Page 1 of 4

City of Detroit

CITY PLANNING COMMISSION 208 Coleman A. Young Municipal Center

Detroit, Michigan 48226

Phone: (313) 224-6225 Fax: (313) 224-4336

e-mail: cpc@detroitmi.gov

May 12, 2020

HONORABLE CITY COUNCIL

RE: Request of Wallick Communities to amend Article XVII, District Map No. 59 of the 2019

Detroit City Code, Chapter 50, Zoning, by showing an R3 (Low Density District) zoning

classification where an R1 (Single-family Residential District) zoning classification currently

exists on one parcel, commonly identified as 17370 Meyers Road, generally bounded by

Santa Clara Avenue extended to the north, Manor Avenue to the east, Santa Maria Avenue to

the south and Meyers Road to the west. (RECOMMEND APPROVAL)

NATURE OF REQUEST AND PROJECT PROPOSAL

The City Planning Commission (CPC) has completed its review and deliberations on the request of

Wallick Communities to amend Article XVII, District Map No. 59 of the 2019 Detroit City Code,

Chapter 50, Zoning, by showing an R3 zoning classification where an R1 zoning classification

currently exists on one parcel, commonly identified as 17370 Meyers Road, generally bounded by

Santa Clara Avenue extended to the north, Manor Avenue to the east, Santa Maria Avenue to the

south and Meyers Road to the west.

The R1 District, as stated in Chapter 50, “...is designed to protect and preserve quiet, low-density

residential areas now primarily developed and those areas which will be developed with single-

family detached dwellings and characterized by a high ratio of home ownership. The regulations for

this district are designed to stabilize and protect the essential characteristics of the district and to

promote and encourage a suitable environment for activities associated with family life. To these

ends, development is limited to a relatively low concentration and uses permitted by right are limited

to single-family detached dwellings which provide homes for the residents of the area. Additional

residential uses such as religious institutions, neighborhood centers, and utility uses necessary to

serve the immediate area may be permitted on a conditional basis.”

The R3 District, as stated in Chapter 50, “…is designed as a low-density multi-family district. The

regulations are designed to promote and encourage town and terrace house development, courts, and

garden apartments. It is intended that this district be used primarily on local thoroughfares thereby

encouraging a suitable environment for family life. Among others, uses permitted by right include

single and two-family dwellings, town houses, multi-family dwellings, and community facilities

necessary to serve a residential district.”

BACKGROUND

The subject property is located in Council District 2 and measures approximately 1.88 acres in area.

The parcel, commonly identified as 17370 Meyers Road, is currently listed as being under the

Brenda Goss Andrews

Damon Ellis

David Esparza, AIA, LEED

Gregory Pawlowski

Frederick E. Russell, Jr.

Angy Webb

Henry Williams

Alton James Chairperson

Lauren Hood, MCD

Vice Chair/Secretary

Marcell R. Todd, Jr. Director

Page 2 of 4

ownership of the Lewis College of Business, which was the State of Michigan’s first Historically

Black College. Founded in 1928, in Indianapolis, Indiana, it specialized in business-related topics. In

September of 1939, Lewis College of Business opened its second branch in Detroit, Michigan on

West Warren, the first business school in the city to accept African American students. In 1976, the

college moved for the last time to the then vacated Detroit Bible Institute building on Meyers Road.

The existing institutional buildings were built in 1958 and 1963 respectively. The college closed in

2013.

The subject property is located in Census Tract 5387. Based upon the most recent census data, the

total population for the area is 4,475. There are approximately 1,554 households with approximately

2.9 persons per household. Of the 1,752 housing units, 89% are occupied, resulting in an 11% rate of

vacancy. The median value of owner-occupied housing units is $63,300.

Proposed Development

The proposed map amendment is being requested to allow for the establishment of the land use

“Multiple-family dwellings with fewer than 50 percent of the units in the structure being efficiency

units” at 17370 Meyers Road. The proposed multiple-family dwelling use would be permitted on a

by-right basis in the proposed R3 zoning classification per Sec. 50-8-74(4) as a residential use.

SURROUNDING LAND USE AND ZONING

The zoning classification and land uses surrounding the subject area are as follows:

North: PD; Hartford Village Senior Housing Complex.

East: R1; Frederick Schulze Academy for Technology and Arts.

South: R5; Village Square Apartments.

West: R1 & R2; Single-family / Two-family Residential.

CITY PLANNING COMMISSION PUBLIC HEARING & OTHER COMMUNITY

MEETINGS

On February 20, 2020, the CPC received an informational presentation from the petitioner in order to

allow the Commission to consider same date action at the March 5, 2020 public hearing. This would

allow the petitioner to pursue Low Income Housing Tax Credits (LIHTC) through the Michigan State

Housing Development Authority (MSHDA)in a timely manner.

PUBLIC HEARING RESULTS

On March 5, 2020, the Commission held a public hearing on this request. There were four members

of the public in attendance to address the rezoning request. There were no comments received in

opposition to the request. All public testimony was in support of the proposed rezoning and anticipated

development.

MASTER PLAN CONFORMANCE

The subject site is located within the Bagley area of Neighborhood Cluster 10 of the Detroit Master

Plan of Policies. The Future Land Use map for this area shows “Institutional” for the subject

properties. CPC staff has submitted a letter to the Planning and Development Department (P&DD)

requesting its comments regarding this proposal.

The proposed zoning classification of R3 would permit the requested use of “Multi-family

dwelling” on a by-right basis.

Page 3 of 4

The proposed R3 zoning classification allows 23 by-right residential, public, civic, institutional,

and other uses. The most intensive uses in the R3 zoning classification include “Child care

center” and “Outdoor art exhibition grounds; sculpture gardens.” ANALYSIS

The following analysis details how the proposed rezoning either meets or fails to meet the eight

approval criteria of Section 50-3-70 of the Zoning Ordinance, which must be considered in

making recommendations and decisions on standard rezoning requests.

(1) Whether the proposed amendment corrects an error or meets the challenge of some

changing condition, trend or fact;

In this regard, the subject site has remained vacant for the greater part of seven years. The

adaptive reuse of such properties is preferable to the continued deterioration and dilapidation of

such structures. The subject site is currently bookended by two comparable housing

developments to the north and south.

(2) Whether the proposed amendment is consistent with the Master Plan and the stated

purposes of this Zoning Ordinance;

The proposed rezoning to an R3 zoning district classification is consistent with the Master Plan

of Policies and the site and immediate surrounding area.

(3) Whether the proposed amendment will protect the health, safety, and general welfare of

the public;

There are no foreseen adverse effects associated with the requested zoning classification.

Ultimately, consideration must be given to any future development’s stormwater and waste

management plans and their impact on the current system.

(4) Whether the City and other service providers will be able to provide adequate public

facilities and services to the subject property, while maintaining adequate levels of

service to existing development;

The physical characteristics of the subject property will not change significantly as a result of

any future development allowed within an R3 zoning district. Disruption to city services is not

anticipated.

(5) Whether the proposed rezoning will have significant adverse impacts on the natural

environment, including air, water, soil, wildlife, and vegetation and with respect to

anticipated changes in noise and regarding storm water management;

Preliminary site plans show adequate landscaping and buffering to negate any adverse effects

caused by the proposed development.

(6) Whether the proposed amendment will have significant adverse impacts on other

property that is in the vicinity of the subject tract;

The redevelopment of this site is anticipated to have a positive, synergistic effect on adjacent

properties.

Page 4 of 4

(7) The suitability of the subject property for the existing zoning classification and proposed

zoning classification; and

The R3 zoning classification has been determined to be appropriate for the subject site.

(8) Whether the proposed rezoning will create an illegal “spot zone.”

Given the residential nature of the corridor in which this rezoning has been requested along with

the size and proposed rezoning’s consistency with the Master Plan of Policies, CPC is of the

opinion that the proposed rezoning would not constitute an illegal “spot zone.”

Land Use CPC is of the opinion that an R3 zoning classification is an appropriate designation consistent with

the characteristics of the adjacent properties, which will allow for the establishment of residential

related uses.

RECOMMENDATION

On March 5, 2020, the City Planning Commission voted to recommend approval of the request of

Wallick Communities to amend Article XVII, District Map No. 59 of the 2019 Detroit City Code,

Chapter 50, Zoning, by showing an R3 (Low Density District) zoning classification where an R1

(Single-family Residential District) zoning classification currently exists on one parcel, commonly

identified as 17370 Meyers Road, generally bounded by Santa Clara Avenue extended to the north,

Manor Avenue to the east, Santa Maria Avenue to the south and Meyers Road to the west consistent

with the approval criteria of Sec. 50-3-70 of the Zoning Ordinance.

Respectfully submitted,

ALTON JAMES, CHAIRPERSON

Marcell R. Todd, Jr, Director

George A. Etheridge, Staff

Attachments:

Zoning Map No. 59

Ordinance

AVE.DE SOTO

ELLSWORTH

FENKELL AVE.

AVE.

AV

E.

CH

ER

RY

LA

WN

GR

EE

NL

AW

NA

VE

.

TU

LL

ER

AV

E.

AV

E.

LIV

ER

NO

IS

WA

RR

ING

TO

N

QU

INC

Y

OA

KD

RIV

E

AV

E.

SANTA MARIA

DR

IVE

SANTA CLARA

AV

E.

THATCHER

OA

K

WA

RR

ING

TO

N

CURTIS

HO

LM

UR

QU

INC

Y

PURITAN

PE

TO

SK

EY

LIV

ER

NO

IS A

VE

.

AV

E

QU

INC

Y A

VE

.

PE

TO

SK

EY

AV

E.

LIV

ER

NO

IS A

VE

.

MIDLAND

HO

LM

UR

AV

E.

AV

E.

DR

IVE

DR

IVE

QU

INC

Y

WO

OD

ING

HA

M

SA

NT

A B

AR

BA

RA

PE

NN

ING

TO

N

CURTIS AVE.

SA

N J

UA

N

PR

AIR

IE

MO

NIC

A

SA

NT

A R

OS

A

ST

OE

PE

L

DR

IVE

DR

IVE

DR

IVE

DR

IVE

AV

E.

AV

E.

DR

IVE

AV

E.

WY

OM

ING

KE

NT

UC

KY

IND

IAN

A

WIS

CO

NS

IN

PICKFORD AVE.

OH

IO

CH

ER

RY

LA

WN

NO

RT

HL

AW

N

RO

SE

LA

WN

GR

EE

NL

AW

N

AV

E.

MARGARETA AVE.

CURTIS AVE.

ME

YE

RS

MA

NO

R

MO

NT

EV

IST

A

PIN

EH

UR

ST

ME

ND

OT

A

BIR

WO

OD

GR

IGG

S

ILE

NE

WA

SH

BU

RN

RO

AD

AV

E.

AV

E.

AV

E.

AV

E.

AV

E.

AV

E.

AV

E.

AV

E.

LIV

ER

NO

IS

WA

RR

ING

TO

N

DR

IVE

OA

K

DR

IVE

MARGARETA

AV

E.

PICKFORD

CURTISCURTIS

ME

YE

RS

AP

PO

LIN

E

ST

EE

L

AV

E.

AV

E.

SORRENTO

AV

E.

AV

E.

ST

EE

L

AP

PO

LIN

E

ME

YE

RS

RD

.

SO

RR

EN

TO

AV

E.

AV

E.

JAM

ES C

OU

ZE

NS D

R.

JAM

ES C

OU

ZE

NS D

R.

AV

E.

AP

PO

LIN

E

ST

EE

L

SO

RR

EN

TO

WEST

ME

YE

RS

RD

.

R2 R2 R2 R2 R2

B2

B2

B2B2B2B2 B2 B2

R3 R1 R1 R1

R1R1R1R1R1R1R1R1R1R1R1

R1R1R1R1R1R1 R1 R1 R1

R5R1 R1

R1R1 R1R1R1 R1 R1 R1

R1

P1R2

R1

B2

B2

R5

B2B2

R1

R1R2

R2

PD

B2 B2 B2B2 B2

B2

B2

B2

B2

B2

B2

B2

B2 B2 B2 B2 B2 B2 B2 B2

B2

B2

B2

B2B2B2B2

B2

R1

R1

R1 R1 R1 R1

R1

P1

R1 R1 R1 R1

R1 R1 R1 R1 R1 R1 R1

R1R1R1R1R1R1R1R1R1R1R1R1

R1R1

R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1R1R1R1R1

B2B2B2 B2 B2 B2 B2 B2 B2

B2

B2

B2

B2

B2

R1

R1

R1

P1

B2 B2 B2 B2

R2R2R2

R2R2

R1

B4

B2

B2R1R1

R1

B2B2B2

R1R1

R1 R1 R1 R1 R1 R1

R2 R2R2 R1R1R1R1R1R1

R2

R2R1R1R1R2R2

B4R2R2R2R2 R2 R2 R1 R5

R1

R1R1 R1 R1 R2R2

R2

R2 R2 R2 R1 R1 R1 R1

B2B2B2B2B2B2 B2 B2 B2

B2

B2

B2

B2

R2R2 R2 R2 R2 R2 R2 R2 R2 R2 R2 R2 R2

R2R2R2R2 R2

R2R2R2R2R2R1

R1

R1R1R1 R1R1

R1

R2 R2 R2 R2 R2 R2

R2R2R2R2R2R2 R1 R2

R1 R1 R1 R1 R1 R1 R1 R1

R5

B2 B2 B2 B2 B2 B2 B2 B2 B2

B2

B2

R1 R1 R1 R1 R1 R1 R1R1

R1R1R1R1R1R1R1R1R1

R1 R1 R1 R1 R1 R1 R1 R1 R1 R1

R2 R2 R2 R2

R2R2R2R2R1

R1

R2

B2 B2 B2

B4

B4

B4

B2

B2

B2 B2 B2 B2 B2 B2 B2 B2

B2B2B2B2B2B2B2B2B2

R2R1R1R1R1R2R2R2R1R1R1R1R1R1 R1 R1 R2 R2 R2

R2R1R1R1R1R2R2R2R2R2R1R1 R1

R1 R1 R1

R1 R1 R1 R1 R2 R2 R2 R2 R2R2R2R2R2

R2 R2 R2 R2 R2 R2 R2 R2 R2 R2 R2 R2 R2

R5 R1 R2

R2

R1 R1 R1 R1 R1 R1R1R1 R2 R2 R2 R2 R2 R2 R2 R2

B4

B2

B2B2B2B2B2B2B2

B2

B2

B2

B2

R2R2R1R1R1R1R1R1R1R1R1R1R1R1 R2 R2 R1

R1

R1R1

R1R1

R2

R2

R2R2R2R2

R2R2R2R2

R2R1

R1 R1 R1 R1 R1 R1 R1 R1 R1

R1

R1

R1

R1 R1 R1

R1 R1 R1 R1 R1 R1 R1 R1 R1 R1 R1

B4

B4

B4R2R2 R2 R2 R2 R2 R2 R2

R2

R2R2R2R2R2R2R2R2

R2R2R2R2R2R2R2R2

P1

R1R1R1R1R1R1R1R1R1R1

B2 B2 B2 B2 B2 B2B2B2B2

B2B2B2B2B2B2B2B2B2B2

B2

B2 B2 B2 B2 B2 B2 B2 B3

R2R2

R2R2R2R2R2R2R2 R2 R2 R2

R2 R2 R2 R2 R2 R2 R2 R2 R2 R2R2R2R2R2

R2

R2

R2R2

R2

R2

R2

R2

R2

R2

R2

R2R2R2 R2 R2 R2

R2

R2

R2R2 R2 R2 R2 R2 R2

R2 R2 R2 R2 R2 R2 R2 R2

B2B2B2B2B2 B2 B2 B2

B4

B4

B4

B4

B2B2

P1

R1 R1

R2 B3

R1

PD

B4

B4

W. McNICHOLS RD.

ME

YE

RS

RD

.

SANTA MARIA AVE.

PIN

EH

UR

ST

AV

E.

ME

ND

OT

A A

VE

.

MA

NO

R A

VE

.

SANTA CLARA AVE.ME

YE

RS

RO

AD

THATCHER AVE.

WY

OM

ING

AV

E.

WA

SH

BU

RN

AV

E.

ILE

NE

AV

E.

GR

IGG

S A

VE

.

BIR

WO

OD

AV

E.

PURITAN AVE.

MA

NO

R A

VE

.

ME

YE

RS

RD

.

MO

NT

E V

IST

A A

VE

.

FLORENCE

JAM

ES CO

UZ

ENS D

RIV

E

JAM

ES CO

UZ

ENS D

RIV

E

AVE.

JOH

N C

. LOD

GE FR

EEWA

Y

PIN

EH

UR

ST

MA

NO

R A

VE

.

MO

NT

EV

IST

A A

VE

.

PIN

EH

UR

ST

AV

E.

ME

ND

OT

A A

VE

.

BIR

WO

OD

AV

E.

WY

OM

ING

AV

E.

WA

SH

BU

RN

AV

E.

ILE

NE

AV

E.

GR

IGG

S A

VE

.

ME

YE

RS

RD

.

FENKELL AVE.

MA

NO

R A

VE

.

MO

NT

EV

IST

A A

VE

.

PIN

EH

UR

ST

AV

E.

ME

ND

OT

A A

VE

.

KEELER AVE.

GR

IGG

S A

VE

.

BIR

WO

OD

AV

E.

ILE

NE

AV

E.

WA

SH

BU

RN

AV

E.

JAM

ES CO

UZ

ENS D

R.

JAM

ES C

OU

ZE

NS D

R.

PILGRIM AVE.

MIDLAND AVE.

GROVE AVE.

KE

NT

UC

KY

AV

E.

IND

IAN

A A

VE

.

WIS

CO

NS

IN A

VE

.

OH

IO A

VE

.

CH

ER

RY

LA

WN

AV

E.

NO

RT

HL

AW

N A

VE

.

RO

SE

LA

WN

AV

E.

GR

EE

NL

AW

N A

VE

.

CURTIS AVE.

GR

EE

NL

AW

N A

VE

.

RO

SE

LA

WN

AV

E.

NO

RT

HL

AW

N A

VE

.

CH

ER

RY

LA

WN

AV

E.

MARYGROVE DR.

FLORENCE AVE.

IND

IAN

A A

VE

.

KE

NT

UC

KY

AV

E.

WIS

CO

NS

IN A

VE

.

OH

IO A

VE

.

WY

OM

ING

AV

E.

KE

NT

UC

KY

AV

E.

IND

IAN

A A

VE

.

WIS

CO

NS

IN A

VE

.

OH

IO A

VE

.

CH

ER

RY

LA

WN

AV

E.

NO

RT

HL

AW

N A

VE

.

RO

SE

LA

WN

AV

E.

GR

EE

NL

AW

N A

VE

.

CL

OV

ER

LA

WN

AV

E.

WO

OD

ING

HA

M D

R.

JOHN C. LODGE FWY.

PILGRIM AVE.

PE

NN

ING

TO

N D

R.

SA

NT

A B

AR

BA

RA

DR

.

WO

OD

ING

HA

M D

R.

WEST McNICHOLS RD.

SA

N J

UA

N D

R.

PR

AIR

IE A

VE

.

MO

NIC

A A

VE

.

SA

NT

A R

OS

A D

R.

ST

OE

PE

L A

VE

.

LIV

ER

NO

IS A

VE

.

SANTA CLARA AVE.

THATCHER AVE.

LONDON AVE.

SANTA MARIA AVE.

SA

NT

A R

OS

A D

R.

MO

NIC

A A

VE

.

PR

AIR

IE A

VE

.

SA

N J

UA

N D

R.

FLORENCE AVE.

ST

OE

PE

L A

VE

.

LIV

ER

NO

IS A

VE

.

PURITAN AVE.

WO

OD

ING

HA

M D

R.

TU

RN

ER

AV

E.

TU

LL

ER

AV

E.

LIL

AC

AV

E.

GROVE AVE.

MO

NIC

A A

VE

.

SA

NT

A R

OS

A

PR

AIR

IE A

VE

.

SA

N J

UA

N D

R.

TU

LL

ER

AV

E.

TU

RN

ER

AV

E.

FENKELL AVE.

LIV

ER

NO

IS A

VE

.

MIDLAND AVE.

GLOBE AVE.

PR

AIR

IE A

VE

.

PILGRIM AVE.

ST

OE

PE

L A

VE

.

SA

NT

A R

OS

A D

R.

JOHN C. LODGE FWY.

THOLE CT.

STEGER CT.

CURTIS AVE.

66

61

60

57

60

68

6264 61

58

66

57

59

59 59(8/8/8888)