William Matt
It is my pledge to always seek justice on behalf of the City of Lansing. As your neighbor, I will work diligently to find responsible solutions to our challenges, and lead with a vision guided by a hope of an ever-better city.
Saturday, September 29, 2007
Hunter's Ridge Development
If zoning permits were issued to nice guys, then I'm sure Robb Munger's application for 120 units West of Hunter's Ridge would sail through.
At a hastily called meeting in the neighborhood today, Mr. Munger fielded questions from concerned residents and neighbors calmly. He wants to create a sustainable neighborhood. He spoke about his legacy to his kids, his deep commitment to the environment. He even pointed out that he drives a hybrid.
Alas, the neighbors were skeptical of this out-of-towner, looking to tear down green space and put up units that may not sell, and will certainly increase traffic.
The project, called Copper Bend as Mr. Munger explained, would have condo units from 850 to 1800 square foot, selling for 100K to 130K. Besides, he explained, the development would have 4 little subdivision circles, each with a small park in the middle and walking paths through them. These would be connected and arranged in the shape of a 4-leaf clover of sorts. Much nicer and more orderly than say 250 units in straight rows.
About 25 people were there asking very pointed questions, some getting answers, and some leaving feeling like they did not get an answer. A public hearing is scheduled for Monday, October 1 at the City Council Meeting at 7:00 PM. Mr. Munger stated that if his project was opposed, he would not hesitate to have his lawyers and engineers proceed with a higher density 200 unit project. Nice guy, but still a businessman after all.
I asked what he expected to come from Monday's meeting...if he would pull the current project if anyone showed up in opposition? I told him that there would be no action by council Monday, to approve or delay the project either way. It is simply a public hearing for residents and council, and the matter would go back to committee regardless. I didn't want Mr. Munger to decide Tuesday morning to scrap the existing plans if people show up, and show up they will, to oppose the project. Mr. Munger softened his Monday "my way or the highway" stance, but he did make it clear that he would not be waiting around forever to become a jilted bride. He is willing to make a substantial investment and take a big risk, but some residents took this as a veiled threat. An offer they cannot refuse.
There are several key, key questions that need to be addressed before council should be able to make an informed decision on the zoning.
First of all, the project is a downsizing zoning, again, from an old zoned high density project to a smaller one, but the old zoning is not valid. Or is it? Despite what I have been told, that any rezoning will be required, a second view point is that if the previous zoning is ruled invalid, the site would revert back to the previous zoning amount, which is less than 250, but still more than 120, and is approximately 180 units. This would have been an original zoning from the 70's.
The location of the old, now defunct Hunter's Ridge clubhouse, leads Cmr. Kathie Dunbar and me to speculate that Hunter's Ridge project was originally planned to go all the way back over the 23 acres. Cmr. Dunbar and Cmr. Quinney were also there, to gather information and hear resident concerns.
So the paramount question is what is the legal status of the current zoning for the property? Is it the recent more recent CUP zone for 250 units, is the old zone reverted to if that is invalid at 180 units, or something else entirely requiring council approval for the development? I'm hoping the city attorney will be prepared to address that question Monday.
On a personal level, I have already stated I prefer owner occupied housing. Is a condo owner occupied? I suppose on one level it is, but Mr. Munger could not rule out the chance of a landloard buying a group of condos and then renting them out.
On a professional level, I am concerned about the residents dealing with construction noise, dirt, safety issues, and the future impact on traffic. Hunter's Ridge is a short road with a very residential feel.
I would love to see more owner occupied newer housing units in Lansing. I see the suburban flight into newer housing that is modern, bigger and has more amentities every day. Maybe if some projects like that were built in Lansing, people looking to upgrade would not be forced out of Lansing. But where in Lansing can you find a good sized new home?
Lastly, I urged Mr. Munger to really consider what potential this property has, on the Grand River. Some of the most prestigious and valuable property in the city is on the Grand. It is a finite resource. To put $100,000 condo's on the river seems to me like he is not using the property to it's full potential.
There is a house for sale on Moore's River Drive for nearly a million dollars. Surely 25 acres with Grand River access could be put to better use than 100k condos. Maybe a new neighborhood of 30 owner occupied houses in the $250,000 range would be a more appealing project both to the neighbors and to the residents of Lansing looking to upgrade and stay.
There is no question that Lansing has an excess stock of housing. There is also no question that Lansing housing stock is aging and small. Residents have concerns, and property owners and developers have rights too. I hope we can find a solution that appeals to everyone.
At a hastily called meeting in the neighborhood today, Mr. Munger fielded questions from concerned residents and neighbors calmly. He wants to create a sustainable neighborhood. He spoke about his legacy to his kids, his deep commitment to the environment. He even pointed out that he drives a hybrid.
Alas, the neighbors were skeptical of this out-of-towner, looking to tear down green space and put up units that may not sell, and will certainly increase traffic.
The project, called Copper Bend as Mr. Munger explained, would have condo units from 850 to 1800 square foot, selling for 100K to 130K. Besides, he explained, the development would have 4 little subdivision circles, each with a small park in the middle and walking paths through them. These would be connected and arranged in the shape of a 4-leaf clover of sorts. Much nicer and more orderly than say 250 units in straight rows.
About 25 people were there asking very pointed questions, some getting answers, and some leaving feeling like they did not get an answer. A public hearing is scheduled for Monday, October 1 at the City Council Meeting at 7:00 PM. Mr. Munger stated that if his project was opposed, he would not hesitate to have his lawyers and engineers proceed with a higher density 200 unit project. Nice guy, but still a businessman after all.
I asked what he expected to come from Monday's meeting...if he would pull the current project if anyone showed up in opposition? I told him that there would be no action by council Monday, to approve or delay the project either way. It is simply a public hearing for residents and council, and the matter would go back to committee regardless. I didn't want Mr. Munger to decide Tuesday morning to scrap the existing plans if people show up, and show up they will, to oppose the project. Mr. Munger softened his Monday "my way or the highway" stance, but he did make it clear that he would not be waiting around forever to become a jilted bride. He is willing to make a substantial investment and take a big risk, but some residents took this as a veiled threat. An offer they cannot refuse.
There are several key, key questions that need to be addressed before council should be able to make an informed decision on the zoning.
First of all, the project is a downsizing zoning, again, from an old zoned high density project to a smaller one, but the old zoning is not valid. Or is it? Despite what I have been told, that any rezoning will be required, a second view point is that if the previous zoning is ruled invalid, the site would revert back to the previous zoning amount, which is less than 250, but still more than 120, and is approximately 180 units. This would have been an original zoning from the 70's.
The location of the old, now defunct Hunter's Ridge clubhouse, leads Cmr. Kathie Dunbar and me to speculate that Hunter's Ridge project was originally planned to go all the way back over the 23 acres. Cmr. Dunbar and Cmr. Quinney were also there, to gather information and hear resident concerns.
So the paramount question is what is the legal status of the current zoning for the property? Is it the recent more recent CUP zone for 250 units, is the old zone reverted to if that is invalid at 180 units, or something else entirely requiring council approval for the development? I'm hoping the city attorney will be prepared to address that question Monday.
On a personal level, I have already stated I prefer owner occupied housing. Is a condo owner occupied? I suppose on one level it is, but Mr. Munger could not rule out the chance of a landloard buying a group of condos and then renting them out.
On a professional level, I am concerned about the residents dealing with construction noise, dirt, safety issues, and the future impact on traffic. Hunter's Ridge is a short road with a very residential feel.
I would love to see more owner occupied newer housing units in Lansing. I see the suburban flight into newer housing that is modern, bigger and has more amentities every day. Maybe if some projects like that were built in Lansing, people looking to upgrade would not be forced out of Lansing. But where in Lansing can you find a good sized new home?
Lastly, I urged Mr. Munger to really consider what potential this property has, on the Grand River. Some of the most prestigious and valuable property in the city is on the Grand. It is a finite resource. To put $100,000 condo's on the river seems to me like he is not using the property to it's full potential.
There is a house for sale on Moore's River Drive for nearly a million dollars. Surely 25 acres with Grand River access could be put to better use than 100k condos. Maybe a new neighborhood of 30 owner occupied houses in the $250,000 range would be a more appealing project both to the neighbors and to the residents of Lansing looking to upgrade and stay.
There is no question that Lansing has an excess stock of housing. There is also no question that Lansing housing stock is aging and small. Residents have concerns, and property owners and developers have rights too. I hope we can find a solution that appeals to everyone.
Labels: condos, development, hunters ridge, lansing
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