Portage Planning Commission Meeting – March 5, 2026

The Portage Planning Commission met on Thursday, March 5, 2026, at approximately 5:00 PM. The meeting included a public hearing on a proposed amendment to a previously approved Planned Development (PD) tentative plan at 2401 West Center Avenue, and an informational session on the draft Residential Unified Development Ordinance (UDO). Commissioners excused Commissioner Adams and approved the minutes from the February 19, 2026 meeting. Public comments were heard on both agenda items.

Consent Calendar

• Roll call showed Chair Coragini, Vice Chair Baldwin, Commissioners Flyman, Cotton, Breeze, Cowell present. Commissioner Adams was excused by motion.
• Minutes from February 19, 2026 were approved as corrected (spelling of Commissioner Cadini’s name).

Public Comments & Testimony

• J.E. Llewellyn, a resident of Whisper Rock Condominium Association, expressed support for the proposed building expansion at 2401 West Center Avenue but requested screening (pine trees) to block views of the auxiliary power unit and lighting. He stated that such plantings would align with existing community landscaping.
• Mary Thornton, a Whisper Rock resident living directly behind the Krugel Lawton building, echoed the request for screening and raised concerns about stormwater drainage, noting existing water issues on their property.
• Martha Dahlinger (Chopin Avenue) asked whether new neighborhood streets would have sidewalks. Staff confirmed that new streets will require sidewalks.
• Mary Villa Polski (8836 Seashore Drive) questioned the consolidation of zoning districts, asking how higher-value homes (e.g., $1–2 million) are affected, and requested a study on property value impacts. She also emphasized that compatibility lacks a clear definition and criticized the lack of communication with residents.
• John Taylor (2522 East Shore Drive) urged the city to better communicate the UDO changes to the public to avoid a packed house at the next meeting.
• Richard Nellums (9240 East Shore Drive) raised concerns about wildlife corridors, particularly north of Sugarloaf Lake, and asked for examples of other cities that have implemented similar codes.
• A speaker from 9000 East Shore Drive (name unclear) expressed concerns about the price disparity between existing homes on East Shore Drive and proposed housing types in the RN district, requesting a study on the impact on property values, traffic, and infrastructure.

Discussion Items

Public Hearing: Amendment to PD Tentative Plan at 2401 West Center Avenue

• Eric Felt, planner, presented the request by Cole Gavlis Holdings LLC to amend the previously approved Oakland Hills at Center PD to add approximately 5,000 square feet of commercial space to the existing Krugel Lawton CPA office building at 2401 West Center Avenue. The 1.47-acre site is located west of Oakland Drive and south of West Center Avenue. The original PD (approved 2006) allowed 30,000–56,000 sq. ft. of office space; only 13,166 sq. ft. has been built. The amendment would permit the addition without changing the overall PD character.
• Staff noted no negative impact on neighboring residential uses, and the original PD developer (633 Group/AVB) was aware and did not oppose. The Development Review Team (DRT) found no substantial revisions needed; stormwater and detailed plans will be reviewed at final site plan stage.
• Public hearing was opened, closed, then reopened to allow J.E. Llewellyn and Mary Thornton to speak (see above).
• Jason Martin (partner at Krugel Lawton) responded to public concerns, stating they have discussed increasing foliage (pine trees) and will address drainage in the next site plan.

Informational Session: Draft Residential Unified Development Ordinance (Module 1)

• Eric Felt presented the draft residential UDO, derived from the city master plan and the Michigan Association of Planning Zoning Reform Toolkit. Key changes include:
  • Consolidation of single-family districts (R1A–D) into two: Residential Neighborhood (RN) (allows duplexes, up to 30% in new developments; conservation developments allow townhomes, triplexes, fourplexes with open space) and Residential Estate (RE) (only single-family and accessory dwelling units).
  • Reduced minimum lot sizes (e.g., RN: 7,000 sq. ft. for single-family; duplex minimum 10,000 sq. ft.).
  • New conservation development option on 5+ acres: allows up to 35% mix of attached housing, with 20% open space (half can be wetlands, buffers, stormwater).
  • Minimum house size reduced: 1,000 sq. ft. (single-story) and 1,400 sq. ft. (two-story).
  • New “multiplex” (3–6 units) allowed in RN conservation and RM multifamily districts; “multi-unit” (7+ units) only in RM.
  • New “limited use” (L) permit type for by-right uses with conditions.
  • Updated land use table and exterior material requirements for multi-unit buildings.
  • Private roads must now meet public street standards; street width minimum 24 ft (one parking side) or 28 ft (both sides).
• Commissioners asked clarifying questions about open space percentages, accessory buildings, private road parking, and duplex location restrictions (not allowed on lakefront or in RE). Staff noted no changes to accessory building standards.
• Commissioner Flyman expressed a desire for clearer explanation of the “problem” the UDO is intended to solve. Staff replied that the goal is to implement the master plan’s housing recommendations and provide more housing choices (e.g., smaller homes for downsizing) while preserving neighborhood character.

Key Outcomes

• Motion to recommend City Council approval of the amendment to the Oakland Hills at Center PD tentative plan for additional commercial space at 2401 West Center Avenue passed unanimously (voice vote: all ayes, no opposition).
• The public hearing on the Residential UDO is scheduled for March 19, 2026 at the Planning Commission meeting. The commission will provide a recommendation to City Council, which will then set a public hearing.
• Staff will consider posting information about the UDO on the city’s Facebook page and improve public outreach.
• Commissioner stated intention to attend the March 19 meeting; Commissioner noted absence on April 2 (spring break).