LADSTONE — A lengthier-than-usual City Commission meeting in Gladstone on Monday included discussion on a revision of the city’s Master Plan, a resignation, two public hearings and several orders of new business.

Before any business began, Greg Styczynski, who was first appointed to the commission in September 2019, announced his resignation, stating that because he and his family were moving outside the city limits, he was no longer eligible to hold the seat. Styczynski thanked the citizens, mayor, fellow commissioners and city staff for the opportunity and support he’s felt while serving the city, calling it “an educational experience, humbling at times, difficult at others — but it’s always been an honor and a privilege,” before exiting.

At least every five years, any community in Michigan that has adopted a Master Plan is required to review it. The intent of a Master Plan is to guide future policy decisions by government based on the specific community’s character and desires for development. It identifies objectives, strategies and timelines for land use, infrastructure and more by way of making recommendations, but the document itself is not law.

The City of Gladstone’s current Master Plan was first adopted in 2015. Review by a subcommittee of the city’s Planning Commission following 2020 census data showed that while much of the plan is still relevant, the city has evolved. After working internally on updating the document, city staff presented an amended Master Plan.

Downtown Development Authority Coordinator Patricia West, who had taken the lead in coordinating the special project to revamp the plan, first called attention to demographic changes. While Delta County as a whole saw a population drop between 2010 and 2020, Gladstone saw a population increase of 5.7% — a relatively large number, considering the only other community in the county to experience an increase at all was Escanaba Township by 0.4%. In the past, and certainly in 2010, it was noted that Gladstone’s residents were older, but the most recent census data revealed growing numbers in younger generations, with a 230% increase in the 20 to 24 age range and a 30% increase in the number of people between the ages of 25 to 34 (as of the year 2020).

“It makes sense that we do want to make sure we continue to focus on catering towards an aging population, but we should also be considering how we can support upcoming generations as well,” said West.

Other notable numbers from the census that were touched on included:

– It was estimated that of about 10% of the housing units in Gladstone sit vacant, but an exact quantification is not known.

– The median annual household income in Gladstone exceeds that of the City of Escanaba by $18,355.

– The poverty rate, however, is higher — 17.7% — indicating a range of incomes.

When discussion progressed to land use, “with this master plan revisit, one of the things that we were able to do was update our current zoning map,” Community Development Director and Zoning Administrator Renée Barron said, adding that she was grateful because the map had not been updated since before it came into her hands 16 years ago. “This map was originally done through CUPPAD, and they no longer even have the files for it.”

Working with Coleman Engineering, the city has been able to draw up a new map depicting current land use. Barron said that a lot of back-and-forth was required with Coleman in the process, looking at zoning changes that have been made parcel by parcel over time.

Regarding the future land use map — which, like the Master Plan as a whole, is to be referred to as a guide — “some of the major changes that we looked at for the future is preserving that park area along the North Shore property, and then looking at having what we’re calling a flex zoning district, again in the North Shore area and then up towards the Kipling area,” said Barron, explaining that “flex” zones are to allow for a mix of uses rather than being prescriptive and limiting.

The implementation portion of the Master Plan identifies a number of goals and strategies for Gladstone. The city aims to work with MDOT to encourage safe and slow access along U.S. 2 and 41; promote businesses and events; expand the range of housing options; improve accessibility, including rebuilding sidewalk curbs that are not yet ADA compliant; ensure development of outdoor recreational opportunities; market Gladstone as a reputable housing community; build tourism and more.

Commissioner Robert Pontius pointed out that pickleball was absent from the plan, and others agreed it had been mistakenly left out but should be mentioned.

The commission approved to move forward with distributing the document, which is 45 pages in entirety, to the necessary bodies, which include other local governments, railroads and utility companies which may be affected. Those parties have 42 days to comment, after which point the Planning Commission will again review the document and then set a public hearing. In the meantime, said West, public input is still welcome and all feedback will be considered.

Also at the meeting:

– After a public hearing on the matter, the commission authorized the Water Department to apply for federal financial assistance in the form of a loan through the U.S. Department of Agriculture, Rural Development office for a project to improve the water distribution system by replacing water intake piping and crib assembly and installing a new water main. The majority of the work was deemed necessary by the Michigan Department of Environment, Great Lakes and Energy (EGLE).

– Michael O’Connor, who has questioned the city’s motives on numerous occasions in the past, took to the podium at three points — during both public hearings and one general public comment. The first time, he asked whether all the work proposed by the Water Department was necessary; he felt there should be a vote. Superintendent Rob Spreitzer said that it was important the work be done, and that to his knowledge they were following proper procedure. City Manager Eric Buckman pointed out that even if the people voted against the work, EGLE may still overrule them and require it.

“Your interpretation of the charter is totally different than our attorney and what the charter actually means,” Buckman said in response to O’Connor’s statements. “We’ve seen that already.”

– The second hearing was about the appropriation ordinance for general fund expenses for the fiscal year of April 1, 2024 to March 31, 2025. Since there were not enough commissioners present to pass the ordinance — Styczynski had vacated his seat, and Commissioner Judy Akkala was not present — action was tabled until the next meeting, which is scheduled for May 13.

– It was announced that campground rules would be amended following a potential liability issue created by the discovery that some people had been sub-letting campsites as Airbnbs. Buckman said that the Recreation Board was looking into how to address it in the rules.

– The commission moved to accept a bid for a new work truck from Fox Motors in Marquette.

– It was proposed to establish a land-based mooring field, revenue from which would go towards the sail school, on the south-facing sandy beach near the sail school shed. Commissioners asked for a revised proposal to include a size limitation on boats.

– The Department of Public Works requested and was granted permission to resume issuing permits for working in the public right-of-way. The requirement is in the city’s Code of Ordinances and has not been enforced for years, which has created issues when poor work by contractors or homeowners needed to be fixed afterwards. Obtaining the permit will include a $25 fee unless the work is required by the city.

– A special event application was granted to the American Legion Riders Post 71 to block off 8th Street from Delta Avenue to Superior Avenue on June 20 for Hot Rods and Harleys, a fundraising event that has taken place in Rapid River for the past few years but was newly handed off by the previous organizers, Heads Motorcycle Club, to the American Legion Riders. Club Director John Van Brocklin said that in addition to June 20, they also intend to have two more cruise nights on July 18 and Aug. 22.