Planners again back site plan
Houghton commission takes another look at 326 Shelden Ave.
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HOUGHTON -- The Houghton Planning Commission reaffirmed its approval of the site plan for a new mixed-use development at the former Hellman Transportation Center site on Shelden Avenue Tuesday night.
The commission voted 8-0 to accept supplemental information regarding the site plan for the building at 326 Shelden Ave, and found the site plan continued to meet the city's requirements for approval. The building includes five stories above Shelden and one on the Lakeshore Drive; Braveworks plans to build 16 units of long-term housing along with retail space at street level on Shelden.
Tuesday's resolution came after a lawsuit by Edward Cole, owner of the neighboring Hall building. The planning commission approved the site plan in September. The Houghton County Circuit Court issued a stay on the site plan approval pending resolution of the suit, which remains in effect.
Zach Meyer, who represented Braveworks at the meeting, said the supplemental information was not to make substantive changes, but to connect the dots between the site plan application and the requirements.
"I'm hopeful that the materials that are provided are clear enough to help you revisit the basis on which you made the determination before, and all this makes sure we've got a nice clear record here for the public," he said.
An information sheet included with the plan stated where in the materials various requirements were included, such as topographic elevations. It also specified that stormwater runoff would be collected by roof drains and be directed to the existing stormwater system running north under the existing building.
In a letter sent to the planning commission, Cole said he was unsatisfied by Wednesday's resolution, which he said was vague and did not address other failures of the site plan. He continued to object to the allowance of the new building blocking the eastern facade of the Hall building, which he said would block sunlight and airflow to the building.
"The Planning Commission is now voting to obscure a 120-year-old building and underpinning of Houghton's downtown district," he said. "Reconsidering that terrible decision should be the focus of tonight's decision, not propping it up."
Planning Commission member Jennifer Julien, a co-owner of Braveworks, abstained from the deliberation and the vote.
She declined to comment after the meeting.
During Wednesday's meeting, the commission walked through the standards set under Section 98-604 of the city's zoning ordinances and laid out how it felt the site plan met them. Cole's suit alleged the commission had failed to consider those standards when it approved the plan in September.
The zoning ordinance requires elements of the site plan to be "harmoniously and efficiently organized" in relation to various factors, including the size and type of buildings and the character of adjoining property. The site plan for 326 Shelden met those standards, the commission said.
"The improvements contemplated by the Site Plan, including the multi-story brick building, are far more consistent with character, style and design of adjacent buildings than the existing one-story structure on the property," the city resolution stated. "Moreover, the proposed building will fill the gap in the 'street wall'… and provide for a more harmonious appearance in the downtown area."
The street wall is part of the city's Central Business Overlay District requirement that buildings be built no more than 10 feet from the front lot line on Shelden Avenue. The new site plan meets that requirement; the current structure does not.
The planning commission also found the development fit with several goals and objectives in the city's master plan, including providing a wide range of housing options and promoting a more walkable and bikeable community.
The commission also addressed Cole's view that the new development could be considered "lodging," and would therefore not be exempt from the downtown parking requirements. The complaint filed in circuit court cited the dictionary definition of lodging, which included dwellings.
Commissioners pointed to other instances in city documents that exclusively used lodging in connection with hotels or motels.
Commissioner Dan Liebau read a section of the city's master plan, where a bullet point labeled "Lodging" describes five hotels in the downtown.
"We've consistently interpreted that that way every time," said Commissioner Mike Needham.
The Planning Commission addressed Cole's view that allowing the building would negatively impact the historic character of the downtown. While the Hall building falls within the Shelden Avenue Historic District, the city has no historic preservation ordinance, the resolution said. Additionally, it said, "the building on the subject site was constructed in the 1980s and is not a historic structure."
Because of the aforementioned gap in the "street wall," the resolution said, the new building also meets the purposes of the central business district better than the current structure while also respecting the character of the historic district, the commission found.
The stay and the lawsuit against the city are ongoing. A hearing in Houghton County Circuit Court is scheduled for Nov. 16.