Planning Commission Meeting

ALGONAC PLANNING COMMISSION Council Chambers, 805 St. Clair River Drive Algonac, MI 48001 Proposed Minutes Monday, August 26, 2024 6:00 p.m. Call to Order Vice Chairperson Stoneburner called the meeting to order at 6:00 p.m. Roll Call Present: Anthony, Hass, Nolan, Ragsdale, Sopata, Stoneburner, Tideswell Absent: Arpan, Thompson Others: Denice Gerstenberg, City Manager; Lisa Borgacz, City Clerk, City Attorney Jim Downey, Jim Dewey, St. Clair County Housing Commission, Joe Heaphy, Algonac Shores LDHALP, Brooke Ellis and Joe Pappas, Fusco, Shaffer & Pappas, Inc. Pledge of Allegiance Vice Chairperson Stoneburner led the Pledge of Allegiance. Presentations City Manager Gerstenberg gave a presentation on the proposed Gar Woods Apartments and Townhomes development at the site of the former Algonac elementary school. The project involves a $16 million investment, and will provide 25 senior apartments and 18 family townhomes, including barrier-free units. Questions were raised from Planning Commission members about the adequacy of parking spaces for residents and community center visitors. The architects assured that there would be enough parking, with 123 total parking spaces. The Community Center portion would likely open before construction of apartments and townhomes begins. The gym contract has already been approved and awarded by City Council. The group is hoping to meet the October 1st application deadline for federal low- income housing tax credits, with potential funding notification in January. The State accepts applications April 1 also; however, the amount of funds approved from the April round is typically less than when applying in October. If funding is approved following the October 1st submission, it is estimated that the project won’t begin until 2026, and occupancy wouldn’t be ready for approximately 2.5 years. Concerns were raised about the location of dumpsters facing residential homes. The architects agreed to consider alternative locations. Dumpsters will be fully concealed. Mr. Dewey explained the project is seeking Payment In Lieu of Taxes (PILOT), which will allow for a 4% tax paid by the building owners. The units are not designed for 8.26.2024 PC Minutes 1 Section 8 housing, but any Section 8 vouchers can’t be denied. This is affordable housing and requires renters to meet a specific income range. The request for rezoning is to make the entire parcel zoned RM-1 Multiple Family Low Rise. The current gym, which will be used as a community center, is an allowable use under this zoning. Tenants will have to go through a selection process, which will include income, credit rating, criminal background checks, and past landlord history. The range of rents will be reviewed annually by MSHDA. The management agreement will include managing the community center for the city. The community center will be open to all residents of the community. The following questions were raised by residents: Bob Scruggs, 735 Townsend, said it is a great opportunity for the city to improve the city, and will be no cost to the city for the community center. David Duvernay, 507 Lathrup, questioned rent collection and 4% taxes, property maintenance, and who will management the property. Cindy Kloeffler, 954 Golfview, asked if rents will include utilities, what’s the responsibility of the renters, and questioned property maintenance. Nick Monteleone, St. Clair Blvd., commented on property values and this project making taxes going up. He asked what kind of research has been done, timeframe of the project, start to finish, road repair, parking and future traffic. Amber Brackett, 9548 N. River Road, stated no one talks about bringing in residents to support the businesses, and more kids will support schools. She questions the 4% taxes collected and if that is on paid rent. Sarah Dennis, 2020 Washington, questioned the school bonds that had been paid, if more schools would be needed if the population is increased, the need for electric car chargers, and who would own the property. Julie Wostyn, 829 Townsend, stated that the school had a lot more people using it when it was open, so any impact should be the same. Debbie Duvernay, 507 Lathrop, asked about the PILOT program, and commented that income from building permits are one-time fees. The community center is a good idea, but questions the management of the housing development. Sheila Jarvi, 826 Pleasant, commented on low-income tax credits being good for depressed areas, which causes drop in property values at least 2.9%. Diane Copek, 501 Lathrop, said a feasibility study must be done, and doesn’t see that this is a good decision. Gordon Reck, 503 Lathrop, asked who will management the property, income requirements, at what point will tenants be sought for occupancy, and how tenants 8.26.2024 PC Minutes 2 will be vetted. He also questioned if taxes will be going up, who is overseeing the 4%, and how we would know that figure is accurate. Terrie Fox, 1207 St. Clair Blvd., is disgusted with and against the project, as there is already low-income housing in the city. This will give a cheap place to live so tenants can go to work somewhere else. She doesn’t know what the answer is, but low- income housing is not it. Doug Viohl, 505 Lathrop, questioned the infrastructure and storm drains, and if an infrastructure study had been done. Eileen Tesch, 145 Channelsyde, questioned the 4% of rents for how long? Terrie Fox questioned the marked water lines on her property and who will be responsible for any damage caused by construction. Hazen Baumgartner, 512 Smith, already puts up with noise from area events and the skatepark. Sandra Simmons, 825 Pleasant, stated we don’t need any other development in this town. She questioned the need for electric car charging stations for affordable housing where most people would not be able to afford an electric car. She doesn’t want to live in a big community, only wants a small town. Michele Landry, stated that is doesn’t matter what goes there, there are going to be construction vehicles, and they will find a way to be as less invasive as possible. She works with a lot of people who are on Section 8 and couldn’t look at any of them and say that she’s not going to help them because of it. Stop the scare tactics. Communications and Notices There were none. Citizens to be Heard There were none. Public Hearing a. Conditional Rezoning of former Algonac Elementary School property. Request for conditional rezoning of the former Algonac Elementary School property between Fruit and Smith Streets from R2 One-Family Residential to RM-1 Multiple Family Low Rise (#74-01-105-0267-000, #74-01-110-0001-000), and the northeast corner of Algonac Housing Commission property at Fruit and Washington Streets from RM-2 Multiple Family Residential to RM-1 Multiple Family Low Rise (part of #74-01- 110-0002-000). Motion by Hass, supported by Anthony to OPEN the public hearing at 7:09 p.m. Motion carried. 8.26.2024 PC Minutes 3 Dave Duvernay, 507 Lathrup, doesn’t believe the city is in a position to take on more. He questioned what’s going on with the sewers and bridges. The city needs to bring in businesses; rezoning is a bad idea. Terrie Fox, 1207 St. Clair Blvd., stated we have 3 apartment complexes dedicated to affordable housing already. The city needs to bring something to town to revitalize it. Eileen Tesch, 145 Channelsyde, asked about the 25-year abatement of tax and what the Master Plan says? Debbie Duvernay, 507 Lathrop, said she is not opposed to the community center, but feels it is not the location for housing. Cindy Kloeffler, 954 Golfview, commented on the 54 homes going in behind her home. She is not against housing, she doesn’t understand why we need it there. Melissa Desmet, 1420 St. Clair Blvd., said that when we have community events, people are already racing up and down the streets. She is ok with the community center, but why not put an indoor pool, pickleball courts, pavilion in there? We need recreation and businesses. Motion by Nolan, supported by Anthony to CLOSE the public hearing at 7:17 p.m. Motion carried. Approval of Minutes – March 25, 2024 Motion by Tideswell, supported by Nolan to approve the March 25, 2024 Planning Commission meeting minutes as presented. Motion carried. Unfinished Business None New Business a. To review and approve Preliminary Site Plan, Conceptual Site Plan, Conceptual Elevations and Conditional Rezoning Agreement for Gar Woods Apartments and Townhomes. Motion by Hass, supported by Anthony to open discussion. Motion carried. Vice Chair Stoneburner explained that this is a $16 million investment for the city, and has been the only viable proposal since the school was vacated 9 years ago. A feasibility study was done approximately 2 years ago, and housing was one of the suggested uses. The Master Plan supports both housing and a community center. She clarified that the proposed housing is for middle-income families, not low-income. This development will not increase taxes. 8.26.2024 PC Minutes 4 Commissioner Anthony stated that we need to do something positive for the city, and this is positive. Parks don’t pay taxes. Commissioner Hass asked, if contending this is a hardship, what justifies it? Mr. Dewey explained schools are stand-alone structures. When they no longer function as schools, they can be repurposed. Commissioner Nolan expressed the need for more time to review the information before making this decision. We represent the people, and this decision can have long lasting effects on the land. She clarified that the goal of submitting the application October 1st can be moved to April 1st. Commissioner Ragsdale stated that the conditional rezoning has several components, and asked what happens if some of it doesn’t comply? City Attorney Downey explained that the agreement includes specific terms that the developer must adhere to, and failure to do so would result in legal action. Commissioner Sopata discussed the Master Plan, emphasizing the demographics, population changes and economic challenges faced by the city. This development fits well with the Plan. He highlighted the need for people to support businesses, and the need to have more people in the city to do that. Over 50% of the households in Algonac are struggling; 20-30% are at or below poverty level. The city needs affordable housing and businesses; he doesn’t see why we can’t do both. Commissioner Tideswell simplified the fact that this is a nice piece of property that nobody wants, having been vacant for 9 years. The development proposes half seniors and half families. If all of the family townhomes have 2 kids per family, that only adds 36 kids to the school, which isn’t a burden. We need residents to support businesses. The City has a pool and several parks, we don’t need more. This proposed development is preliminary and agrees with the Master Plan. Further discussion followed on the application process for MSHDA funding, including the timeline, competitiveness and the need for extra points to improve the chances of approval. The proposed development is a competitive plan. If the application is submitted by the October 1st deadline, and not awarded, they would reapply. Motion by Ragsdale, supported by Tideswell to forward recommendation to City Council to APPROVE the Gar Woods development of 25 senior apartments and 18 family townhomes, contingent on site plan approval, a future lot split/combination and partial road vacation and the following: 1. Request by Algonac Shores Limited Dividend Housing Association Limited Partnership (”Applicant”) for conditional rezoning of the former Algonac Elementary School property between Fruit and Smith Streets from R2 One-Family Residential to RM-1 Multiple Family Low Rise (#74-01-105-0267-000, #74-01-110-0001-000), and the northeast corner of Algonac Housing Commission property at Fruit and Washington Streets from RM-2 Multiple Family Residential to RM-1 Multiple Family Low Rise (part of #74-01-110-0002-000). 2. Conceptual Site Plan; 3. Conceptual Elevations; 4. Conditional Rezoning Agreement; 8.26.2024 PC Minutes 5 AND that the proposed plans are subject to the following conditions: 1. The development meets the recommended standards for site plan review. 2. The development will follow site plan procedures as required by the zoning ordinance. 3. Any future variances as identified through site plan review will be considered by the Zoning Board of Appeals. 4. The development will remain consistent with the scale and nature of the use as described at the public hearing and as reflected on the site plans. 5. The applicant will work with the city to address any outstanding comments on the overall site plan for the development, including compliance with landscaping requirements. 6. That the site plan is approved by the Planning Commission and shall develop the site in compliance with all pertinent codes, ordinance and standards of the city of Algonac, St. Clair County and State of Michigan. 7. That the applicant shall be responsible for all applicable attorney and consultant fees incurred as a result of the review of this project. Roll call: Ayes: Anthony, Hass, Ragsdale, Stoneburner, Tideswell Nays: Nolan, Sopata Absent: Arpan, Thompson Motion carried 5-2. Election of Chairman Motion by Tideswell, supported by Ragsdale to elect Mark Thompson Chairperson of the City of Algonac Planning Commission for a term beginning immediately and ending in August, 2025. Motion carried. Election of Vice-Chairman Motion by Anthony, supported by Hass to elect Terry Stoneburner Vice Chairperson of the City of Algonac Planning Commission for a term beginning immediately and ending in August, 2025. Motion carried. Approval of Meeting Calendar for FY 2024-2025. As requested by Commission members, it was agreed to change the date of the March 24, 2025 meeting to March 31, 2025. Motion by Tideswell, supported by Sopata to set the following meeting dates for the Planning Commission 2024-2025 calendar: Monday, October 28, 2024, Monday, January 27, 2025, Monday, March 31, 2025, and Monday, August 25, 2025, to be held at 6:00 p.m. Motion carried. Items for Next Agenda There are no items scheduled at this time. 8.26.2024 PC Minutes 6 Adjournment Motion by Hass, supported by Anthony to adjourn the meeting at 7:55 p.m. Signed ______________________ Respectfully submitted ___________________ Terry Stoneburner Lisa Borgacz Vice-Chairperson City Clerk 8.26.2024 PC Minutes 7