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Planning commission backs rezoning to allow 18–22-lot development with 75% attainable housing
Summary
The Charlevoix County Planning Commission recommended approval of rezoning a 4-acre parcel in Charlevoix Township from R-1 to R-2 to allow smaller lots and duplexes for an 18–22-lot development; the applicant team says 75% of lots would be restricted for local residency and employment and priced at $250,000–$300,000.
The Charlevoix County Planning Commission voted to recommend approval of a rezoning request for a 4-acre parcel at 14132 Garfield Ave. W. in Charlevoix Township, to allow one- and two-family dwellings and smaller lots for a proposed residential development.
Kiersten Stark, Planning Director, presented the Planning Department staff report comparing the current R-1 (One Family Dwelling) district with the proposed R-2 (One and Two-Family Dwelling) district, noting zoning of adjacent parcels, soils and dimensional requirements, available municipal water and sewer nearby, and the Charlevoix Township Master Plan. The staff report flagged that much of the parcel has a seasonally high water table but concluded the proposed zoning change aligns with the desired smaller-lot development pattern in the area.
John Kurtz, who identified himself as affiliated with the development company Sheridan Street Development, described the proposed project as roughly 18–22 lots, staged so the portion inside the city limits would be developed first. He said the Timms family has committed to donating land and developing approximately 75% of the lots as attainable housing with deed restrictions requiring residency at least 10 months per year and employment in Charlevoix or Emmet counties; at least five lots would not have deed restrictions. Kurtz said a Phase I environmental assessment has been contracted and that “they don’t anticipate any issues” and that “there was never any fuel-oil at the old house.” He said the developer estimates lots could be sold for about one-third the land value of a comparable city lot, and that home prices would be targeted at $250,000–$300,000 versus a local average sale price of about $428,000.
Commission discussion touched on elevation and soil conditions; Commissioner Mike Ritter noted water does not appear to be a significant issue compared with nearby subdivisions, while Chair Nancy Ferguson and staff pointed to mapped soil types and the seasonal high water table. Commissioners also noted municipal water and sewer availability as a selling point for the project.
Motion and outcome: Matt Cunningham moved, and Mike Ritter seconded, a motion to recommend approval of rezoning tax parcel 15-004-027-006-10 from R-1 to R-2 and to forward the Planning Department staff report to Charlevoix Township. The voice vote was all in favor, with Sherm Chamberlain abstaining because he had recused earlier due to his involvement with project representatives. The motion passed.
Next steps: The Planning Commission’s recommendation and the staff report will be sent to Charlevoix Township for their consideration and formal action.
