Plan commission recommends approval of Spring Street certified survey map for Seasons at Spring Street development

The Village of Mount Pleasant Plan Commission voted unanimously to recommend approval of Certified Survey Map CSM 25-04, which subdivides a parcel into three parts to support the two-phase Seasons at Spring Street apartment development and a stormwater outlot. The recommendation was made during the commission’s public meeting and will go to the village board for final action.

The approved recommendation covers Lot 1, which is intended for phase 1 of the Seasons at Spring Street multiunit building development; Lot 2, reserved for phase 2; and Lot 3, relabeled as an outlot for the required stormwater detention facility. Sam, a Village staff member, told commissioners the map also “dedicates 40 feet to the public for Carrington Boulevard north of Spring Street,” which aligns with the village comprehensive plan and a development agreement the village board approved with Fred Spring Street HC LLC and Fred Spring Street 2 HC LLC. The parcel is currently zoned AG-2, but the village board previously approved an RM zoning ordinance (Ordinance 26-20-22) that, per that ordinance, “shall automatically take effect when the applicant purchases the property.”

The plan commission packet included a fiscal analysis and site materials. According to the staff presentation, estimated taxable value per acre for the completed development is about $3,300,000; the current assessed value of the subject property is $8,500 under agricultural assessment; and the development agreement estimates total improvement value for both phases at about $85,000,000. Staff said the project would be eligible for a municipal revenue obligation of about $12.5 million at 6% interest while Tax Increment District (TID) 7 is open, intended primarily to reimburse the developer for upfront public improvement costs. Staff also estimated the project could generate roughly $350,000 in net revenue per year after infrastructure and service costs under normalized tax collections.

Staff recommended several conditions be shown on the CSM before the village board review: show the updated RM zoning district and its minimum lot-area requirements; restrict direct access to Spring Street and require access via Carrington Boulevard and a future Rosewood Lane per the traffic analysis and county requirement; add cross-access easements between Lots 1 and 2; reflect recently installed sewer and water facilities on the map; relabel Lot 3 as an outlot (outlots are not intended for building development); and depict a 33-foot roadway reservation for Rosewood Lane along the eastern portion of Lot 2 consistent with the signed dedication agreement.

Paul Schmitter, representing Fiduciary Real Estate Development and the applicant, confirmed the project will use the phased approach and described phase 1 as approximately two-thirds of the project. Schmitter said the first phase would include about 220 units and the product would be “virtually identical to the Braun Road units,” including a clubhouse. He said the team expects to close on the property the next day (from the meeting date) and aimed to begin construction in early September, subject to necessary permits and agency approvals: “We got our approval letter from Tony yesterday,” Schmitter said, referring to a village reviewer. Paul also said the development’s stormwater strategy relies on on-site ponds designed to infiltrate most runoff to meet DNR and village standards, with engineered overflows only for rare, extreme events.

Commissioners asked technical questions about access, lot line geometry, stormwater flow, and phasing. Staff confirmed the county required the access restriction to Spring Street and that traffic impacts were analyzed as part of county review. After discussion, a commissioner moved to recommend approval of CSM 25-04 and a second was recorded; the motion passed unanimously.

The commission’s recommendation is advisory; final approval of the CSM and any required zoning or permit actions will occur at the village board and through subsequent permitting steps.