Planning commission backs rezoning near Brown/Chippewa despite neighborhood opposition

The Mount Pleasant Planning Commission voted to recommend that the City Commission approve a rezoning for 1104 East Chippewa from City 3 (suburban character) to City 4 (general urban) with a special requirement limiting the lot to residential uses. Commissioners voted to forward the rezoning despite extensive public testimony opposing higher-density housing on the block.

Why it matters: The applicant said the rezoning would allow “missing middle” housing — multiple small residential units such as fourplexes — on a parcel currently occupied by a single-family house. Neighbors argued the plan would dramatically change the character of a long-established single-family neighborhood, increase traffic and parking pressure, and harm property values.

Staff presentation and applicant intent Manuela Pavlodico presented the application, noting the site is identified in the city’s future land use map as appropriate for attached residential (City 4) development and that City 4 allows duplexes, accessory dwelling units and smaller multifamily forms that staff and the master plan consider “missing middle” housing. The applicant, Scott Bell of Laffin Associates, said the intention is to create multiple fourplex-style units targeted at workforce or young professional families rather than students.

Public opposition More than a dozen neighbors spoke in opposition during the public hearing, and petition signatures and individual written comments were submitted. Common concerns included: - Neighborhood character: speakers said the area is overwhelmingly single-family and that adding five fourplex buildings and roughly 20 units would be out of scale. Several speakers described the block as a historic, quiet neighborhood where residents know one another. - Traffic and safety: residents warned that an increase in vehicles (speakers cited an approximate 40 additional parking spaces in project concept plans) would strain the single access point on Chippewa and create safety risks for children who walk in the area. - Property values and livability: multiple speakers said the rezoning would make their properties harder to sell and would reduce neighborhood livability. - Notice and process: several residents said they learned about the rezoning only days earlier and questioned the adequacy of outreach.

Speakers included Megan Moreno (201 North Brown Street), Chuck Crespi (111 Russell Street), Chelsea Tanwoldi (1105 East Chippewa), Patty Strong (906 East Chippewa), Rosie Gray (former Broadway resident and local landlord), Sally Rose (301 North Brown), Anthony Marino (201 North Brown), and others. Several speakers said they canvassed neighboring properties and found little support for the rezoning.

Applicant response Applicant Scott Bell addressed concerns in the meeting, saying the proposal targets “missing middle” owner-occupied or small rental units and that the lot’s size and configuration make it a logical site for denser, smaller-footprint housing. He said the market near the downtown supports walkable units for younger professionals and families and that some surrounding properties already include duplexes and small multifamily developments.

Vote and outcome After discussion, the commission moved to recommend approval of Z-25-02. The motion passed on roll call. Votes recorded in the transcript were: Commissioner Deveney — yes; Commissioner Farley — yes; Commissioner Friedrich — yes; Commissioner Havels — yes; Commissioner Erwin — no; Commissioner Kingsworthy — yes; Commissioner Leach — absent; Commissioner Martinez — yes; Commissioner Grama — yes. Tally: 7 yes, 1 no, 1 absent.

What happens next The planning commission’s recommendation now goes to the city commission, which has final authority to adopt the rezoning. If the city commission approves the rezoning, any subsequent development will require site-plan review and building permits and must meet city standards for landscaping, parking, drainage and neighborhood buffering.