Documenters page: CPC website: detroit.documenters.org/assignments/ci… detroitmi.gov/events/city-pl…

Agenda: detroitmi.gov/sites/detroitm…

Included in today’s agenda is a public hearing to rezone a portion of a northwest Detroit neighborhood from single family residential to general business.

This is to allow residents to open a community center called Merit Park. More information about the initiative here: bridgedetroit.com/detroit-nonpro…

It's 5:02 pm and there is no sound, the screen is just showing this:

Last time I documented this agency in April, I saw the same screen for 20 minutes before they started the meeting. https://x.com/mostlikelyalex/status/1775996512780095598

While we wait, let me explain a bit about zoning. Zoning is when cities divides land into zones that each have regulations on what can and can’t be built there. ⬇️

So in this case, the land that Friends of Merit hope to rezone today is currently zoned R1, or single family residential. Only single-family homes can be on the land (so no apartments, no businesses, etc.).

But Merit Park is not a single family home, it’s an indoor commercial recreation facility with outdoor parks and a parking lot. So they want to change the zoning to B2, or local business and residential district, to allow for a development like Merit Park.

A speaker is saying there are technological difficulties contributing to the delay

At 5:23 someone said they will start shortly.

Ok everyone, meeting called to order at 5:29 #DETDocumenters

Commissioners approved the agenda. A personal note: I appreciate that the zoom has captions, a live transcript, and zoomed in to commissioners during roll call to approve the agenda so viewers could see.

We’re moving into a presentation and a public hearing for another rezoning measure. I will update as I get more details.

The CPC received a memo from City Council Pro Tem Tate requesting they downzone in a heavy industrial neighborhood.

Currently the grounds have a variety of heavy industrial uses including a concrete crushing facility, carbonic ice storage, and junk yard, amongst others.

But these heavy industrial sites are close to homes, churches, and what appears to be Dossin elementary/middle school

More aerial view photos of the area, and the city’s master plan interpretation

Here is a chart of what operations M3 (General industrial) and M4 (Intensive industrial) allow for. If the community downzoned, businesses would become non conforming but could stay open given they operate legally.

There are 22 businesses in the area. Vice chair Melanie Markowicz asked what nonconforming use is. Existing heavy industrial businesses are allowed to operate with a permit under the current zoning. If the zoning changes, new businesses cant get those permits. ⬇️

But those who already operated before the downzone can continue to operate under their current permit. If the owner sells the property, a new owner can’t pull permits that intensify the use of the land.

BSEED will be in charge of enforcing properties that are not operating legally.

We’re moving into the public hearing portion. Commenters have 2 minutes to speak

1. A business consultant representing L&D Transport, a industrial business in the neighborhood, asks the planning commission to grant them additional time to fully understand what impact rezoning could have on their business.

2. Environmental attorney talks about the health impact of heavy industry on residents—asthma, respiratory issues, etc. The pollution makes residents feel uncomfortable doing things outside.

3. Schoolcraft neighborhood resident lives near the green valley concrete crusher. CPC should downzone. When she first moved here in ‘79, it was a nice residential neighborhood but changed for the worse from the environmental hazards. She can’t open windows because of the dust.

3. Friend of commenter #2 is a retired nurse and has firsthand seen the toll pollution has played on her and other residents. She’s concerned about the health of surrounding residents.

4. Schoolcraft neighborhood resident can’t walk around her neighborhood like she could for 47 years because of the pollution. She’s concerned about the health of the children attending the nearby Dossin Elementary-Middle School.

5. Another resident noticed an uptick of dust in the air when the Green Valley concrete crusher came to the neighborhood. “Life would be a lot better if there were no man made pollutions in our community.”

6. Another long term resident said her health was fine until a few years ago. She describes torn up roads, excess trucks driving down her street, and feeling uncomfortable exercising outside because the pollution makes it harder to breathe.

7. Another resident said Green Valley concrete crusher originally promised jobs and a facility like a neighborhood home depot. “Once they were allowed in, they became like the ten plagues god released against the Egyptians.” He also describes torn up roads from truck traffic

8. Another resident describes constant truck traffic disrupting the neighborhood all day. She also describes torn up roads. “I don’t call them potholes. I call them small private ponds,” she said, because they are so big that they accrue ponds of water when it rains.

9. Another resident said they grew up experiencing severe asthma attacks, and now wonder if it was because of the heavy pollution they grew up experiencing.

10. Another resident said the pollution inflicts negative health impacts on residents. Despite this, he’s happy his neighborhood is moving forward with opportunities to improve the health and safety of residents—organizing efforts, an award winning community garden, etc.

A commissioner asked when the concrete crushing started. Commenter said they received the permit in 2018.

*The permit was actually issued 2019, the presenter said. They applied to expand the crushing in 2023.

Commissioner asked if they were notified about the concrete crushing. Commenter said residents were told it would be a landscape supply store. He said it technically is a landscape supply store but it’s also a concrete crusher, which the neighborhood was not expecting.

From our other Documenter on this assignment: https://twitter.com/drkrausch/status/1831819277365866886

11. Resident apart of the Schoolcraft Improvement Association describes the common screened in porches common in the neighborhood that residents are not using them because of the pollution. Said the air quality is getting worse and worse

12. Mentions the numerous violations from the concrete crushing facility and the negative toll it has taken on the health of residents and students attending Dossin.

13. Another resident with asthma explains how the pollution has negatively impacted his health. He has experienced some serious health issues including coughing up blood.

14. Third generation resident worries about the children attending Dossin who can’t use nearby parks because the air pollution is so excessive. They are told to mask, stay inside, not run air conditioners, or vacuum inside.

15. Resident and 10 year SIA member hasn’t been able to sit on her porch since Green Valley came to town. The pollution is extensive. “I’m afraid to be outside, to walk or sit on a porch, which is my relaxation and enjoyment for my physical health and wellbeing,” she said.

Moving on to virtual commenters.

16. Northeast resident supports Schoolcraft because her neighborhood experiences similar issues due to longstanding heavy industrial zoning in her neighborhood.

17. @corecitystrong resident & representative stands in strong support of Schoolcraft given their experience resisting a concrete crusher. “This is a dramatic example of environmental racism,” she said. “Residents should never have been exploited like this in the first place.”

@corecitystrong 18. Thinks what’s happening in Schoolcraft is a sad story and believes residents deserve a better quality of life.

19. An environmental attorney describes the variety of blight violations and violations of the dust ordinance in the neighborhood.

20. Grandmont resident supports the downzoning because businesses should not succeed at the cost of the health and safety of residents. “The sooner the better.”

In response to the commenter’s question, if a business owner sells the property, the non conforming use comes with the land and a new owner could continue to operate the same business. The commenter asked if that can be changed.

The board didn’t answer. I’m also curious if this can happen…

21. Pastor of a church located in the area said they need to support the health and welfare of residents.

22. Longtime friend of a resident, and former truck driver said the health department needs to test the soil, he thinks it’s contaminated from all the pollutants. He has noticed the amount of pollution increase over the years.

Vice chair said it’s the CPC’s duty to protect the health and welfare of resident, and said she feels emotionally effected hearing about the ways this pollution has limited the lives of residents in their ability to safely live and enjoy their neighborhood.

She has said before she’s in favor of downzoning and suggests testing air quality.

A councilmember supporting the downzoning said it doesn’t address the dust and health hazards in the neighborhood. Basically: How can dust be reduced when the concrete crushing facility will still be allowed to operate under new zoning?

Marcell Todd said there is ongoing litigation around this issue and there are opportunities to enforce local regulations.

Another commissioner asked if the state does any yearly monitoring of the concrete crusher. It looks like there is some sort of yearly inspection.

Interesting observation from our other Documenter @DrKrausch https://twitter.com/drkrausch/status/1831832513913962814

Another council member is concerned about silica, which can come from concrete dust. He said this is very dangerous for lungs.

The CPC presenter said she couldn’t even get through all the violations of different industrial businesses in the area because there were so many

The vice chair reiterated that the CPC specifically covers zoning only, and there are several other issues mentioned that should be directed to other departments and city council.

A commissioner said she would be in favor of giving the transport company this extra time because downzoning would not solve the immediate issue of pollution from the concrete crusher. https://twitter.com/mostlikelyalex/status/1831814564553580952

Another commissioner said he wouldn’t mind giving the company more time. The CPC presenter said the company has been given advanced notifications and has spoken with Pro Tem Tate before. The board unanimously approved to wave their same day action requirement.

Now a commissioner is motioning to approve the downzoning. Vice chair said the CPC staff needs to get in touch with BSEED about the excessive pollution CPC unanimously approved the downzoning plan!

We’re going on a 5 minute recess.

This got disconnected from the thread. We’re back, it’s more like a 10 minute recess but I don’t mind. https://twitter.com/mostlikelyalex/status/1831840513953296492

Now we’re going on to Merit Park.

The final slide shows a photo of the buildings on the existing land that are now demolished.

Part of the land is already zoned correctly but they just need to rezone two small parcels of land. I tried to use this twitter halo sticker to circle what land she is talking about

And the community engagement they have done so far

Now David Merritt, co-founder and board chair of Give Merit is making his own presentation

He’s talking about their program, Fate. Their website is here: givemerit.org/pages/fate

He said Merit Park would be free for all residents. This is a rendering of their building

He’s been showing more renderings of the proposed development.

This shows the current B4 zoned lot and then the B2 and R1 they want to rezone to B4

A commissioner is asking if they can waive same day action, the CPC presenter said no

Now we’re going to public comment

1. Resident living near the proposed site. She thinks it’s a great project. Notes concerns about who will watch the kids, and how will they will make it secure. She’s also concerned about parking.

2. An 11 year old said there isn’t much for him to do and the streets aren’t always safe. He thinks the park would give him and his friends safer places to play and supports the park.

3. 50+ year resident is excited that this park could give kids a safe place to play, because they don’t have many places to play at the moment

4. Said Merit Park would transform their neighborhood and address critical needs in the community, and it would provide an accessible recreation space for community members

5. Alumni of the Fate program mentioned above, said it’s a great program and Merit Park would bring a lot of good to the community

6. John Perkins of the Business for the Michigan Regional Council of Carpenters supports Merit Park, said it contributes to equitable development.

7. Another Fate alumni said Fate played a big role in his personal and academic growth, supports the development.

Commissioner Udabe is concerned about the proximity to the freeway. Merritt said there will be trees along the backside of the building, and a 6 foot fence around the site

Merritt said they formed a Merit Park neighborhood council with young people and adults that did the community outreach about the development

The CPC is concluding the public hearing, and said the discussion will be adjourned until September 19th

Now we’re moving on to a presentation about a proposed solar text amendment to the 2019 Detroit City Code, Chapter 50, zoning

Some presentation slides, including a background

I’ve missed a slide, my apologies

Just a warning that twitter and my phone are being glitchy

We're wrapping up the presentations and hearings, and opening for general public comment.

There are no public commenters. There are no committee reports, suspending the staff report due to the time at night, no member reports or announcements. No communications. Meeting adjourned at 9:06 pm!

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