628
01:10:03,440 --> 01:10:11,600
think that um, there's a whole long list
of lineup of better opportunities

629
01:10:08,159 --> 01:10:18,400
coming. Um, and I commend the staff's
efforts on producing a project that um,

630
01:10:16,080 --> 01:10:24,520
not only meets but exceeds the uh,
standards required in our community.

631
01:10:21,280 --> 01:10:24,520
Thank you.

632
01:10:29,199 --> 01:10:31,840
Okay.

633
01:10:40,360 --> 01:10:49,080
Um, my name is Dan Herrera, 113 East
Bennett Street. I've lived there for

634
01:10:47,280 --> 01:10:54,960
going on 10 years.
And uh I live right on the corner of

635
01:10:52,239 --> 01:10:58,719
Bennett University and there's a lot of
people that walk their dogs and walk

636
01:10:57,040 --> 01:11:04,239
their kids and carriages and stuff like
that. People running up and down Bennett

637
01:11:01,120 --> 01:11:08,400
Street and University. There's people
that come from this courthouse that

638
01:11:06,320 --> 01:11:13,120
takes walks down university because I
see them every day. They walk down the

639
01:11:10,800 --> 01:11:17,600
street all the way to Pigger and back.
And with traffic going through there,

640
01:11:15,840 --> 01:11:22,560
it's gonna be hard for anyone to be
going out for walks and running and

641
01:11:19,600 --> 01:11:26,880
walking a dog and their kids and stuff.
So, and I do the same thing there, too.

642
01:11:25,120 --> 01:11:33,520
I walk around the block and stuff like
that, you know. But, uh, I just want to

643
01:11:30,080 --> 01:11:37,199
say just I'm opposed to having a gas
station there cuz it's going to congest

644
01:11:35,040 --> 01:11:42,000
the area because you got the mailbox,
the mail post office right there. And

645
01:11:40,400 --> 01:11:46,960
that's going to be a congested area
right there going into Pickard and

646
01:11:44,320 --> 01:11:51,040
Maine. How that road is not going to be
big enough for all the traffic going

647
01:11:48,640 --> 01:11:55,000
into the gas station and coming out on
Main Street. So they'll start cutting

648
01:11:53,360 --> 01:12:01,320
through the
neighborhoods. So I really don't think

649
01:11:57,520 --> 01:12:05,560
that's a good idea to put a gas station
there. Thank you.

650
01:12:13,040 --> 01:12:19,560
Okay, seeing no further um public Oh,

651
01:12:21,760 --> 01:12:27,600
my name's Chloe Mercer and I used to
live in the north district at anyway my

652
01:12:25,840 --> 01:12:31,520
current address is in Bammer Woods, 1840
Woodland Drive. I also own a piece of

653
01:12:29,440 --> 01:12:34,080
land out on the Chipua. No one's really
thought about the impact that this is

654
01:12:32,640 --> 01:12:38,400
going to have on the Chipua River. It's
going to be the closest gas station to

655
01:12:35,679 --> 01:12:41,360
the Chipoa of any of the others in town.
The ramifications that that could have,

656
01:12:40,320 --> 01:12:45,120
there's a lot of children that play in
the chip island parks right down the

657
01:12:43,280 --> 01:12:49,679
road. I guess I would just encourage all
of you to think about the environmental

658
01:12:47,120 --> 01:12:52,400
impact it might have not only on the
direct buildings and things like that,

659
01:12:50,880 --> 01:12:55,520
but the people that live here, the kids
that play in that water, the kids that

660
01:12:53,920 --> 01:12:59,440
are, you know, floating down the river
in the summer, canoeing with their

661
01:12:57,040 --> 01:13:03,360
parents, fishing, all these things that
are going to definitely be impacted.

662
01:13:00,480 --> 01:13:05,679
Having something that close to a major
source like that is just something that

663
01:13:04,640 --> 01:13:10,000
I think deserves a little more
consideration than 20 minutes of

664
01:13:06,880 --> 01:13:10,000
anyone's time.

665
01:13:16,280 --> 01:13:23,920
Thanks. And no one else here in person.
Are there any anyone from the public

666
01:13:21,120 --> 01:13:29,000
online? I don't see anyone online with
the hand raise feature nor on email.

667
01:13:29,280 --> 01:13:37,440
Thank you. I will close public comment
and open discussion. And as we enter

668
01:13:34,640 --> 01:13:43,679
into this discussion time, I just want
to do a friendly reminder of um that I'm

669
01:13:41,920 --> 01:13:48,560
very thankful and I think we all are
very thankful for our public to our

670
01:13:45,600 --> 01:13:54,320
community to um make your voices heard
and share your your thoughts and your

671
01:13:51,600 --> 01:14:00,239
concerns of support and opposition and
just um and letting us know how how you

672
01:13:57,199 --> 01:14:03,920
feel about this project. Um but and that
being said, I do want to do a friendly

673
01:14:02,000 --> 01:14:10,159
reminder also with our commission that
as we are moving into discussion that um

674
01:14:07,600 --> 01:14:15,920
per state law, our job as the planning
commission is to make sure that we are

675
01:14:11,920 --> 01:14:22,239
making our decision on um whether this
proposal does or does not meet

676
01:14:18,920 --> 01:14:26,040
compliance and our decision is not based
on our personal opinions.

677
01:14:26,320 --> 01:14:37,080
So with that to understand um with that
understanding um

678
01:14:32,520 --> 01:14:37,080
we'll open discussion.

679
01:14:38,239 --> 01:14:47,040
I will want to say that that corner uh
man picker should be a prime corn uh

680
01:14:44,320 --> 01:14:52,159
corner uh but nobody has touched it for
25 years. It's been an economic

681
01:14:48,719 --> 01:14:57,040
wasteland for 25 years. I so badly want
to vote for us for this. But 65 to

682
01:14:55,600 --> 01:15:01,679
nothing, that's hard to argue with
myself. I'm going to vote

683
01:14:59,000 --> 01:15:06,719
no. But the people should realize they
might be stuck with that corner empty

684
01:15:03,679 --> 01:15:06,719
for another 25

685
01:15:12,440 --> 01:15:19,719
years. Can I ask a question, a follow-up
question that popped in my head as I was

686
01:15:18,080 --> 01:15:26,400
listening to people?
Um, I understand the reason for meeting

687
01:15:22,880 --> 01:15:30,640
the one-way exit on Palmer is there, but
it's primarily supposed to be for the

688
01:15:28,880 --> 01:15:35,840
like trucks, I'm assuming delivery
trucks. Could there be like a gate put

689
01:15:33,840 --> 01:15:41,800
there that with like an electronic
opening so that the only time that exit

690
01:15:38,400 --> 01:15:46,560
on a Palmer would be for
um

691
01:15:43,719 --> 01:15:52,080
trucks? Is that is there further
anything else that we can do or that

692
01:15:48,880 --> 01:15:56,719
could be done to mitigate that effect on
Palmer that traffic

693
01:15:53,880 --> 01:16:01,760
effect? So yeah, so we did ask the
applicant to do a right turn only. So

694
01:15:59,840 --> 01:16:06,560
basically would have to exit out of
Palmer and then go to Main Street and

695
01:16:04,000 --> 01:16:13,679
then take the signal to go east or west
of town. Um or obviously you can go

696
01:16:08,960 --> 01:16:18,880
north south of Maine. Um the the only
thing I can think of um to make sure

697
01:16:16,239 --> 01:16:26,800
that folks comply with that right turn
is to really design that opening in a

698
01:16:22,000 --> 01:16:32,159
way that does not allow a left turn. Um
but the applicant is already committed

699
01:16:28,480 --> 01:16:38,000
to put signage. Uh it, you know, not a
way in, it's only way out and it's only

700
01:16:34,880 --> 01:16:42,560
right turn. But I I haven't seen any
projects with gates or anything like

701
01:16:40,400 --> 01:16:45,800
that. Yeah.
Thank you.

702
01:16:46,080 --> 01:16:53,880
I'm thinking about I'm leaning towards
voting yes for this for three big

703
01:16:50,280 --> 01:16:59,159
reasons. It um it meets the
standards. It's a development of an area

704
01:16:56,480 --> 01:17:04,560
that's of a parcel that's been
undeveloped. And I'm concerned that

705
01:17:02,080 --> 01:17:09,280
anytime we have a development project
now, we have huge amounts of people

706
01:17:07,440 --> 01:17:13,360
coming from in or outside of that
neighborhood to object to something and

707
01:17:11,600 --> 01:17:17,360
now we're going to be shutting down
development opportunities. I don't want

708
01:17:15,440 --> 01:17:24,239
to get to the point where we now are in
the habit of of just shutting everything

709
01:17:21,360 --> 01:17:30,760
down that meet standards that meet the
requirements that we've set forth in our

710
01:17:27,040 --> 01:17:38,239
plans and in our discussions as a
community. So, I'd like to hear if other

711
01:17:34,000 --> 01:17:42,800
people have comments adjacent to that.
Yeah, I'd like to echo that sentiment. I

712
01:17:40,719 --> 01:17:47,040
I do appreciate everyone's cander here
today. Obviously, we had a lot of uh I

713
01:17:45,440 --> 01:17:51,679
mean, I could tell this is a tight-knit
community. I mean, 60some letters in

714
01:17:49,719 --> 01:17:56,719
opposition. Um, and I appreciate
everyone's time over here, but I mean,

715
01:17:53,920 --> 01:18:02,960
this does meet the criteria. Um, I
understand everyone's concerns. Um, but

716
01:18:00,159 --> 01:18:06,880
I believe the engineers and everyone
involved will make sure that, you know,

717
01:18:05,040 --> 01:18:11,600
hopefully we'll quell these concerns and
there will be no accidents and noise

718
01:18:09,360 --> 01:18:17,480
complaints. And so that is why I'm going
to vote yes on this.

719
01:18:14,239 --> 01:18:17,480
Thank you.

720
01:18:17,920 --> 01:18:24,280
Okay.
Would anybody like to make a motion?

721
01:18:27,280 --> 01:18:33,280
Move to approve
SUP-25-09 and

722
01:18:33,320 --> 01:18:40,080
SPR-25-05 subject to the following
conditions. One, the applicant shall

723
01:18:37,679 --> 01:18:45,600
submit a, a revised site plan with final
sidewalk layout approved by the city

724
01:18:42,480 --> 01:18:51,360
engineering department. B, a revised
landscaping plan showing four trees

725
01:18:48,400 --> 01:18:57,400
within the front lot laying along Palmer
Street and another two trees within the

726
01:18:54,239 --> 01:19:03,120
front lot laying along Main Street. C. A
revised phototric plan. The lighting

727
01:19:00,880 --> 01:19:10,480
installer shall certify lighting values
at or below the value shown on the final

728
01:19:07,040 --> 01:19:14,920
compliant plan prior to the issuance of
a certificate of occupancy by the

729
01:19:13,360 --> 01:19:19,360
building safety
department. Two, the applicant shall

730
01:19:17,280 --> 01:19:24,800
submit more information regarding waste
management showing compliance with one

731
01:19:22,640 --> 01:19:30,000
of the following. A, the proposed
garbage shed shall include a dumpster or

732
01:19:27,199 --> 01:19:35,960
rolled cart for recyclable materials, or
B, space within the building shall be

733
01:19:33,120 --> 01:19:40,800
reserved for the storage of recyclable
materials until collection by a

734
01:19:38,800 --> 01:19:44,960
commercial hauler. And three, the
applicant shall comply with the

735
01:19:42,880 --> 01:19:50,040
additional requirements of building
safety, public safety, and public works.

736
01:19:51,640 --> 01:20:03,520
Second.
All those in favor? I I All opposed.

737
01:19:59,800 --> 01:20:08,280
Opposed. Roll call. Uh, do we need a
roll call with It was two opposed.

738
01:20:08,880 --> 01:20:15,640
Okay. Yes, please. Okay. Will you please
call a roll call vote?

739
01:20:17,360 --> 01:20:29,120
Commissioner Dei, I. Commissioner
Farley, I. Commissioner Frederick I

740
01:20:22,480 --> 01:20:38,880
Havvel's hi Irwin nay nay Kingsworthy I
Leash absent Martinez nay Ortman

741
01:20:35,080 --> 01:20:41,880
I motion passes motion pass. Thank you.
Okay.

742
01:20:42,400 --> 01:20:49,159
Yes. Yes.
civil discon.

743
01:20:49,280 --> 01:20:57,679
The next item on our agenda is public
hearing for

744
01:20:55,080 --> 01:21:04,880
Z2501. It's a request to reszone the
properties for CD4, a general urban

745
01:21:00,719 --> 01:21:09,840
character district to CD5 urban center
character district. Miss Pediko, if you

746
01:21:07,280 --> 01:21:14,840
could please introduce the item. Yes, if
Mac TV could put the PowerPoint on the

747
01:21:12,640 --> 01:21:18,400
screen and then I'll
start. Thank you so

748
01:21:20,040 --> 01:21:28,640
much. The applicant new the applicant
new yellow Marty on behalf of Great

749
01:21:26,000 --> 01:21:33,360
Lakes Bay Properties LLC is applying for
reszoning from city 4 general urban

750
01:21:31,199 --> 01:21:39,280
character district to city 5 urban
center character district for the two

751
01:21:35,600 --> 01:21:43,120
parcels located at 221 West Michigan.
The parcels are currently vacant.

752
01:21:41,520 --> 01:21:48,239
Previously, there was a building that
was used by a beauty shop and a resale

753
01:21:45,760 --> 01:21:52,960
sporting goods store. If the resoning is
approved, the applicant plans to build a

754
01:21:50,480 --> 01:21:58,000
mixeduse building with space for office
and retail uses on the ground floor and

755
01:21:55,520 --> 01:22:03,719
four stories of residential uses on top
with approximately 16 dwelling

756
01:22:00,679 --> 01:22:08,080
units. This is a image of the site's
location. The land uses and zone in the

757
01:22:06,159 --> 01:22:13,840
surrounding property as are as follows
on the slide. On the north, we have a

758
01:22:10,639 --> 01:22:19,040
vacant building. On the east side, we
have a vacant building.

759
01:22:16,480 --> 01:22:23,679
owner uses for storage. On the south
side, there is a single family home and

760
01:22:21,760 --> 01:22:27,600
on the west side a multiple family
building. The future land use

761
01:22:25,440 --> 01:22:32,639
designation for the whole area is mixed
use sorry on the north side is mixed use

762
01:22:30,480 --> 01:22:38,880
high and then the surrounding sites are
mixeduse medium. The zoning is city5 for

763
01:22:36,239 --> 01:22:44,400
the north side and with the residential
dwelling unit restriction and city 4 for

764
01:22:41,679 --> 01:22:48,320
the surrounding sites. The subject
properties viewed from the corner of

765
01:22:45,840 --> 01:22:53,199
Michigan and Pi looking southwest. Uh
you can see how we have streetscape and

766
01:22:51,199 --> 01:22:57,480
it's a vacant parcel and you can see the
building that's vacant sitting right

767
01:22:55,360 --> 01:23:02,320
behind the vacant
parcel. And here the subject property is

768
01:23:00,159 --> 01:23:07,360
viewed from West Michigan looking south
west to the alleyway. The alleyway is

769
01:23:05,120 --> 01:23:11,880
currently not paved. It's gravel and you
can see here what it looks like today.

770
01:23:12,400 --> 01:23:20,639
So, regarding the resoning designation,
um we can see here how it's currently

771
01:23:17,440 --> 01:23:25,199
zoned CD4. City4 limits development to
no more than two stories and it allows

772
01:23:22,800 --> 01:23:31,600
for mixeduse developments, residential
or commercial only developments. And

773
01:23:27,679 --> 01:23:36,800
then the reasoning request is to do CD5
and allow the building to go up to five

774
01:23:34,159 --> 01:23:41,159
stories um similar to Broadway lofts
that you see here next to city hall.

775
01:23:41,440 --> 01:23:48,159
So this is the reasonzoning map
proposal. So you can see a little bit

776
01:23:45,840 --> 01:23:52,560
more regarding the adjacency of the
surrounding sites and zoning

777
01:23:50,239 --> 01:23:58,800
designations. So city5 would be at the
corner of Michigan and Pine and across

778
01:23:54,719 --> 01:23:58,800
the street is where we have other CD5

779
01:23:59,639 --> 01:24:06,800
designations. So any reasonzoning must
meet criteria for the map amendment

780
01:24:04,560 --> 01:24:12,159
that's being proposed. So these are the
criteria that the applicant has provided

781
01:24:08,800 --> 01:24:16,800
answers to. Um and then I read the
criteria and then based on the responses

782
01:24:14,960 --> 01:24:22,120
of the applicant I do see that the
applicant is consistent with the list of

783
01:24:19,199 --> 01:24:27,120
criteria in the zoning
ordinance. And these are the other ones

784
01:24:24,560 --> 01:24:31,760
that are uh noted here. And as you can
see, the planning commission or city

785
01:24:29,600 --> 01:24:35,600
commission um subsequent to the planning
commission review could have other

786
01:24:33,679 --> 01:24:40,320
factors that they would like the
applicant to tackle as part of the

787
01:24:38,000 --> 01:24:43,920
application. So we placed none at this
time since it's under review right

788
01:24:44,280 --> 01:24:51,520
now. Regarding the master plan, this is
the document that guides us through any

789
01:24:49,120 --> 01:24:56,880
reasonzoning request. Basically, the way
it works is if any applicant calls city

790
01:24:54,560 --> 01:25:01,760
staff and proposes a reasonzoning that's
inconsistent with the master plan, I

791
01:24:59,760 --> 01:25:06,639
tend to say that we are not going to
support it because it's likely going to

792
01:25:04,000 --> 01:25:10,960
get a denial. When we do have applicants
that proposed a reasonzoning that is in

793
01:25:08,960 --> 01:25:14,719
alignment with the master plan, that's
when I take the project forward to the

794
01:25:12,719 --> 01:25:19,199
planning commission and make sure that
the applicant has a complete application

795
01:25:16,400 --> 01:25:25,360
to support the application. So in this
case the master plan calls for those

796
01:25:21,360 --> 01:25:30,639
sites um as mixeduse medium designation
under book one sustainable land use. You

797
01:25:28,000 --> 01:25:35,440
can see how the future land use map gets
assigned specific zoning districts for

798
01:25:33,520 --> 01:25:39,760
mixed use medium. So you know that all
mixed use designated areas are split

799
01:25:37,520 --> 01:25:45,760
into low, medium intensity and high
intensity. For medium intensity we do

800
01:25:42,719 --> 01:25:51,040
have the option to have city 4 or city 5
as its zoning designation.

801
01:25:48,560 --> 01:25:57,600
on book three focus redevelopment. We
have further goals that I thought were

802
01:25:53,600 --> 01:26:02,800
in um related to this case. So the first
one is regarding focusing our efforts to

803
01:25:59,840 --> 01:26:06,960
reduce the vacancy and utilization of
properties in downtown Pleasant where we

804
01:26:05,280 --> 01:26:11,440
have obviously a lot of infrastructure
that's already built. It's centrally

805
01:26:08,480 --> 01:26:16,800
located and easy access of residents and
the broader community. It also uh asked

806
01:26:14,320 --> 01:26:20,719
that we focus on downtown success and
growth by increasing the number of

807
01:26:18,560 --> 01:26:25,679
people living and visiting downtown
which this project uh proposal to add

808
01:26:23,760 --> 01:26:29,600
more stories on the mixeduse building is
only going to be able to have uh an

809
01:26:28,080 --> 01:26:33,679
increase in residential units and
therefore residents in downtown

810
01:26:31,320 --> 01:26:37,199
Pleasant. As I mentioned, City4 limits
developed to two stories. So City 5

811
01:26:35,600 --> 01:26:42,159
would allow the city to better achieve
its

812
01:26:39,320 --> 01:26:44,960
goals. So through the analysis staff
finds the proposed conditions are

813
01:26:43,600 --> 01:26:49,120
consistent with the character of the
area and with the future land use

814
01:26:46,560 --> 01:26:52,719
identified in the master plan. First,
the new mixeduse building will help

815
01:26:50,800 --> 01:26:57,440
activate this portion of downtown that
has not seen much investment within its

816
01:26:54,560 --> 01:27:01,920
surrounding blocks. Two, the residential
units will add much neededed housing in

817
01:26:59,600 --> 01:27:06,400
downtown particularly to those seeking
smaller units in a more urban walkable

818
01:27:04,159 --> 01:27:10,320
setting. So those could be senior single
person households which we're seeing an

819
01:27:08,239 --> 01:27:14,159
increase. It's a trend not just here in
Mount Pleasant but everywhere in the

820
01:27:12,000 --> 01:27:19,440
nation. And then as well as graduate
students who I've been hearing a lot

821
01:27:16,159 --> 01:27:24,239
from uh CMU and uh the other colleges,
they tend to not want to live in

822
01:27:22,400 --> 01:27:29,440
apartments with other students. They
tend to have and want a quiet space. Uh

823
01:27:27,440 --> 01:27:33,199
some of them have families too. So this
could be a good option especially for

824
01:27:30,880 --> 01:27:36,800
those who do not own a vehicle.
Residents will contribute to the local

825
01:27:34,960 --> 01:27:40,719
economy bringing more clients to
existing businesses.

826
01:27:38,480 --> 01:27:44,960
and new retail and office spaces that
will be provided as part of the mixeduse

827
01:27:42,719 --> 01:27:49,280
building will help offer opportunities
to existing businesses to expand,

828
01:27:47,040 --> 01:27:53,120
relocate, and would also provide options
for new retail owners and service

829
01:27:51,199 --> 01:27:58,080
providers to locate within downtown if
they choose to do so. So with the

830
01:27:55,679 --> 01:28:01,960
findings and analysis in the report that
was shared with the planning commission

831
01:28:00,080 --> 01:28:07,880
staff recommends that the planning
commission recommends that the city

832
01:28:04,560 --> 01:28:12,960
commission approves
Z-25-1. And this is a image of the

833
01:28:10,719 --> 01:28:17,360
proposed ordinance that goes together
with the reszoning application. That

834
01:28:14,880 --> 01:28:20,880
concludes my presentation. Thank you.
Thank you. Do any members of the

835
01:28:19,440 --> 01:28:24,040
planning commission have questions for
Miss Paulo?

836
01:28:25,600 --> 01:28:33,760
Okay, seeing none. If the applicant is
here, would you and you would like to

837
01:28:31,239 --> 01:28:38,800
speak? Thank you. Please state your name
and your address. Sure. Hi everyone. My

838
01:28:36,320 --> 01:28:44,159
name is Neil Yalamari. Um I'm based in
Sagena, Michigan, 3766 Nugget Creek. I'm

839
01:28:42,320 --> 01:28:48,000
the developer and owner of this project.
I'll keep it quick, but um been working

840
01:28:46,239 --> 01:28:52,000
on this concept with Manuela and her
staff for the past couple months and

841
01:28:49,520 --> 01:28:56,560
very excited about it. Um, I think this
has the opportunity to fill a lot of the

842
01:28:54,400 --> 01:29:01,679
housing needs, commercial needs downtown
and just serve the broader purpose of,

843
01:28:58,400 --> 01:29:07,360
you know, helping bring more economic
activity and revitalization to the area.

844
01:29:04,400 --> 01:29:10,080
Um, my manual has my contact information
if anyone needs to reach out to me. I'm

845
01:29:08,880 --> 01:29:15,440
more than happy to chat about this
project. Thank you. Thank you. Um, do

846
01:29:13,600 --> 01:29:19,639
any members have of the planning
commission have any questions for the

847
01:29:16,639 --> 01:29:19,639
applicant?

848
01:29:20,800 --> 01:29:30,840
Okay, seeing none. Thank you. Um, I will
now open public comment for any comments

849
01:29:27,040 --> 01:29:30,840
related to this case.

850
01:29:35,639 --> 01:29:42,960
Um, not to bother you guys with all your
all my time here, but um, please restate

851
01:29:40,960 --> 01:29:48,480
your name. My name is Rich Hurst at 110
West Michigan. Um, I also own the uh

852
01:29:45,760 --> 01:29:52,800
neighboring property to the north and um
would like to speak in support of this

853
01:29:50,080 --> 01:29:58,639
project. Um, it's been a vacant lot for
quite some time and uh the proposed

854
01:29:55,360 --> 01:30:01,639
plans similar to the uh building just
west of here I think would be fabulous

855
01:30:00,320 --> 01:30:06,840
to be added to our downtown
neighborhood. Thank you. Thank you.

856
01:30:09,960 --> 01:30:19,040
Um I don't see any more people from the
audience um in person. Any Is there

857
01:30:16,239 --> 01:30:25,400
anyone online? No one is online. Thank
you. I will close public comment and

858
01:30:22,000 --> 01:30:25,400
open discussion.

859
01:30:25,600 --> 01:30:35,400
I move to recommend that the city
commission approve Z2501.

860
01:30:30,400 --> 01:30:42,080
Second. All those in favor? I all
opposed. Motion

861
01:30:38,199 --> 01:30:48,960
passes. Next item on our agenda is
public hearing for

862
01:30:44,199 --> 01:30:54,719
Z2502. A request to reszone the property
uh from CD3 a ser a sub urban character

863
01:30:52,719 --> 01:30:59,920
district to CD4 general urban
characteristic with residential dwelling

864
01:30:57,120 --> 01:31:04,639
use only designation. Miss Paviko, if
you could please present.

865
01:31:02,320 --> 01:31:08,960
The applicant Scott Ebell on behalf of
Laughen Associates is applying for

866
01:31:06,560 --> 01:31:12,719
reszoning from CD3 suburban Character
District to city for General Urban

867
01:31:10,639 --> 01:31:17,840
Character District with the residential
dwelling use only. A special requirement

868
01:31:15,120 --> 01:31:23,520
for the parcel located at 11:04 East
Chipa Street. And just to clarify and

869
01:31:20,639 --> 01:31:28,560
pause, it's the proposal is not to allow
commercial uses on this parcel. Um I

870
01:31:26,480 --> 01:31:32,760
noticed that some of the communications
uh referred to that. So this will be a

871
01:31:30,800 --> 01:31:37,679
residential only
resoning. The current use for the

872
01:31:35,040 --> 01:31:42,320
property is a single family residence.
If the resoning is approved, the

873
01:31:40,400 --> 01:31:46,960
applicant will be proposing to demolish
the house and build a development

874
01:31:44,320 --> 01:31:51,840
similar to Palmer Place with multiple
forplexes on the

875
01:31:48,920 --> 01:31:57,600
property. So the land uses and zoning of
the surrounding premises are as follows.

876
01:31:54,639 --> 01:32:03,840
As you can see here, the whole uh area
is zone CD3 suburban character district

877
01:32:00,800 --> 01:32:09,440
and the light yellow on the east side is
a large suburban character district

878
01:32:06,679 --> 01:32:14,400
CD3L. On the north uh of the prop
property, you have a forplex and a

879
01:32:11,679 --> 01:32:20,159
single family home. On the east, there
is an office, Central Michigan Care. On

880
01:32:17,520 --> 01:32:25,400
the south, multiple family complex and a
single family house. And then onto the

881
01:32:22,960 --> 01:32:30,800
west a house and an accessory dwelling
unit. And the future land use

882
01:32:27,800 --> 01:32:35,280
designation on the north is residential.
And then both east, south and west or

883
01:32:33,520 --> 01:32:39,679
basically this whole block where the
site is

884
01:32:37,239 --> 01:32:44,560
located. Um and the again the master
plan flags it for um missing middle

885
01:32:42,400 --> 01:32:48,320
housing development. So the city for
resoning is consistent with the master

886
01:32:46,159 --> 01:32:53,840
plan. Regarding the resoning
designation, as you know, right now we

887
01:32:51,120 --> 01:32:58,719
have the parcels on city 3 suburban
character district, which basically

888
01:32:55,760 --> 01:33:04,159
allows for single family homes and then
uh duplexes or accessory dwelling units

889
01:33:01,280 --> 01:33:10,040
pursuant to a special use permit. When
mentioning the surrounding uh uses of

890
01:33:06,880 --> 01:33:15,199
the site, uh there are a few triplexes,
duplexes, ADUs, um some of which, you

891
01:33:13,440 --> 01:33:20,080
know, all of them have been built prior
to the ordinance. And so there are some

892
01:33:18,159 --> 01:33:25,600
that are existing non-conforming
structures today. The reasoning to city

893
01:33:23,440 --> 01:33:30,080
4 will continue to be limited to
residential due to the special

894
01:33:27,120 --> 01:33:35,920
requirement that's also being proposed.
And the change is into the residential

895
01:33:33,360 --> 01:33:41,280
typologies that can be built. So aside
from residential, you could do duplexes

896
01:33:38,400 --> 01:33:46,639
as a right, accessory dwelling units as
of right, and then multiple family

897
01:33:43,199 --> 01:33:51,280
dwellings as a right. All of those uh
are trying to reach what we call the

898
01:33:48,719 --> 01:33:54,639
missing middle housing typologies. So,
anything between single family and

899
01:33:53,120 --> 01:34:01,159
multiple family buildings will be able
to be built including town homes, um,

900
01:33:57,520 --> 01:34:06,239
forplexes, triplexes,
etc. So, this is what the map looks

901
01:34:03,760 --> 01:34:12,320
like. The reasoning of the parcel from
city 3 to city 4. While all the

902
01:34:09,679 --> 01:34:18,080
surrounding parcels, although flagged in
a master plan for the CD4 designation,

903
01:34:15,920 --> 01:34:22,719
are not being proposed as part of this
application because this applicant

904
01:34:20,000 --> 01:34:27,040
obviously can only propose a resoning on
their own site. If the city would like

905
01:34:25,199 --> 01:34:31,120
to undertake a resoning of the whole
block, that is something that would be

906
01:34:28,880 --> 01:34:38,120
consistent with the master plan. And
another thing to mention is that it's

907
01:34:33,040 --> 01:34:38,120
not considered spot zoning when

908
01:34:39,280 --> 01:34:41,440
All

909
01:34:41,480 --> 01:34:49,040
right. So, regarding the criteria for
map amendment, again, uh the applicant

910
01:34:46,800 --> 01:34:53,199
has provided uh information about each
one of these criteria and it is

911
01:34:53,960 --> 01:34:59,920
compliant. And again, there is no
additional uh requirements of the

912
01:34:58,480 --> 01:35:05,840
planning commission at the time of the
application. Therefore, none at this

913
01:35:03,159 --> 01:35:09,360
time. Regarding the master plan, here
you can see what the map looks like. Our

914
01:35:07,760 --> 01:35:14,960
future land use map that has been
adopted in 2020 flag this whole block

915
01:35:12,239 --> 01:35:21,600
for attached residential designation in
the map. So everything that you see in

916
01:35:17,520 --> 01:35:28,320
orange is eligible and um the future
land use designation in book one

917
01:35:24,480 --> 01:35:34,719
sustainable land uses uh is site. Um and
then we have a house. Um and then this

918
01:35:31,440 --> 01:35:40,320
is the the home that has you know three
dwellings basically in one parcel. Um

919
01:35:38,560 --> 01:35:47,120
yeah and this is the parcel in in
question. So this configuration of this

920
01:35:43,360 --> 01:35:53,120
large block with really deep long lots
is very unique in Mount Pleasant and

921
01:35:49,679 --> 01:35:58,480
that's my indication of the reason why
the consultants and the my predecessor

922
01:35:56,400 --> 01:36:04,000
previous city planner selected this
whole block for a reasonzoning because

923
01:36:00,480 --> 01:36:10,000
it is a good area for infill that can
actually achieve greater density than

924
01:36:06,760 --> 01:36:15,840
elsewhere. Uh, for example, one could
not do a subdivision and include several

925
01:36:13,040 --> 01:36:20,080
single family homes due to both law with
minimums that we have, but also

926
01:36:17,920 --> 01:36:25,360
subdivision laws that have a ratio
requirement. You can't create a really

927
01:36:22,480 --> 01:36:31,120
long and skinny parcel. It's against the
legislation. So, you can't add density

928
01:36:28,480 --> 01:36:34,280
elsewhere or in another way basically on
this parcel.

929
01:36:38,719 --> 01:36:42,719
Okay. Uh, any further questions for Miss

930
01:36:44,199 --> 01:36:50,239
Pyo? Okay. At this time, does anyone
have any questions for the

931
01:36:52,440 --> 01:37:01,040
applicant?
Okay. All right.

932
01:36:57,239 --> 01:37:06,560
Um, now I will open for public comment
for comments related to this case. If

933
01:37:03,679 --> 01:37:10,719
there's anyone uh from the p from the
public that would like to speak, please

934
01:37:08,639 --> 01:37:17,320
come to the podium and speak your name
and your address. And as before, we

935
01:37:14,400 --> 01:37:22,960
limit speaking to once
per proposal and you have a 5m minute

936
01:37:20,400 --> 01:37:29,119
maximum.
Thank you. My name is Megan Moreno. I

937
01:37:25,920 --> 01:37:34,159
live at 201 North Brown Street, a
property that my husband and I have

938
01:37:30,639 --> 01:37:40,000
owned since 2007. Uh we are both
lifelong residents of Mount Pleasant. Um

939
01:37:37,520 --> 01:37:43,840
myself essentially born and raised here
through Mount Pleasant school public

940
01:37:41,520 --> 01:37:49,760
schools, Central Michigan University.
And we have chosen to remain here and to

941
01:37:46,880 --> 01:37:55,560
invest our family's uh life and time
here and have invested in our property

942
01:37:52,080 --> 01:38:00,960
which is our home and has been our home.
Um I have several concerns regarding

943
01:37:58,560 --> 01:38:04,560
this. The first of which uh was very
clear in the map that when we purchased

944
01:38:03,040 --> 01:38:09,119
our home, we purchased a home in a
neighborhood of single f primarily

945
01:38:06,960 --> 01:38:14,080
single family residential homes. That's
what we're surrounded by. Um there's a

946
01:38:11,440 --> 01:38:18,480
reason why we chose this neighborhood.
There's a reason why others who continue

947
01:38:16,239 --> 01:38:22,800
to buy and why people remain in this
neighborhood is because of the character

948
01:38:20,800 --> 01:38:28,080
of the neighborhood which is single
largely single family homes. Um we do

949
01:38:26,320 --> 01:38:33,960
live on a unique block. It's very
appealing. It's very nice and we would

950
01:38:30,639 --> 01:38:39,840
like to keep it that way. Um,
additionally, the construction of a five

951
01:38:37,320 --> 01:38:46,320
building apartment, five buildings of
apartments directly behind our property,

952
01:38:43,280 --> 01:38:52,960
which is to the east at the south end.
So, what is currently the open green

953
01:38:48,080 --> 01:38:59,040
space would then be altered to uh 20
units of dwellings and 40 parking spots.

954
01:38:56,400 --> 01:39:03,760
No one is going to buy our house should
we ever decide to move with that

955
01:39:01,280 --> 01:39:09,119
compared to what we have now. Um,
additionally, it will affect our

956
01:39:05,760 --> 01:39:14,000
property value. So, both the viability
of sa future sale, which we don't intend

957
01:39:11,440 --> 01:39:18,719
to move, but should this move forward,
you know, we might have to to rethink

958
01:39:16,000 --> 01:39:26,400
that. Uh, and we we don't want that. It
would also increase noise, increase

959
01:39:21,760 --> 01:39:31,800
traffic. Um, and like I said, we I I
understand that there's potentially a

960
01:39:28,560 --> 01:39:36,719
need for housing and housing um in this
capacity, but my feeling is that it's at

961
01:39:34,719 --> 01:39:44,239
the expense of people that have invested
their lives into properties that are our

962
01:39:40,320 --> 01:39:49,040
homes. I took the initiative um to go
around the neighborhood and yes, it was

963
01:39:46,560 --> 01:39:55,560
12 property owners that signed. I did
get um signatures from multiple, you

964
01:39:52,639 --> 01:40:01,920
know, people living in the dwelling,
not single owners.

965
01:39:58,440 --> 01:40:06,400
Um but every person that I mentioned
this to immediately said, "Oh, no. We

966
01:40:04,800 --> 01:40:12,239
don't want that. We don't want that."
So, the entire neighborhood, I canvased

967
01:40:09,040 --> 01:40:17,119
Brown Street, Chipoa, and Broadway, that
whole entire block. And I did not

968
01:40:14,960 --> 01:40:23,400
encounter one individual that was in
favor of this. And I'm really kind of

969
01:40:20,320 --> 01:40:27,960
shocked to hear about the master plan
because some people didn't feel they

970
01:40:26,000 --> 01:40:33,920
were notified about this request for
resoning. I certainly do not feel that I

971
01:40:31,119 --> 01:40:39,679
knew that my entire block and my
property is on the master plan to

972
01:40:36,239 --> 01:40:45,800
potentially be CD4. And that's a little
upsetting to me. And I think we need to

973
01:40:42,560 --> 01:40:50,639
um maybe look at how these things are
communicated. And I understand after

974
01:40:48,000 --> 01:40:54,480
listening to the other comments that um
we have an opportunity to state our

975
01:40:52,560 --> 01:40:59,360
concerns, but it seems like they don't
carry a lot of weight. I hope that this

976
01:40:56,480 --> 01:41:04,560
will because I do think while we maybe
need more housing for some, we should

977
01:41:01,440 --> 01:41:09,760
also value the people that have made
this their long-term home. This is our

978
01:41:07,119 --> 01:41:12,000
community and these are homes. Thank
you.

979
01:41:22,800 --> 01:41:31,600
We survived a truly unfortunate
distraction. Uh I'm Chuck Kresby. I live

980
01:41:29,600 --> 01:41:38,159
at the east end of that Chipoa
neighborhood at 111 Russell Street.

981
01:41:35,320 --> 01:41:42,960
Um, it's really a delicate balance
trying to build a perfect community and

982
01:41:40,639 --> 01:41:46,600
serve the interests of of all the
constituents who live in it. And I we

983
01:41:44,719 --> 01:41:51,520
understand that that's a significant
dilemma. The challenge we in that Chipoa

984
01:41:49,280 --> 01:41:56,159
community face is much as Megan
communicated.

985
01:41:53,520 --> 01:42:02,960
We live in basically single family
dwelling units and then taking for

986
01:41:59,880 --> 01:42:08,239
example we live in I live in and many of
my neighbors live in one acre lots with

987
01:42:05,199 --> 01:42:13,280
one house. So to see a oneacre lot
turned into a a residence for 20 people

988
01:42:11,199 --> 01:42:18,320
in that immediate community with again
40 parking spots dramatically changes

989
01:42:16,000 --> 01:42:22,960
the nature of the community. that the
traffic would absolutely double on that

990
01:42:20,480 --> 01:42:28,560
on that street with 40 40 houses in
there. So there there is a and Lord

991
01:42:26,000 --> 01:42:34,159
knows we appreciate the master plan and
the intention of that. But one of the

992
01:42:30,800 --> 01:42:39,679
criteria for reszoning is that the
effort be profitable for the for the

993
01:42:37,760 --> 01:42:45,040
people who are supporting it. And
clearly there are opportunities within

994
01:42:41,280 --> 01:42:51,600
CD3 to turn that property into a viable
profitable operation without putting 20

995
01:42:49,119 --> 01:42:55,520
units there, 40 parking spots and an
enormous change in the nature of that

996
01:42:53,840 --> 01:43:00,880
community and still maintain a
profitable operation for for the

997
01:42:57,920 --> 01:43:04,239
sponsor. So uh that is basically our
concern. We believe that there's an

998
01:43:02,320 --> 01:43:10,400
opportunity for that program to go
forward as CD3 without having to be zone

999
01:43:07,560 --> 01:43:18,280
CD4 and just in a much more modest
fashion. And we humbly beseech you to do

1000
01:43:14,639 --> 01:43:18,280
that. Thank you.

1001
01:43:27,159 --> 01:43:35,760
Hello, I'm Chelsea Tenwaldi. I live at
11:05 East Chipua, which is directly

1002
01:43:32,239 --> 01:43:39,920
across the street from 11:04. Um,
something that really kind of uh hit

1003
01:43:38,000 --> 01:43:46,000
home for me was the future of the area
comment. Um, I the single residence

1004
01:43:43,679 --> 01:43:52,159
homes that um I see a lot of my
neighbors out here. Uh, I consider us to

1005
01:43:49,119 --> 01:43:57,040
be the future of the area. Um, I bought
my house in

1006
01:43:53,560 --> 01:44:03,040
2012. Um, didn't have any intentions on
headed out anywhere. So, um I really

1007
01:44:00,480 --> 01:44:08,400
hope that the future of the area remains
uh single resident homes. Uh putting an

1008
01:44:06,000 --> 01:44:13,199
apartment complex in like Palmer Street,
Palmer Street, is that what it is?

1009
01:44:10,880 --> 01:44:18,639
Palmer Place. I'm familiar with that
area behind Wendy's Tim Hortons. Um to

1010
01:44:16,480 --> 01:44:22,639
me, they don't look like houses. They
look like apartment complexes, which if

1011
01:44:20,880 --> 01:44:29,360
you're a Mount Pleasant resident, you're
very familiar with the CMU college side

1012
01:44:26,000 --> 01:44:33,440
of town. um that sure looks like
something that belongs in the college

1013
01:44:30,800 --> 01:44:36,400
side of town. So when you have, you
know, people who have lived in these

1014
01:44:34,639 --> 01:44:41,280
houses for years and years and have no
intention on leaving, it just seems

1015
01:44:38,480 --> 01:44:46,560
extremely out of place for the area. Um,
and much like the two previous people

1016
01:44:43,280 --> 01:44:52,000
said, um, you know, having five
buildings with four units

1017
01:44:48,760 --> 01:44:57,440
each, at least 20 people, if there's a
couple people, 40 people, kids, there's

1018
01:44:54,639 --> 01:45:02,560
one entrance and exit from that from
that facility, I guess you could call

1019
01:44:59,360 --> 01:45:08,719
it. And that one exit is directly onto
Chibi Street, uh, which is literally

1020
01:45:05,920 --> 01:45:12,800
directly from my driveway. We've always
felt very safe where we are with

1021
01:45:10,480 --> 01:45:17,600
traffic. Uh people do drive too fast,
but uh it's, you know, going away from

1022
01:45:16,080 --> 01:45:24,719
the houses. This is now going to be
coming right at our house. Um so it it

1023
01:45:21,920 --> 01:45:31,040
it just seems so so out of place to me.
Um like I kind of mentioned, you have a

1024
01:45:27,840 --> 01:45:36,639
what I think is a distinct uh you know,
area of campus versus you know, old

1025
01:45:33,760 --> 01:45:40,639
school Mount Pleasant. And this is this
is definitely turning it into a very

1026
01:45:38,639 --> 01:45:45,119
gray area and it seems very out of
place. Um, one other thing that I did

1027
01:45:43,119 --> 01:45:48,960
want to mention, um, it seems like
there's some people who have talked

1028
01:45:46,400 --> 01:45:53,119
about rental units and how traditional
apartments are maybe I mean there's a

1029
01:45:51,119 --> 01:45:57,480
ton of them here and people want to be
creative about new housing. Um, this

1030
01:45:55,920 --> 01:46:04,159
just seems like a standard apartment
complex. What makes this unique? Why do

1031
01:46:00,239 --> 01:46:08,880
we need this? um dorm capacity at CMU is
down because enrollment's down at CMU.

1032
01:46:06,639 --> 01:46:14,000
It just seems like we don't need more of
the same thing, especially in the area

1033
01:46:10,960 --> 01:46:20,360
that it's being proposed in. It's going
to ruin our neighborhood. So, that's all

1034
01:46:16,239 --> 01:46:20,360
I have to say. Thank you.

1035
01:46:32,280 --> 01:46:41,119
Hello, my name is Patty Strong. I've
been before this board in the past to

1036
01:46:37,040 --> 01:46:45,880
protect my property. This time it's um
down the street the other way. I live at

1037
01:46:43,600 --> 01:46:52,159
906 East Chipua
Street. I was hoping Dave Lapen would be

1038
01:46:48,880 --> 01:46:58,639
here since he's a local to see what the
comments are about his proposal.

1039
01:46:56,239 --> 01:47:03,840
I found out about this development from
a Brown Street neighbor four days

1040
01:47:01,000 --> 01:47:10,080
ago. We were floored by the size of this
proposed development and not being

1041
01:47:07,320 --> 01:47:17,719
notified. My husband Max and I have
lived at 906 East Chipa Street for 45

1042
01:47:12,960 --> 01:47:23,840
years. He's lived there his entire 74
years. I've been before this body in the

1043
01:47:20,560 --> 01:47:29,440
past. Our homestead shares a property
line with Graph Graph's Mission Street

1044
01:47:26,800 --> 01:47:34,639
Auto dealership. I fought battles with
the city to protect us from the the

1045
01:47:31,719 --> 01:47:39,040
expansion of the Burger, then Shaheen,
then Graph dealerships. Most recently,

1046
01:47:37,520 --> 01:47:44,400
Graph was allowed to put in a
significantly large multi-bay car wash

1047
01:47:42,119 --> 01:47:50,000
facility on the north side of their
building. We had to put up with many

1048
01:47:47,440 --> 01:47:54,960
months of construction polluting our
land with noise, cement dust that

1049
01:47:53,040 --> 01:47:59,360
polluted our backyard, including our
white pines and garden. And the result

1050
01:47:57,199 --> 01:48:05,280
of the car wash addition doubled the
noise and litter. I have to endure daily

1051
01:48:02,159 --> 01:48:10,239
as I work from home. My husband Max is a
third generation owner of our homestead,

1052
01:48:07,760 --> 01:48:17,440
which originally originally was a farm
on a dirt road. We live on four lots. I

1053
01:48:13,920 --> 01:48:23,360
should mention that. Same size as uh
Darcy Lapsom's property. Our East Chipua

1054
01:48:20,960 --> 01:48:29,119
neighborhood is unique in that the south
side of the street has several homes

1055
01:48:25,840 --> 01:48:35,679
with double or quadruple lots that go
south around 360 ft sharing property

1056
01:48:33,040 --> 01:48:42,000
lines with the Broadway Street homes.
There are no fences and it's a safe

1057
01:48:38,480 --> 01:48:48,639
place to play and enjoy.
We have four lots just like Darcy has.

1058
01:48:45,440 --> 01:48:52,199
Darcy and Dave's father used to play
Santa for Max and other neighborhood

1059
01:48:50,560 --> 01:48:58,000
kids back in the
50s. We have zero apartment buildings on

1060
01:48:55,440 --> 01:49:02,639
our street. It's a quiet neighborhood
except for the pixie traffic which has

1061
01:49:00,480 --> 01:49:05,960
lots of drivers blaring their engines
and music.

1062
01:49:06,480 --> 01:49:15,760
We still re we still predate that, but
I'm I'm cool with it. The two duplexes

1063
01:49:14,239 --> 01:49:21,280
on the north side of Chipua about
halfway down the block added 8 to 10

1064
01:49:18,320 --> 01:49:25,280
more vehicles a day, but that seemed to
be

1065
01:49:22,199 --> 01:49:30,400
a a good use of that property, which
used to just have an old cement block

1066
01:49:27,679 --> 01:49:35,760
building on it that used to be storage
for pipelines or

1067
01:49:33,320 --> 01:49:41,520
something. Our neighborhood does not
need five apartment buildings on a lot

1068
01:49:38,320 --> 01:49:48,920
the size of my property. We don't have
any C4 properties on East Chipwa Street

1069
01:49:44,719 --> 01:49:54,239
other than those on Mission Street.
None. Michael and Rosemary's Gay's

1070
01:49:52,000 --> 01:49:59,119
apartment building on the southwest
corner of Brown and Chipua brick

1071
01:49:56,440 --> 01:50:03,440
building. I had I talked to Rosemary
earlier today. She's owned that building

1072
01:50:01,440 --> 01:50:08,560
since 1974.
It has three apartments. Next to it is

1073
01:50:06,560 --> 01:50:14,639
an office building that's been a
chiropractor or similar business since

1074
01:50:12,080 --> 01:50:14,639
I've lived

1075
01:50:16,119 --> 01:50:23,159
there. One
guy where I lost my place here.

1076
01:50:24,320 --> 01:50:31,239
Oh, one guy said earlier tonight, why
have the plants Why have these plans if

1077
01:50:29,760 --> 01:50:37,320
they're turned
down projects that meet all the

1078
01:50:34,040 --> 01:50:43,679
requirements? Well, I have an answer for
that. The city planner claims we're

1079
01:50:39,840 --> 01:50:47,600
under a rent crisis. I call bull crap. I
don't care if this proposed project

1080
01:50:45,600 --> 01:50:52,800
crosses the tees and dots the line of a
master plan. I don't care if it checks

1081
01:50:49,760 --> 01:51:00,080
all the planners boxes. Master plants
don't tell you what to do. By the way, I

1082
01:50:56,560 --> 01:51:04,000
drove by Palmer Court and Palmer Place
and I was

1083
01:51:01,400 --> 01:51:09,040
disappointed. The building sagging was
moldy. I saw a broken window on one of

1084
01:51:06,639 --> 01:51:15,520
the apartments. It's just not the same
situation. Right across the street is

1085
01:51:12,800 --> 01:51:21,560
the Pickard Street businesses. It's all
commercial. Not a single residence or

1086
01:51:17,840 --> 01:51:27,679
apartment building. Nothing like our
block. Every single apartment complex

1087
01:51:24,639 --> 01:51:32,560
has signs on it that say, quote, "This
condominium for

1088
01:51:30,119 --> 01:51:36,199
rent." The planning commission and city
officials need to keep residents

1089
01:51:34,080 --> 01:51:42,880
informed and listen to
us. I don't like, you know, if it wasn't

1090
01:51:40,119 --> 01:51:48,440
for Mrs. Mareno, I wouldn't even have
known about this and I wouldn't be here.

1091
01:51:44,960 --> 01:51:48,440
And that's wrong.

1092
01:51:49,599 --> 01:51:57,119
You want to increase density, do it
somewhere else. Addie, I want to thank

1093
01:51:54,239 --> 01:52:05,159
you for your time. We've meet met the
five minute limit. I made it all the

1094
01:51:59,840 --> 01:52:05,159
way. Thank you for your time. Thank you.

1095
01:52:09,119 --> 01:52:12,360
Get them.

1096
01:52:14,960 --> 01:52:23,199
I'm Sally Rose. I live at 301 North
Brown. It's the corner of Brown and

1097
01:52:20,599 --> 01:52:29,920
Chippoa. And I too had hoped that Dave
Lapam would be here tonight because I

1098
01:52:26,480 --> 01:52:35,000
wanted to commend him in some respects.
He was my landlord at one time and I

1099
01:52:32,320 --> 01:52:41,040
found him to be very friendly, very
thoughtful. Um,

1100
01:52:38,360 --> 01:52:46,080
but I wish I'd written a letter because
I like that much better than public

1101
01:52:43,280 --> 01:52:51,679
speaking. I've lived at my home for
probably 30 years and I've seen some

1102
01:52:48,880 --> 01:52:59,280
change when the duplexes went in to
replace the the really ugly kind of

1103
01:52:54,960 --> 01:53:03,800
storage facility. But I also wanted to
say that I feel like it's like two

1104
01:53:01,199 --> 01:53:09,040
American dreams kind of at cross
purposes. The American dream of owning

1105
01:53:06,560 --> 01:53:15,440
your own home and the American dream of
being an entrepreneur. And Dave Lapam is

1106
01:53:12,080 --> 01:53:21,520
a wonderful entrepreneur. He's done a
lot of good for the community. But this

1107
01:53:18,320 --> 01:53:29,880
is one time where I think, wow. When I
saw the plan for five buildings, I just

1108
01:53:24,880 --> 01:53:35,199
was floored. I could not fathom
that that would be a good use for that

1109
01:53:32,719 --> 01:53:41,920
property. I assumed at some point
something would happen to it when Darcy

1110
01:53:37,440 --> 01:53:48,400
died because it is a wonderful big lot.
But I also went to this um a friend went

1111
01:53:46,159 --> 01:53:54,480
to the census reporter and pulled up
some stats because my initial feeling

1112
01:53:51,920 --> 01:54:01,080
was wow don't we have enough apartment
buildings in Mount Pleasant. But the

1113
01:53:56,880 --> 01:54:07,520
census report said of
13,572 units housing units that the

1114
01:54:05,280 --> 01:54:13,800
occupancy rate was actually a little bit
higher than what I anticipated. the

1115
01:54:10,239 --> 01:54:25,199
vacancy rate. Um there are
vacancies and um of those units that are

1116
01:54:20,599 --> 01:54:31,920
occupied, 68% of them are rentals. And
I'm thinking there are federal programs,

1117
01:54:28,080 --> 01:54:37,599
or at least there used to be, for
helping young

1118
01:54:33,719 --> 01:54:41,119
families achieve that goal of owning
their own home and having something that

1119
01:54:39,679 --> 01:54:47,199
they felt like they were really
investing instead of plunking all that

1120
01:54:43,520 --> 01:54:54,920
rent money and having nothing in return.
I assume there will be some kind of a

1121
01:54:49,560 --> 01:55:03,639
compromise, but I really hope that uh
five quadro, you know, fourplexes is not

1122
01:54:59,040 --> 01:55:08,719
the solution because it really is
something when people say there will be

1123
01:55:06,159 --> 01:55:15,840
more traffic, there will be more noise.
Um why do we need it right there in that

1124
01:55:13,040 --> 01:55:21,040
specific place? it would be very easy
for you to say, "Yes, it meets the

1125
01:55:18,239 --> 01:55:25,560
criteria. Let's do it. Let's go for it."
But you're not living there. And I think

1126
01:55:23,599 --> 01:55:32,800
that's something that is
really useful for you to know that um

1127
01:55:29,679 --> 01:55:41,119
not every place is the right place for
five additional units with 41 parking

1128
01:55:36,560 --> 01:55:46,880
spots on a seemingly quiet street. If I
could pick up my house and move it off

1129
01:55:43,679 --> 01:55:52,400
of Brown Street, I would because I love
my house, but Brown Street is a main

1130
01:55:50,000 --> 01:55:57,920
thoroughfare for everyone that is smart
enough not to use Mission. Um, I'm

1131
01:55:56,000 --> 01:56:04,480
really concerned with what will happen
on the other street, Chipawa Street, and

1132
01:56:01,760 --> 01:56:07,639
I hope you take that into consideration.
Thank you.

1133
01:56:17,040 --> 01:56:29,760
Hi, I'm Rosie Gray. Um, I used to live
at 913 East Broadway. In 1977, my

1134
01:56:26,080 --> 01:56:35,760
husband and I bought our first home on
Broadway Street and we lived there for

1135
01:56:31,840 --> 01:56:43,440
27 years before that. So, I have both
spectrums of how it is to live there.

1136
01:56:38,639 --> 01:56:49,880
Um, before that, we bought the apartment
uh triplex on the corner of Broadway or

1137
01:56:46,480 --> 01:56:58,639
Brown Street in Chipoa and we lived in
the first floor of that building. That

1138
01:56:53,679 --> 01:57:05,040
was 51 years ago. We still own it. I
know what it's like to be a homeowner

1139
01:57:00,880 --> 01:57:08,599
and a first time owner homeowner. Um,
and I also know what it's like to have

1140
01:57:07,760 --> 01:57:15,920
rental
property. I have several rental

1141
01:57:10,880 --> 01:57:20,159
properties in town. Um, my husband and I
own Grace Furniture in downtown Mount

1142
01:57:18,080 --> 01:57:25,960
Pleasant and we also have the apartment
buildings.

1143
01:57:22,400 --> 01:57:34,080
I feel so strongly
about taking away that safe haven for

1144
01:57:30,480 --> 01:57:41,599
all the people that live on Broadway,
Brown Street, and Chipoa. Cuz when we

1145
01:57:37,040 --> 01:57:46,719
lived on Broadway Street, Broadway is a
very busy street and it's even worse now

1146
01:57:43,920 --> 01:57:52,639
than it used to be. And I remember
thinking, what would we do if we didn't

1147
01:57:49,360 --> 01:57:58,800
have that back lot that was empty? We
owned that back lot. We kept it up and

1148
01:57:55,840 --> 01:58:03,440
it was our safe haven to get away from
everything else that was happening. And

1149
01:58:01,599 --> 01:58:08,320
you felt like you were almost in the
country.

1150
01:58:05,520 --> 01:58:13,639
When we lived in the apartment building,
it was still the kind of the same way

1151
01:58:10,239 --> 01:58:18,719
because we own the extra lot between
Megan and our

1152
01:58:16,040 --> 01:58:25,599
apartments. Um, and the people that live
in our apartments right now love it

1153
01:58:21,880 --> 01:58:32,639
because it's a quiet place. We keep it
up and that extra lot that we own, um,

1154
01:58:30,239 --> 01:58:36,800
we don't plan ever to build on it. We
just wouldn't do that to the community.

1155
01:58:34,400 --> 01:58:44,080
We wouldn't do that to the neighbors.
That lot we've had for 51 years as well.

1156
01:58:40,719 --> 01:58:51,239
We could have built something on it. Um,
but we chose not to because it would

1157
01:58:47,800 --> 01:58:57,440
change the whole dynamics of the
neighborhood just like what they're

1158
01:58:54,719 --> 01:59:03,840
trying to do with that property that
they want to put the five buildings on.

1159
01:59:00,400 --> 01:59:11,920
I think we'll have our first traffic jam
in an apartment complex because if

1160
01:59:07,800 --> 01:59:15,440
you're renting that to I don't know how
many people would be living back there,

1161
01:59:13,679 --> 01:59:21,280
but they would all be young families and
all young families have to have a job

1162
01:59:18,320 --> 01:59:26,159
and to try and squeeze all those cars in
and out in the morning to go to to work.

1163
01:59:24,400 --> 01:59:31,080
I just can't even imagine it. And I
don't even know why anybody would want

1164
01:59:28,280 --> 01:59:38,880
to take a
perfectly great idea and stuff it full

1165
01:59:35,679 --> 01:59:43,800
of buildings instead of letting that be
a green

1166
01:59:39,880 --> 01:59:49,920
space. Um I know
that it's it's an easy well it isn't

1167
01:59:47,280 --> 01:59:55,920
easy anymore. it used to be. I mean, 51
years of rental properties, I have a lot

1168
01:59:53,040 --> 02:00:01,360
of experience with how things are done
today because it's not like it used to

1169
01:59:59,040 --> 02:00:06,040
be. It used to be very easy. We never
had to put an ad in the paper to rent

1170
02:00:04,000 --> 02:00:10,400
any of our properties. They always
rented

1171
02:00:07,560 --> 02:00:14,960
continually. Today, there's so many
people I just wouldn't rent to because

1172
02:00:13,040 --> 02:00:19,840
they don't take care of it. And we have
had and you can check with the city

1173
02:00:17,040 --> 02:00:23,400
inspectors or the firemen or whoever it
is that comes in and

1174
02:00:21,400 --> 02:00:28,960
inspects.
Um all of our apartments have been

1175
02:00:26,040 --> 02:00:34,320
totaled by people renting them and we
had to gut every one of them and so we

1176
02:00:32,000 --> 02:00:40,960
are just now finishing up with all the
remodeling. It's a very tough business

1177
02:00:38,000 --> 02:00:49,679
to be in and it's it's a hard business
to keep track of everything and we don't

1178
02:00:44,199 --> 02:00:54,960
own a ton of rentals anymore. Um but
even the ones that we still have, it's

1179
02:00:52,800 --> 02:00:59,280
still hard. Somebody breaks a window,
they don't tell you about it, you don't

1180
02:00:56,560 --> 02:01:04,639
know about it, starts to look bad. I
make sure that I go around and tell my

1181
02:01:01,679 --> 02:01:08,239
tenants constantly, please, if something
happens, let me know right away so I can

1182
02:01:06,880 --> 02:01:15,599
take care of it because I don't want to
look bad for the neighbors either. So to

1183
02:01:12,000 --> 02:01:22,560
put that many buildings in such a small
space and take that away from the

1184
02:01:19,360 --> 02:01:29,440
community, to have that as a safe haven,
to take our green space away and and for

1185
02:01:26,320 --> 02:01:35,280
somebody else to profit. And I I look
around town and I know that there are so

1186
02:01:31,840 --> 02:01:41,199
many apartments that are not rented. And
um I don't know why we need more. I

1187
02:01:38,480 --> 02:01:46,560
honestly don't know why we need more.
It's hard for us to even rent ours. And

1188
02:01:43,440 --> 02:01:51,199
I'm very particular now because I don't
want them to wreck my buildings. I try

1189
02:01:48,639 --> 02:01:57,040
really hard to give it to them as I
wished I had it, but so many times you

1190
02:01:54,000 --> 02:02:03,119
don't get it back that way. So, I just
want to say I support the people in that

1191
02:02:00,080 --> 02:02:09,520
community right now on Broadway, on
Brown Street, and on Chipua. And I hope

1192
02:02:06,480 --> 02:02:13,440
that before you make a decision, you
really think about what if that was in

1193
02:02:11,840 --> 02:02:19,040
your backyard? What if that was
happening in your backyard? How would

1194
02:02:15,280 --> 02:02:22,679
you feel? Think about that. Okay. Thank
you. Thank you.

1195
02:02:32,639 --> 02:02:41,320
Good evening. My name is Anthony Marino.
I too live at 20 North Brown Street with

1196
02:02:38,239 --> 02:02:49,520
my wife. Um, we've lived there
for 17 years. 17 years. It's a little

1197
02:02:46,400 --> 02:02:54,800
home, but it's our home and we love it
dearly. It means a lot to us. This is

1198
02:02:52,560 --> 02:02:59,679
not just where we live. It's our
community. It's our

1199
02:02:56,760 --> 02:03:06,719
lifestyle. What this proposal is doing
is taking away all of our lifestyle that

1200
02:03:03,119 --> 02:03:06,719
we've come to love in our

1201
02:03:06,760 --> 02:03:13,760
neighborhood. What I'm hearing a lot
from the beginning of this

1202
02:03:11,080 --> 02:03:19,320
proposal was about renters. Renters,
renters. Renters come and go. What about

1203
02:03:17,199 --> 02:03:27,320
owners, property
owners of people that have enjoyed a

1204
02:03:22,639 --> 02:03:33,280
peaceful way of life? It's quiet. It's
green. It's

1205
02:03:30,040 --> 02:03:38,320
beautiful. That lot, but she didn't show
in her pictures up there. She showed the

1206
02:03:35,760 --> 02:03:44,880
house and she showed some of the other
buildings around the area. She didn't

1207
02:03:40,800 --> 02:03:49,280
show my house. My house will go directly
up to that property that would have five

1208
02:03:47,040 --> 02:03:55,000
buildings. And let me tell you this,
that whole field back there, I don't

1209
02:03:52,320 --> 02:04:00,639
know how it would fit five
buildings. If you guys can see this

1210
02:03:57,560 --> 02:04:06,880
picture, this is a view from my house.
This is that field where there'd be all

1211
02:04:03,440 --> 02:04:12,880
this building's 40 parking spots.
God knows how many cars and noise coming

1212
02:04:09,920 --> 02:04:18,400
at all hours of the night with lights,
loud

1213
02:04:15,000 --> 02:04:23,599
noises. And this thing is to me, this is
about one thing

1214
02:04:19,880 --> 02:04:29,280
only, profit. He owns property all
around town, apartments all over. This

1215
02:04:26,639 --> 02:04:36,000
is was his brother's property. This is
an opportunity for him to make even more

1216
02:04:32,520 --> 02:04:40,320
profit at no expense to him for buying
the piece of

1217
02:04:37,719 --> 02:04:44,840
land. If you go around town and you look
at some of the other properties he owns,

1218
02:04:42,960 --> 02:04:50,159
they're not very well
kept. I don't want to see that in my

1219
02:04:47,880 --> 02:04:55,920
backyard. I don't think any of my other
neighbors want to see that. I look at

1220
02:04:53,159 --> 02:04:59,560
Sally. I see her all the time out
working with her flowers in her garden

1221
02:04:58,080 --> 02:05:03,080
on Chipela
Street. Sometimes she gets pretty close

1222
02:05:01,920 --> 02:05:08,159
to the
road. That could be very dangerous for

1223
02:05:05,360 --> 02:05:13,760
her. People that rent these kind of
places, they don't pay attention. They

1224
02:05:11,360 --> 02:05:18,639
don't really even care about who lives
around

1225
02:05:14,679 --> 02:05:25,119
them. But us owners, we care greatly
about our lifestyle and our peace of

1226
02:05:22,239 --> 02:05:25,119
mind.

1227
02:05:26,880 --> 02:05:36,840
just I really hope and pray that that
doesn't get taken away from us because

1228
02:05:32,880 --> 02:05:41,080
it would be a shameful shameful thing to
do. Thank you.

1229
02:05:42,350 --> 02:05:45,539
[Music]

1230
02:05:51,280 --> 02:05:59,840
My name is Sue Yoder. I live at 10001
East to Andre and my concern is I work

1231
02:05:56,880 --> 02:06:04,159
at Poland Elementary School and if you
but an apartment complex there there's a

1232
02:06:02,159 --> 02:06:08,080
lot of kids who walk to Poland and they
will be affected by that traffic. Plus

1233
02:06:06,320 --> 02:06:12,800
there will be families moving there who
will come to Poland and right now Poland

1234
02:06:10,000 --> 02:06:17,760
is bursting as it seems. We cannot hold
anymore. We are the largest. We have the

1235
02:06:15,280 --> 02:06:23,920
most population at of elementary schools
in Mount Pleasant. We are have 75 more

1236
02:06:21,599 --> 02:06:27,440
than the next one closest to us. If you
have families come in and they bring

1237
02:06:25,840 --> 02:06:30,639
their fa and they bring their kids and
they have to send them to our school. I

1238
02:06:29,360 --> 02:06:34,639
don't know where we could put them. We'd
have we don't have the room and we don't

1239
02:06:32,639 --> 02:06:37,679
have really have enough staff that we'd
have to hire more people which we

1240
02:06:35,760 --> 02:06:41,199
probably couldn't do right now. So, and
that like that's one problem people have

1241
02:06:39,280 --> 02:06:45,119
not looked at is how it would affect the
school that is one block away. And I see

1242
02:06:43,360 --> 02:06:49,119
kids walking to school. I drive to
school. I go down there. I see the kids

1243
02:06:46,960 --> 02:06:52,880
walking every day and all that traffic
is going to affect them and these are

1244
02:06:50,719 --> 02:06:57,280
kids who only go up to second grade. So,
they're going to be affected by this.

1245
02:06:55,040 --> 02:07:00,320
The school will be affected by this. And
I just wanted to bring that because no

1246
02:06:59,199 --> 02:07:05,880
one brought that to anybody's attention
that that's something that could be

1247
02:07:01,639 --> 02:07:05,880
affected. Thank you.

1248
02:07:17,040 --> 02:07:24,320
Good evening. My name is Scott Bell. I'm
the applicant. Um I didn't feel a need

1249
02:07:21,679 --> 02:07:30,280
to step up here before. And while it did
a wonderful job of presenting the

1250
02:07:26,320 --> 02:07:35,280
argument, um our our intent with this
property was to provide housing for that

1251
02:07:33,280 --> 02:07:39,599
missing middle. Um there's plenty of
student housing in this area. Mr. Lapam

1252
02:07:37,679 --> 02:07:45,760
owns a good deal of that student
housing. That market is pretty much

1253
02:07:42,320 --> 02:07:51,760
saturated. this was intended to be um a
use of his brother and former partner in

1254
02:07:48,560 --> 02:07:57,440
all of his apartments uh to utilize that
land as as is something that could help

1255
02:07:54,719 --> 02:08:02,560
build the the area and provide housing
that's needed. Um I just wanted to come

1256
02:08:00,639 --> 02:08:08,159
up here and say that Mr. Lapam is not
here because he has me here to represent

1257
02:08:04,639 --> 02:08:13,280
him. Um that's what we do at Lapam
Associates.

1258
02:08:09,840 --> 02:08:19,119
I feel that this is uh a good project
for what is in your master plan. It's

1259
02:08:17,040 --> 02:08:23,440
what is called for there. It's a good
area. It's close to schools. It's close

1260
02:08:20,560 --> 02:08:28,400
to the main road. The intent is to
market to younger professional families

1261
02:08:25,840 --> 02:08:32,800
that are more inclined to walk and ride
bikes. Yes, there will be an increase in

1262
02:08:30,639 --> 02:08:37,440
traffic. No question. With 20 units,
there will be multiple cars there. But

1263
02:08:34,960 --> 02:08:42,000
uh the point of its location being very
close to the downtown, the main main

1264
02:08:39,679 --> 02:08:48,360
district or the main business district
is that it has close proximity for

1265
02:08:43,760 --> 02:08:52,119
families to walk to or ride bikes to.
Um the plan that we have proposed is

1266
02:08:51,199 --> 02:08:57,360
very
conceptual. The concept uh was one that

1267
02:08:55,440 --> 02:09:02,000
Dave and Darcy both enjoyed the the
quadplex with having two units on the

1268
02:08:59,679 --> 02:09:05,000
ground level and two units on the upper
level.

1269
02:09:05,199 --> 02:09:11,639
they just felt this was a good spot for
that type of a development. Uh and that

1270
02:09:08,880 --> 02:09:16,400
is why uh Mr. Lapam has has pursued
that. Um and if there were any questions

1271
02:09:14,719 --> 02:09:23,400
from you, I'd be happy to answer them.
But at this time, I'll move it over to

1272
02:09:18,480 --> 02:09:23,400
the next level. Thank you for your time.

1273
02:09:29,119 --> 02:09:38,400
If there's no further public um coming
up for public comment, then um are we at

1274
02:09:36,400 --> 02:09:43,360
a point that we can check if there's
comments online? Zoom. Yeah, Zoom is

1275
02:09:40,560 --> 02:09:49,040
back. Uh I don't see anybody here and uh
not on email as well. Okay, thank you.

1276
02:09:46,719 --> 02:09:53,400
Um then at this time I will close public
comment and open for discussion.

1277
02:09:58,719 --> 02:10:06,159
I'm just going to say I I'm I am going
to vote against this reszoning because

1278
02:10:03,840 --> 02:10:11,440
it's quite clear that nobody wants it in
the neighborhood.

1279
02:10:08,440 --> 02:10:14,800
Um maybe if at some point the city
reszones the whole block so everybody

1280
02:10:13,280 --> 02:10:19,520
could take advantage of it and sell
their property as needed or develop it.

1281
02:10:16,800 --> 02:10:25,440
But as as it stands right now, I'm not
I'm not going to vote for this.

1282
02:10:22,880 --> 02:10:30,159
Yeah, I I share Glenn's concerns,
especially since the property in this

1283
02:10:27,199 --> 02:10:34,639
instance is right in the middle of CD3.
If it

1284
02:10:31,239 --> 02:10:40,320
was on a border or it touched another
CD4 or CD5,

1285
02:10:37,040 --> 02:10:46,079
um I think it would be an easier case
um to support it, but and the traffic

1286
02:10:43,920 --> 02:10:49,119
too. I do think that we're a couple
times. I do think that's going to be an

1287
02:10:47,520 --> 02:10:54,000
issue on that street too.
I mean, you're not you're used to a

1288
02:10:51,760 --> 02:11:00,079
single family home there with just one
person or a couple coming out,

1289
02:10:57,000 --> 02:11:03,280
but potential of 40 cars to seem like an
awful lot there. So, and if the city

1290
02:11:02,079 --> 02:11:07,760
doesn't want to reszone the whole thing,
I also agree with Glenn that the city

1291
02:11:05,280 --> 02:11:12,520
should do it as a whole block rather
than just one in the middle.

1292
02:11:12,719 --> 02:11:21,199
Yeah, I'm struggling to be really
transparent. Um because I

1293
02:11:18,840 --> 02:11:27,719
completely empathize with everybody
here. Um and I live very closeish to

1294
02:11:24,960 --> 02:11:34,880
this um myself.
Um, but I also my background is in

1295
02:11:31,480 --> 02:11:41,520
housing and affordable housing and I
work every day

1296
02:11:36,920 --> 02:11:47,520
um around and um interacting with the
numbers around the missing middle

1297
02:11:44,400 --> 02:11:52,239
housing. And so that is a major concern
of mine um and one of the reasons I did

1298
02:11:50,239 --> 02:12:00,800
join the planning commission. But I have
to also concur that this may not be the

1299
02:11:55,119 --> 02:12:06,639
exact um right place for that. Um so I
like I said I'm I'm of two minds on this

1300
02:12:03,679 --> 02:12:13,440
but I am also leaning towards not voting
to approve this. But I had a

1301
02:12:09,480 --> 02:12:17,760
question. What happens if we vote to not
approve something that's consistent with

1302
02:12:15,199 --> 02:12:22,800
the master plan? And I apologize I
didn't have that question before now.

1303
02:12:21,440 --> 02:12:27,040
So what happens if the planning
commission denies a this motion that is

1304
02:12:25,360 --> 02:12:32,239
because it's consistent with the master
plan that's asis.

1305
02:12:30,000 --> 02:12:37,760
So the correct procedure would have been
to flag issues with the master plan when

1306
02:12:35,280 --> 02:12:42,960
the master plan is under review. It
currently is and it was presented to you

1307
02:12:39,920 --> 02:12:50,800
all and no changes were required in the
future land use map regarding this area.

1308
02:12:46,320 --> 02:12:55,119
So it is a problem to a a bad precedent
to set to deny a motion that's

1309
02:12:53,119 --> 02:13:01,840
consistent with the ordinance and
policies that have been approved. Um may

1310
02:12:58,800 --> 02:13:08,079
may I ask about that? Because doesn't
the master plan want the whole block

1311
02:13:04,400 --> 02:13:14,239
changed? It doesn't particularly want us
to do the a shotgun approach to it, does

1312
02:13:10,719 --> 02:13:19,800
it? It does flag the whole block
eligible for city 4. Yes. At the same

1313
02:13:18,239 --> 02:13:26,760
time, it doesn't
really like the city has to take action,

1314
02:13:22,560 --> 02:13:33,040
right, on block size or area wide
resonings and we just don't have time to

1315
02:13:30,480 --> 02:13:39,360
do that all at once after the master
plan is amended or is adopted. The whole

1316
02:13:36,719 --> 02:13:44,840
reason behind ma master plans and future
land use maps is to signal to the

1317
02:13:41,440 --> 02:13:50,400
development community what can go
where development wise. So in this case

1318
02:13:48,079 --> 02:13:58,480
we have a future land use map that tells
this block any any parcel in this block

1319
02:13:54,000 --> 02:14:01,560
can is good for growth and so applicants
can property owners have the right to

1320
02:14:00,480 --> 02:14:07,440
apply for
reszonings on a single parcel by single

1321
02:14:04,320 --> 02:14:07,440
parcel basis.

1322
02:14:08,000 --> 02:14:15,440
So, we have the issue, right? It's a we
have the city of Mount Pleasant. We need

1323
02:14:12,360 --> 02:14:20,719
housing and we flag the areas in which
we want to transition out of single

1324
02:14:17,800 --> 02:14:25,280
family low density to higher density.
So, we're one of them. The master plan

1325
02:14:23,520 --> 02:14:30,800
does not prevent Swiss cheesing of
zoning then. No. So, uh we call maybe

1326
02:14:29,040 --> 02:14:36,079
you're we're getting into spot zoning
grounds. Spot zoning would have been if

1327
02:14:33,520 --> 02:14:42,239
an applicant wants to change a parcel
zoning designation inconsistently with

1328
02:14:39,440 --> 02:14:45,840
the master plan future land use map. If
we were to approve something like that,

1329
02:14:43,840 --> 02:14:51,520
it could be challenged in court. It
could be configured as a spot zoning.

1330
02:14:48,400 --> 02:14:55,840
Anytime there is a single parcel that is
eligible for a reasonzoning applying for

1331
02:14:53,520 --> 02:15:02,320
the reszoning, it can be approved. It's
not spot zoning. It's not inconsistent.

1332
02:14:58,000 --> 02:15:09,199
It's not okay incorrect.
When did when did we adopt our master

1333
02:15:04,639 --> 02:15:15,599
plan? Was it 2020 2020? 2020. Yeah. So,
it's a precoid master plan

1334
02:15:12,040 --> 02:15:19,440
that's not really focused on reality
anymore.

1335
02:15:17,199 --> 02:15:24,480
If that's the case, you could have
brought it up when the master plan

1336
02:15:21,639 --> 02:15:29,520
amendment was presented just a few
meetings ago. And if there are massive

1337
02:15:27,440 --> 02:15:33,840
issues with the master plan and it's not
reflective of reality today, then the

1338
02:15:32,079 --> 02:15:39,280
planning commission should direct staff
to change the master plan and the master

1339
02:15:37,040 --> 02:15:43,760
plan has been presented. The changes
that we have proposed are related to

1340
02:15:42,239 --> 02:15:48,639
mission street are related to
demographics and are continue to support

1341
02:15:46,159 --> 02:15:54,960
housing. I I did work and missing middle
thingy. So yeah. Right. So, so if there

1342
02:15:51,440 --> 02:15:59,920
is anything else that is not reflective
of reality, it should be flagged at that

1343
02:15:57,440 --> 02:16:04,320
time and not when applicants are coming
here and proposing something that

1344
02:16:02,079 --> 02:16:10,320
complies with the document that has been
approved in 2020 with all public

1345
02:16:08,159 --> 02:16:15,920
outreach and planning commission, city
commission support. I'm just I'm just

1346
02:16:12,400 --> 02:16:19,840
saying it's obvious it as it stands
right now, this does not reflect the

1347
02:16:18,000 --> 02:16:27,520
character of the neighborhood. Is that a
valid reason to vote against it? So, so

1348
02:16:24,159 --> 02:16:33,519
no, because zoning zoning is a long-term
game. So, anytime that we were we were

1349
02:16:31,119 --> 02:16:38,479
talking about growth is because we don't
have it. So, there's always going to be

1350
02:16:35,920 --> 02:16:43,200
the first larger building that gets
built in a low density area. It's always

1351
02:16:41,840 --> 02:16:48,719
going to be that way. The only
difference is which communities have

1352
02:16:46,240 --> 02:16:52,599
enough connections to be able to shut
that down and say not in my backyard and

1353
02:16:51,040 --> 02:16:58,880
which communities don't have those
resources to be here tonight fighting

1354
02:16:55,519 --> 02:17:04,160
against apparently a project that's not
please them. Uh but the planning

1355
02:17:01,840 --> 02:17:11,760
commission I just want to restate that
our job as pl as myself the city planner

1356
02:17:08,479 --> 02:17:17,840
and the planning commission is to pass
forward policies that have been adopted

1357
02:17:14,880 --> 02:17:23,679
as a whole community. It's not even my
policy. I wasn't even here in 2020. I'm

1358
02:17:20,639 --> 02:17:28,160
bringing something that has been adopted
and again confirmed just a few meetings

1359
02:17:26,559 --> 02:17:34,960
ago with the master plan amendment
process. Yeah.

1360
02:17:31,359 --> 02:17:38,000
Okay. And I just kind of want to harp on
this. I think the applicant said it's

1361
02:17:36,399 --> 02:17:41,920
like meeting in the middle, right? I
think we had a case uh the school,

1362
02:17:40,160 --> 02:17:46,319
right? Um and everyone said, "Well, we
need, you know, middle, you know, that

1363
02:17:44,399 --> 02:17:50,080
middle class housing, right? So, we
don't want the school." Well, we have we

1364
02:17:48,319 --> 02:17:56,000
have this at our table right here. And
now we're saying no.

1365
02:17:53,120 --> 02:18:01,040
So, it's I'm just having a hard time
saying no to this when we've had

1366
02:17:58,639 --> 02:18:05,040
communities say we want we want this
now. Some communities saying we don't

1367
02:18:02,479 --> 02:18:11,359
want this. It's in the master plan. We
it it came up a couple meetings ago. We

1368
02:18:07,200 --> 02:18:17,359
did it. And it's I get it. I get it. You
know, feelings are high. I get it. I

1369
02:18:13,359 --> 02:18:22,080
really do. But I mean, we're here to
plan and grow. And I feel like every

1370
02:18:20,719 --> 02:18:26,639
meeting here, we just have people
saying, "No, no, no, no, keep it vacant.

1371
02:18:24,479 --> 02:18:32,000
Keep it vacant." And we're just, you
know, just stunting this growth. And

1372
02:18:29,040 --> 02:18:35,840
that's not what aligns with our our
planning, our master planning. So, and

1373
02:18:34,240 --> 02:18:42,319
that's why I asked the question about
the master plan because that is really

1374
02:18:39,040 --> 02:18:49,040
kind of a deciding factor for me is that
we have um these notices posted

1375
02:18:45,760 --> 02:18:56,719
regularly on the city website. Um, and
anybody has the option to come and um,

1376
02:18:52,479 --> 02:19:01,920
submit input on those plans. Uh, and it
only seems like when something isn't

1377
02:18:59,280 --> 02:19:08,639
going, you know, that you don't agree
with that then you want input on. Um, so

1378
02:19:05,840 --> 02:19:13,479
I think it really is important um, to be
engaged at every level and not just when

1379
02:19:10,960 --> 02:19:19,120
something impacts you.
Um and so that that is really why I

1380
02:19:17,040 --> 02:19:23,760
asked that question is because we have
gone through that and I know you have

1381
02:19:21,040 --> 02:19:31,280
put a lot of intentional work into that.
Um as has the entire commission and the

1382
02:19:27,280 --> 02:19:36,080
city commission. Um and so that really
was the deciding factor for me I think

1383
02:19:33,840 --> 02:19:41,599
and that that it is consistent with our
with our master plan

1384
02:19:39,840 --> 02:19:45,760
and we don't make the ultimate decision
anyway. Yes, city commission who the

1385
02:19:44,399 --> 02:19:50,479
city commission who has a different
remmit for how they engage with the

1386
02:19:48,160 --> 02:19:54,560
community has to make the actual
decision to resone and then after that

1387
02:19:52,479 --> 02:19:57,439
the applicant has to make an actual
submission presumably it might have to

1388
02:19:56,319 --> 02:20:01,680
go through the plan it has to go through
the planning process we might be

1389
02:19:58,640 --> 02:20:07,800
reviewing it again before we give our
acquiescence or opposition to it right

1390
02:20:04,399 --> 02:20:13,960
yeah those are also really good points
so thank you for that clarification I

1391
02:20:10,399 --> 02:20:13,960
really appreciate it.

1392
02:20:16,080 --> 02:20:22,720
Okay. Uh, we are still open in
discussion. Is there are there any

1393
02:20:20,000 --> 02:20:27,080
motions? Going to move to recommend that
the city commission approve Z-25-02.

1394
02:20:28,800 --> 02:20:32,520
All those in favor?

1395
02:20:33,920 --> 02:20:43,640
Second.
All those in favor? I I. All those

1396
02:20:39,840 --> 02:20:43,640
opposed. Opposed.

1397
02:20:44,720 --> 02:20:52,560
Will you please call a roll call?
Commissioner Deainy. I. Commissioner

1398
02:20:49,520 --> 02:20:58,479
Farley. I. Commissioner Frederick. Hi.
Commissioner Havll's I. Commissioner

1399
02:20:54,880 --> 02:21:04,240
Irwin. Nay. Commissioner Kingsworthy.
I. Commissioner Leash is absent.

1400
02:21:01,040 --> 02:21:09,240
Commissioner Martinez. I. Commissioner
Orman. I. Motion passes.

1401
02:21:10,800 --> 02:21:21,760
Okay. Uh, the next item on our
agenda is the public hearing for

1402
02:21:19,399 --> 02:21:27,280
Z2503, a request to reszone the
properties from CD3, suburban character

1403
02:21:24,399 --> 02:21:32,319
district to CD4, general urban character
district with residential drawing use

1404
02:21:29,760 --> 02:21:36,560
only designation. Miss Paul Vidiko, if
you would please introduce the item. All

1405
02:21:34,319 --> 02:21:41,600
right. So the last resoning that we have
is a city-led action. So that is a time

1406
02:21:39,680 --> 02:21:46,120
in which the city of Mount Pleasant is
putting forward a reszoning application

1407
02:21:44,399 --> 02:21:52,880
um to the planning commission for
review. So we are applying for reszoning

1408
02:21:49,439 --> 02:21:57,520
from city 3 to city 4 within with the
residential dwelling unit only special

1409
02:21:55,120 --> 02:22:03,200
requirement for the two parcels located
at cross lane street. The properties are

1410
02:22:00,479 --> 02:22:08,240
currently vacant. it um sums up to
around 12 acres. And if the resoning is

1411
02:22:06,479 --> 02:22:11,200
approved, the city will be able to seek
partnerships and apply for

1412
02:22:09,760 --> 02:22:14,880
infrastructure and in housing
development grants to aid with the

1413
02:22:13,280 --> 02:22:18,680
construction of attainable owner
occupied housing units as well as

1414
02:22:16,800 --> 02:22:25,040
affordable rental
units. So this is the picture of the

1415
02:22:21,359 --> 02:22:31,280
current vacant land um at cross lanes.
The land use here is um the existing

1416
02:22:28,800 --> 02:22:36,319
site immediately to the north is a
commercial property. On the east side we

1417
02:22:33,760 --> 02:22:41,120
have Mary Maguire Elementary School. The
south we have single family residences

1418
02:22:38,880 --> 02:22:46,800
and on the west we have duplexes and
single family residences. the future

1419
02:22:43,920 --> 02:22:52,640
land use. We have the Union Township uh
regulating the use all around the north

1420
02:22:49,120 --> 02:22:57,520
and we east side of the city of the site
and then we have residential uh zoned uh

1421
02:22:55,680 --> 02:23:02,800
or flagged in the future land use map
for the south and west portion. The

1422
02:23:00,399 --> 02:23:07,600
residential category is basically for
single family and then duplex CD3

1423
02:23:05,600 --> 02:23:14,160
designation which is the current land
use of the area.

1424
02:23:10,240 --> 02:23:17,359
the zoning um it's CD3L on the south and
CD3 on the

1425
02:23:18,280 --> 02:23:25,520
west. So these are the subject
properties viewed from cross lanes

1426
02:23:23,200 --> 02:23:25,520
looking

1427
02:23:27,319 --> 02:23:34,160
northwest and this is the subject
property view from main lane looking

1428
02:23:31,359 --> 02:23:39,600
east. It's hard to see we have uh
vegetation covering the site. The site

1429
02:23:36,560 --> 02:23:44,479
seems to be fairly flat and uh here is
the where the street would eventually

1430
02:23:42,240 --> 02:23:48,399
continues if we are able to get uh
grants um to help with the

1431
02:23:48,520 --> 02:23:56,560
development. So the reasoning
designation again we're with a resoning

1432
02:23:53,280 --> 02:24:00,479
petition from city 3 to city 4. Um it
would continue to be only housing

1433
02:23:58,319 --> 02:24:06,160
development and it's a typology and
density change. So going from city 3,

1434
02:24:04,080 --> 02:24:12,720
six dwelling units per acre, single
family homes to city 4, 35 up to 35

1435
02:24:10,479 --> 02:24:18,880
dwelling units per acre, mixeduse
building or missing middle buildings um

1436
02:24:15,600 --> 02:24:23,600
all the way from duplexes to uh
triplexes, forplexes, accessory dwelling

1437
02:24:21,120 --> 02:24:30,160
units, and multiple family dwellings not
exceeding two stories in

1438
02:24:26,600 --> 02:24:36,960
height. This is the proposed zoning map.
Um so you do have the city4 designation

1439
02:24:33,280 --> 02:24:39,840
in the very end of town um being
proposed for this

1440
02:24:41,000 --> 02:24:49,040
site criteria for amendment. I provided
you with answers. Historically, I looked

1441
02:24:46,399 --> 02:24:53,920
into previous packets of city lezonings
and staff used to not provide answers,

1442
02:24:51,120 --> 02:24:58,160
but I did provide it to uh help just,
you know, have a comparison between

1443
02:24:58,520 --> 02:25:05,319
actions and there's several of them that
are not uh applicable in this case.

1444
02:25:04,080 --> 02:25:10,960
[Music]
Um and then going through the master

1445
02:25:08,319 --> 02:25:16,240
plan. Um this is the most important
part. So the future land use map

1446
02:25:13,200 --> 02:25:20,640
designation flags this parcel also as
attached residential. So for more

1447
02:25:18,280 --> 02:25:26,520
density the book one sustainable land
use flags attached residential

1448
02:25:23,319 --> 02:25:30,880
designations or city 4 as the underlying
district. City4 limits development to

1449
02:25:29,200 --> 02:25:33,800
two stories helping ensure the character
and scale and development pattern will

1450
02:25:32,399 --> 02:25:38,160
be compatible to the existing
neighborhood. And then the future land

1451
02:25:35,920 --> 02:25:43,359
use plan places an importance on
creating housing which meets the need of

1452
02:25:40,000 --> 02:25:48,240
households today and into the future and
it furthers targets the construction of

1453
02:25:45,600 --> 02:25:48,240
missing middle

1454
02:25:48,600 --> 02:25:56,399
housing. So for this proposal we believe
that the proposed resoning will help

1455
02:25:54,080 --> 02:25:59,840
enable denser yet contextual forms of
housing development in this area in

1456
02:25:58,319 --> 02:26:04,640
alignment with the master plan future
land use goals. Um just regarding

1457
02:26:02,640 --> 02:26:09,359
contextual forms of housing development,
obviously it has a big range of building

1458
02:26:07,040 --> 02:26:14,479
types that are allowed in city for this
was done by design both with the zone or

1459
02:26:12,080 --> 02:26:19,280
master plan. But the one we're really
interested in seem on pleasant is a

1460
02:26:16,640 --> 02:26:25,520
typology that we do not have. We call it
bungalow courts which are small detach

1461
02:26:22,640 --> 02:26:32,120
houses around shared courtyards and open
spaces. It is a typology that uh was

1462
02:26:28,880 --> 02:26:37,720
very common in the 20s and 30s, 1920s,
1930s and it is a typology that can help

1463
02:26:35,359 --> 02:26:43,280
provide uh cheaper ownership
opportunities and also great for seniors

1464
02:26:40,479 --> 02:26:47,920
wanting to downsize. Um so I have been
working with the housing commission

1465
02:26:44,800 --> 02:26:52,800
habitat in listening year in trying to
create something that we see the need in

1466
02:26:49,920 --> 02:26:57,200
the community. Um we don't have funds to
do that ourselves. So it's highly

1467
02:26:55,439 --> 02:27:02,399
reliant on grants. Therefore, the
resoning is the first step towards that

1468
02:26:59,319 --> 02:27:06,399
direction. Um the sizable land is one of
the few areas located within the city

1469
02:27:04,399 --> 02:27:10,880
limits that provides the potential for
Mount Pleasant to growth in a larger

1470
02:27:08,479 --> 02:27:15,120
scale and have helped tackle the housing
shortage pointed out in state and

1471
02:27:12,319 --> 02:27:19,160
regional housing needs reports. Um, so
there is a state report that says the

1472
02:27:17,359 --> 02:27:25,200
city of Mount Pleasant is in short of
approximately 80 owner occupied units

1473
02:27:21,680 --> 02:27:29,600
and over 700 renter occupied units. And
then I was just taking note of the draft

1474
02:27:27,359 --> 02:27:35,520
report that I have from MCOG from the
regional association here saying that

1475
02:27:32,479 --> 02:27:41,680
Isabella County has a really low vacancy
rate of 0.6% 6% of non-conventional

1476
02:27:38,960 --> 02:27:46,000
rentals which are rentals that are not
in large gigantic multiple family but

1477
02:27:44,240 --> 02:27:51,680
are in what we are calling missing
middle housing which is completely it's

1478
02:27:48,960 --> 02:27:59,200
extremely low based on a healthy market
that needs four and between four and 6%.

1479
02:27:55,479 --> 02:28:05,840
Um so just to give some parameters on
that and then the gap analysis that has

1480
02:28:03,040 --> 02:28:10,640
been done right now it's extremely flash
and a fresh and in draft form also says

1481
02:28:08,560 --> 02:28:15,960
that Isabella County has a rental
housing gap of

1482
02:28:12,760 --> 02:28:20,960
1,936 units. So there's a long way to go
here. Uh the proposed CD4 designation

1483
02:28:18,960 --> 02:28:24,720
allows for a variety of housing types
especially those classified as missing

1484
02:28:22,560 --> 02:28:28,080
middle housing which means one the range
of buildings types that fall between

1485
02:28:26,160 --> 02:28:32,000
single family and multiple family and
two that have historically been and

1486
02:28:30,399 --> 02:28:36,240
still are able to provide more
attainable housing options to middle

1487
02:28:33,680 --> 02:28:42,399
inome households even without tax
abatements pilots laex and all those

1488
02:28:40,120 --> 02:28:46,080
programs. So staff finds that the
proposed conditions are consistent with

1489
02:28:44,000 --> 02:28:51,600
the character of the area in the future
land use identified in the master plan.

1490
02:28:48,720 --> 02:28:56,240
This is a large parcel. It is in close
proximity to the elementary school which

1491
02:28:53,520 --> 02:28:59,680
can help attract family households uh
which are currently increasing the city

1492
02:28:57,840 --> 02:29:04,160
limits. You may recall the demographics
chapter um that we drafted as part of

1493
02:29:02,080 --> 02:29:09,520
the master plan. We are seeing an uptick
of uh populations between 30 and 44

1494
02:29:06,640 --> 02:29:13,439
years old that need housing. The
proximity to commercially zoned land

1495
02:29:11,359 --> 02:29:17,200
along Pickard can help support existing
business and perhaps even change a

1496
02:29:15,439 --> 02:29:22,960
little bit the nature of the surrounding
commercial properties to be more uh

1497
02:29:19,520 --> 02:29:27,040
service um related and retail related.
And the city is currently unable to

1498
02:29:25,439 --> 02:29:30,960
apply for grants prior to the
reasonzoning proposal. We do need to

1499
02:29:29,280 --> 02:29:36,319
have a reasonzoning approved in order
for us to seek grants. Um the state does

1500
02:29:33,680 --> 02:29:40,319
not like to approve. So we will not be
competitive enough if we still have to

1501
02:29:38,560 --> 02:29:46,000
go through a reasonzoning process for
that. Uh therefore this is the first

1502
02:29:42,319 --> 02:29:48,880
step. Um so with all of that uh staff is
recommending that this the planning

1503
02:29:47,439 --> 02:29:53,760
commission recommends that the city
commission approves

1504
02:29:51,319 --> 02:29:58,000
Z-25-3. That concludes my presentation.
Thank you. Thank you. Uh do any members

1505
02:29:56,720 --> 02:30:00,560
of the planning commission have
questions for

1506
02:30:03,000 --> 02:30:11,200
Midiko? See none. Uh if the applicant is
we don't need to for the applicant the

1507
02:30:08,960 --> 02:30:16,560
applicant is myself.
All right. Uh so um now I will open this

1508
02:30:14,640 --> 02:30:19,439
up for public comment for comments
related to this

1509
02:30:25,880 --> 02:30:35,120
case. Thank you. And as before, if you
could please state your name and your

1510
02:30:30,800 --> 02:30:41,520
address and um that um speakers are we
limit one speaking um per um proposal

1511
02:30:39,200 --> 02:30:49,040
and you have uh a maximum of five
minutes. Okay, that'll be enough. Um my

1512
02:30:44,560 --> 02:30:53,680
name is Jane Fox. I live at 103 West
Drive in Mount Pleasant. I've lived

1513
02:30:51,600 --> 02:30:58,399
there about seven years and it's a
wonderful neighborhood.

1514
02:30:55,680 --> 02:31:05,280
If you come down Broadway, which is
well, say this is Broadway, okay? You

1515
02:31:01,280 --> 02:31:11,600
have to take William Street to go east
or to go west. I'm right here on West

1516
02:31:08,920 --> 02:31:17,680
Drive. My neighbor right across streets
on East Drive. Now, all these people

1517
02:31:14,479 --> 02:31:23,920
that want to go way down there off
Broadway are going to come by my house

1518
02:31:21,359 --> 02:31:30,800
and my neighbor's house. and all the
people on West En drive to go to where?

1519
02:31:28,479 --> 02:31:37,600
I don't even know. I never got a letter
about this. Why not? I know you can't

1520
02:31:34,240 --> 02:31:46,160
answer me, but this is my home and this
is my neighborhood and they're wonderful

1521
02:31:42,040 --> 02:31:53,640
neighbors and I never got a letter. And
as anybody I've talked to here, they

1522
02:31:49,040 --> 02:31:53,640
didn't get a letter either. Why not?

1523
02:31:53,920 --> 02:32:02,800
Don't you give letters? Don't you mail
letters to people who live in those

1524
02:31:59,040 --> 02:32:07,439
areas that will be impacted by these
decisions that you are

1525
02:32:05,160 --> 02:32:12,800
making. I wouldn't want to be in your
shoes. I I will tell you

1526
02:32:09,479 --> 02:32:18,880
that. But none of us were notified. And
you can ask everybody here if they were

1527
02:32:14,640 --> 02:32:24,640
notified. We weren't. I wasn't. Anyway,
to make a long story short, what is

1528
02:32:21,600 --> 02:32:29,760
going to be over there? I really don't
know yet. Has any did that explain what

1529
02:32:28,000 --> 02:32:32,520
they're going to do over there? Are
those going to be apartments? Are they

1530
02:32:31,439 --> 02:32:37,319
going to be
condos? Are they going to be lowincome

1531
02:32:35,200 --> 02:32:45,000
houses, highincome
houses, more family

1532
02:32:39,960 --> 02:32:48,720
units? We I haven't heard anything about
this and I wish I would have. I would

1533
02:32:47,439 --> 02:32:58,000
have written a letter if I would have
known known more about it. But I got no

1534
02:32:52,920 --> 02:33:03,520
no letter on it. How can we we as
property owners have anything to say

1535
02:33:00,160 --> 02:33:03,520
when we don't know what's

1536
02:33:04,680 --> 02:33:12,240
happening?
So I I

1537
02:33:08,359 --> 02:33:16,160
guess it sounds like probably we speak
tonight and it's probably not going to

1538
02:33:13,840 --> 02:33:22,600
make any difference.
That's the way I feel right now. I don't

1539
02:33:19,040 --> 02:33:28,560
feel like we're going to be listened
to and I'm very

1540
02:33:25,160 --> 02:33:33,040
disappointed as all my neighbors are and
all my

1541
02:33:29,720 --> 02:33:37,920
friends. The children walk around. We
have people walking east, west, grand,

1542
02:33:35,280 --> 02:33:43,840
east, south, whatever. They walk it
every day. They come from across

1543
02:33:40,319 --> 02:33:49,600
Broadway and walk in our little area.
That traffic is going to be I see all

1544
02:33:46,560 --> 02:33:55,120
the traffic that goes on East Drive,
West

1545
02:33:51,399 --> 02:34:04,120
Drive, Grand, East Grand, and they'll
end up over there on cross

1546
02:33:59,160 --> 02:34:08,479
lanes and the the the traffic will
be

1547
02:34:06,040 --> 02:34:13,760
terrible and it's a nice quiet
neighborhood

1548
02:34:09,640 --> 02:34:13,760
now. And I'm so

1549
02:34:13,960 --> 02:34:20,319
disappointed. I love Mount Pleasant, but
right now I am so

1550
02:34:34,280 --> 02:34:41,840
disappointed. My name is Kurt Mey. I
live at 417 East Drive.

1551
02:34:42,280 --> 02:34:50,960
Um, the outlet for
the land that we're talking about is

1552
02:34:48,800 --> 02:34:56,560
right I'm right on that corner right
there. We've talked about the elementary

1553
02:34:54,120 --> 02:35:01,439
school. You're talking about the west
drive and the east drive where it comes

1554
02:34:58,560 --> 02:35:06,399
together. It's like a fork. You got what
one outlet for that land and you got the

1555
02:35:03,920 --> 02:35:10,439
other outlet east and west. It comes
together on a fork with a stop sign to

1556
02:35:09,280 --> 02:35:16,000
where?
Broadway, which is going to be very,

1557
02:35:13,280 --> 02:35:20,399
very difficult to get the outlet to go.
And then the the rest of the traffic is

1558
02:35:18,080 --> 02:35:25,080
for the school, which is in Union
Township, I believe. But it's still you

1559
02:35:22,880 --> 02:35:32,319
have a lot of kids that are
walking.

1560
02:35:27,479 --> 02:35:39,040
And I don't understand why the city is
asking to reszone. As far as I could

1561
02:35:35,280 --> 02:35:46,240
tell, the owner hasn't asked for it. A
uh developer hasn't asked for a request.

1562
02:35:43,200 --> 02:35:52,399
We didn't ask for the request. So, what
are we doing? What what what's I get the

1563
02:35:49,520 --> 02:35:58,399
master plan, but if you don't have a
request, then why why do it? And I have

1564
02:35:55,040 --> 02:36:02,920
to look at the worst case scenario.
Say you do reszone it and you go to

1565
02:36:01,280 --> 02:36:09,200
these
fourplexes with the amount of acreage

1566
02:36:06,680 --> 02:36:18,160
there. Worst case scenario, what do we
got? Two 300 rental units in a single

1567
02:36:14,359 --> 02:36:24,319
family residential area.
I have to

1568
02:36:19,880 --> 02:36:28,160
say I don't recommend reszoning for that
purp. If it would have been if somehow

1569
02:36:26,479 --> 02:36:32,640
you could go single family, make the
lots a little smaller, it'd be one

1570
02:36:30,319 --> 02:36:41,040
thing, but you're opening up a whole can
of worms with this forplex,

1571
02:36:36,120 --> 02:36:45,160
triplex, so on so forth. So, it's I
would have to vote against it.

1572
02:37:01,040 --> 02:37:08,319
Good evening. My name's Don Betha. I
live at 407 West

1573
02:37:05,800 --> 02:37:14,000
Drive. I did get a letter. Thank you
very much. My neighbor did, too. He came

1574
02:37:10,479 --> 02:37:18,319
over to talk to me about it. and um we
just wanted to know what you are going

1575
02:37:15,520 --> 02:37:22,200
to do. Um nobody seems to be able to
tell

1576
02:37:19,160 --> 02:37:27,600
us. I understand it's going to be
reszoned, but are you putting in

1577
02:37:24,840 --> 02:37:33,200
compartment complexes? Are you putting
in, you know,

1578
02:37:29,319 --> 02:37:39,280
forplex? And is it going to spill onto
cross lanes or is it going

1579
02:37:35,960 --> 02:37:44,280
to go out the other direction towards
Pickard? I know that's I it's got to go

1580
02:37:42,240 --> 02:37:49,840
through businesses to get there,
but we're just kind of wanting to

1581
02:37:46,720 --> 02:37:56,560
understand what you're doing. Um,
putting in apartment complexes right

1582
02:37:51,880 --> 02:38:02,200
there is is weird there. Yes, I get that
there's a school right there, but that

1583
02:37:58,720 --> 02:38:08,800
is a, you know, basically
single family home residential area. Um,

1584
02:38:06,240 --> 02:38:13,760
if you go down east in West Grand,
they've got some duplexes and they fit

1585
02:38:11,280 --> 02:38:20,399
right into the neighborhood beautifully.
I can see developing that property and

1586
02:38:16,880 --> 02:38:26,479
putting in homes, but apartment complex
would be really weird. Um, you're just

1587
02:38:23,680 --> 02:38:32,319
trying to pack people in and that never
really works very well.

1588
02:38:29,280 --> 02:38:35,760
But I also understand that you guys have
already made up your minds and we don't

1589
02:38:33,760 --> 02:38:40,760
get to say any anything about it anyway.
But I just thought I'd put my two cents

1590
02:38:37,520 --> 02:38:40,760
worth in.

1591
02:38:54,000 --> 02:39:01,040
Hi. Uh my name is Rod Lamers. I live at
516 East Grand Avenue. uh my property

1592
02:38:59,040 --> 02:39:05,840
backs up to this lot or one of the two
lots. Um I just like to just say that um

1593
02:39:04,479 --> 02:39:09,520
I've lived there for about four years. I
notice a lot of uh residents in the

1594
02:39:07,840 --> 02:39:15,520
neighborhood using it sort of informally
as a park. Um and I I would say that we

1595
02:39:12,319 --> 02:39:19,680
sort of have a um most of the parks are
not in this area in town. Um so I think

1596
02:39:17,600 --> 02:39:24,640
that would be it's a good amenity for
residents in that area. So, um I realize

1597
02:39:22,479 --> 02:39:30,319
this would probably be better at the um
master plan approval stage, but just to

1598
02:39:27,200 --> 02:39:35,040
put a plug in for um this lot does
provide some value. Um and even if it is

1599
02:39:32,880 --> 02:39:39,920
redeveloper homes in the future, having
at least part of the property maybe set

1600
02:39:37,760 --> 02:39:45,240
aside for a small park to to serve the
residents, I think would be very

1601
02:39:41,359 --> 02:39:45,240
valuable. Thank you.

1602
02:39:52,760 --> 02:39:57,600
Okay. Um, seeing no one else.

1603
02:40:05,560 --> 02:40:17,880
Oh. Yeah. I'm uh Don Hubble. I live at
504 East Grand. And as I witnessed

1604
02:40:14,760 --> 02:40:25,120
tonight, I heard a lot of
uh about the owners having to ask for

1605
02:40:22,280 --> 02:40:31,319
reasonzoning. And then I understand that
with this case, we don't have an owner

1606
02:40:27,600 --> 02:40:40,160
doing that. Or is the city trying to own
it? That's one big question. And I just

1607
02:40:36,680 --> 02:40:43,040
uh I'm not in favor of it. So that's all
I have to say.

1608
02:40:51,080 --> 02:41:01,920
Okay. Um, seeing no one else from our
present audience. Um, do we have any

1609
02:40:59,600 --> 02:41:07,200
comments online?
No one online. Okay. Thank you. At this

1610
02:41:05,600 --> 02:41:12,800
time, I'm going to close public comment
and open discussion.

1611
02:41:09,920 --> 02:41:18,800
A quick thing on the discussion. Uh
going from CD3 to CD4 will

1612
02:41:15,880 --> 02:41:24,960
allow grant applications that could not
be made now. Is is that is that the

1613
02:41:21,680 --> 02:41:30,240
story? Yeah. So, um basically there
aren't grants out there that I'm aware

1614
02:41:27,680 --> 02:41:35,920
of for housing that would support a
simple subdivision or a single family

1615
02:41:32,720 --> 02:41:39,920
home development. All because grants
that are placed by the state, MISTA in

1616
02:41:38,160 --> 02:41:45,920
this case, I'm looking at the my
neighborhood program, they are trying to

1617
02:41:42,880 --> 02:41:51,680
help us tackle the creation of more
housing and housing that's

1618
02:41:47,880 --> 02:41:55,760
attainable. So, um when we get into that
discussion and look at development

1619
02:41:53,280 --> 02:41:59,920
options for creating attainable housing,
we have to move away from single family

1620
02:41:58,080 --> 02:42:04,560
home developments.
So the one way to do that is to look at

1621
02:42:02,560 --> 02:42:09,600
Bungalow Courts which is a type of
single family development. It's just

1622
02:42:06,880 --> 02:42:14,399
smaller single family which then gets
into higher density of units per

1623
02:42:12,080 --> 02:42:17,680
acreage. But that that's um so that's
something I cannot do without the

1624
02:42:15,840 --> 02:42:23,680
reszoning.
And that's granable that that is

1625
02:42:19,920 --> 02:42:28,560
granable. Exactly. Okay. So
I got it's not huge a huge zoning

1626
02:42:26,800 --> 02:42:32,280
change. I mean, that land has been empty
since they passed the swamp act. Um, I

1627
02:42:31,200 --> 02:42:37,800
don't
know. I think I will vote yes on this

1628
02:42:34,800 --> 02:42:37,800
one.

1629
02:42:38,160 --> 02:42:44,319
Go ahead. Go ahead. I just have a
clarifying question. There's currently

1630
02:42:41,280 --> 02:42:51,280
no plan. This is just like the very
initial baby stage of potentially maybe

1631
02:42:47,680 --> 02:42:57,439
someday having a plan. Yeah. Yeah. So,
um, I don't have the resources right now

1632
02:42:53,680 --> 02:43:03,920
to hire engineering firms. architecture
firms to create a beautiful plan. Um

1633
02:43:00,479 --> 02:43:07,439
staff has done a lot already with the
tools that we have and time that we

1634
02:43:05,359 --> 02:43:11,920
have. So we did have the engineering
department putting at least the through

1635
02:43:09,520 --> 02:43:15,359
fairs to complete the streets that are
missing there. So I put that in my

1636
02:43:14,080 --> 02:43:20,399
application. And you can basically
create three city blocks uh with the new

1637
02:43:18,720 --> 02:43:24,960
uh infrastructure and they have
calculated the amount of funds that we

1638
02:43:23,200 --> 02:43:30,319
would need to build the streets the
public infrastructure which would then

1639
02:43:27,359 --> 02:43:34,200
incentivize housing development. Uh but
we

1640
02:43:31,399 --> 02:43:38,560
cannot it's like a chicken and egg
situation.

1641
02:43:35,720 --> 02:43:42,319
Um yeah. Okay. That was what I thought
and I'm very familiar with the my

1642
02:43:40,240 --> 02:43:49,359
neighborhood program. So yeah, and I
can't really sell the idea of uh

1643
02:43:44,800 --> 02:43:55,080
bungalow courts, um duplexes, forplexes,
you know, so maybe some courtyard

1644
02:43:52,000 --> 02:44:02,000
buildings. I can I can't try to get
developers without have being zoning

1645
02:43:57,560 --> 02:44:07,200
ready. Um and the Habitat for Humanity
has been a great partner on this one.

1646
02:44:03,920 --> 02:44:12,800
They are more on the owner homeowner
ownership model. So their purpose is to

1647
02:44:10,720 --> 02:44:19,279
serve the kind of minimum income range
and have attainable ownership options

1648
02:44:16,319 --> 02:44:25,600
which we really desperately need. Um so
that has been my priority with this

1649
02:44:22,640 --> 02:44:29,600
potential project and um the
infrastructure funding from the mid

1650
02:44:27,520 --> 02:44:35,359
neighborhood program is one that only
local jurisdictions can apply. So, a

1651
02:44:32,000 --> 02:44:40,160
developer could not apply for the infra
the infrastructure cost or the the

1652
02:44:38,160 --> 02:44:44,160
funding to build the infrastructure for
a large piece of property like that. And

1653
02:44:42,560 --> 02:44:49,359
we have I didn't mention that, but we
have this one. We have another 12 acre

1654
02:44:46,600 --> 02:44:56,880
site south close to Isabella Citizens
for Health. Um, and then we don't and

1655
02:44:52,399 --> 02:45:02,840
then we have uh maybe 20 25 acres along
um the west side of town on Bradley. Um

1656
02:44:59,920 --> 02:45:07,359
but then we don't have anything beyond
that. Um and then we we do have the

1657
02:45:05,520 --> 02:45:15,359
Crawford broom field, but we don't we
just have those like four leftover large

1658
02:45:12,000 --> 02:45:19,760
parcels and no one no developer is
building right now because it's so

1659
02:45:17,200 --> 02:45:22,920
expensive to build. They can't if they
would to put infrastructure, build

1660
02:45:21,359 --> 02:45:29,520
single family homes, create a
subdivision, houses are going to have to

1661
02:45:24,960 --> 02:45:34,640
be sold at 350, 400K if not more by the
time that that is done. So, but the city

1662
02:45:32,160 --> 02:45:39,200
is trying to fill those gaps because we
are eligible for grants that developers

1663
02:45:36,960 --> 02:45:42,840
are not in order to really try to tackle
our housing crisis.

1664
02:45:43,040 --> 02:45:49,200
And I I think it would me you mentioned
on here like these bungalows are more

1665
02:45:46,960 --> 02:45:53,359
targeted towards people downsizing
correct. So like people are kind of

1666
02:45:51,200 --> 02:45:57,279
retiring and things of that nature.
Yeah. Yeah. Definitely. Deerfield 2.0

1667
02:45:55,840 --> 02:46:00,479
right on the other side of that. So
yeah, we don't need student housing. So

1668
02:45:58,800 --> 02:46:05,760
we would be terrible business for the
city to you know get into student

1669
02:46:02,720 --> 02:46:10,479
housing construction. Um I think we all
and we feel that from applicants too.

1670
02:46:07,920 --> 02:46:17,600
People are seeing that our need is with
long-term residents, is with workforce.

1671
02:46:13,279 --> 02:46:24,000
Another statistics is we only have 11%
of our top 35 occupations in Isabella

1672
02:46:21,040 --> 02:46:30,160
County. Only 11% of those workers are
able to afford housing. 11% of the

1673
02:46:28,000 --> 02:46:37,840
majority of the occupations and
workforce that we have. So yeah, we we

1674
02:46:34,240 --> 02:46:46,399
are trying to fill those gaps as we can.
And uh Mr. Fight, the owner, um he um

1675
02:46:41,600 --> 02:46:52,880
had indicated to me back in 2022. He
came to um to meet me when I was

1676
02:46:49,840 --> 02:46:58,000
starting here and he said that he wanted
to see something good come out of his

1677
02:46:54,840 --> 02:47:01,680
property. Um at the time the city was
not willing to do anything. We didn't

1678
02:47:00,000 --> 02:47:06,800
know of grants that, you know, we were
not uh ready to do anything uh in terms

1679
02:47:04,880 --> 02:47:10,640
of owner, you know, potentially
acquiring property and getting to

1680
02:47:08,240 --> 02:47:16,800
development. Um I've been kept that
property in mind for a while and uh Mr.

1681
02:47:13,600 --> 02:47:22,840
Five passed. So now I'm talking with the
the son and he is supportive and has

1682
02:47:20,399 --> 02:47:26,720
provided a authorization which is
required. So I do have the owner

1683
02:47:25,120 --> 02:47:33,000
authorization for this reasonzoning
request.

1684
02:47:29,279 --> 02:47:33,000
Yeah, thank you.

1685
02:47:37,120 --> 02:47:44,399
Uh, we are currently are in discussion.
So, if there's anyone who would like to

1686
02:47:41,760 --> 02:47:49,040
make a motion, going to move to
recommend that the city commission

1687
02:47:45,920 --> 02:47:54,279
approve Z-25-03.
Second.

1688
02:47:50,800 --> 02:48:00,000
All those in favor? I
opposed. Motion

1689
02:47:56,840 --> 02:48:03,680
passes. The next item on our agenda is
the public hearing for

1690
02:48:04,200 --> 02:48:10,910
TC25-01, a multiple buildings within the
same lot, a proposed text change to

1691
02:48:09,359 --> 02:48:15,200
table
[Music]

1692
02:48:12,680 --> 02:48:20,720
154.45.A of the zoning ordinance to
remove the one principal building per

1693
02:48:17,200 --> 02:48:25,040
lot restriction within CD4 general urban
character district better accommodating

1694
02:48:22,720 --> 02:48:29,439
phase developments. Miss Povido, if you
could please introduce the item. Yes.

1695
02:48:27,279 --> 02:48:35,200
So, you already tackled the introduction
of this, so I appreciate that. Um, I

1696
02:48:32,240 --> 02:48:39,279
would also say that aside from um
enabling multiple buildings in the same

1697
02:48:37,040 --> 02:48:43,520
parcel, the proposed amendment would
also include a clarification on number

1698
02:48:41,279 --> 02:48:47,120
of accessory buildings allowed. Um, so
we would be one per principal building

1699
02:48:45,359 --> 02:48:51,359
since we would be moving towards
allowing multiple buildings in the same

1700
02:48:48,640 --> 02:48:55,680
parcel. and a new screening requirement
that I'm proposing to help buffer

1701
02:48:54,000 --> 02:49:01,600
principal buildings that are located
within the third law layer um since that

1702
02:48:58,880 --> 02:49:06,479
is could be a little bit of a change but
I'll go through my presentation to talk

1703
02:49:03,279 --> 02:49:14,240
a little bit more about rear setbacks.
Um so the background on this is that um

1704
02:49:10,960 --> 02:49:21,439
at the April 3rd 2025 meeting we have uh
presented the master plan and the part

1705
02:49:17,520 --> 02:49:25,279
of the master plan had uh the suggestion
from the progressive companies

1706
02:49:23,000 --> 02:49:30,319
consultant on proposed amendments
especially to city4 regulations to allow

1707
02:49:28,160 --> 02:49:35,760
for phase developments and allowing
multiple buildings in one parcel is a

1708
02:49:32,160 --> 02:49:39,840
way to accomplish that. Aside from that,
I would also add, oh, and this is, yeah,

1709
02:49:38,479 --> 02:49:43,920
sorry, I should have flipped the slide,
but this is where in the amendment of

1710
02:49:42,479 --> 02:49:47,359
the master plan, you can find that
information about removing the one

1711
02:49:45,520 --> 02:49:52,399
principal building per lot restriction
to accommodate phase developments. At

1712
02:49:49,840 --> 02:49:56,319
the master plan, it does say that uh
it's something for us to discuss if we

1713
02:49:54,160 --> 02:50:02,000
wanted to do that only on Mission Street
or citywide since the scope was mostly

1714
02:49:59,040 --> 02:50:06,960
focused on Mission Street. The reason
why that I'm proposing this on a

1715
02:50:04,960 --> 02:50:13,120
citywide level, so this tax change will
affect every zoning city for zoning

1716
02:50:09,840 --> 02:50:16,240
designation on the map today is because
aside from not allowing phase

1717
02:50:14,800 --> 02:50:21,800
development like you see here on the
diagrams on the bottom corner of the

1718
02:50:18,520 --> 02:50:26,880
slide, we are also not currently
allowing forms of missing middle housing

1719
02:50:24,600 --> 02:50:32,160
typologies. Our master plan is
hyperfocused on creating missing middle.

1720
02:50:29,760 --> 02:50:37,200
It's very much what the state is calling
for with what every single municipality

1721
02:50:34,319 --> 02:50:41,120
I know of is trying to do. It's reading
the planning field. American Planning

1722
02:50:39,040 --> 02:50:46,640
Association is asking city planners to
work on it. Right now with the one

1723
02:50:43,680 --> 02:50:52,200
principal building per per lot, we are
hurting the ability to create bungalow

1724
02:50:49,200 --> 02:50:56,160
courts and the courtyard
apartments. Uh so basically multiple

1725
02:50:54,560 --> 02:51:00,479
apartments around the courtyard or
single family homes around the

1726
02:50:57,439 --> 02:51:06,479
courtyard. uh those forms of development
are more historically uh more

1727
02:51:03,520 --> 02:51:12,000
historical. We tend to not see a lot of
developers doing those today and that is

1728
02:51:09,600 --> 02:51:16,600
the main reason why there has been a
push to develop those back because it

1729
02:51:13,840 --> 02:51:22,160
can again tackle more attainable housing
options. So they also help create that

1730
02:51:19,680 --> 02:51:28,479
density that's more into context than if
we would to build you know buildings

1731
02:51:24,640 --> 02:51:32,720
that are have large footprints have uh
double loaded corridors with several

1732
02:51:30,600 --> 02:51:40,319
apartments it does help create that
density in a more contextual form.

1733
02:51:36,520 --> 02:51:45,760
So one thing uh the reason why I'm
bringing this right now um I know that

1734
02:51:42,640 --> 02:51:49,920
the master plan is not yet adopted um
and that suggestion is in the master

1735
02:51:47,520 --> 02:51:57,080
plan under review but it is again to
help support the grant applications um

1736
02:51:52,479 --> 02:52:02,160
so it is it goes alongside of the C the
Z2503 resoning action um to allow what

1737
02:52:00,640 --> 02:52:09,520
we're calling pocket neighborhoods in
Mont Pleasant and then Um adjacent to

1738
02:52:06,160 --> 02:52:17,160
that we have the developer proposing um
five forplexes at 11:04 Chipua which

1739
02:52:14,479 --> 02:52:23,080
will be related to the reszoning
Z2502. So a text this check tax change

1740
02:52:20,240 --> 02:52:28,479
will help basically both uh
developments.

1741
02:52:25,000 --> 02:52:35,359
Um, and then I wanted to get a little
bit more into zoning and how this change

1742
02:52:33,520 --> 02:52:40,080
uh relates to the other rules that we
have. All the other rules will continue

1743
02:52:37,520 --> 02:52:44,560
to apply. So for instance, density
restrictions. We're not allowing more

1744
02:52:42,640 --> 02:52:50,240
units. We are continuing to allow the
same number of units per acreage. Um, so

1745
02:52:47,279 --> 02:52:55,920
this change would basically instead of
encouraging a large multiple family,

1746
02:52:52,800 --> 02:53:01,520
let's say a oneacre site in under city
4, you could build one gigantic multiple

1747
02:52:58,479 --> 02:53:06,960
family building that is double loaded,
has units next to each other, occupies

1748
02:53:04,640 --> 02:53:12,840
almost 100% of the lot because we only
require 3 ft of a rear setback, and you

1749
02:53:10,399 --> 02:53:17,520
could have your 35 units that way.
Alternatively, you could break that

1750
02:53:14,880 --> 02:53:23,040
density down into smaller buildings
around a common space, which is much

1751
02:53:20,080 --> 02:53:27,840
more into context than a gigantic
footprint in the middle of a

1752
02:53:24,720 --> 02:53:33,600
neighborhood, right? Um, so this is
basically what missing middle is. It's

1753
02:53:29,840 --> 02:53:37,279
exactly it's the premise of it. Um, 60%
buildout requirement continue to apply.

1754
02:53:35,520 --> 02:53:42,560
So buildings will still have to be
closed to the streets and provide that

1755
02:53:39,920 --> 02:53:46,399
um you know streetscape um parking
location rules will continue to only

1756
02:53:44,240 --> 02:53:50,399
allow parking in the back. So you're not
going to have ocean of parking that you

1757
02:53:48,800 --> 02:53:54,399
can see from the street and then
buildings that are embedded within the

1758
02:53:53,200 --> 02:53:58,880
ocean of parking. You're going to see
landscaping. You're going to see a

1759
02:53:56,479 --> 02:54:01,920
sizable or frontage and then you're
going to see parking in the back and

1760
02:54:00,240 --> 02:54:05,840
then you may see more buildings behind
it.

1761
02:54:03,600 --> 02:54:11,439
uh landscaping, streetscape, we continue
to apply. And then in terms of

1762
02:54:08,080 --> 02:54:15,439
distancing between buildings, we I had a
conversation with the building safety

1763
02:54:13,120 --> 02:54:20,000
official to make sure that I understood
the rules. Building code will continue

1764
02:54:17,359 --> 02:54:24,240
to apply. So spacing between buildings
will be regulated by building code which

1765
02:54:22,000 --> 02:54:30,960
is based on construction method method.
So fire rating and amount of windows. So

1766
02:54:27,040 --> 02:54:36,800
if you do provide more windows um you
have to set back further and um usually

1767
02:54:35,200 --> 02:54:41,920
you would need a lot of windows
especially if you're doing multiple

1768
02:54:38,640 --> 02:54:47,680
building multiple units right so um so
that is how the kind of separation would

1769
02:54:45,439 --> 02:54:53,279
uh exist as well as to ensure safety
through fire rating standards. So um

1770
02:54:50,240 --> 02:54:57,040
building code by itself is uh already
helps regulate and ensure that folks are

1771
02:54:55,600 --> 02:55:00,160
not putting buildings closed together
because otherwise they will have to

1772
02:54:58,319 --> 02:55:05,520
spend much more into the building
engineering to make sure that that fire

1773
02:55:02,160 --> 02:55:09,840
rating walls um are not uh potentially
you know sending um fire hazards from

1774
02:55:08,399 --> 02:55:16,240
one building to the other in case of a
fire. So that's just wanted to restate

1775
02:55:12,560 --> 02:55:20,479
that um city 4 already allows more than
one dwelling unit per parcel by right

1776
02:55:18,479 --> 02:55:24,960
through use regulations. So we allow all
those typologies and it already allows

1777
02:55:22,880 --> 02:55:30,640
buildings to occupy most of the reard as
I mentioned. We have only a three-foot

1778
02:55:28,560 --> 02:55:36,800
reard setback requirement in every
single zoning district today. So you can

1779
02:55:33,600 --> 02:55:41,080
create lots that are very shallow and
homes that occupy most of the lot and

1780
02:55:39,680 --> 02:55:48,640
all we require is the three-foot
setback. Um that was not my policy. It

1781
02:55:44,160 --> 02:55:54,240
is what we have in the book since 2018.
So with that um I'm putting also this

1782
02:55:51,520 --> 02:56:00,080
slide from a recent American Planning
Association Michigan chapter

1783
02:55:55,960 --> 02:56:06,160
presentation on pro housing and uh this
is exactly the slide I took a screenshot

1784
02:56:03,200 --> 02:56:11,680
of uh the talk and put the the link
there. Um you can see uh the

1785
02:56:08,479 --> 02:56:18,080
presentation but this particular uh
slide was uh related to this topic. So

1786
02:56:15,760 --> 02:56:22,240
they say replace minimum lot widths
typically for infill should not require

1787
02:56:20,479 --> 02:56:26,160
someone to own more than one lot
otherwise project will not pen fill out.

1788
02:56:24,640 --> 02:56:30,000
And then they have the illustration
showing the missing middle typologies.

1789
02:56:28,479 --> 02:56:33,520
And then the cottage court is right
there in the middle showing how you can

1790
02:56:31,840 --> 02:56:38,399
have you know small footprint homes that
are more attainable and maybe a little

1791
02:56:36,319 --> 02:56:41,680
you know multiple family in the back um
to get a different typology

1792
02:56:42,840 --> 02:56:50,399
into. And then I wanted to also look at
Mount Pleasant and see what are the

1793
02:56:48,000 --> 02:56:55,359
types of developments that exist already
and that we actually do not allow them

1794
02:56:52,640 --> 02:57:00,160
anymore. Those things uh if someone
wanted to build the Rosewood condos

1795
02:56:57,840 --> 02:57:04,000
today and get approval from the planning
commission and the city planner, they

1796
02:57:02,399 --> 02:57:08,080
are not going to be able to propose that
because we don't allow multiple

1797
02:57:05,680 --> 02:57:11,520
buildings within the same lot. So this
is one of

1798
02:57:09,000 --> 02:57:17,560
them. This is just another example.
Franken Village at Gaylord. It's uh

1799
02:57:14,319 --> 02:57:23,520
multiple uh aplexes. So we have six
aplexes in one parcel. And you can see

1800
02:57:21,279 --> 02:57:27,439
how uh in this one the applicant
configured you know the buildings are

1801
02:57:25,279 --> 02:57:32,120
you can see the spacing between them. Um
all based on previous ordinances and we

1802
02:57:30,399 --> 02:57:37,840
currently do not allow
that. We don't allow B prey which is a

1803
02:57:35,840 --> 02:57:43,760
fantastic neighborhood. I wanted to live
there myself but units were kind of

1804
02:57:39,600 --> 02:57:49,720
expensive. Um they are a compilation of
multiple single family homes with a few

1805
02:57:46,240 --> 02:57:53,520
duplex units in one
parcel. And then there these are

1806
02:57:51,760 --> 02:57:56,960
examples of developments that we
currently do not have in Mount Pleasant

1807
02:57:55,120 --> 02:58:01,200
and the ones that I've been exploring
for the five property or maybe other

1808
02:57:58,880 --> 02:58:05,520
vacant parcels in Mount Pleasant uh
which are the bungalow courts. So this

1809
02:58:03,040 --> 02:58:09,920
is an example of one that won tons of
awards out there in the design field.

1810
02:58:08,000 --> 02:58:14,800
It's called Dennis Grove in Kirkland.
It's fully built. You can see the Google

1811
02:58:11,840 --> 02:58:20,640
map view of it. And they have 15 single
family homes in one parcel. And that

1812
02:58:17,359 --> 02:58:25,880
green space in between is great for what
some of the public comments were about

1813
02:58:23,200 --> 02:58:31,680
about open space and
community. Um, and this is another one

1814
02:58:28,479 --> 02:58:36,560
which uh we don't allow which is in uh
Montana. Uh, it has a different name.

1815
02:58:35,120 --> 02:58:41,040
Let me see. Yeah, I didn't change the
name. I apologize for that. Uh let me

1816
02:58:38,800 --> 02:58:46,240
see if I can find it. Riverside
crossing. Thank you so much. Um and they

1817
02:58:44,399 --> 02:58:50,319
are it's a new development. So I wanted
to show another uh pocket-like

1818
02:58:48,720 --> 02:58:54,880
neighborhood. So you can see it's
basically a pocket over here on the top

1819
02:58:52,800 --> 02:58:59,760
and then a pocket here and then there is
a private street that goes around it for

1820
02:58:57,359 --> 02:59:04,560
uh vehicle access. But the building
frontages are really around the court to

1821
02:59:02,240 --> 02:59:09,279
increase that community building. And
this one is under development and they

1822
02:59:06,800 --> 02:59:14,160
are almost all sold out. It's a
cooperative model. They have seven

1823
02:59:12,000 --> 02:59:18,880
designs that you can choose from and
then you can basically take ownership of

1824
02:59:16,800 --> 02:59:24,319
a portion of the whole development if
you um opt in. And it's usually co-ops

1825
02:59:22,000 --> 02:59:29,359
are better at keeping affordability in
the long run. Um and I've seen tons of

1826
02:59:26,800 --> 02:59:34,520
them in in my um experience back in New
York. um communities that co-ops that

1827
02:59:31,600 --> 02:59:41,040
have been been there for like 100 years.
Um so anyhow, so this is my recommended

1828
02:59:37,680 --> 02:59:45,800
action for the planning commission to
um approve or recommend that the city

1829
02:59:43,200 --> 02:59:50,640
commission adopt tax change to
C-25-1. And here you can see the

1830
02:59:47,760 --> 02:59:57,800
overview again of the particulars of the
tax change

1831
02:59:53,240 --> 02:59:57,800
proposal. Thank you so much.

1832
02:59:57,840 --> 03:00:03,840
Okay, thank you. Um, does any member of
the any members of the planning

1833
03:00:02,560 --> 03:00:08,120
commission have any questions for Miss
Pyo? I

1834
03:00:05,399 --> 03:00:12,640
do. So, those slides you just showed us,
those are were not currently permitted,

1835
03:00:10,800 --> 03:00:16,800
but they would be with this text change.
Yeah. Okay. Second thing, um, the

1836
03:00:14,720 --> 03:00:22,080
bungalow style too, would that permit
tiny houses in the city? So, we don't

1837
03:00:19,760 --> 03:00:24,960
have any minimum square footage
requirement in the zoning ordinance. if

1838
03:00:23,920 --> 03:00:30,000
that's something that the planning
commission is interested in, you can let

1839
03:00:26,399 --> 03:00:35,840
me know. But we don't regulate footprint
or size of homes. So, um it's really

1840
03:00:34,080 --> 03:00:41,200
dependent upon compliance with building
code. But yeah, just as a basis, we have

1841
03:00:39,279 --> 03:00:46,720
the accessory dwelling unit. It has to
be at least 400 square ft, which is

1842
03:00:43,520 --> 03:00:51,600
pretty high actually. Um I've had an
applicant trying to do something smaller

1843
03:00:48,479 --> 03:00:56,720
but couldn't. Um and then uh we don't
have anything else for So you could do

1844
03:00:54,479 --> 03:01:02,080
small homes. So you're saying yes. Yeah.
So you can do it already now. Yeah.

1845
03:00:59,200 --> 03:01:07,040
Okay. Thank you. Except it's all on one
parcel. Then you can't do it. No, you

1846
03:01:04,240 --> 03:01:13,120
could on one parcel. On one parcel. So
you have to do multiple parcels. So for

1847
03:01:09,920 --> 03:01:17,840
instance, city 4, you could I say the
bungalow style though cuz that's all on

1848
03:01:14,800 --> 03:01:21,840
one parcel, is it not? So uh bungalow
would be one parcel. Yeah. So, you can

1849
03:01:19,760 --> 03:01:26,399
do the bungalow style, but those could
all be tiny houses.

1850
03:01:24,479 --> 03:01:31,120
Yeah, they could. Yeah, that was my
question. Thank you. Okay.

1851
03:01:28,800 --> 03:01:36,880
Is So, you're saying that somehow back
in 2018 or 2019, we accidentally zoned

1852
03:01:34,160 --> 03:01:41,920
out condominium developments. Mhm. And
and nobody noticed that. It seems like I

1853
03:01:40,399 --> 03:01:48,720
spoke with the city attorney to make
sure I wasn't missing anything. Um, and

1854
03:01:46,240 --> 03:01:54,880
the way it is written right now, the
interpretation is that a unit conominium

1855
03:01:51,680 --> 03:01:58,880
would not be allowed. You could do a
subdivision-l like conominium. So, you

1856
03:01:56,960 --> 03:02:04,319
could sell parcels with buildings, but
you couldn't be able to sell just the

1857
03:02:02,240 --> 03:02:09,680
drywall to drywall, which is pretty
common here and very popular. Yeah. Like

1858
03:02:07,439 --> 03:02:15,760
quadplex condominium would not. Yeah.
Okay. I got it. I got it. Yeah.

1859
03:02:12,200 --> 03:02:15,760
Embarrassing. Okay.

1860
03:02:17,680 --> 03:02:24,640
So these type of houses obviously could
um go up in like some of the other

1861
03:02:23,120 --> 03:02:29,920
applicants that we got today, right?
Those areas. Yeah. So this change would

1862
03:02:26,960 --> 03:02:33,520
affect um the potential project that
we're trying to pull off bungalows and

1863
03:02:32,080 --> 03:02:39,439
then also the previous applicant that
went to do five forplexes. So without

1864
03:02:36,960 --> 03:02:44,319
this tax change, they could only put
more than one building. if they were to

1865
03:02:42,240 --> 03:02:51,439
do some sort of subdivision within that
site, um they wouldn't be able to do um

1866
03:02:47,880 --> 03:02:55,439
multiple forlexes in one parcel. So,
basically, we allow the density, but you

1867
03:02:53,040 --> 03:02:58,880
can't really build it. I kind of wish
some people stuck around for that one,

1868
03:02:56,800 --> 03:03:03,279
but
do we have to have a Is this a public

1869
03:03:00,319 --> 03:03:06,279
hearing one? Yeah, we do have a public
hearing.

1870
03:03:07,840 --> 03:03:19,279
Right. Um any further questions? No.
Okay. And then um with this, do I open

1871
03:03:16,080 --> 03:03:19,279
it up for public comment

1872
03:03:21,720 --> 03:03:29,680
then? Okay. See no one present from the
public wishing to comment. Is there

1873
03:03:27,359 --> 03:03:36,479
anyone online? No one on the line. Okay.
Thank you. Um at this time, I will close

1874
03:03:32,319 --> 03:03:39,439
public comment and open discussion. re I
move that we recommend to the city

1875
03:03:37,760 --> 03:03:46,960
commission that it adopt text change
25501 second.

1876
03:03:42,399 --> 03:03:52,479
All those in favor I all opposed. Motion
passes.

1877
03:03:48,880 --> 03:03:54,880
All right. Uh next item on our agenda is
public

1878
03:03:57,319 --> 03:04:06,880
comment. Seeing no one here wishing to
comment from the public. Anyone online?

1879
03:04:03,960 --> 03:04:12,479
Okay. Thank you. I will close public
comment. Uh, next item on our agenda is

1880
03:04:09,600 --> 03:04:16,000
staff report administrative reviews. Mr.
Toby. All right. So, we have two site

1881
03:04:14,880 --> 03:04:20,880
plans that were approved
administratively. The first one is 509

1882
03:04:18,560 --> 03:04:26,080
industrial drive. Um, it was approved on
May 12

1883
03:04:23,399 --> 03:04:30,319
SPR-25-04. And it was a proposed impound
yard at 509 Industrial Drive which

1884
03:04:28,479 --> 03:04:34,160
includes a fenced area behind the
existing building for vehicles.

1885
03:04:32,319 --> 03:04:37,120
Improvements to the gravel drive, the
addition of a sidewalk along the

1886
03:04:35,600 --> 03:04:41,840
property frontage in the street of
Brightway, parking striping and layout

1887
03:04:39,680 --> 03:04:46,000
on the existing concrete area, bicycle
parking, street trees, and planting

1888
03:04:43,680 --> 03:04:46,000
forest

1889
03:04:46,040 --> 03:04:58,640
screening. The next one is
SPR-25-06 for 315 West Locust. Um it was

1890
03:04:54,640 --> 03:05:04,880
approved on May 21st and it was a very
small scope project. Um I may get back

1891
03:05:02,080 --> 03:05:08,720
to all of you to see if we can wave some
of these and just send to the building

1892
03:05:06,880 --> 03:05:13,600
department. Um it was simply an
enclosure behind an existing staircase

1893
03:05:11,120 --> 03:05:18,880
so they can have storage in their uh
three-unit rental

1894
03:05:15,399 --> 03:05:23,840
home. Um and that's it. Oh, sorry. And
then I have you don't have to call for

1895
03:05:21,600 --> 03:05:29,279
this one. And it's another staff report.
So, as you may have realized, we have a

1896
03:05:26,640 --> 03:05:35,520
new planning commissioner here today. We
are uh full now. We have our nine seats

1897
03:05:32,399 --> 03:05:41,479
taken. Fabin Martinez started uh just
today here at the planning commission

1898
03:05:37,359 --> 03:05:41,479
and we did go through

1899
03:05:41,920 --> 03:05:49,040
the shortest meeting you're ever going
to see. We did a presentation on May

1900
03:05:46,479 --> 03:05:54,920
14th. And do you want to share anything
about yourself?

1901
03:05:51,200 --> 03:05:54,920
Today's your last day.

1902
03:05:56,479 --> 03:06:04,319
I mean, it's been exciting so far.
But I've been here for almost a year. I

1903
03:06:02,720 --> 03:06:08,000
really like Mount Pleasant and I really
like the direction it's going.

1904
03:06:06,240 --> 03:06:13,359
Appreciate you, Fabian. Thank you.
Welcome. Welcome. They are not always

1905
03:06:11,359 --> 03:06:19,439
three hours long. So you So you
understand? Yes.

1906
03:06:16,319 --> 03:06:24,279
I got a normal thing. No, that concludes
my effort. Can I can I just like say

1907
03:06:21,840 --> 03:06:28,319
just one thing? I guess I
just I don't know if I'm probably

1908
03:06:26,399 --> 03:06:32,000
talking to nobody, but I guess this goes
to like just everyone who showed up. I

1909
03:06:29,760 --> 03:06:39,040
really appreciate it, but I just wish
and I I pray and just hear hear us out.

1910
03:06:36,399 --> 03:06:43,840
Hear what's being implemented. And don't
just think, oh, something new is coming

1911
03:06:40,640 --> 03:06:48,160
in. This is terrible. Like, there goes
the freaking neighborhood. Because if

1912
03:06:45,520 --> 03:06:51,920
they stuck around and saw what we're
kind of proposing to build these

1913
03:06:49,520 --> 03:06:57,399
beautiful bungalows so people who are
aging can downsize and all of these

1914
03:06:55,040 --> 03:07:03,279
things to help, you know, close this gap
in a rental and housing crisis, they

1915
03:07:00,640 --> 03:07:10,479
would understand. And I just I'm talking
to nobody and I don't care because just

1916
03:07:07,120 --> 03:07:15,840
please just open your ears. I understand
it's it's frightening. change change is

1917
03:07:13,840 --> 03:07:20,640
uncomfortable, but please, please,
please just hear everyone out. And

1918
03:07:18,800 --> 03:07:27,439
there's my TED talk for the day. Thank
you. I I do want to also say I I really

1919
03:07:24,439 --> 03:07:33,279
appreciate the bringing forth of that
option, housing. I think that that is

1920
03:07:30,080 --> 03:07:39,359
something that a lot of people do look
for of having in a sense their own home.

1921
03:07:36,319 --> 03:07:43,520
They don't need a McMansion. They're not
looking for that, you They're looking

1922
03:07:40,800 --> 03:07:48,080
for um home ownership that's not an
apartment, especially with young

1923
03:07:44,880 --> 03:07:53,560
families or young professionals. And um
that would allow for so many people who

1924
03:07:51,279 --> 03:08:01,279
are seeking housing to have that kind of
opportunity. And I think it greatly fits

1925
03:07:57,760 --> 03:08:06,880
in with our existing neighborhood model.
It's it's almost like here's just

1926
03:08:02,640 --> 03:08:12,319
another little courtyard building like a
build addition to the existing

1927
03:08:09,520 --> 03:08:17,279
neighborhood more than as we all know
and we agree we we don't need any more

1928
03:08:15,120 --> 03:08:22,319
student housing building you know so I
think um I think that allows for us to

1929
03:08:19,600 --> 03:08:27,279
greatly support that vision and denser
housing and grow denser growth improves

1930
03:08:25,120 --> 03:08:32,240
the tax base way more than single family
housing does. Yes. It's just a fact. And

1931
03:08:29,439 --> 03:08:37,200
so like maybe we should encourage those
kinds of growth as opposed to well and I

1932
03:08:34,640 --> 03:08:43,760
also think around young families there's
a nice um yes for our aging population

1933
03:08:40,720 --> 03:08:49,120
but also for young families having that
kind of village almost um create you

1934
03:08:46,800 --> 03:08:54,399
know being created in some communities.
I can see that being really um you know

1935
03:08:52,479 --> 03:09:00,000
something that young families could
value as well speaking as a first house.

1936
03:08:57,279 --> 03:09:03,680
I mean, we were in Metro Detroit. We I
we didn't have a nice little grassy

1937
03:09:01,520 --> 03:09:10,439
courtyard, but we had this little
offshoot road that was an add-on to a

1938
03:09:07,800 --> 03:09:15,160
neighborhood and we all had these little
bungalow houses and it was amazing. I

1939
03:09:13,680 --> 03:09:21,200
had this
wonderful elderly neighbor and you know,

1940
03:09:18,560 --> 03:09:26,080
she made us baklava and we helped her
when her grandson flushed toys on the

1941
03:09:23,200 --> 03:09:30,120
toilet. I mean, it was was a great
neighborhood. It was uh you know, but it

1942
03:09:28,240 --> 03:09:34,399
was it was just this one little
like courtyard of of small little

1943
03:09:32,560 --> 03:09:37,760
bungalow houses. It was it was really
great. Commissioner Bartman, that was so

1944
03:09:36,319 --> 03:09:42,720
eloquently said. I don't think we can
say anymore. So, I'm going to

1945
03:09:39,560 --> 03:09:49,600
move second.
Second. Second. All those in favor?

1946
03:09:46,319 --> 03:09:55,880
Also, thank you, sir, for sticking out.
Thank you so much, brother. Thank you so

1947
03:09:52,560 --> 03:09:55,880
much, man.

1948
03:09:57,200 --> 03:10:01,080
Whoa. Shout out to

1949
03:10:02,640 --> 03:10:11,240
God bless you, bro. God bless you.
I need a sticker or something.

1950
03:10:13,399 --> 03:10:21,960
Brother, normally it's like I think my
first meeting was like maybe 30 minutes

1951
03:10:18,319 --> 03:10:21,960
long maybe.

1952
03:10:31,040 --> 03:10:37,160
So, you're going to have to be the bad
guys. Good job.