By Maggie LaNoue
Contributing Writer
August 1, 2025
Albion residents packed the library at Marshall Opportunity School on July 28 for a City Council meeting that stretched past two hours. About 50 people attended in person, a large turnout for a midsummer session held offsite due to accessibility concerns, while City Hall’s 65-year-old elevator awaits replacement.
The evening began with a presentation by Rod Auton of Calhoun County Senior Services, who outlined resources available for Albion’s older residents. Auton highlighted a recent Thome Aging Well Innovation Grant, which is helping the county fund programs that address senior health, mobility, and nutrition.
“We want to keep seniors in their homes as long as possible,” Auton said, emphasizing the role of affordable housing options in that effort.
Albion College President Wayne Webster made a presentation about the Washington Gardner School (WGS) property, owned by the College. He reiterated the College’s effort to reduce operating losses while preserving historic assets.
“We’ve spent hundreds of thousands annually on utilities and insurance for a building that has been vacant for years,” Webster said. “This proposal represents a $25 million investment in Albion and a way to bring life back to an important landmark while removing a significant financial burden from the College.”
Webster noted that the College has already transferred other surplus properties to new owners, such as Bellemont Manor, and stressed that the College will not profit from the transaction. Instead, the goal is sustainability: “We want Albion College to succeed, and that includes supporting the city’s long-term vitality.”
The agenda included two key development items: one was approving a commercial redevelopment district for 205 W. Cass Street, and the other was deciding whether to grant a Payment in Lieu of Taxes (PILOT) for the proposed Washington Gardner redevelopment. Public comments reflected strong feelings on the future of Washington Gardner School (WGS), a beloved 1927 landmark.
More than 20 people spoke during public comment. About three to one supported moving forward with the Washington Gardner School building development project.
Pastor Tim Kurtz, a lifelong Albion resident, said, “We need to understand that $40,000 a year is the median household income here. People can’t buy a house on that. They can barely rent. Nothing from nothing leaves nothing.”
Others voiced caution. Precinct 3 Council Member Jim Stuart published a prepared statement before the vote:
“We must resist the urge to bring in a project simply because someone is willing to do something in our town if it stretches public services without a corresponding return on revenue.”
Resident Mary Slater spoke from experience:
“Back in 2017, I was interested in that building, along with some other people, as a mixed-use space. I had Mr. Mitchell, an architect who worked on the depot, review it. He said, ‘It’s possible, but not very feasible.’ So, you think about 61 units, 61 bathrooms. Those are concrete floors. Just drill through for the plumbing. Then once you open things up, what other issues will come up?”
Ben Pierce, who works with youth, said, “This sounds like a stepping stone for these young people that are trying to get into work, deal with their mental health, learn how to budget and save, and then go buy a home. In order to do that, most of them need something they can afford and. I want them to work here in town. So far, everybody is working here in town, but when they step out of my program, they need somewhere to go. They need somewhere affordable. And if this can be a stepping stone for this next generation of young folks to afford a place to live, even if it is mixed income, and they can step up from one to another and then buy a house.”
Staci Stuart, expressed concern about the long-term impact on city resources.
“We already struggle to keep up with public safety and infrastructure,” Stuart said. “If this adds to the burden without enough return, that affects all of us.”
After the public comments, the two main agenda items for the meeting were reviewed by the council with all members in attendance.
After the public comments, Mayor Vicky Snyder thanked attendees for being there:
“This was one of our largest gatherings and I thank you all for being here. This is where you’re going to get your information. The truth. I’ve seen a lot of misinformation on social media, and it’s very disheartening how quickly that wildfire spreads.”
Common misconceptions include:
• The city is not selling Washington Gardner. Albion College owns the property, and the council vote concerns only the PILOT. (Payment in Lieu of Taxes)
• A PILOT is not a subsidy. It is a structured service fee based on net collected rent, projected at about $27,000 annually with $9,000 going to the city.
• This decision is about financial feasibility, not whether the city “needs more housing.”
The first development vote by the council was quick. The council unanimously approved creating a commercial redevelopment district for 205 W. Cass, the former One Hour Martinizing building. This designation is the first step toward environmental remediation of a structure long associated with dry-cleaning chemicals. The building, now vacant, has drawn interest from an investor willing to tackle cleanup and return it to productive use.
This designation is the first step toward the revitalization of a structure with environmental challenges stemming from its former use as a dry cleaner.
“Establishing the district doesn’t grant a tax exemption on its own,” explained the city attorney, Cullen Harkness. “It allows the property owner to apply for an exemption certificate through the state, which could help offset the costs of redevelopment.”
Although the Cass Street item passed without controversy, most attendees came for the discussion on WGS. The building has been unused for years, since Albion Public Schools consolidated into Marshall’s system. Albion College assumed ownership during annexation, investing heavily in maintenance, including work toward connecting to the college’s boiler system, while the building has never generated property taxes as an educational facility.
The proposed plan, led by Community Housing Network (CHN) of Troy, would repurpose WGS into about 61 apartments through a $25 million investment. Approval of a PILOT agreement is necessary for CHN to compete for federal low-income housing tax credits that will make the investment possible. Without it, the project likely will not begin.
A Payment In Lieu of Taxes allows qualified developers to pay a service fee based on net collected rent instead of standard property taxes. For WGS, the projected payment is about $27,000 annually, including $9,000 to the city, with small yearly increases.
Council member Vivian Davis said she heard from many constituents and even “lost sleep” weighing the pros and cons of the proposal before the meeting.
With many questions still unresolved, Council Member Andy French moved to postpone the decision until the second meeting in August. Council agreed unanimously. Several members cited new information, including CHN’s packet showing floor plans and a timeline projecting occupancy in 2027 if tax credits are secured.
Interim City Manager Doug Terry closed the meeting with context:
“Across Michigan, declining school enrollment means cities are left with empty buildings. Repurposing is not a well-kept secret. We see it with schools, shopping centers, and even department stores. Our discussion was never about income levels. It was about how to sustain city services and make the best use of an existing structure.”
Terry also credited Albion College for initiating the conversation,
“We want to see Albion College succeed. They’re a major employer in our community with about 400 jobs.”
Other updates included a parks report and progress on major projects. Terry praised DPW Director Jason Kern and his crew for making Albion’s parks “the best they’ve looked in years.” He also announced that installation of a new Otis elevator at City Hall will begin installation work in about a month, restoring access for residents and enabling better sound equipment for meetings. Road and water system improvements continue, including work related to a new water tower east of town.
Residents who want to catch up on the discussion can watch the meeting on YouTube, where it has already drawn over 120 views. The council will revisit the PILOT proposal at its second meeting in August. Citizens are encouraged to come to the council meetings, read the newspaper, contact their representatives, learn the facts, and take part in the process that shapes Albion’s future.
