HomeMy WebLinkAbout2-1-22 Planning BoardLANSING PLANNING BOARD
Regular Meeting
February 1, 2022
6:30 p.m.
Neighborhood Empowerment Center 600 W Maple St.
MINUTES – Approved 3/1/22
1.OPENING SESSION
Mr. Ruge called the meeting to order at 6:30 p.m.
a. Present: Katie Alexander, Dr. Farhan Bhatti, Marta Cerna, Josh Hovey, Monte
Jackson, John Ruge
b. Absent: Tony Cox (excused), Thomas Morgan (excused)
c. Staff: Sue Stachowiak, Andy Fedewa, Barb Kimmel, Doris Witherspoon
d. Consultants: Amanda Warner – Wade Trim
2. APPROVAL OF AGENDA
The agenda was approved without objection.
3. COMMUNICATIONS – None
4. PUBLIC HEARINGS
A. LS-1-2022 – Vacant Lot, W Miller Rd., Variance to width to depth ratio restriction to
allow the parcel to be divided into two separate parcels.
Ms. Stachowiak stated this request and LS-2-2022 involve variances to the City’s Subdivision
Ordinance rather than the Zoning Ordinance which necessitates is why they are coming to the
Planning Board and City Council rather than the Board of Zoning Appeals. Section 1236.07
(d) of the City Subdivision Regulations restricts the depth of a lot to a maximum of 2.5 times
the width.
Ms. Stachowiak stated that staff is recommending approval of this request by the Ingham
County Land Bank to permit the vacant lot on W, Miller Road (PID # 33-01-05-06-378-181)
to be split in half, creating two parcels for single-family residential dwellings. The proposed
parcels would be 60 feet wide by 297.07 feet in depth which is a width to dept ratio of 1 to
4.95. Ms. Stachowiak referenced a map that shows that many other parcels in the vicinity
exceed this restriction.
Roxanne Case, Executive Director of the Ingham County Land Bank stated that the Land
Bank has a developer ready to buy the properties to build single-family homes. Ms. Case said
that the area has smaller homes on large parcels, and this is a chance to bring new housing to
the City.
Chairperson Ruge opened the Public Hearing.
Andy Schor
Mayor
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Timothy Schumacher, W. Miller Rd., said that he lives just east of this vacant parcel and
opposes the split and proposed new construction. Mr. Schumacher stated he was not given a
chance to purchase the property from Ingham County after he inquired about it.
Ray Garcia said that he intends to purchase the lots from the Land Bank and build a new
single-family home on each of them. Mr. Garcia spoke about his track record in the City of
maintaining his properties and screening his tenants so that there are no issues.
Mr. Ruge asked Mr. Garcia and Mr. Schumacher if they are willing to meet each other to
discuss the siting of the houses and any design concerns. Mr. Garcia and Mr. Schumacher
agreed to a meeting. Mr. Ruge asked how soon construction will begin. Mr. Garcia
answered that he plans to start pouring foundations for one set of seven new homes in April
2022 and another set of seven new homes during June/July 2022.
Seeing no one else wishing to speak, Chairperson Ruge closed the Public Hearing.
B. LS-2-2022 – Vacant Lot, Christiansen Rd., Variances to the required lot width and to
the width to depth ratio restriction to allow the parcel to be divided into two separate
parcels.
Ms. Stachowiak restated that this request involves variances to the City’s Subdivision
Ordinance, not the Zoning Ordinance which necessitates its hearing before the Planning
Board rather than the Board of Zoning Appeals. Section 1236.07 (b) of the City Subdivision
Regulations requires a minimum width of 60 feet for residential lots while Section 1236.07
(d) restricts the depth of a lot to a maximum of 2.5 times the width.
Ms. Stachowiak stated that staff is recommending approval of this request by the Ingham
County Land Bank to divide the vacant lot on Christiansen Rd. (PID # 33-01-01-32-353-283)
in half, creating two lots for the construction of single-family residential dwellings. The
proposed parcels would be 56 feet wide by 259 feet in depth which is a width to dept ratio of
1 to 4.625. Ms. Stachowiak referenced a map that shows that many other parcels in the vicinity
exceed this restriction.
Ms. Case stated the same developer mentioned in LS-1-2022 is ready to buy the properties
and then build single-family homes. Ms. Case said that the area has smaller homes on large
parcels and this is a chance to bring new dwellings to the City and increase the density.
Mr. Ruge asked what price point Mr. Garcia expected for the homes. Mr. Garcia answered
that he expects to list the homes for $165,000 to $175,000.
Ms. Alexander asked if other zoning code regulations were reviewed for this application. Ms.
Stachowiak replied no and said that all site development requirements like the setbacks and
siting remain the same.
Chairperson Ruge opened the Public Hearing.
Seeing no one wishing to speak, Chairperson Ruge closed the Public Hearing.
C. Chapter 1300 Marijuana Operations Ordinance Amendment
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Ms. Stachowiak briefly reviewed the reasons why marijuana operations were separated
from the Form-Based Zoning Code (FBC) process and has for the last year still been governed
by the old zoning districts. She said that now that the FBC is in place, the City Clerk is
recommending that Chapter 1300 be amended so that the text reflects the current zoning
districts.
Ms. Stachowiak stated that the City Clerk is also proposing language that allows for
conditional licenses to be revoked if they are not obtained within 24 months so that they are
freed up for other applicants.
Chairperson Ruge opened the public hearing.
Seeing no one wishing to speak, Chairperson Ruge closed the public hearing.
5. COMMENTS FROM THE AUDIENCE – None
6. RECESS – Not taken
7. BUSINESS
A. Consent Items
(1) Minutes for approval: December 7, 2021
The minutes from the December 7, 2021 Planning Board meeting were
approved without objection.
(2) LS-1-2022 - Vacant Lot, W Miller Rd., Variance to width to depth ratio restriction
to allow the parcel to be divided into two separate parcels.
LS-1-2022 was approved without objection.
(3) LS-2-2022 – Vacant Lot, Christiansen Rd., Variances to the required lot width and
to the width to depth ratio restriction to allow the parcel to be divided into two
separate parcels
LS-2-2022 was approved without objection.
B. Old Business
(1) FY 2022-26, Five-Year Consolidated Plan/Proposed Funding Allocations, FY
2022
A public hearing was held on January 4, 2022, at which no comments were received.
Ms. Witherspoon stated that the purpose of the public hearing is to receive input on
the proposed funding allocations for the fiscal year 2022 (7/1/22-6/30/23) Community
Development Block Grant Annual Action Plan. She said that the amount of the
appropriations that the City will be receiving for fiscal year 2022 are estimated to be
the same as last year, but exact numbers are not available at this time, however, as
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with previous years, the City of Lansing will proceed with the Action Plan
process/schedule and plan based on the previous year’s allocations and adjust
accordingly once the actual allocations are received. She said that the budget
projections are subject to pro-rata adjustments based on the actual amounts awarded
to the City of Lansing by the Department of Housing and Urban Development.
Amanda Warner, Wade Trim consultant, reviewed the five goals that were created for
the Five-Year Consolidated Plan 2022 – 2026: Affordable Housing, Homelessness
Prevention, Provision of Public Services and Other Needed Services, Public Facility
and Infrastructure Improvements, and Program Administration.
Mr. Jackson made a motion, seconded by Ms. Alexander to approve the FY 2022-
26, Five-Year Consolidated Plan/Proposed Funding Allocations, with the
understanding that pro rata adjustments may need to be made to the budget
based on actual grant award funding amounts from HUD. Motion carried
unanimously.
Ms. Cerna asked if all grant funding is from the federal Housing and Urban
Development (HUD) department and if Lansing applies. Ms. Witherspoon confirmed
that the funding is from HUD and that the City submits an application annually. She
said that Lansing is an entitlement community and submits one- and five-year plans
to HUD.
[Dr. Bhatti joined the meeting]
Mr. Jackson asked if there are income requirements for rental rehabilitation funds. Ms.
Witherspoon answered that yes, the income requirements pertain to the tenants.
Ms. Witherspoon stated that the Consolidated Plan is due May 14, 2022.
On a voice vote the motion carried unanimously (6-0).
C. New Business
(1) Act-1-2022, 1020 W Hillsdale St., Sale of City Property
Mr. Fedewa stated that the City of Lansing’s Economic Development and Planning
Department is proposing to sell the City-owned vacant property at 1020 W Hillsdale
St. This parcel was previously detailed in part in the “Seven Block Neighborhood
Development Plan” which was drafted and adopted by City Council in 1993. The
property was acquired by the City utilizing CDBG funding in July 1999. From what
current Planning & Zoning staff knows, the Letts Community Center nearby serves
this area and the Westside Neighborhood, so the former building was not redeveloped
as a community center and was eventually demolished.
Mr. Fedewa stated that the parcel was part of the Build Lansing Initiative and a request
for proposals was released. The property has been listed and advertised on the Lansing
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Economic Area Partnership (LEAP) website during the 2021 year. The Gryphon
Group submitted the only development proposal which centered on affordable
housing in the form of attached single-family rentals. The targeted resident income is
30% - 60% of Area Median Income. This proposal fits the zoning for the property and
increases the amount of housing in the Downtown area. An appraisal was completed
on March 5, 2021 which valued the property at $195,000. The purchase price is
$200,000.
Mr. Fedewa said staff believes that the redevelopment proposal does meet the greater
goals of the “Seven Block Neighborhood Development Plan” and recommends
approval of the sale.
Mr. Ruge asked if there will need to be a rezoning. Mr. Fedewa answered no, this
development as proposed is allowed by-right. Mr. Ruge questioned the required
setback and if the proposed buildings will be too close to the existing single-family
houses to the east.
Ms. Kimmel said there is a vacant parcel on W Hillsdale St. owned by the neighboring
property owner and does create some buffer space between the proposed development.
Mikki Droste, HousingLinks LLC, is a consultant on the project and said that the draft
site plan in the packet is a concept and the final one will include the necessary setback
distances. There are 40 units planned and the developer will review if additional trees
are possible. The larger setback was reserved for the frontage along N Martin Luther
King Jr. Blvd. to create more buffer space from the busy traffic.
Ms. Alexander asked if there is a public hearing. Mr. Fedewa replied that public
hearings are not required for this type of application at the Planning Board level, but
that the City Council is required to hold a public hearing on the sale of publicly owned
real.
Ms. Alexander requested that staff explore the possibility of sending out mailers
notifying the neighbors within 300 feet of the subject property of the public hearing.
Mr. Fedewa stated that a public hearing notice will be published in a newspaper of
general circulation and this project was covered by the Lansing City Pulse.
Mr. Hovey made a motion, seconded by Mr. Jackson to approve Act-1-2022, 1020
W. Hillsdale St., Sale of City Property.
Ms. Alexander requested that a condition be included to install as much buffering and
landscaping as possible.
Mr. Hovey and Mr. Jackson accepted the amendment to the motion by placing a
condition on the approval that the developer properly screen the development
from neighboring residential properties with landscaping.
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On a voice vote the motion carried unanimously (6-0).
(2) Chapter 1300 Marijuana Operations Ordinance Amendment
Mr. Hovey stated that he has a conflict of interest because he represents entities that
are directly affected by the Chapter 1300 Ordinance and requested to be recused from
the discussion. Mr. Ruge requested that the Board review the Rules of Administrative
Procedure section about conflicts of interest.
The Planning Board confirmed that all declared potential conflicts of interest need to
be discussed by the entire Board, the Board shall hold a vote to recuse a member, and
if recused that member must leave the meeting table, but not the meeting room.
Dr. Bhatti made a motion, seconded by Mr. Jackson to recuse Mr. Hovey from
the discussion on Chapter 1300 Marijuana Operations Ordinance. On a voice vote
the motion carried unanimously (5-0).
Mr. Fedewa explained that all industrial districts, IND-1, IND-2, and IND-3 would
permit marijuana growers and microbusinesses. Planning and Zoning staff did not
support including DT-2 for this use because the businesses in this area so far have
generally installed fencing and blocked up the windows of their building, creating
closed off pockets in the built environment. Although the DT-2 area was generally
industrial zoning under the old code, DT-2 was developed with the intent of being
complementary to the Downtown core and focused on redevelopment for commercial,
retail, services, offices, as well as new residential and mixed-use. Many industrial
businesses have left this area over the past few decades, and it no longer corresponds
with the Future Land Use Plan. Mr. Fedewa stated he personally supported including
DT-2 for safety compliance facilities, processors, and secure transporters because of
the existing land use pattern, accessibility to commercial corridors, and to be business-
friendly.
The Board discussed whether safety compliance facilities, processors, and secure
transporters should be permitted in the DT-2 district when the goal of the district is to
encourage customer-based redevelopment that complements the downtown.
Dr. Bhatti made a motion, seconded by Mr. Jackson to recommend approval of
Chapter 1300 Marijuana Operations Ordinance Amendment, with the
recommendation that the DT-2 zoning district be removed from Section 1300.11
(b). On a voice vote the motion carried unanimously (5-0).
(3) Review of Rules of Administrative Procedure
Mr. Ruge reviewed the procedure for recusing a Board member when there exists a
conflict of interest. He also explained the reasons why the language was written the
way it is which is essentially intended to avoid even the appearance of impropriety.
(4) Election of Chairperson, Vice-Chairperson, and Board of Zoning Appeals
Representative.
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Board members agreed to hold elections for officers and a Board of Zoning Appeals
representative during September’s regular meeting as specified in the Rules of
Administrative Procedure.
8. REPORT FROM PLANNING OFFICE – None
9. COMMENTS FROM THE CHAIRPERSON – None
10. COMMENTS FROM BOARD MEMBERS – None
11. PENDING ITEMS: FUTURE ACTION REQUIRED – None
12. ADJOURNMENT – The meeting was adjourned at 8:10 p.m.