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Hilltop View Apartments New Construction Project Avalon Housing, Inc Attachment 18: Hilltop View Apartments New Construction Project Avalon Housing, Inc. 7651 Dan Hoey Rd, City of Dexter, Washtenaw County, MI 2019-20 HOME Investment Partnership Program (HOME) Funding Conformance with Plans / Compatible Land Use and Zoning / Scale and Urban Design Documentation, Conformance with Plans / Compatible Land Use and Zoning / Scale and Urban Design Narrative, Dexter Master Plan, Dexter Zoning Ordinance Regs, Dexter Zoning Map, Washtenaw County Housing Affordability and Economic Equity Analysis April 2, 2020 1 Conformance with Plans/Compatible Land Use and Zoning Narrative The land use designation for this site according to the City of Dexter Master Plan adopted in November 2019, is identified as Village Commercial. The Master Plan specifically identifies this development site in its discussion of the Village Commercial zoning district: This designation is located in an area that includes ”. the parcel on Dan Hoey near the entrance to the industrial park. The area on Dan Hoey is to accommodate a pending mixed use development including housing, offices, and a food pantry.” The Village Commercial zoning district allows the mix of uses as proposed by this development, including: “Residential dwellings on upper floor only when commercial retail and office uses are within a building”; “Community Centers”; “Business and professional offices”; and “Multi‐family dwellings as a Special Use”. The Master Plan further states as a goal “Provide a desirable residential environment with diverse housing options for City residents” with an objective to “Allow for a range of housing options for City.” The Hilltop View Apartments development is seeking a rezoning from the current RD Research Development zoning designation to Planned Unit Development with Village Commercial as the underlying zoning district. The development received preliminary PUD Site Plan Approval from Dexter City Council in September 2019, and will be returning to Planning Commission and Council for Final PUD Site Plan approval. Hilltop View Apartments includes 24 residential units, a food pantry and a community center, all of which were part of the September 2019 preliminary PUD Site Plan approval. As part of their approval, City Council concluded that “the proposed density is acceptable.” Therefore, this project is in conformance with the Citys Master Plan and Zoning Ordinance. See Dexter Master Plan attached, including Future Land Use Map, Dexter Village Commercial Zoning District Regulations, and Dexter PUD Zoning District Regulations attached. Scale and Urban Design Narrative The Hilltop View site is surrounded on the immediate west by public use which is specifically a partially vacant property that includes the Dexter Community Garden and further west with multifamily residential development, south and southeast by a vacant portion of an adjacent parcel and further south and southeast by industrial research and development and vacant parcels, on the east industrial research and development and on the northwest, north and northeast by public use specifically public schools in all three of those directions and further northwest a cemetery. Currently the Hilltop View Site has four outbuilding appurtenant structures affiliated with a former single family residential farmstead structure that was demolished circa 2015 2016 located on the property parcel, plus portions of the Dexter Community Garden and a public mulch pile, plus open, unmowed vacant areas towards the rear of the site. All of these four outbuilding appurtenant structures are in fair to good structural condition. The appurtenant out‐buildings will be demolished. The development of this site which formerly contain one single family residential home increases the total number of residential units on site by 24 residential units, all of which will be affordable housing units. This supports the Washtenaw County Housing Affordability and Economic Equity Analysis which identifies the need to identify infill opportunities for new affordable housing projects. The residential units at the Hilltop View sites are well located in relation to access to commercial, cultural, schools and civic opportunities in the Dexter community as well as public transportation through the WAVE bus system and are close to job centers which will provide affordable housing in a location that is convenient for residents and less likely to contribute to increase commuting pressure. According to the Washtenaw County Housing Affordability and Economic Equity Analysis: Right now, the market is doing an adequate job of addressing significant portions of rental housing needs or working families. But families with poor credit and work histories, disabilities, or other challenges are not being served by the market. This project addresses these goals, and the undeveloped characteristics of this property provides an excellent opportunity to address 2 affordable housing needs within the greater Dexter community. The properties will be compatible with the surrounding neighborhood as it will provide for the construction of 24 new multi‐family residential units on this site that are affordable for low‐income households on scarce infill parcel that are currently undeveloped and located within the city and are compatible with the nearby multi‐family residential uses located near the sites. It is of a similar size and impact as these surrounding as the multi‐family residential development to the west and therefore does not change the existing character and compatibility of the surrounding neighborhoods of the site. See Dexter Master Plan attached, including Existing Land Use Map and Future Land Use Map, and Washtenaw County Housing Affordability and Economic Equity Analysis attached. 3 Parks & Recreation DRAFTPlan Master Plan 4 Acknowledgments Planning Commission Administration Chair: Matt Kowalski City Manager: Vice Chair: Thomas Phillips Courtney Nicholls James Carty City Clerk and Assistant to the City Manager: Alison Heatley Justin Breyer Kyle Marsh Karen Roberts Treasurer/Finance Director/Assessor: Marni Schmid Marie Sherry Jim Smith Community Development Manager: Scott Stewart Michelle Aniol City Council Assistant Planner: Mayor: Shawn Keough Mike Auerbach Council Members: Superintendent of Public Services: Scott Bell Dan Schlaff Paul Cousins Donna Fisher Julie Knight Zach Michels Jim Smith 2 5 11/6/19 DRAFT Master Plan Table of Contents Chapter 1: Introduction 7 Purpose of the Master Plan 7 How Is the Plan to be Used? 7 Historic Context 8 Planning Process 9 Regional Setting and History 10 Chapter 2: Existing Land Use and Community Plans 13 Existing Land Use 15 City Planning Initiatives 16 County Planning Initiatives 19 Non-Motorized Pathway Initiatives 20 Neighboring Communities 21 Chapter 3: Community Goals and Objectives 23 Public Participation 24 City of Dexter Goals 25 Overall Land Use 25 Natural Resources 26 Recreation/Open Space 27 Residential 27 Downtown – Mixed Use 28 Baker Road – Mixed Use 28 Dexter-Ann Arbor Road – Mixed Use 29 11/6/19 DRAFT Master Plan 6 3 Economic Development 30 Mobility 31 Chapter 4: Future Land Use 33 General Description 33 Future Land Use Categories 33 Building Types 35 Downtown 38 Dexter – Ann Arbor Road Corridor – Mixed Use 41 Baker Road Corridor - Mixed Use 42 Village Commercial 44 Village Residential-1 45 Village Residential-2 47 Multiple-Family Residential 49 Suburban Residential 50 Research/Development 51 Light Industrial 52 Open Space 53 Public 54 Zoning Plan 55 Planning for Properties Outside the Current City Limits 56 Chapter 5: Mobility Plan 59 National Functional Classifications 60 Public Transportation 62 Non-Motorized Transportation 63 Access Management 65 4 7 11/6/19 DRAFT Master Plan Chapter 6: Background Studies 67 Population 68 Education 71 Income 71 Housing Characteristics 72 Residential Target Market Analysis 73 Downtown Retail Market Study 73 Property Values 73 School Facilities 74 Chapter 7: Implementation 75 Zoning 76 Regulations and Ordinances 78 Strategies 78 Capital Improvement Program 82 Plan Education 83 Plan Updates 83 Project Implementation Table 84 Appendix 85 11/6/19 DRAFT Master Plan 8 5 This page intentionally left blank. 9 Chapter 1: Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? The Master Plan is used in a variety of ways: General Statement: The Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community’s desires for the future. Aid in daily decision-making: The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decision- making providing for a balance of land uses specific to the character of the City of Dexter. Statutory Basis: The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. The Master Plan and accompanying
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