Garrett Neese/Daily Mining Gazette Barry Polzin, architect for proposed projects at 326 Shelden Ave. and 408 Fairview Dr., describes the Shelden Avenue project at a special Planning Commission meeting for site-plan reviews of both Thursday. The planning commission approved both site plans.

HOUGHTON — The Houghton Planning Commission approved site plans for two new buildings in the city at a special meeting Tuesday.

The commission approved site plans for 326 Shelden Ave. and 408 Fairview Dr.

The Shelden Avenue plan would add onto the former Helman Transportation Center building, most recently used by 5th & Elm Coffeehouse. Conceptual renderings submitted to the city showed five floors at or above street level, plus a basement floor.

The city council voted two weeks ago to sell 10 feet of city-owned property to the north of the building for the development. Wednesday night, it also approved a notice of intent to abandon a city easement between Shelden Avenue and the parking deck, which will come up for a vote Oct. 12.

Construction on the back side will fill eight of 10 feet being purchased from the city, said architect Barry Polzin. There are a couple of prospective tenants for the lower level on Lakeshore and the street level on Shelden Avenue, he said. The floors above will have a mix of two-bedroom units facing the water and studio apartments.

“We all know in this world that downtown housing is the best thing in the world for downtowns,” he said.

Planning Commission member Brad Baltensperger asked how the building would fit with the city’s desire to create more connection between Shelden Avenue and the lakefront.

Polzin said the project would include reconstructing a ramp and said they would remain open to working with the city to create a new pathway if necessary.

The plans for the expansion caused an objection from a neighboring property owner. The new building would block the eastern facade of the 120-year-old Hall building, said Michelle Halley, the lawyer for Edward Cole, who owns the Hall building at 320 Shelden.

Halley pointed to a requirement in the site plan that elements be “harmoniously and efficiently organized,” including in relation to the adjoining properties. She also mentioned the Hall building’s inclusion within the portion of Shelden Avenue included in the National Register of Historic Places.

“The location of a six-story building right next to the whole building that will effectively close off the whole eastern facade of that building certainly does not take into account the type and size of that building,” Halley said.

The Hall building had also been selected for a facade improvement grant applied for through the City of Houghton, Halley said, indicating the importance of the view for the city.

Halley also questioned whether the building should qualify for an exemption to the parking requirements. City ordinance exempts all uses and buildings in the downtown business district from the requirements, except for lodging facilities.

Without better understanding of how many people would be in the building, she said, she didn’t understand how the Department of Public Works could be sure the building would meet the city’s water and sewer standards.

“Mr. Cole would certainly prefer not to litigate these matters,” Halley said. “But he feels very strongly about the integrity of his building and the integrity of the historic district.”

Planning Commission member Jennifer Julien, co-owner of the developer, BraveWorks, abstained from the vote and the deliberation on both items. She spoke as an audience member to address Halley’s point about the lack of specific use outlined in the plan, saying a precedent had been established the previous month by a site plan the commission approved the previous month for Cole’s property. That plan had said the use would be possibly commercial or residential.

“At the time the Planning Commission said, ‘It’s OK if it’s residential. It’s not lodging,'” she said.

Polzin said the property would be for stays of a minimum of 28 days.

“We’ve found this in other places: When you do great downtown housing, people don’t leave,” he said. “It’s longterm housing.”

Polzin said some visibility of the east wall is maintained due to the building becoming narrower as it approaches Sharon Avenue.

Planning Commission members said the building would not be the tallest and would be closer in height to most other buildings in the downtown than the single-story buildings nearby.

Commission member Mike Needham said he appreciated efforts in the design to include features that would fit with historic buildings downtown. He singled out the bump-ins for windows on the east side of the building.

“I always thought it was cool that even 120 years ago, they were doing that in cities to squeeze an extra window in so someone could get a little daylight,” he said.

Commission member Dan Liebau said the setback and height met the zoning requirements. Based on that, he said, a neighboring building owner would have anticipated the possibility that it was an allowable use.

“Without controlling or buying the property next to you, you don’t always own your view, whether that’s of your building or a view of another building,” he said.

The proposed new building at 408 Fairview Dr. would be contiguous with neighboring complexes at Hillcrest and Julien Heights. The new building would have 81 one-bedroom units and 15 four-bedroom units. The four-story building would also have parking on three levels, including underneath.

Like the neighboring two buildings, the H3 complex would be aimed at students. BraveWorks co-owner Jon Julien said there would also be a convenience store at the new building available solely for residents.

The Planning Commission approved the site plan, with amendments including a request from Commissioner Kristine Bradof to include native plants in the landscaping.