City Council reviews Woda Cooper proposal for 75 Scott Street; council approves county parking purchase and several related measures

Woda Cooper Companies presented plans to redevelop the former City of Monroe Central Fire Station site at 75 Scott Street into a three‑story, 46‑unit residential building, and city staff outlined next steps including zoning amendments, a PILOT request and a potential special council meeting in late September.

The project, Woda Cooper said, would place a three‑story elevator building at the corner of Scott and First streets with parking in the rear accessed from the alley. The company described the proposal as 23 one‑bedroom units and 22 two‑bedroom units, community amenities such as a rooftop terrace, community room, fitness center and playground, and a property manager’s office. “We are long term owners. We want to be a part of the community, build a partnership with you, and ensure that what we’re proposing here really meets the needs of the community,” said Clay Cooper of Woda Cooper Companies.

Why it matters: Woda Cooper plans to rely on low‑income housing tax credits administered by the Michigan State Housing Development Authority (MSHDA) for financing, which makes the city’s willingness to provide a payment in lieu of taxes (PILOT) and timely local approvals a competitive factor for scoring the state application. Company representatives said the application deadline to MSHDA is Oct. 1 and that a favorable local package would increase their scoring prospects.

Project finance and rents: Presenters described a financing stack built around tax‑credit equity (stated as roughly $13.4 million), a permanent first mortgage of about $975,000, a deferred developer fee of roughly $476,000, construction costs in the neighborhood of $9.9 million, soft costs about $2.7 million and an overall development cost estimate of $14,001,127. The firm gave preliminary rent ranges for one‑bed units at about $512–$1,012 and two‑bed units at about $615–$1,264. Greg Mustrick of Woda Cooper said those figures reflect the income restrictions tied to the tax credit program and the mixed‑income approach the company expects to implement.

PILOT and local revenue: Woda Cooper told council it typically requests a PILOT under the MSHDA enabling provisions (the company referenced the section it uses in MSHDA guidance) and proposed a 4% payment in lieu of taxes tied to net rental income; the firm estimated a 4% PILOT payment on their model would yield about $14,287 annually to local taxing jurisdictions in the early years. Company representatives emphasized that PILOTs are part of their statewide financing approach and that the state’s Qualified Allocation Plan awards points for local support.

Local partnerships and unit set‑asides: The developer said it expects to partner locally (the stated co‑development partner was identified as “Stephanie” from MCOP) and to reserve units for supportive services; they tentatively proposed setting aside at least seven units for veterans, subject to investor requirements. The firm also pledged local hiring and engagement on public‑facing elements such as a mural on First Street.

Approvals and schedule: City staff said the project will seek an amendment to the existing Planned Unit Development (PUD) to reflect the new site layout; staff indicated the developer will present the PUD amendment to the Citizens Planning Commission in September and that the council may hold a special meeting on Sept. 29 to consider preliminary site plan approval and a PILOT agreement so the developer can meet the Oct. 1 MSHDA application deadline. Woda Cooper stated that, if awarded credits in winter 2026, it would aim to obtain permits and start construction in 2026 with completion around October 2027, subject to final financing and permitting.

Council and staff support: Council members and city officials spoke in favor of moving the process forward and noted the site is a downtown priority in the DDA master plan. Assistant City Manager Mark Cochran and City Manager Robinson described the project as consistent with city housing priorities and praised the developer’s track record of long‑term ownership and property management.

Votes at a glance from the meeting: Council approved a set of items during the meeting that are related to downtown redevelopment and other city business. Notable votes recorded during this session were:

- Purchase/lease with Monroe County: Council approved a purchase agreement to acquire the county‑owned parking lot at 60 Wadsworth Street and a 30‑year lease back of identified parking spaces at 212 East Front Street for county use. Motion moved by Councilman Hader; roll call approved (Steelgrave, Vining, Jermaine, Stringham, Hader, Mayor Clark — all “Yes”).

- OPRA (Obsolete Property Rehabilitation Act): Council adopted a resolution approving an OPRA exemption certificate for ST Project Management Agency, LLC, for 111 East Front Street, covering a 12‑year period and a roughly $551,000 redevelopment of that property.

- Fireworks ordinance: Council gave final reading to Ordinance 25‑005, adding Chapter 348 (Fireworks) to the code; the ordinance was adopted by roll call.

- Federal grant authorization: Council authorized staff to submit a Federal Lands Access Program (FLAP) grant application to support realignment of Detroit Avenue to join National Park Service and U.S. Fish & Wildlife lands in the River Raisin Corridor.

- Commercial rehabilitation district: Council scheduled a public hearing for Sept. 15, 2025, to receive comments on establishing a commercial rehabilitation district generally coterminous with the Downtown Development Authority boundaries (a tool to abate taxes on new investment for up to 10 years under state law).

- Opioid settlement: Council authorized the city’s participation in the new national opioid settlement and directed the city attorney to execute necessary documents.

What council asked staff to do: Council and staff emphasized (1) timing—staff were asked to pursue a special meeting to allow the developer time to submit an MSHDA application, (2) clarity on PILOT terms and impacts to local taxing bodies and the DDA revenue capture, and (3) continued public engagement on site design. Assistant City Manager Cochran noted the DDA district intentionally includes the fire station parcel so the DDA benefits from future improvement in the area.

Next steps: Staff said the developer will apply to amend the existing PUD and seek preliminary site plan approval; staff will place items needed for formal action (PUD amendment/site plan and PILOT agreement) on an upcoming special meeting agenda. The developer reiterated the Oct. 1 MSHDA application deadline and asked for a letter of support and timely local actions to strengthen its application.

Ending: Council did not take a final vote on the site plan or a PILOT at the meeting; the developer and city staff said they would return with formal applications and that council action on PILOT and site plan would be required before the project could move from concept to permit stage.