Mount Pleasant commission approves multiple rezonings, zoning text change and $18 million water bond

The Mount Pleasant City Commission on July 14 approved a package of land-use changes and a financing authorization aimed at expanding housing options and funding water-treatment improvements.

The commission adopted a city-led rezoning of roughly 12 acres on Cross Lane from CD-3 (Suburban Character District) to CD-4 (General Urban Character District), approved a developer-led rezoning at 1104 East Chippewa Street to CD-4 after extensive public comment, and approved a private applicant’s rezoning at 221 West Michigan from CD-4 to CD-5. The commission also approved a text change to the zoning ordinance that removes the one-principal-building-per-lot restriction in CD-4 and authorized the sale of up to $18,000,000 in bonds for Drinking Water State Revolving Fund (DWSRF) financing.

Why it matters: City planners told commissioners the rezonings and the text change are intended to enable “missing middle” housing (duplexes, fourplexes, bungalow courts and other forms between single-family homes and large apartment blocks) and to make the city eligible for time-sensitive state infrastructure and housing grants. Commission action clears the way for developers and the city to pursue grant funding and submit site plans that must later pass staff and planning commission technical review.

What the commission decided and why

Cross Lane (city-led rezoning): Planning staff recommended rezoning about 12 acres on Cross Lane to CD-4 to enable a mix of smaller, denser housing typologies and to make the site eligible for infrastructure grants. Planning Director Manuela Povidika told the commission the site is large enough to accommodate a phased block layout and estimated the city could accommodate roughly 80 units on the acreage depending on final design and grant requirements. The commission approved the rezoning by roll call. Povidika noted an approaching grant deadline and said the city cannot apply for certain infrastructure grants without zoning in place.

East Chippewa (1104 East Chippewa Street, Lapham Associates): The most contested vote of the night centered on a single parcel owned by the Lapham family. Applicant materials initially showed a conceptual plan for multiple buildings; at meetings and in conversations with staff the owner said he now expects to pursue a smaller configuration (his latest stated preference was five duplexes, 10 units). Neighbors opposed the rezoning, arguing it would create a “spot zoning” change inconsistent with the established single-family character, increase traffic near Mary Maguire Elementary and overload local infrastructure. Supporters including housing advocates argued the parcel is appropriate for added housing and noted market pressure on rents. Scott Bell, the applicant’s representative, said the owner “has no intentions of building a high-rise apartment” and described the project as intended to provide family-oriented, low-maintenance rental housing. The commission approved the rezoning on a roll-call vote with one commissioner recorded as opposed.

221 West Michigan (Z2501, Great Lakes Bay Properties LLC): Planning staff described the two vacant parcels at 221 West Michigan as a priority downtown redevelopment site. The applicant seeks CD-5 zoning (Urban Center) to allow a mixed-use, 3–4 story building with ground-floor retail and upper-floor housing. Staff cited consultant data showing a regional housing gap and argued the change aligns with the master plan’s mixed-use objectives. The commission approved the rezoning.

Zoning text change (TC-2501): The commission voted to remove the one-principal-building-per-lot restriction in CD-4 to allow phased developments, bungalow-court–style single-family groupings, condominiums and other “missing middle” typologies. Planning staff emphasized that other design standards (setbacks, street-facing building placement, parking location, landscaping and building-separation requirements) remain in force and that the change is intended to enable smaller-scaled, contextual infill rather than large student-oriented apartment blocks.

DWSRF bond authorization: The commission authorized sale of up to $18,000,000 in bonds to support the water treatment plant improvement project and related work under the state Drinking Water State Revolving Fund. City staff said the anticipated financing need for the first phase is roughly $12 million and that the DWSRF package includes about $2.2 million in principal forgiveness and a low (about 2%) interest rate. The resolution passed by roll call.

Public comment and key viewpoints

• Housing advocates, local economic-development staff and nonprofit housing groups urged approval: “Increasing housing opportunities in Mount Pleasant is an economic development strategy for all of us,” said Katie Morrow of Middle Michigan Development Corporation during public comment. Habitat for Humanity of Isabella County’s executive director said rezoning would “get us one step closer to solving the housing crisis.”

• Shelter providers and service agencies stressed immediate need: Dio Brecht, executive director of Isabella County Restoration House (the local shelter), described callers who had a job but no housing and urged the city to enable more units. “We need housing in our community,” he said.

• Neighbors in the East Chippewa area raised concerns about traffic, school capacity, the loss of green space and “spot zoning.” Several residents urged smaller-scale development (duplexes or owner-occupied units) or preserving the parcel as park or lower-density housing.

• Applicants and their representatives said they are willing to work with neighbors on design. Scott Bell, representing the Lapham family, said the owner has discussed smaller options and intends a family-oriented configuration rather than large student housing.

What happens next

Approvals taken July 14 change the zoning framework and allow applicants and the city to pursue grant applications, complete engineering and submit formal site plans. Those site plans will still require technical review by city staff and approval by the planning commission; site-plan review is largely a standards-based process rather than a second public hearing.

Planning staff repeatedly emphasized timing: several grant windows (including an early September deadline mentioned during the meeting) require zoning in place before applications can be submitted. Staff also noted that grant-funded affordable units will typically come with affordability restrictions for a defined period (staff referenced 20-year affordability periods for some programs).

Votes at a glance

- Z2501: 221 West Michigan (Great Lakes Bay Properties LLC) — Rezoned from CD-4 to CD-5. Motion approved (voice/commission record). Motion and second recorded in meeting minutes: motion by Commissioner Bush; second by Commissioner Rollins. Outcome: approved.

- TC-2501: Zoning text change — Amend Table 154.405(a) to remove the “one principal building per lot” restriction in CD-4. Motion moved by Commissioner Alsager; second recorded. Outcome: approved by roll call.

- Z2503: Cross Lane (city-initiated) — Rezoned from CD-3 to CD-4 with residential-only special requirement to enable grant-eligible, missing-middle housing on roughly 12 acres. Outcome: approved by roll call. Staff estimated the site could support roughly 80 units depending on final design and grant requirements.

- Z2502: 1104 East Chippewa (Lapham Associates) — Rezoned from CD-3 to CD-4. The item drew sustained neighborhood opposition and a petition that triggered the supermajority threshold; the commission approved the rezoning (one commissioner recorded a no vote).

- Bond authorization: Resolution authorizing sale of up to $18,000,000 in bonds through the DWSRF program to support water-treatment plant work (anticipated first-phase cost ~ $12M). Staff cited roughly $2.2M in principal forgiveness and a low state interest rate. Outcome: approved by roll call.

Speakers quoted in this story are those who spoke at the July 14 meeting; public comment and staff presentations are part of the municipal record.

Ending note

Commission action on zoning and the DWSRF bond clears the way for grant applications and for applicants to prepare detailed site plans. Those site plans must still meet the city’s form-based and technical standards; neighbors and developers will see more detailed proposals at staff and planning commission review hearings before any construction begins.