Discussion Points

The proposed use will not be consistent with the purpose and intent of the Master Plan and Zoning Ordinance, including the Zone District, because the proposed development is not consistent with the pattern of development as recommended by the Master Plan. Additionally, the Master Plan recommends that overall densities of existing neighborhoods be maintained.

The proposed use will not be compatible, harmonious and appropriate with the character and uses of the neighborhood, adjacent properties, and the natural environment because, the Zoning Ordinance does not encourage the removal of existing trees and the Master Plan encourages clusters of development patterns to conserve open space and natural features.

The proposed use will not be consistent with the purpose and intent of the Master Plan and Zoning Ordinance, including the Zone District, because the proposed use will not be consistent with the desired future character of the zone district as a low-density residential area and will exceed the density of the Low Density Residential designation of the Master Plan and would also exceed the density as indicated in the Michigan Street Corridor Plan.

The proposed use will not be compatible, harmonious and appropriate with the character and uses of the neighborhood, adjacent properties, and the natural environment because the scale and massing of the proposed building will not be consistent with the single-family residential character of the surrounding neighborhood and the proposed use will not be consistent with the desired density of the neighborhood.

The proposed use will have adverse effects on the neighborhood because the additional residential units in the neighborhood may increase traffic and parking needs, especially given that there is no street parking available on Michigan Street and the height of the building and its placement on the site will negatively impact the quality of life of neighboring residential properties.

The proposed uses will be detrimental, hazardous, or disturbing to existing or future uses or to the public welfare by reason of excessive traffic, noise, or visual clutter because the proposed building is out of scale with the character of the exiting single-family residential neighborhood; additional residential density will result in additional traffic; development on the subject property will excessively affect abutting properties due to the extreme depth of the site.

The proposed use will adversely affect the walkability of the neighborhood, impair pedestrian circulation patterns, disrupt the continuity of the urban street wall, or otherwise hinder the creation of a pedestrian-oriented environment because adequate pedestrian walkways and connections to the sidewalk on Michigan Street are not being provided.

The proposed development will not retain as many natural features of the landscape as practicable because the proposed development will result in a loss of greenspace on the site as well as impact the steep slopes on the site.

The proposed use would be detrimental to the financial stability and economic welfare of the City because the project would have a destabilizing effect on a desirable neighborhood.

Trees on abutting parcels being damaged or killed during grading of this land.

Sloped Parking lot grading means that surface treatment salt, vehicle contaminates, water, cigarette butts and other trash will flow from the parking lot into neighboring properties, regardless of bushes or fencing.

Compromising zoning integrity sets a precedence for our neighborhood and entire city by piecing apart existing neighborhood plans.

Permanent alterations to existing neighborhood schemes may lower desirability of neighborhood for potential home owners or home renters.

Permanent alterations to existing neighborhood schemes to accommodate a temporary necessity for more housing may not help our city achieve density goals long term.

Permanent alterations to existing neighborhood scheme to accommodate a builder’s financial aspirations lacks integrity.

This proposed change in our neighborhood feel or dynamic undermines those who have invested intentionally in a low-density, single family neighborhood.

Congested traffic in an already heavily trafficked area and nearby intersection (Michigan and Fuller).

Increased noise in a quiet, family neighborhood.

Potential change of ownership creates an unknown of what property will become years from now.

Rental units or homes may reduce desirability of neighborhood for potential homeowners.

Reduced outdoor space and tree canopy coverage is inconsistent with the city master plan and mayor’s agenda.

Expanding the city too fast may result in long term financial catastrophe. A “Smart Growth” approach would help our city achieve long term goals.

Drastic change of neighborhood scheme may reduce livability for existing home owners.

High-density is an unsuitable solution that undermines the character, livability, social fabric and even public health (as we have learned this past year).

With pricing starting from $900/ studio and $1200/ Two Bedroom - and credit checks requiring $2250 for an individual's income per month and $2625-$3000 2-4 person income per month, This building increases profit for the builder without offering a substantial margin of affordability for tenants (despite their language indicating this property is “affordable”)

Proposed structures are a visually inconsistent with current structures and may deter potential home buyers or renters.

The drastically atypical structure creates neighborhood dissonance visually and spatially.

A low density concept would likely be supported by neighbors.