OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Detroit City Council Planning Committee Meeting – October 9, 2025

City Council — Thursday, October 9, 2025
BodyDetroit, Michigan
SessionCity Council
DateThursday, October 9, 2025
StatusFILED
Video Record
0:00 / 1:19:21

Transcript — Verbatim
0:09

Member Durhal's absence is excused.

0:11

Councilmember Letitia Johnson present.

0:15

Council Pro Tim, we have quorum.

0:17

Thank you.

0:17

We have a quorum, which means we're back in session.

0:19

Would now like to call back to order the 1105 public hearing.

0:22

Will the parties who are participating please cue up?

0:26

The 1105 excuse me public hearing is regarding an establishment of an industrial facilities exemption certificate on behalf of the old St.

0:37

Jean Properties LLC in the area of 250.

0:41

Excuse me, 251.

0:43

Two five, excuse me, five two one, St.

0:46

Love St.

0:47

Jean, Detroit, Michigan, in accordance with public act 198 of 1974.

0:52

With the parties who are participating, introduce yourselves when you see yourself on the screen.

0:57

Justice Cook Housing and Revitalization Department.

1:01

Good afternoon now.

1:15

Brian Hertien with Christian Hertien, owners of Old St.

1:19

Jean Properties.

1:22

Thank you so much.

1:23

Mr.

1:24

Cook.

1:25

Thank you.

1:26

To the chair, all of St.

1:27

Jean Properties LLC is requesting council approval for the establishment of industrial development certificate in the area 5210 St.

1:36

Jean.

1:37

The petitioner and DGC is present to answer any additional questions.

1:41

Thank you.

1:43

You may proceed.

1:44

And uh to the chair, may I share my screen, please, sir.

1:47

Yes, sir.

1:48

Thank you.

1:53

All right.

1:54

Uh so today we have come before this honorable body to request the establishment of an industrial certificate for the uh industrial rehabilitation certificate for the 521 Old St.

2:06

Jean project being led by the development team of Old St.

2:11

Jean Properties LLC.

2:16

521 Old St.

2:17

Jean consists of a 2.49 million dollar rehabilitation of a vacant manufacturing facility and to over 37,000 square feet of manufacturing office and storage space.

2:30

The developer will utilize the facility as their headquarters to manufacture a components for panelized home construction while also leasing office space to the biotech company Ecovia Renewables, which is relocating their headquarters from Ann Arbor to Detroit.

2:51

This abatement provides a reduction on the future increase in property taxes as a result of significant improvements to industrial properties, including new construction or renovations.

3:03

If you turn your attention to year zero, you'll see a dark green bar representing the amount of taxes currently paid on the property.

3:10

This works out to be approximately $28,000 per year.

3:14

Moving on to year one, you'll see that this bar increases and that represents the total amount of taxes that we project based on the investment of $2.49 million that will be made into this project.

3:26

Upon completion of the project, the assessor will reassess the property, and as a result of the improvements, the property's value will increase.

3:58

Assuming that they received the full term of the abatement in year 13, after the abatement has expired, they will be responsible for the entire amount of taxes, which is approximately $56,000 that first year.

4:18

The developer before you today is requesting a certificate.

4:38

Based on this review, we recommend the approval of the certificate for 12 years on the project.

4:43

That concludes my presentation, Mr.

4:45

Chair, and I will now turn it over to the developer to offer some more detail regarding this development.

4:51

Thank you all.

4:52

Thank you.

5:00

My business partner, Christopher and I are architects, and we are venturing into housing manufacturing for really do a lot of housing in the city of Detroit as we concentrated our career and my career of over 30 years being a resident and architect in the city of Detroit.

5:24

So we're uh our small business, which is you know, beginning uh hiring uh construction trades and creating uh you know house designs and/or multi-family housing projects uh so that we can then manufacture these on-site and deliver them to on-site in the city uh for to actually you know reduce construction costs.

5:50

We are uh met, you know, every day with uh our either our clients or even our projects ourselves that uh you know the cost of construction is too high.

6:03

So we're trying to do something that is more innovative in the housing industry.

6:09

Uh and so this facility is uh an employment center.

6:15

Uh we hope to partner with nonprofits to do affordable housing, and of course, to do our own uh architect design build projects within the city and beginning with properties that we do own correct uh currently and then continue on with uh other other developers and other nonprofits to do this project, this business.

6:40

Um the facility existing facilities uh were uh we purchased out of foreclosure.

6:47

Uh the properties have not had not been maintained for years and years and were tool and die um shops essentially, and so we've had to do some abatement work, and you know, we're beginning, you know, just to stabilize the buildings and really move forward and and hopefully have a very robust 2026.

7:07

Um I'm happy to answer any other questions uh and anything that you would like to know.

7:13

Um just video feel free.

Discussion Breakdown — Share of Meeting
Land Bank█████████████████████████████29%
Procedural███████████████████████23%
Housing███████████████████19%
Public Comment███████████████15%
Home Repair Services██████6%
Intergovernmental Agreement███3%
Blight███3%
Zoning and Land Use██2%
Summary of Proceedings

Detroit City Council Planning & Economic Development Standing Committee Meeting – October 9, 2025

The Detroit City Council Planning and Economic Development Standing Committee met on October 9, 2025, at approximately 12:30 PM. The meeting included a public hearing and discussion on an Industrial Facilities Exemption Certificate for Old St. Jean Properties, extensive deliberation on amendments to the Detroit Land Bank Authority (DLBA) Memorandum of Understanding (MOU), and several other land use, housing, and procurement items. Quorum was present, and Member Durhal's absence was excused.

Public Comments & Testimony

  • 1105 Public Hearing – Industrial Facilities Exemption Certificate for Old St. Jean Properties
    Four callers provided public comment:
    • Inclusionary Planning Matters: Expressed concern that the developer did not answer a prior question about penthouse costs and asked whether the developer was involved with the controversial North End Landing project. The developer stated he had no involvement with that project.
    • Owner Papa: Asked whether the facility would serve new construction only (developer responded primarily new construction, some rehab), what materials would be stored (construction supplies), and whether the biotech tenant Ecovia Renewables would handle hazardous waste (developer stated no hazardous materials).
    • Tahira Ahmad: Inquired about employing Black workers and returning citizens, and what would happen if a natural disaster occurred before the abatement kicked in. Developer affirmed openness to hiring returning citizens and said they would manage disasters as best they could.
    • Marguerite Scarlet Maddox: Did not provide comment.

Discussion Items

  • 1105 Public Hearing – Old St. Jean Properties
    Justice Cook (HRD) presented the request for a 12-year Industrial Facilities Exemption Certificate for a $2.49 million rehabilitation of a 37,000-square-foot vacant manufacturing facility at 5210 St. Jean. The facility will manufacture components for panelized homes and lease space to biotech firm Ecovia Renewables (relocating from Ann Arbor). The abatement would freeze current property taxes (~$28,000/year) for 12 years, after which taxes would rise to ~$56,000/year. The project is expected to create 12 tenant jobs and 10 temporary construction jobs. Developer Brian Hertien (Christian Hertien Architects) described the panelized construction process using traditional wood framing, aiming to reduce costs and construction time. Councilmember Johnson asked about materials and timeline; developer indicated permits this month, operational by early 2026, with two North Corktown projects breaking ground next year. After public comment, a motion was made to send the item to formal session with a recommendation to approve.

  • Detroit Land Bank Authority (DLBA) MOU Amendments
    The committee addressed multiple line items related to the DLBA MOU. After removing duplicates (10.7 and 10.31) on a motion by Councilmember Waters, members discussed a series of amendments. Councilmember Waters introduced a new homeownership pilot program using $10 million in HUD Section 108 loans to rehabilitate 100 occupied DLBA-owned homes in District 4, partnering with nonprofit and faith-based organizations. Councilmember Johnson supported the pilot, emphasizing collaboration with HRD, DLBA, and the Detroit Housing Commission to help occupants become homeowners. The committee voted to refer the pilot to the Legislative Policy Division (LPD) for a resolution.
    Additional amendments were considered and approved:

    • Line item 10.13: MOU duration reduced to one year (motion by Johnson).
    • Line item 10.29: Added detailed Community Land Trust (CLT) discount language (replacing a previous paragraph) allowing discounts for affordable housing developments (80% of off-market value for units at ≤50% AMI).
    • From Pro Tem James Tate: Added requirement that DLBA inquire whether water/sewer lines have been cut before listing a property for demolition, and notify potential buyers. Also added language for partial white box or complete renovation of blighted structures near schools, community centers, etc.
    • From Councilmember Santiago Romero (modified): Adopted alternate language from DLBA coordinating with BSEED for nuisance abatement program properties, rather than relying solely on referrals.
      The amended MOU resolution (line item 10.32) was then moved to formal session with approval recommendation.

  • Other Agenda Items

    • Line items 10.1, 10.14, 10.30: Brought back in one week at request of agencies.
    • Line item 10.2 (Screening & Buffering Ordinance extension): Approved and moved to formal.
    • Line item 10.3 (Property sales on Nuremberg/Doyle): Removed from agenda at administration's request.
    • Line item 10.6 (CLT ordinance): Brought back on a date to be determined (likely refiled next term).
    • Line item 10.4 (BZA questions): Brought back in three weeks.
    • Line item 10.12 (Tax abatement list in District 1): Brought back in one week.
    • Line item 11.1 (Contract for homeless management information system): Approved and moved to formal.
    • Line item 11.2 (City Planning Commission zoning ordinance amendments): Brought back in one week pending legal memo.
    • Line item 11.3 (Environmental mitigation grant): Approved and moved to formal.
    • Line item 11.5 (Information on project at Junction & McGraw): Brought back in one week.
    • Line items 11.6, 11.7, 11.8 (Councilmember Waters memos on occupied home rehabilitation): Referred to LPD, HRD, and PDD, brought back in three weeks.
    • Line item 11.9 (Legal opinion on HUD Section 108 loans): Referred to law department, brought back in three weeks.
    • Memory reports were suspended without objection.

Key Outcomes

  • 1105 Public Hearing: Motion to send to formal session with recommendation to approve (no objection). The full council will take final vote.
  • DLBA MOU Amendments: Multiple amendments adopted (see above); line item 10.32 (MOU resolution as amended) moved to formal session with approval recommendation.
  • Homeownership Pilot: Referred to LPD for drafting of resolution; further discussions with HRD and DLBA expected.
  • Other Items: Several line items approved, removed, or scheduled for future committee dates as noted.
  • Adjournment: Meeting concluded after suspending memory reports, with no further business.

Meeting Transcript

Member Durhal's absence is excused. Councilmember Letitia Johnson present. Council Pro Tim, we have quorum. Thank you. We have a quorum, which means we're back in session. Would now like to call back to order the 1105 public hearing. Will the parties who are participating please cue up? The 1105 excuse me public hearing is regarding an establishment of an industrial facilities exemption certificate on behalf of the old St. Jean Properties LLC in the area of 250. Excuse me, 251. Two five, excuse me, five two one, St. Love St. Jean, Detroit, Michigan, in accordance with public act 198 of 1974. With the parties who are participating, introduce yourselves when you see yourself on the screen. Justice Cook Housing and Revitalization Department. Good afternoon now. Brian Hertien with Christian Hertien, owners of Old St. Jean Properties. Thank you so much. Mr. Cook. Thank you. To the chair, all of St. Jean Properties LLC is requesting council approval for the establishment of industrial development certificate in the area 5210 St. Jean. The petitioner and DGC is present to answer any additional questions. Thank you. You may proceed. And uh to the chair, may I share my screen, please, sir. Yes, sir. Thank you. All right. Uh so today we have come before this honorable body to request the establishment of an industrial certificate for the uh industrial rehabilitation certificate for the 521 Old St. Jean project being led by the development team of Old St. Jean Properties LLC. 521 Old St. Jean consists of a 2.49 million dollar rehabilitation of a vacant manufacturing facility and to over 37,000 square feet of manufacturing office and storage space. The developer will utilize the facility as their headquarters to manufacture a components for panelized home construction while also leasing office space to the biotech company Ecovia Renewables, which is relocating their headquarters from Ann Arbor to Detroit. This abatement provides a reduction on the future increase in property taxes as a result of significant improvements to industrial properties, including new construction or renovations. If you turn your attention to year zero, you'll see a dark green bar representing the amount of taxes currently paid on the property. This works out to be approximately $28,000 per year. Moving on to year one, you'll see that this bar increases and that represents the total amount of taxes that we project based on the investment of $2.49 million that will be made into this project. Upon completion of the project, the assessor will reassess the property, and as a result of the improvements, the property's value will increase. Assuming that they received the full term of the abatement in year 13, after the abatement has expired, they will be responsible for the entire amount of taxes, which is approximately $56,000 that first year. The developer before you today is requesting a certificate. Based on this review, we recommend the approval of the certificate for 12 years on the project. That concludes my presentation, Mr. Chair, and I will now turn it over to the developer to offer some more detail regarding this development. Thank you all. Thank you.

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