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HomeMy WebLinkAbout2003 Planning Board Apr-Jun Minutes FINAL Approved as written 5-6-03 Draft to Clerk April 30,2003 Approved May 6,2003 To Clerk May 9,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, April 15, 2003 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried (6-0). 3. COMMUNICATIONS - None. 4. HEARINGS - None. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Ms. Monica Zuchowski, resident of 320 N. Walnut and President of the Downtown Neighborhood Association (DNA), stated that at the Board meeting on April 2"d, the DNA voted unanimously to oppose the request by Mr. Thomas E. Woods to rezone the property located at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office District. The DNA has historically expressed concern when zoning changes are proposed, which could result in the loss of housing units. Zoning changes are permanent. There has been no hardship that Mr. Woods has been able to demonstrate, which the DNA feels would qualify for changing the zoning. Within a five block radius, there are numerous properties similar to 420 W. Ionia Street, which are zoned for office space and yet they sit vacant. There is no need for more office space but there is a need to try to keep the current residential space. The DNA is also very concerned about the lack of parking spaces at 420 W. Ionia Street. Parking is currently inadequate and the addition of offices will only exacerbate the situation. For these reasons, the DNA opposes this request for rezoning. PLANNING BOARD MINUTES April 15, 2003 Page 2 Mr. Ruge stated that currently the Master Plan has this area designated for office use and that he shares the concerns about losing the residential structures to office use. With the Master Plan, it directs the Board in a certain direction. He asked Ms. Zuchowski to share the DNA's thoughts regarding the Master Plan. Ms. Zuchowski stated that the DNA Board has some members who recite, chapter and verse, the Master Plan. In many cases as a Board, the DNA reviews the Master Plan for guidance as to positions that the DNA takes. The DNA's concern is the area surrounding the request. There is a mix of residential and office spaces. The DNA looks at what is in existence and with the surrounding area still being a mixture, that is why the DNA has taken its position. The DNA would like to keep the mix residential and office uses. Mr. McConnell inquired about the vacant office spaces in the surrounding area. Ms. Zuchowski stated that there are vacant office spaces on Walnut Street, Ionia Street, and Pine Street. Some of these office spaces have been vacant for quite a while. Mr. McConnell inquire about the vacant properties being advertised or marketed. Ms. Zuchowski stated that a number of them have signs posted advertising office spaces available but she was not sure how actively they have been marketed. Mr. McConnell gave a general scenario about someone who had a commercial building and did not effectively market or possibly not rehabilitate the building, so the building would be in an unsuitable state to a renter or buyer. Then there is another person who is willing to rehab a building and bring it to a state that is appealing to a commercial person who is interested in leasing or purchasing the building. Should the person who has brought their building to a certain standard and has a willing and able buyer be penalized because two or three people within the same vicinity have not brought their buildings to a certain standard or have not marketed their building to obtain a potential buyer or lessee? Ms. Zuchowski stated with the position that the DNA has taken does not prevent Mr. Woods from relocating his offices. The office located at 420 W. Ionia has prospective tenants but not definite tenants, unless that has changed. The DNA is always pleased when people are willing to come into the neighborhood and rehabilitate buildings, whether residential or office space. What the DNA looks at is the mix of residential and office spaces. The DNA maintains that there is a very high likelihood that the space could be rented residentially, if it were brought to code. It is not impossible to rent the space as residential or office space. She is aware of office vacancies but not aware of residential vacancies. The DNA maintains the belief that if the building is brought up to code and investments put into the building, it could still be used residentially. Mr. Thomas E. Woods, resident of 1701 W. Kalamazoo Street for 30 years, stated that he purchased these properties and feels that the buildings have incredible historic value. He was formerly on the Historic District Commission Board and has an appreciation of what is occurring in downtown Lansing. He believes that one solution would be for him to demolish the carriage house located at 420 W. Ionia Street. The beautiful two-unit Gunite building, probably the last of its kind in the City, if removed, would allow him to have additional PLANNING BOARD MINUTES April 15, 2003 Page 3 parking for some of the other uses. However, he does not intend to do this. He has tenants and would rather maintain that part of the property as residential. He stated that he likes the flexibility. To rehabilitate the building plus the carriage house when it becomes vacant, it is not possible to do it economically and to maintain a building as old as this one. The building was built in 1892. The building located across the street that he is purchasing, as part of the package, was built in 1862. He is purchasing the buildings because of their historic character. These buildings are run down but not that bad. The residential units on the street are curiously rooming houses. Offices are the best maintained buildings on the street because they are owned by people who care. He is not sure that the office/residential mix is great when mixed into rooming houses. He respectfully requested that the Board review the application, and that the street should be developed professional office. Within a five block area, the Board also determined that the property should be residential and, perhaps, commercial. He would like the option of having the property residential because it is an included use in professional office. At the same time, he would like to have the option of putting a business at this location, perhaps his own office. It would be difficult to find someone (i.e. accountant, lawyer) who wants to have an office in the downstairs and live upstairs without owning the property. It will be very expensive to maintain these buildings. He will not cover the brick with vinyl, but only do what the Historic District Commission would require of him to do for restoration of the building. He is committed to these values. He respectfully requests that the Board approve the request and let him work out the parking issues. Seeing no one else wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS - None. 7. BUSINESS SESSION A. Minutes for Approval - (Minutes will be presented for consideration at a later date) B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair a. Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D- 1" Professional Office District This is a request by Thomas E. Woods to rezone the property at 420 W. Ionia Street, more specifically described as: Commencing 3 Rods west of the SE corner of Lot 7, thence North 8 Rods, West 2 Rods, South 3% Rods, West 1 Rod, South 4% Rods, East 3 Rods to PLANNING BOARD MINUTES April 'r% 2003 Page 4 Beginning, Block 86, Original Plat, City of Lansing, Ingham County, Michigan. from "DM-4" Residential to "D-1" Professional Office District. The purpose of the rezoning is to permit the establishment of a professional office building on the subject property. The property is located in the potential Ionia Street/Old 41h Ward Historic District and Capital Historic District-North. The two buildings located on the property are "contributing structures" to the historic district. The district has not been designated by Council. Preservation of the rear carriage house is desirable to retain the historic character of the area. The request to rezone the property at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office is consistent with the Central Lansing and River Island Amendment Comprehensive Plans. The request is also consistent with the land use patterns in the area. In addition, no negative impacts on vehicular and pedestrian circulation; future patterns of development; or the environment are anticipated to result from this request. Before the applicant could obtain a permit to convert the building(s) at 420 W. Ionia to an office use, the parking requirements would have to be met. Additional landscaping will also be required if the rezoning is approved and the conversion to office use is brought to fruition. Staff recommends approval of Z-02-2003, a request to rezone the property at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office District. In Committee, the request was recommended for approval and the motion carried (2-1). Mr. Ruge stated that there is a lot of office space in similar buildings on this street. He stated that it was disturbing to see so many houses turned into office space instead of remaining residential when Lansing has such a glut of office space. Especially not this kind of office space because this is in a house which is much different than an office building. This is similar but not "A" Office space, which is currently lacking in the downtown area. Ms. Cordill noted that the plans had slated the future use of the property as professional office. She also noted that West Ionia Street is a residential street. Ms. Stachowiak stated that the street is designated as a local street. It does PLANNING BOARD MINUTES April 15, 2003 Page 5 not have a high enough volume of traffic to be a major street. Ms. Cordill stated that it almost implies that it should be kept residential. Ms. Stachowiak stated that was not the intent. Ms. Cordill stated that she would be reluctant to vote for the rezoning although she was not sure if the City had any recourse if the request was not rezoned because of the perceived surplus of office spaces. With a loss of residences in the downtown area and if there was only office spaces downtown, there will not be the necessary people to foster revitalization. She respects the plans but has those concerns. She inquired about marketing the property for residential use, and then rezoning as a final option. Ms. Stachowiak stated that one of the items discussed in Committee was that the rezoning to "D-1" professional office does not mean that it will never be used for residential purposes. The professional office allows residential uses (i.e. single family, two family, multiple family). Based on limited parking, the applicant could use the carriage house in the back for residential purposes. At a minimum there will be a mix of residential in this area. Ms. Cordill stated that the carriage house is used residential and could be changed in the future. Ms. Stachowiak stated not without providing parking for the use as an office. Mr. McConnell inquired about potential tenants, and if there was anything in writing from these tenants, assuming the request would be approved. Mr. Woods stated that he did not have anything in writing and that it was pending based on the rezoning. Mr. Woods stated that the prospective tenant would use the second floor as residential. He would continue to keep the tenants in the carriage house. He can not market the property until he has a clear understanding of whether or not the property can be used as office space. Mr. McConnell inquired about rehabilitation of the building. Mr. Woods stated that one of the first things that needs to be done is to remove two trees, one of which is growing into the foundation of the building. This cannot be done until the closing of the property has been completed. Mr. Woods stated that he has done some preparations for exterior painting. The interior of the building has been re-plumbed because of a pipe that had burst under the previous owner. The property located at 421 W. Ionia also needed renovating and actually had more work done. All the carpeting has been removed and he is in the process of re- engineering the HVAC system. There has not been much work done to the building located at 420 W. Ionia Street. PLANNING BOARD MINUTES April 15, 2003 Page 6 Mr. McConnell inquired about shared parking. Mr. Woods stated that there is no extra parking spaces within 300 feet of the property that could be leased based on current parking requirements. He will need to get a variance. Ms. Foster inquired about a two-person business operation in the home if the property remained residential. Ms. Stachowiak stated that under the home occupations provisions there could be no employees or partners, and that there were enough other limitations that would make it not suitable for Mr. Woods' needs. Mr. Frederick stated that Mr. Woods has presented a good plan to preserve these two buildings, and has obviously committed a great deal of effort and resources to keep these buildings historic. In this part of the City, these houses were designed when there were very few vehicles. Holding these properties to the standards of modern day parking will be difficult and a hardship for any type of use other than single family residential. He believes it is a good plan that will contribute a great deal to preservation of these buildings rather than having the buildings purchased and demolished. When Mr. Woods is done rehabilitating these buildings, there will be two well preserved buildings that will fit the Master Plan. Mr. McConnell inquired about the use of the building. Mr. Frederick stated that if the properties were to stay residential and if the Board did not approve the motion, it would be very difficult for Mr. Woods to run any type of business other than a single person business. Even at the current zoning of "DM-4", Mr. Woods could have the buildings demolished and have apartment buildings as a business but he would not be able to operate his law business there with a partner. Mr. Frederick stated that the motion is to approve the rezoning from "DM-4" residential to T-1" professional office, which would allow Mr. Woods to have part of the building based on a parking variance. He believes Mr. Woods should be given an opportunity to work this out. Based on the amount of parking, Mr. Woods could have a business of this size limited to the number of available parking spaces. Presumably, this would mean that part of the building would be residential. Ms. Keene stated that she supports the request based on the designation of the area and the consistency with the Master Plan. PLANNING BOARD MINUTES April 15, 2003 Page 7 Mr. McConnell stated that he would like to see some pictures or something in writing that would reflect Mr. Woods' plan for preserving these buildings. Mr. Frederick stated that Mr. Woods' word was good enough for him. Mr. McConnell stated not for him. Ms. Cordill stated that it may be interesting but it is not part of the Board's purview for a rezoning. A discussion ensued regarding zoning stipulations. Ms. Foster stated that she voted for the rezoning in Committee and was very torn especially since the neighborhood association was not in favor of the rezoning. The rezoning would allow a little more flexibility for the properties and they could stay residential or be used as an office. This would still maintain the residential zoning of the carriage house. There would be added flexibility so that if the office space failed, it can be used residentially. Mr. Ruge stated that he does not believe that this will fail as an office. It is very convenient for someone to drive up to the front of the building, park, and enter the building as opposed to other offices downtown where parking is inconvenient. The Board needs to focus the office uses in the downtown area. Offices were being spread into the residential areas when these areas were not valued and people were abusing the old housing stock by turning them into rooming houses. This was seen as a way to help preserve the buildings. More people have seen this type of property as a good place to live, and he would like to give Mr. Woods that option. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D-1" Professional Office District. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Nay Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Ave Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 5; Nays: 1; carried; unanimous. CARRIED. Mr. Rieske stated that an affirmative recommendation on a rezoning case requires six votes and that this request will go to City Council without an official recommendation. PLANNING BOARD MINUTES April 15, 2003 Page 8 b. LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road This is a request by Silverwood Properties to divide a parcel located on the west side of Waverly Road, 154 feet south of Hartford Road, and more particularly described as: Part of the northeast 1/4 of Section 1, T3N, R3W, City of Lansing, Eaton County, Michigan, described as: Commencing at the northeast corner of said Section 1; thence S00°10'40"E, 1126.68 feet along the east line of said Section 1 to the point of beginning of this description; thence continuing S00010'40"E, 129.10 feet along said east line; thence N89°17'28"W, 274.90 feet; thence N40°52'24"E, 166.55 feet; thence N89°49'20"E, 165.15 feet parallel with the south line of Hartford Road to the point of beginning. Contains 0.64 acres of land. PPN: Part of: 23-08-01-226-131 The applicant proposes to divide the above described parcel into two (2) lots. Both lots would exceed the maximum permitted width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Planning and Zoning Code. Lot 1 would have a width to depth ratio of approximately 1 to 2.9 and Lot 2 would have a width to depth ratio of approximately 1 to 4. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Staff recommends the variance request, LS-6-2003, be supported by the Planning Board for proposed Parcel D-1and Parcel D-2 to exceed the maximum width to depth ratio, under Section 1236.08 (d) of the Subdivision Regulations, by 16% and 60%, respectively. In Committee, the request was recommended for approval and the motion carried unanimously (3-0), with the condition that there would be not more than one driveway servicing Parcels D1 and D2. Ms. Cordill inquired about front yard parking. Ms. Stachowiak gave a brief overview. Ms. Keene stated that she will be voting against this proposal. This was a prescription for additional tacky rental property in the City and that this area is currently too congested. She shares the concerns from the Code Compliance Office with the idea of problems with front yard parking. When there is a single car driveway and the resident has more than one vehicle, one does not want to be jockeying and moving cars around. She agreed that this type of situation could lead to code enforcement issues. PLANNING BOARD MINUTES April 15, 2003 Page 9 Another concern from Transportation was the narrow lot width of 62 feet and the staff comment was that there were other parcels along Waverly Road with frontages ranging from 60 to 65 feet. She stated that just because there is a bad situation does not mean one has to perpetuate it. She did not feel comfortable with this request because the applicant has said that he was building these duplexes to sell them. Although he has built other duplexes around the City, she was concerned with the glut of tacky rental properties in Lansing and did not want to contribute to it. A discussion ensued regarding the width of the driveway and the possibility of using a side street as an entrance/exit. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road. Frederick Ave Ruge. Aye Cordill. Ave Keene. Nay Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Nav On a roll call vote, there were: Ayes: 4; Nays: 2; carried; unanimous. APPROVED. C. PRD-1-2002, Georgetown Blvd., Planned Residential Development The applicant is requesting a Planned Residential Development of 224 multi-family dwelling units on a 29.67 acre site. The location of the site is south of Miller Rd., north of Georgetown Blvd. and east of Grovenburg Rd. The areas to the north and west of the site are comprised of low density single family residential uses. To the east and south are the Highlands Cooperative the Woodbridge Commons Cooperative developments. The proposal would also reflect structures that are much larger than those characterized by the surrounding land use pattern. Furthermore, the periphery of the site and abutting land uses do not exhibit significant vegetation to buffer the proposed development. The applicant has revised the development plan to increase the set-back along the east side of the property. The lack of adequate vegetation to buffer these large structures could still detract from the general character of the neighborhood, however, without the planting of additional trees for screening. PLANNING BOARD MINUTES April 15, 2003 Pagel 0 The proposal can be adequately accommodated with the existing public facilities and services, with the exception of transportation. A change in signal phasing is needed at the intersection of MLK and Edgewood. MDOT is currently revising the signal phasing at this intersection. The Traffic Impact Study also found that a left turn passing lane on westbound Miller Rd. would be warranted under MDOT guidelines. It is recommended by the Traffic Engineer that these improvements be provided at the applicant's expense. In addition, two exit lanes should at least be provided at the Miller Rd. access and further information is requested to assess the need for an additional exit lane at Georgetown Blvd. Staff recommends approval of PRD-01-02, subject to the following conditions: 1. A staggered row of coniferous trees will be planted in those set-back areas lacking trees that abut residential structures; trees will be planted no less than 15 feet on center and at least 8 feet in height. 2. A vinyl coated wire mesh fence, at least 5 feet in height, will be placed along the west, north, and east property lines, excluding park land; the fence to be of a neutral color such as brown, green, black, or grey. 3. No additional storm water be diverted to the north- central wetland area. 4. A public access easement 20 feet in width be provided adjacent to the park and should the City exercise the easement, the developer shall extend the sidewalk to the access drive and provide signage directing people to the open space area near the center of the development. 5. Retention basins be designed to create aesthetically pleasing features through the use of gentler grades, natural landscaping, and engineered to facilitate wellhead protection. 6. Transportation improvements to be provided at the applicant's expense, as follows: a left turn passing lane on westbound Miller Road; one exit lane at the Miller Road access; one exit lane at the Georgetown Blvd. unless found to be absolutely necessary by the Transportation Engineer; and traffic signalization improvements at the Miller/MLK intersection, as deemed appropriate by the Traffic Engineer and MDOT. 7. Sidewalks be located on both sides of the access drive to Miller Road and Georgetown Blvd., and includes landscape, screening and buffering along Miller Road access between the two houses within PLANNING BOARD MINUTES April 15, 2003 Page 11 the road right-of-way 8. The number of units not exceed the limit allowed by the Zoning Ordinance. 9. If trees die within eight years, they are to be replaced caliper by caliper; this includes all trees identified by the tree preservation inventory. 10. The limits of disturbance line shall be surrounded by a tree protection fence with tree roots pruned to the drip edge if grading is occurring in this area. 11. All parking lot islands include at least one tree. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge stated that he appreciated the flexibility of the developers and their willingness to work with the Board. Ms. Cordill inquired about the neighbors and if they will have an opportunity to address the revised plan. Ms. Stachowiak provided a brief overview. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of PRD-1-2002, Georgetown Blvd., Planned Residential Development with the conditions that 1) A staggered row of coniferous trees will be planted in those set-back areas lacking trees that abut residential structures; trees will be planted no less than 15 feet on center and at least 8 feet in height, 2) A vinyl coated wire mesh fence, at least 5 feet in height, will be placed along the west, north, and east property lines, excluding park land; the fence to be of a neutral color such as brown, green, black, or grey, 3) No additional storm water be diverted to the north-central wetland area, 4) A public access easement 20 feet in width be provided adjacent to the park and should the City exercise the easement, the developer shall extend the sidewalk to the access drive and provide signage directing people to the open space area near the center of the development, 5) Retention basins be designed to create aesthetically pleasing features through the use of gentler grades, natural landscaping, and engineered to facilitate wellhead protection, 6) Transportation improvements to be provided at the applicant's expense, as follows: a left turn passing lane on westbound Miller Road; one exit lane at the Miller Road access; one exit lane at the Georgetown Blvd. unless found to be absolutely necessary by the Transportation Engineer; and traffic signalization improvements at the Miller/MILK intersection, as deemed appropriate by the Traffic Engineer and MDOT, 7) Sidewalks be located on both sides of the access drive to Miller Road and Georgetown Blvd., and includes landscape, screening and buffering along Miller Road access between the two houses within the road right-of-way, 8)The number of units not exceed the limit allowed by the Zoning Ordinance, 9) If trees die within eight years, they are to be replaced caliper by caliper; this includes all trees identified by the tree preservation inventory, 10) The limits of disturbance line shall be surrounded by a tree protection fence with tree roots pruned to the drip edge if grading is occurring in this area, and 11) All parking lot islands include at least one tree. PLANNING BOARD MINUTES April 15, 2003 Page 12 Frederick . . . . . . . . . . . . . . . . . . . . Aye Ruge. . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Ave Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. d. Proposed Front Yard Setback Standards Mr. Ruge stated that this item was tabled and would be addressed at the next Zoning and Ordinance Committee meeting. Next meeting, Tuesday, May 14, 2003 at 4:00 p.m. 316 N. Capitol Avenue, Department Conference Room 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Ms. Keene stated that the meeting originally scheduled for April 22"d had been rescheduled to April 291". Next meeting, Tuesday, April 29, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. Mr. Ruge made a motion, seconded by Ms. Keene to dissolve into the Committee of the Whole. On a voice vote, the motion carried (6-0). 3a. COMMITTEE OF THE WHOLE, Ms. Foster a. Capital Improvements Program - FY 2004 Recommendation Mr. Rieske provided a brief overview. Mr. Shane Silsby, Transportation and Parking Manager, was present to answer questions. At its April 1, 2003 meeting, the Board tabled action on the FY 04 CIP recommendation, and requested further information regarding the Capitol Loop and the durability of repaving projects. The Capital Loop project is being conducted by the Michigan Department of Transportation (MDOT) in conjunction with the City of Lansing, using state, federal, and local funds. The project focuses on Ottawa & Allegan between MLK & PLANNING BOARD MINUTES April 15, 2003 Page 13 Grand Avenue, and Michigan Avenue between Grand & Larch. It includes Combined Sewer Overflow (CSO) work with road reconstruction and streetscape improvements, and complements the recent and ongoing Washington Avenue streetscape work. Once the Planning Board has acted on the FY 04 CIP, its recommendation will be transmitted to the Mayor and Council for consideration. Council is expected to have all- day budget sessions with various agencies on or about May 8 & 9, and to take final action on the FY 04 budget on or before the third Monday in May (May 19, 2003). Meanwhile, staff and the UDC will resume work on the six- year CIP, of which this will be a part. Ms. Foster inquired about the condition of the roads. Mr. Silsby stated that roads generally are designed to last between 10 to 20 years. This includes a good preventative maintenance program. Depending on what level of preventative maintenance the City is performing, this will either increase or decrease the life of the roadway. When there is crack sealing, overlays, or fills being done, this can prolong the life of the roadway. If repairs are not caught early, the roads end up with severe cracking, seepage into the base, and freeze thaw which cracks the roads more. With a good preventative maintenance program, the roads should last their full useful life. Every year the Public Service Department makes decisions based on an unfunded list, and reviews the roads throughout the City. Public Service tries to do work throughout the City in different key areas. It depends on what type of road that needs to be built. The Transportation Department informs Public Service of how much traffic is on the road. Major streets are designed differently than local streets. All of these things tie into the life and longevity of a road. Mr. Ruge stated that the Planning Board has taken a position on the one-way streets downtown being converted back to two-way streets. He inquired about whether or not the conversion was included in this plan. Mr. Silsby stated that Transportation has been working with the Michigan Department of Transportation (MDOT) since 2000 on the two-way street setting and how to make the conversion. In the design plans, Transportation has tried to incorporate radii improvements and turning lanes to accommodate a two-way street conversion. Some conversions are more difficult than others. PLANNING BOARD MINUTES April 15, 2003 Page 14 In all likelihood, there will not be two-way traffic on these streets immediately after construction is completed. Some of the work needs to take place at the governor's level, working with the MDOT director, helping their staff to get in line with what the City believes is appropriate for the downtown area. The City has worked the last 2 Y2 years to try and improve some of these things. The City is not all the way there to be able to open these streets as two-way in 2005 but has done its best to make improvements. Ms. Keene inquired about the time frame of completing the work on the Capitol Loop project. Mr. Silsby stated that the design is very close to completion and is at 95 percent submittals. This means that 95 percent of the design is complete and is being submitted to MDOT. This would be enough time to review the plan and set up the bidding process. This will be a two-year project (2004-2005). Ms. Cordill inquired about MDOT's influence with the project. Mr. Silsby stated that the funding for the project is primarily from MDOT along with an enhancement grant which MDOT made application and needed approval from the City. MDOT also has jurisdiction over Ottawa and Allegan streets because they are part of the state's Capitol Loop. The City does not have direct authority to do anything on these roads. Mr. Ruge inquired about provisions in the plan regarding bicycle lanes around the loop. Mr. Silsby stated that there are no bicycle lanes involved in the Capitol Loop project pavement marking. It is his understanding that there are provisions for bicycle racks along the loop. This would be a shared use facility. Bicycles would travel in the travel lane the same as vehicles. Mr. Ruge inquired about the City's policy regarding bicycle paths or lanes within the City. He stated that he has not seen them on any newly constructed pieces of the roadway. He stated that there are bicycle lanes on Kalamazoo Street and that it has made this street more friendly for people who are not in cars. Mr. Silsby stated that there is not a standing policy. Transportation has a practice when reviewing a road reconstruction project, if there is a possibility of facilitating bike lanes or if it will be a semi major street where there would be pavement markings, it is possible to facilitate bike lanes. Even though there is not a policy, Transportation has a practice of constructing bicycle lanes wherever possible and connecting to other corridors. He cited Pleasant Grove, West Holmes, and West Mt. Hope as examples of bike lanes under consideration. PLANNING BOARD MINUTES April 15, 2003 Page 15 Mr. Frederick stated that the Aurelius project looks very nice. There were a few signs left behind, one of which is laying across the northbound bike lane on the east side, and is to big for someone to move. Mr. Silsby stated that there was a meeting out there and he was hoping that the sign was removed at that time. He stated that if the sign had not been removed, give the office a call. Ms. Foster inquired about the radii of a two-way street. Mr. Silsby stated that downtown is always a struggle and the Transportation office deals with the least amount of right-of- way anywhere in the City because of buildings being built to the property lines. Transportation also deals with the largest vehicles outside of the expressway because of the deliveries downtown and the transit system. Basically, the radii was designed for the CATA buses and only at signalized intersections. There will probably be between a 30 and 35 foot radius depending on the corner of the street and what type of turn is being taken. Ms. Foster noted that smaller radii cause vehicles to reduce cornering speeds, and are therefore more pedestrian-friendly, but acknowledged the need to accommodate CATA vehicles. Ms. Foster made a motion, seconded by Mr. McConnell to approve the Capital Improvements Program - FY 2004 Recommendation. On a voice vote, the motion carried unanimously (6-0). Mr. Frederick made a motion, seconded by Ms. Keene to arise from the Committee of the Whole. On a voice vote, the motion carried unanimously (6-0). 3b. COMMITTEE OF THE WHOLE, Ms. Foster a. Capital Improvements Program - FY 2004 Recommendation Ms. Foster gave a brief Committee of the Whole report (see above). Ms. Foster made a motion, seconded by Mr. Frederick, to recommend approval of Capital Improvements Program - FY 2004 Recommendation. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Aye Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Aye Foster. . . Ave McConnell . . . ... . . . . . . . . . . . . . . Ave PLANNING BOARD MINUTES April 15, 2003 Page 16 On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-V Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood(Tabled August 15,2001) d. SLU-8-2001,3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J"Parking District(Tabled May 15,2002) 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj.Sign Over ROW (Tabled June 27, 2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Mr. Ruge and Mr. Frederick commented on the Sparrow parking ramp. Ms. Foster announced a "poster presentation" by her MSU Landscape Architecture class from noon to 2:30 p.m. on April 22, 2003 at the International Center, Rooms B & C. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge reported that front yard parking had been eliminated on a Neogen property on N. Pennsylvania, but the front yard is still gravel instead of lawn. Mr. Frederick reported that a secondary structure at 4831 Eastlawn (south of Cavanaugh) may violate the height limitation and setback requirements of the Zoning Ordinance. PLANNING BOARD MINUTES April 15, 2003 Page 17 12. ADJOURNMENT - Meeting was adjourned at 8:55 p.m. Respectfully submitted, ,Z=-J"14 James A. Ruff, Secretary, Planning Board PB Minutes.041513.wpd Draft to Clerk 2003 Approved 2003 To Clerk 2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, April 15, 2003 a 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried (6-0). 3. COMMUNICATIONS - None. 4. HEARINGS - None. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Ms. Monica Zuchowski, resident of 320 N. Walnut and President of the Downtown Neighborhood Association (DNA), stated that at the Board meeting on April 2"d, the DNA voted unanimously to oppose the request by Mr. Thomas E. Woods to rezone the property located at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office District. The DNA has historically expressed concern when zoning changes are proposed, which could result in the loss of housing units. Zoning changes are permanent. There has been no hardship that Mr. Woods has been able to demonstrate, which the DNA feels would qualify for changing the zoning. Within a five block radius, there are numerous properties similar to 420 W. Ionia Street, which are zoned for office space and yet they sit vacant. There is no need for more office space but there is a need to try to keep the current residential space. The DNA is also very concerned about the lack of parking spaces at 420 W. Ionia Street. Parking is currently inadequate and the addition of offices will only exasperate the situation. For these reasons, the DNA opposes this request for rezoning. PLANNING BOARD MINUTES April 15, 2003 Page 2 Mr. Ruge stated that currently the Master Plan has this area designated for office use and that he shares the concerns about losing the residential structures to office use. With the Master Plan, it directs the Board in a certain direction. He asked Ms. Zuchowski to share the DNA's thoughts regarding the Master Plan. Ms. Zuchowski stated that the DNA Board has some members who recite, chapter and verse, the Master Plan. In many cases as a Board, the DNA reviews the Master Plan for guidance as to positions that the DNA takes. The DNA's concern is the area surrounding the request. There is a mix of residential and office spaces. The DNA looks at what is in existence and with the surrounding area still being a mixture, that is why the DNA has taken its position. The DNA would like to keep the mix residential and office uses. Mr. McConnell inquired about the vacant office spaces in the surrounding area. Ms. Zuchowski stated that there are vacant office spaces on Walnut Street, Ionia Street, and Pine Street. Some of these office spaces have been vacant for quite a while. Mr. McConnell inquire about the vacant properties being advertised or marketed. Ms. Zuchowski stated that a number of them have signs posted advertising office spaces available but she was not sure how actively they have been marketed. Mr. McConnell gave a general scenario about someone who had a commercial building and did not effectively market or possibly not rehabilitate the building, so the building would be in an unsuitable state to a renter or buyer. Then there is another person who is willing to rehab a building and bring it to a state that is appealing to a commercial person who is interested in leasing or purchasing the building. Should the person who has brought their building to a certain standard and has a willing and able buyer be penalized because two or three people within the same vicinity have not brought their buildings to a certain standard or have not marketed their building to obtain a potential buyer or lessee? Ms. Zuchowski stated with the position that the DNA has taken does not prevent Mr. Woods from relocating his offices. The office located at 420 W. Ionia has prospective tenants but not definite tenants, unless that has changed. The DNA is always please when people are willing to come into the neighborhood and rehabilitate buildings, whether residential or office space. What the DNA looks at is the mix of residential and office spaces. The DNA maintains that there is a very high likelihood that the space could be rented residentially, if it were brought to code. It is not impossible to rent the space as residential or office space. She is aware of office vacancies but not aware of residential vacancies. The DNA maintains the belief that if the building is brought up to code and investments put into the building, it could still be used residentially. Mr. Thomas E. Woods, resident of 1701 W. Kalamazoo Street for 30 years, stated that he purchased these properties and feels that the buildings have incredible historic value. He was formerly on the Historic District Commission Board and has an appreciation of what is occurring in downtown Lansing. He believes that one solution would be for him to demolish the carriage house located at 420 W. Ionia Street. The beautiful two-unit Gunite building, probably the last of its kind in the City, if removed, would allow him to have additional PLANNING BOARD MINUTES April 15, 2003 Page 3 parking for some of the other uses. However, he does not intend to do this. He has tenants and would rather maintain the property as residential. He stated that he likes the flexibility. To rehabilitate the building plus the carriage house when it becomes vacant, it is not possible to do it economically and to maintain a building as old as this one. The building was built in 1892. The building located across the street that he is purchasing, as part of the package, was built in 1862. He is purchasing the buildings because of their historic character. These buildings are run down but not that bad. The residential units on the street are curiously rooming houses. Office are the best maintained buildings on the street because they are owned by people who care. He is not sure that the mix is great when mixed into rooming houses. He respectfully requested that the Board review the application, and that the street should be developed professional office. Within a five block area, the Board also determined that the property should be residential and, perhaps, commercial. He would like the option of having the property residential because it is an included use in professional office. At the same time, he would like to have the option of putting a business at this location, perhaps his own office. It would be difficult to find someone (i.e. accountant, lawyer) who wants to have an office in the downstairs and live upstairs without owning the property. It will be very expensive to maintain these buildings. He will not cover the brick with vinyl, but only do what the Historic District Commission would require of him to do for restoration of the building. He is committed to these values. He respectfully requests that the Board approve the request and let him work out the parking issues. Seeing no one else wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS - None. 7. BUSINESS SESSION A. Minutes for Approval - (Minutes will be presented for consideration at a later date) B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair a. Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D- 1" Professional Office District This is a request by Thomas E. Woods to rezone the property at 420 W. Ionia Street, more specifically described as: Commencing 3 Rods west of the SE corner of Lot 7, thence North 8 Rods, West 2 Rods, South 3% Rods, West 1 Rod, South 4% Rods, East 3 Rods to Beginning, Block 86, Original Plat, City of Lansing, PLANNING BOARD MINUTES April 15, 2003 Page 4 Ingham County, Michigan. from "DM-4" Residential to "D-1" Professional Office District. The purpose of the rezoning is to permit the establishment of a professional office building on the subject property. The property is located in the potential Ionia Street/Old 41h Ward Historic District and Capital Historic District-North. The two buildings located on the property are "contributing structures" to the historic district. The district has not been designated by Council. Preservation of the rear carriage house is desirable to retain the historic character of the area. The request to rezone the property at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office is consistent with the Central Lansing and River Island Amendment Comprehensive Plans. The request is also consistent with the land use patterns in the area. In addition, no negative impacts on vehicular and pedestrian circulation; future patterns of development; or the environment are anticipated to result from this request. Before the applicant could obtain a permit to convert the building(s) at 420 W. Ionia to an office use, the parking requirements would have to be met. Additional landscaping will also be required if the rezoning is approved and the conversion to office use is brought to fruition. Staff recommends approval of Z-02-2003, a request to rezone the property at 420 W. Ionia Street from "DM-4" Residential to "D-1" Professional Office District. In Committee, the request was recommended for approval and the motion carried (2-1). Mr. Ruge stated that there is a lot of office space in similar buildings on this street. He stated that it was disturbing to see so many houses turned into office space instead of remaining residential when Lansing has such a glut of office space. Especially not this kind of office space because this is in a house which is much different than an office building. This is similar but not "A" Office space, which is the vast majority that is currently in the downtown area. Ms. Cordill noted that the plans had slated the future use of the property as professional office. She also noted that West Ionia Street is a residential street. Ms. Stachowiak stated that the street is designated as a local street. It does not have a high enough volume of traffic to be a major PLANNING BOARD MINUTES April 15, 2003 Page 5 street. Ms. Cordill stated that it almost implies that it should be kept residential. Ms. Stachowiak stated that was not the intent. Ms. Cordill stated that she would be reluctant to vote for the rezoning although she was not sure if the City had any recourse if the request was not rezoned because of the perceived surplus of office spaces. With a loss of residences in the downtown area and if there was only office spaces downtown, there will not be the necessary people to foster revitalization. She respects the plans but has those concerns. She inquired about marketing the property for residential use, and then rezoning as a final option. Ms. Stachowiak stated that one of the items discussed in Committee was that the rezoning to "D-1" professional office does not mean that it will never be used for residential purposes. The professional office allows residential uses (i.e. single family, two family, multiple family). Based on limited parking, the applicant could use the carriage house in the back for residential purposes. At a minimum there will be a mix of residential in this area. Ms. Cordill stated that the coach house is used residential and could be changed in the future. Ms. Stachowiak stated not without providing parking for the use as an office. Mr. McConnell inquired about potential tenants, and if there was anything in writing from these tenants, assuming the request would be approved. Mr. Woods stated that he did not have anything in writing and that it was pending based on the rezoning. Mr. Woods stated that the prospective tenant would use the second floor as residential. He would continue to keep the tenants in the carriage house. He can not market the property until he has a clear understanding of whether or not the property can be used as office space. Mr. McConnell inquired about rehabilitation of the building. Mr. Woods stated that one of the first things that needs to be done is to remove two trees, one of which is growing into the foundation of the building. This cannot be done until the closing of the property has been completed. Mr. Woods stated that he has done some preparations for exterior painting. The interior of the building has been re-plumbed because of a pipe that had burst under the previous owner. The property located at 421 W. Ionia also needed renovating and actually had more work done. All the carpeting has been removed and he is in the process of re- engineering the HVAC system. There has not been much work done to the building located at 420 W. Ionia Street. Mr. McConnell inquired about shared parking. Mr. Woods PLANNING BOARD MINUTES April 15, 2003 Page 6 stated that there is no extra parking spaces within 300 feet of the property that could be leased based on current parking requirements. He will need to get a variance. Ms. Foster inquired about a two-person business operation in the home if the property remained residential. Ms. Stachowiak stated that there could be no employees or partners, and that there were enough limitations on home occupations that would make it not suitable for Mr. Woods' needs. Mr. Frederick stated that Mr. Woods has presented a good plan to preserve these two buildings, and has obviously committed a great deal of effort and resources to keep these buildings historic. In this part of the City, these houses were designed when there were very few vehicles. Holding these properties to the standards of modern day parking will be difficult and a hardship for any type of use other than single family residential. He believes it is a good plan that will contribute a great deal to preservation of these buildings rather than having the buildings purchased and demolished. When Mr. Woods is done rehabilitating these buildings, there will be two well preserved buildings that will fit the Master Plan. Mr. McConnell inquired about the use of the building. Mr. Frederick stated that if the properties were to stay residential and if the Board did not approve the motion, it would be very difficult for Mr. Woods to run any type of business other than a single person business. Even at the current zoning of "DM-4", Mr. Woods could have the buildings demolished and have apartment buildings as a business but he would not be able to operate his law business there with a partner. Mr. Frederick stated that the motion is to approve the rezoning from "DM-4" residential to "D-V professional office, which would allow Mr. Woods to have part of the building based on a parking variance. He believes Mr. Woods should be given an opportunity to work this out. Based on the amount of parking, Mr. Woods could have a business of this size limited to the number of available parking spaces. Presumably, this would mean that part of the building would be residential. Ms. Keene stated that she supports the request based on the designation of the area and the consistency of the Master Plan. PLANNING BOARD MINUTES April 15, 2003 Page 7 Mr. McConnell stated that he would like to see some pictures or something in writing that would reflect Mr. Woods' plan for preserving these buildings. Mr. Frederick stated that Mr. Woods' word was good enough for him. Mr. McConnell stated not for him. Ms. Cordill stated that it may be interesting but it is not part of the Board's purview for a rezoning. A discussion ensued regarding zoning stipulations. Ms. Foster stated that she voted for the rezoning and was very torn especially since the neighborhood association was not in favor of the rezoning. The rezoning would allow a little more flexibility for the properties and they could stay residential or be used as an office. This would still maintain the residential zoning of the carriage house. There would be added flexibility so that if the office space failed, it can be used residentially. Mr. Ruge stated that he does not believe that this will fail as an office. It is very convenient for someone to drive up to the front of the building, park, and enter the building as opposed to other offices downtown where parking is inconvenient. The Board needs to focus the office uses in the downtown area. Offices were being spread into the residential areas when these areas were not valued and people were abusing the old housing stock by turning them into rooming houses. This was seen as a way to help preserve the buildings. More people have seen this type of property as a good place to live, and he would like to give Mr. Woods that option. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D-1" Professional Office District. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Nay Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Ave Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 5; Nays: 1; carried; unanimous. CARRIED. Mr. Rieske stated that an affirmative recommendation on a rezoning case requires six votes and that this request will go to City Council without an official recommendation. PLANNING BOARD MINUTES April 15, 2003 Page 8 b. LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road This is a request by Silverwood Properties to divide a parcel located on the west side of Waverly Road, 154 feet south of Hartford Road, and more particularly described as: Part of the northeast 1/4 of Section 1, T3N, R3W, City of Lansing, Eaton County, Michigan, described as: Commencing at the northeast corner of said Section 1; thence S00°10'40"E, 1126.68 feet along the east line of said Section 1 to the point of beginning of this description; thence continuing S00010'40"E, 129.10 feet along said east line; thence N89017'28"W, 274.90 feet; thence N40°5224"E, 166.55 feet; thence N89049'20"E, 165.15 feet parallel with the south line of Hartford Road to the point of beginning. Contains 0.64 acres of land. PPN: Part of: 23-08-01-226-131 The applicant proposes to divide the above described parcel into two (2) lots. Both lots would exceed the maximum permitted width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Planning and Zoning Code. Lot 1 would have a width to depth ratio of approximately 1 to 2.9 and Lot 2 would have a width to depth ratio of approximately 1 to 4. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Staff recommends the variance request, LS-6-2003, be supported by the Planning Board for proposed Parcel D-1 and Parcel D-2 to exceed the maximum width to depth ratio, under Section 1236.08 (d) of the Subdivision Regulations, by 16% and 60%, respectively. In Committee, the request was recommended for approval and the motion carried unanimously (3-0), with the condition that there would be not more than one driveway servicing Parcels D1 and D2. Ms. Cordill inquired about front yard parking. Ms. Stachowiak gave a brief overview. Ms. Keene stated that she will be voting against this proposal. This was a prescription for additional tacky rental property in the City and that this area is currently too congested. She shares the concerns from the Code Compliance Office with the idea of problems with front yard parking. When there is a single car driveway and the resident has more than one vehicle, one does not want to be jockeying and moving cars around. She agreed that this type of situation could lead to code enforcement issues. PLANNING BOARD MINUTES April 15, 2003 Page 9 Another concern from Transportation was the narrow lot width of 62 feet and the staff comment was that there were other parcels along Waverly Road with frontages ranging from 60 to 65 feet. She stated that just because there is a bad situation does not mean one has to perpetuate it. She did not feel comfortable with this request because the applicant has said that he was building these duplexes to sell them. Although he has built other duplexes around the City, she was concerned with the glut of tacky rental properties in Lansing and did not want to contribute to it. A discussion ensued regarding the width of the driveway and the possibility of using a side street as an entrance/exit. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Nay Foster. . . Aye McConnell . . Nav On a roll call vote, there were: Ayes: 4; Nays: 2; carried; unanimous. APPROVED. C. PRD-1-2002, Georgetown Blvd., Planned Residential Development The applicant is requesting a Planned Residential Development of 224 multi-family dwelling units on a 29.67 acre site. The location of the site is south of Miller Rd., north of Georgetown Blvd. and east of Grovenburg Rd. The areas to the north and west of the site are comprised of low density single family residential uses. To the east and south are the Highlands Cooperative the Woodbridge Commons Cooperative developments. The proposal would also reflect structures that are much larger than those characterized by the surrounding land use pattern. Furthermore, the periphery of the site and abutting land uses do not exhibit significant vegetation to buffer the proposed development. The applicant has revised the development plan to increase the set-back along the east side of the property. The lack of adequate vegetation to buffer these large structures could still detract from the general character of the neighborhood, however, without the planting of additional trees for screening. PLANNING BOARD MINUTES April 15, 2003 Page 10 The proposal can be adequately accommodated with the existing public facilities and services, with the exception of transportation. A change in signal phasing is needed at the intersection of MLK and Edgewood. MDOT is currently revising the signal phasing at this intersection. The Traffic Impact Study also found that a left turn passing lane on westbound Miller Rd. would be warranted under MDOT guidelines. It is recommended by the Traffic Engineer that these improvements be provided at the applicant's expense. In addition, two exit lanes should at least be provided at the Miller Rd. access and further information is requested to assess the need for an additional exit lane at Georgetown Blvd. Staff recommends approval of PRD-01-02, subject to the following conditions: 1. A staggered row of coniferous trees will be planted in those set-back areas lacking trees that abut residential structures; trees will be planted no less than 15 feet on center and at least 8 feet in height. 2. A vinyl coated wire mesh fence, at least 5 feet in height, will be placed along the west, north, and east property lines, excluding park land; the fence to be of a neutral color such as brown, green, black, or grey. 3. No additional storm water be diverted to the north- central wetland area. 4. A public access easement 20 feet in width be provided adjacent to the park and should the City exercise the easement, the developer shall extend the sidewalk to the access drive and provide signage directing people to the open space area near the center of the development. 5. Retention basins be designed to create aesthetically pleasing features through the use of gentler grades, natural landscaping, and engineered to facilitate wellhead protection. 6. Transportation improvements to be provided at the applicant's expense, as follows: a left turn passing lane on westbound Miller Road; one exit lane at the Miller Road access; one exit lane at the Georgetown Blvd. unless found to be absolutely necessary by the Transportation Engineer; and traffic signalization improvements at the Miller/MLK intersection, as deemed appropriate by the Traffic Engineer and M DOT. 7. Sidewalks be located on both sides of the access drive to Miller Road and Georgetown Blvd., and includes landscape, screening and buffering along Miller Road access between the two houses within PLANNING BOARD MINUTES April 15, 2003 Pagel 1 the road right-of-way 8. The number of units not exceed the limit allowed by the Zoning Ordinance. 9. If trees die within eight years, they are to be replaced caliper by caliper; this includes all trees identified by the tree preservation inventory. 10. The limits of disturbance line shall be surrounded by a tree protection fence with tree roots pruned to the drip edge if grading is occurring in this area. 11. All parking lot islands include at least one tree. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge stated that he appreciated the flexibility of the developers and their willingness to work with the Board. Ms. Cordill inquired about the neighbors and if they will have an opportunity to address the revised plan. Ms. Stachowiak provided a brief overview. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of PRD-1-2002, Georgetown Blvd., Planned Residential Development with the conditions that 1) A staggered row of coniferous trees will be planted in those set-back areas lacking trees that abut residential structures; trees will be planted no less than 15 feet on center and at least 8 feet in height, 2) A vinyl coated wire mesh fence, at least 5 feet in height, will be placed along the west, north, and east property lines, excluding park land; the fence to be of a neutral color such as brown, green, black, or grey, 3) No additional storm water be diverted to the north-central wetland area, 4) A public access easement 20 feet in width be provided adjacent to the park and should the City exercise the easement, the developer shall extend the sidewalk to the access drive and provide signage directing people to the open space area near the center of the development, 5) Retention basins be designed to create aesthetically pleasing features through the use of gentler grades, natural landscaping, and engineered to facilitate wellhead protection, 6) Transportation improvements to be provided at the applicant's expense, as follows: a left turn passing lane on westbound Miller Road; one exit lane at the Miller Road access; one exit lane at the Georgetown Blvd. unless found to be absolutely necessary by the Transportation Engineer; and traffic signalization improvements at the Miller/MLK intersection, as deemed appropriate by the Traffic Engineer and MDOT, 7) Sidewalks be located on both sides of the access drive to Miller Road and Georgetown Blvd., and includes landscape, screening and buffering along Miller Road access between the two houses within the road right-of-way, 8)The number of units not exceed the limit allowed by the Zoning Ordinance, 9) If trees die within eight years, they are to be replaced caliper by caliper; this includes all trees identified by the tree preservation inventory, 10) The limits of disturbance line shall be surrounded by a tree protection fence with tree roots pruned to the drip edge if grading is occurring in this area, and 11) All parking lot islands include at least one tree. PLANNING BOARD MINUTES April 15, 2003 Page 12 Frederick Ave Ruge Aye Cordill. Ave Keene. A--- Foster. Aye McConnell Ave On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. d. Proposed Front Yard Setback Standards Mr. Ruge stated that this item was tabled and would be addressed at the next Zoning and Ordinance Committee meeting. Next meeting, Tuesday, May 14, 2003 at 4:00 p.m. 316 N. Capitol Avenue, Department Conference Room 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Ms. Keene stated that the meeting originally scheduled for April 22"d had been rescheduled to April 29t". Next meeting, Tuesday, April 29, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. Mr. Ruge made a motion, seconded by Ms. Keene to dissolve into the Committee of the Whole. On a voice vote, the motion carried (6-0). 3a. COMMITTEE OF THE WHOLE, Ms. Foster a. Capital Improvements Program - FY 2004 Recommendation Mr. Rieske provided a brief overview. Mr. Shane Silsby, Transportation and Parking Manager, was also present to answer questions. At its April 1, 2003 meeting, the Board tabled action on the FY 04 CIP recommendation, and requested further information regarding the Capitol Loop and the durability of repaving projects. The Capital Loop project is being conducted by the Michigan Department of Transportation (MDOT) in conjunction with the City of Lansing, using state, federal, and local funds. The project focuses on Ottawa & Allegan between MLK & PLANNING BOARD MINUTES April 15, 2003 Page 13 Grand Avenue, and Michigan Avenue between Grand & Larch. It includes Combined Sewer Overflow (CSO) work with road reconstruction and streetscape improvements, and complements the recent and ongoing Washington Avenue streetscape work. Once the Planning Board has acted on the FY 04 CIP, its recommendation will be transmitted to the Mayor and Council for consideration. Council is expected to have all- day budget sessions with various agencies on or about May 8 & 9, and to take final action on the FY 04 budget on or before the third Monday in May (May 19, 2003). Meanwhile, staff and the UDC will resume work on the six- year CIP, of which this will be a part. Ms. Foster inquired about the condition of the roads. Mr. Silsby stated that roads generally are designed to last between 10 to 20 years. This includes a good preventative maintenance program. Depending on what level of preventative maintenance the City is performing, this will either increase or decrease the life of the roadway. When there is crack sealing, overlays, or fills being done, this can prolong the life of the roadway. If repairs are not caught early, the roads end up with severe cracking, seepage into the base, and freeze thaw which cracks the roads more. With a good preventative maintenance program, the roads should last their full useful life. Every year the Public Service Department makes decisions based on an unfunded list, and reviews the roads throughout the City. Public Service tries to do work throughout the City in different key areas. It depends on what type of road that needs to be built. The Transportation Department informs Public Service of how much traffic is on the road. Major streets are designed differently than local streets. All of these things tie into the life and longevity of a road. Mr. Ruge stated that the Planning Board has taken a position on the one-way streets downtown being converted back to two-way streets. He inquired about whether or not the conversion was included in this plan. Mr. Silsby stated that Transportation has been working with the Michigan Department of Transportation (MDOT) since 2000 on the two-way street setting and how to make the conversion. In the design plans, Transportation has tried to incorporate radii improvements and turning lanes to accommodate a two-way street conversion. Some conversions are more difficult than others. PLANNING BOARD MINUTES April 15, 2003 Page 14 In all likelihood, there will not be two-way traffic on these streets immediately after construction is completed. Some of the work needs to take place at the governor's level, working with the MDOT director, helping their staff to get in line with what the City believes is appropriate for the downtown area. The City has worked the last 2 Y2 years to try and improve some of these things. The City is not all the way there to be able to open these streets as two-way in 2005 but has done its best to make improvements. Ms. Keene inquired about the time frame of completing the work on the Capitol Loop project. Mr. Silsby stated that the design is very close to completion and is at 95 percent submittals. This means that 95 percent of the design is complete and is being submitted to MDOT. This would be enough time to review the plan and set up the bidding process. This will be a two-year project (2004-2005). Ms. Cordill inquired about MDOT's influence with the project. Mr. Silsby stated that the funding for the project is primarily from MDOT along with an enhancement grant which MDOT made application and needed approval from the City. MDOT also has jurisdiction over Ottawa and Allegan streets because they are part of the state's Capitol Loop. The City does not have direct authority to do anything on these roads. Mr. Ruge inquired about provisions in the plan regarding bicycle lanes around the loop. Mr. Silsby stated that there are no bicycle lanes involved in the Capitol Loop project pavement marking. It is his understanding that there are provisions for bicycle racks along the loop. This would be a shared use facility. Bicycles would travel in the travel lane the same as vehicles. Mr. Ruge inquired about the City's policy regarding bicycle paths or lanes within the City. He stated that he has not seen them on any newly constructed pieces of the roadway. He stated that there are bicycle lanes on Kalamazoo Street and that it has made this street more friendly for people who are not in cars. Mr. Silsby stated that there is not a standing policy. Transportation has a practice when reviewing a road reconstruction project, if there is a possibility of facilitating bike lanes or if it will be a semi major street where there would be pavement markings, it is possible to facilitate bike lanes. Even though there is not a policy, Transportation has a practice of constructing bicycle lanes wherever possible and connecting to other corridors. He cited Pleasant Grove, West Holmes, and West Mt. Hope as examples of bike lanes under consideration. PLANNING BOARD MINUTES April 15, 2003 Page 15 Mr. Frederick stated that the Aurelius project looks very nice. There were a few signs left behind, one of which is laying across the northbound bike lane on the east side, and is to big for someone to move. Mr. Silsby stated that there was a meeting out there and he was hoping that the sign was removed at that time. He stated that if the sign had not been removed, give the office a call. Ms. Foster inquired about the radii of a two-way street. Mr. Silsby stated that downtown is always a struggle and the Transportation office deals with the least amount of right-of- way anywhere in the City because of buildings being built to the property lines. Transportation also deals with the largest vehicles outside of the expressway because of the deliveries downtown and the transit system. Basically, the radii was designed for the CATA buses and only at signalized intersections. There will probably be between a 30 and 35 foot radius depending on the corner of the street and what type of turn is being taken. Ms. Foster noted that smaller radii cause vehicles to reduce cornering speeds, and are therefore more pedestrian-friendly, but acknowledge the need to accommodate CATA vehicles. Ms. Foster made a motion, seconded by Mr. McConnell to approve the Capital Improvements Program - FY 2004 Recommendation. On a voice vote, the motion carried unanimously (6-0). Mr. Frederick made a motion, seconded by Ms. Keene to arise from the Committee of the Whole. On a voice vote, the motion carried unanimously (6-0). 3b. COMMITTEE OF THE WHOLE, Ms. Foster a. Capital Improvements Program - FY 2004 Recommendation Ms. Foster gave a brief Committee of the Whole report (see above). Ms. Foster made a motion, seconded by Mr. Frederick, to recommend approval of Capital Improvements Program - FY 2004 Recommendation. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Aye Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . . Aye Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave PLANNING BOARD MINUTES April 15, 2003 Page 16 On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager - None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1" Business District(Tabled February 11. 1998) b. Z-5-1998,401-407 E. Grand River, "F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14, 2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J" Parking District(Tabled May 15, 2002) 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27,2000) b. Capital Improvements Program (CIP), (Tabled March 25,2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Mr. Ruge and Mr. Frederick commented on the Sparrow parking ramp. Ms. Foster announced a "poster presentation" by her MSU Landscape Architecture class from noon to 2:30 p.m. on April 22, 2003 at the International Center, Rooms B & C. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge reported that front yard parking had been eliminated on a Neogen property on N. Pennsylvania, but the front yard is still gravel instead of lawn. Mr. Frederick reported that a secondary structure at 4831 Eastlawn (south of Cavanaugh) may violate the height limitation and setback requirements of the Zoning Ordinance. PLANNING BOARD MINUTES April 15, 2003 Page 17 12. ADJOURNMENT - Meeting was adjourned at 8:55 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.041513.wpd Approved as written 5-6-03 Draft to Clerk April 15,2003 Approved May 6,2003 To Clerk May 9,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, April 1, 2003 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Mr. McConnell to approve the-agenda as written. On a voice vote, the motion carried (6-0). 3. COMMUNICATIONS _ 4. HEARINGS A. Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D-1" Professional Office District This is a request by Thomas E. Woods to rezone the property at 420 W. Ionia Street, more specifically described as: Commencing 3 Rods west of the SE corner of Lot 7, thence North 8 Rods, West 2 Rods, South 3% Rods, West 1 Rod, South 4% Rods, East 3 Rods to Beginning, Block 86, Original Plat, City of Lansing, Ingham County, Michigan. from "DM-4" Residential to "D-1" Professional Office District. The purpose of the rezoning is to permit the establishment of a professional office building on the subject property. Sue Stachowiak gave a brief overview. Mr. Ruge stated that he is concerned, given the headlines in the paper in the last few weeks, about the glut of office space downtown. PLANNING BOARD MINUTES April 1, 2003 Page 2 Ms. Cordill inquired about the coach house, and if it would remain as a residential use. Ms. Stachowiak stated this is the applicant's intentions. Mr. Thomas E. Woods, resident of 1701 W. Kalamazoo Street for 30 years, stated that he would like to keep the carriage house which is a Gunite building. This makes it a unique building in the downtown area. He served at one point on the Historic District Commission and is committed to keeping this building and the front building, more appropriately designated 420 W. Ionia Street, as historically accurate as he can make them. His law offices are being moved to 421 W. Ionia, which is currently in a Professional Office District. His law office is currently located at 426 W. Ottawa and has been there approximately 7 years. Once again, another historic building with very little parking compared to code requirements. He would like to use the front building as Professional Office. He has some proposed tenants who would be occupying this building, and with the additional rent money, he can do the preservation that needs to be done. He is committed to doing this. His current law firm utilizes 3 parking places and there are approximately 8 to 10 across the road. He is aware that parking is determined by square footage. There is not enough parking, and he will probably discuss other parking options with the neighbors who have excess parking. The house that he is moving his law firm to was built in 1862, one of the oldest houses in the City. The house across the road was built in 1898 with a carriage house. These houses are in relatively good and original condition. The parcel located at 420 W. Ionia Street has approximately 6 parking spaces, and he realizes that he needs more spaces. Mr. McConnell inquired about the usable square footage on the proposed commercial building. Mr. Woods stated that the building in the back is approximately 1,450 square feet. In the front, there is approximately 1,500 square feet per floor. So there is roughly 3,000 usable square feet. Ms. Cordill inquired about the current tenants, and if they were interested in living at the current address. Mr. Woods stated that there are no tenants at 420 W. Ionia Street. There are Cooley Law School tenants in the carriage house, one of which has been there for 9 years and is interested in continuing tenancy. The house located at 420 W. Ionia has been a two-unit apartment until recently, and the upkeep has not been done. He is in the process of renovating the building to historic accuracy and functionality. It requires a great commitment. Since his offices are across the street, it would be very helpful to have an opportunity to have other offices in this building. Mr. McConnell inquired about the carriage house and if it was a 1- or 2- unit dwelling. Mr. Woods stated that it is a 2-unit dwelling, has 780 square feet with an upper and lower unit. He stated that it is a tiny Gunite building and that he has not seen one like this in a long time. The exterior of the building is in perfect condition. PLANNING BOARD MINUTES April 1, 2003 Page 3 Mr. McConnell inquired about the parking requirements for a proposed commercial building that has 3,000 usable square feet. Ms. Stachowiak stated the parking requirements would be 15 spaces. Mr. Woods stated that there is parking on the south side of Ionia that the City does not count. His clients use this for parking and he purchases tokens for his clients to use in those parking spaces. His business does not have a lot of clients during the day nor does his partner. Ms. Stachowiak stated that this may result in a variance request to the Board of Zoning Appeals for parking in this situation. Ms. Monica Zuchowski, resident of 320 N. Walnut and President of the Downtown Neighborhood Association (DNA), stated that the DNA has its Board meeting tomorrow evening, and that they will be reviewing the request. The DNA has traditionally supported keeping properties as housing rather than having zoning changes to office space. The DNA's concern is that the house located at 421 W. Ionia is zoned for residential and office space. The house located at 420 W. Ionia is currently residential although there is no occupancy. There are a number of buildings within a several block radius of these properties which are vacant and the DNA shares the concern of eliminating housing stock in the neighborhood to create more office space. The DNA is concerned about parking. Currently one of the residents in the carriage house does not own a car. The space is very crowded and whether there is going to be enough parking would depend if one of the tenants changes. There is also shared parking. There are parking lots that have been made available behind the buildings on the north side of Ionia Street. The property located at 420 W. Ionia, with Mr. Wood's type of business, may not need 15 parking spaces. The DNA is concerned with inadequate parking. If the zoning is changed at 420 W. Ionia, depending on what types of businesses move in, what would be the new business' parking needs? It was her understanding that Mr. Woods has been reviewing residential rental options for the unit upstairs at 421 W. Ionia, which again will require parking. The unit is a multi-bedroom unit and having several tenants means they need their own parking spaces. The DNAs concerns are parking and a change in zoning. The DNA Board will be meeting tomorrow evening, take a position in regards to this request, and then she will do a follow up with the Planning Board. Mr. Chris Kinzvotter, resident of 310 Chestnut and property owner of 416 W. Ionia Street, state that the property located at 416 W. Ionia Street is zoned "D-1" Professional. Of the four properties that connect with Mr. Wood's property, he owns two of those properties. One property is zoned residential and is a two family unit. He currently has only one family as tenants. He fully supports changing Mr. Wood's property to a "D-V classification. He has lived downtown since 1982 and has seen a lot of growth. Owning the professional building next to Mr. Wood's property and sharing the same driveway that connects to his parking area, the major investment made has been by professional organizations that have PLANNING BOARD MINUTES April 1, 2003 Page 4 moved in and put money into the downtown properties. As a resident and a downtown property owner, there have been a lot of investments made not just to the residential property. He has been one of the few within the past couple years that has made a significant investment into residential homes. He strongly supports this request because Mr. Wood will make the investment to bring the property up to code. This will enhance the neighborhood. The parking issue is very workable whether there is "D-1" with rentals as part residential or business, or with rentals as all residential. There issue is still dealing with the same number of vehicles. He believes that it will not change at all. Again, he supports the request. Mr. McConnell inquired about Mr. Kinzvotter's building that abuts Mr. Woods property. Mr. Kinzvotter stated that the building right next to Mr. Woods on the Ionia side is 416 W. Ionia. It is a gray house with four white pillars and a portacle entrance. His residence is on Chestnut which is right around the corner and borders the carriage house. Mr. McConnell inquired about extra parking on Mr. Kinzvotter's property and if there had been any discussion regarding shared parking. Mr. Kinzvotter stated that extra parking was not available and that shared parking had not been discussed. He also stated that approximately a year ago, one apartment unit had four vehicles which a created problem. The parking situation was able to be resolved. Mr. Bob Cochran, resident of 403 N. Sycamore Street, and a current member of the Demolition Board and the Downtown Neighborhood Association, stated that there are several issues to this rezoning request with the most important issue being the hole in the dike. The Master River Implementation Plan realized that parts of the downtown were either residential or business, and had to be accommodated and grandfathered somehow. It was not in the interests of the downtown area for both residents and businesses to continue the sprawl. Since then there has been a tight hold on converting any residence to a business. Once the door has been opened for rezoning, then it has to be explained to the next individual why someone else received approval of their rezoning request while others did not. He cautioned the Board to be careful with their deliberations. The lady who was the biggest arrow in the quiver, fighting for the saving of residential units downtown, has left the City and recently sold this property. The new owner is trying to undo what the previous owner had done. The previous owner fought so hard for so many years. If the property located at 421 W. Ionia Street were brought before the City Council to be zoned as it is currently, it would fail the parking test. As to only the businesses who are investing in the downtown buildings and restoring them, he stands before the Board having spent $120,000 on his residence located at the corner of Shiawassee and Sycamore Streets, along with $50,000 in funds that were administered through the Development Office to keep the home from being demolished. One block from 420 W. Ionia Street, Lansing Victoria Shade occupied a five unit Queen Anne house that was formerly a drug house for many years. This PLANNING BOARD MINUTES April 1, 2003 Page 5 house was completely renovated and was restored to single family residential. The Chief Judge of the Appeals Court restored his home at 616 W. Ionia Street, and the rental property at 612 W. Ionia. Both of these homes have been kept in residential service. Ms. Patricia Dorel, who resides at 307 W. Ionia, purchased a five unit house and has scheduled it to become a four unit dwelling. She has restored this home. The house next door owned by the City's Chief Electrical Supervisor, Dick Wilkins, was a two unit apartment building and was converted to single family residence. Mr. Wilkins restored this building very nicely. He has invested money into 501 N. Pine which was formerly a four unit drug house and was returned to single family. He received an award from the Historic District Commission for preservation. He asked the Board to consider the fact that 3,000 housing units since 1960 have been torn down, some of them were quite historic, and converted into parking lots or businesses. The building in the back of the property is the carriage house for 420 W. Ionia Street. It has been modified and is undergoing a different use. It was a historic structure and still is. It is just modified. The condition of the property at 420 W. Ionia Street has been eluded to as "being in great need of repair." This building has been kept up over the years and fit for residents until the past couple of years. Some misfortunes occurred when pipes burst and caused extensive internal damage. It is not a structure weary of falling down. It can be repaired and re-rented. He thanked the Board for their time. Seeing no one else wishing to speak on this matter, Mr. Frederick referred Z-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on April 15, 2003. B. LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road This is a request by Silverwood Properties to divide a parcel located on the west side of Waverly Road, 154 feet south of Hartford Road, and more particularly described as: Part of the northeast 1/4 of Section 1, T3N, R3W, City of Lansing, Eaton County, Michigan, described as: Commencing at the northeast corner of said Section 1; thence S00°10'40"E, 1126.68 feet along the east line of said Section 1 to the point of beginning of this description; thence continuing S00°10'40"E, 129.10 feet along said east line; thence N89017'28"W, 274.90 feet; thence N40052'24"E, 166.55 feet; thence N89049'20"E, 165.15 feet parallel with the south line of Hartford Road to the point of beginning. Contains 0.64 acres of land. PPN: Part of: 23-08-01- 226-131 The applicant proposes to divide the above described parcel into two (2) lots. Both lots would exceed the maximum permitted width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Planning and Zoning PLANNING BOARD MINUTES April 1, 2003 Page 6 Code. Lot 1 would have a width to depth ratio of approximately 1 to 2.9 and Lot 2 would have a width to depth ratio of approximately 1 to 4. Therefore, a variance from the design requirements of the Subdivision Regulations is requested from the Planning Board. Sue Stachowiak gave a brief overview. Mr. Ruge inquired about calculating the depth of the lot. Ms. Stachowiak stated that it would be the half way mark between the two side lot lines. She also stated that the area in the back is all unuseable and that the width and depth ratio is very close. It was the odd shape of the lot that created this situation. Mr. Markey wanted to combine parcel A with the back of parcel D to make one big lot. This would have required a width/depth ratio variance also because the depth would have far exceeded the width. However, the other lots would have been fine. Ms. Foster inquired about the 62 feet and if it would be wide enough for a duplex. Ms. Stachowiak stated that 60 feet is the minimum. Mr. Anthony J. Szilagyi, resident of 1222 N. Hayford and is the attorney for Silverwood Properties, stated that this lot split is similar to the types of other parcels in the surrounding area. The original layout of these parcels did cause a problem. Mr. Markey, of Silverwood Properties, has developed a duplex creating additional housing in the area. Silverwood Properties has always built homes to the highest of standards and in compliance with everything that is required of them. There is a history here with the quality of work that Silverwood Properties has done. If there is a concern regarding the site plan, Mr. Markey would not have any problems with producing some exhibits for the Board. This request would benefit the surrounding community and provide additional housing. The Board has already been acquainted with the quality of the work that Mr. Markey produces. Ms. Foster stated that one lot will be 67 feet and the other 62.1 feet. She inquired about splitting the lots evenly for the sake of the design. Mr. Szilagyi stated that Mr. Markey labored over how this would be done and that he is not absolutely certain of what the thought processes were. Mr. Markey did try to keep the lots fairly even. Ms. Stachowiak stated that she would give Mr. Markey a call tomorrow and ask for him to provide a site plan for these lots. She will also ask him why he chose these lot dimensions. Ms. Carla Roby, Resident Manager of Waverly Park Apartments, inquired about the common entrance of the property. Ms. Stachowiak stated with Parcel A, there will be one lot on Hartford Road that will have a driveway on Hartford Road. All others will have their driveways off Waverly Road. It will be a basic residential driveway about 12 to 20 feet. It will not be a street or road. PLANNING BOARD MINUTES April 1, 2003 Page 7 Ms. Roby inquired about the zoning of the property and if the applicant will take more land or just have it as rezoned. Ms. Stachowiak stated that the applicant has already done a rezoning to "C" Residential. Ms. Roby stated that the applicant has already cleared the land and inquired if that would be all that the applicant will take. Ms. Stachowiak stated that is correct. Mr. Ruge stated that it does not seem to be the best access control to allow these four, maybe eight, driveways onto Waverly Road. Waverly Road is a busy road, and he inquired about an alternate solution. Ms. Stachowiak stated that the applicant can be limited to four driveways instead of eight. The Planning Office can require in the design that there be one driveway with access to Waverly Road. There can be another way to bring the driveways down to two. If there were two joint driveways on the property lines between Parcels B and C and one on the property line between Parcels D and E. This could be an added condition. Mr. Ruge stated that with fewer driveways on a major street, the better it would be. Ms. Foster inquired about the lots and whether or not Mr. Markey still owns them. She inquired about having a circle drive in the middle with access through one opening. Ms. Stachowiak stated that the intent is to build on these lots and then sell them. Ms. Stachowiak stated it is her understanding that Mr. Markey does not retain ownership of these lots. He and Mr. Krueger build the homes and then sell them. Ms. Foster stated that these homes could still be build with an easement to the general driveway for all the homes and this might address the access issue. Ms. Stachowiak was not sure. Ms. Foster stated that she would like to see a site plan. Ms. Stachowiak will do a follow-up with Mr. Markey. Ms. Stachowiak stated that a referral was sent to Transportation and Public Service. Public Service ultimately issues the driveway permits to do the curb cuts but will only do so on the recommendation of Transportation. Ms. Stachowiak stated that it will be better addressed at the Zoning and Ordinance Committee meeting. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-6-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on April 15, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS - None. PLANNING BOARD MINUTES April 1, 2003 Page 8 7. BUSINESS SESSION A. Minutes for Approval Ms. Foster moved; seconded by Ms. Keene to approve the minutes of March 18, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of March 18, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair Next meeting, Tuesday, April 15, 2003 at 5:30 p.m. 124 W. Michigan Avenue, City Council Conference Room, Tenth Floor, Lansing City Hall 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair a. Capital Improvements Program - FY 2004 Recommendation Mr. Rieske provided a status report on the CIP. Mr. McComb also attended on behalf of the Budget Office and the Administration. The Budget Office, after consultation with the Mayor, drafted the Mayor's proposed FY 04 budget for infrastructure improvements. This includes, in draft form: • "Infrastructure Funding Sources", a one page spreadsheet, • "Infrastructure Funding Uses", a two-page spreadsheet, and • "Infrastructure Strategy and Projects", which provides a brief explanation of each project. Work on the 2005-2009 projects and projections is still in progress, but the FY 04 information is presented for consideration at this time to ensure that the Planning Board recommendation can be incorporated in the FY 04 budget process. Mr. McComb provided a historical overview of the CIP. He traced the history of infrastructure policy and spending through the Model Cities, Urban Renewal, and Community Development Block Grant programs. In 1984, a severe reduction in Federal Revenue Sharing nearly brought infrastructure investment to a halt. Capital investment was negligible until the early 1990s. In 1993, a Budget Stabilization Fund was established as a "rainy day fund" for City operations. PLANNING BOARD MINUTES April 1, 2003 Page 9 In 1994, an Infrastructure Policy was adopted which earmarked 4% of General Fund (GF) dollars, plus a substantial share of one-time revenues, for infrastructure. In 2002, this percentage increased to 5%. Also, an "Apparatus Replacement Reserve" was established as a sinking fund for the future replacement of fire engines. In the last 10 years, approximately $50 million of General Fund (GF) money has been invested in Lansing's infrastructure. To the maximum feasible extent, Lansing is using a "systems approach" to infrastructure planning. For example, Lansing uses a Pavement Management System for evaluating roadway conditions and scheduling repair or reconstruction. Each year for the the last seven years, approximately $7 million of Act 51 and GF money has been invested in roads. Mr. McComb recommended against borrowing for road improvements, because sometimes the roads need repair before the bonds are paid off. The need for sidewalks continues to outstrip the funding level. The amount devoted to sidewalks each year varies. $150,000 is proposed for FY 04, down from $250,000 in FY 03 due to shrinking revenues. The approach has been to start at the center of the city (where the sidewalks were the oldest) and work in concentric circles out from the center, thus ensuring that sidewalk improvements are made in each ward. A discussion ensued regarding: • The Capital Loop, which is being conducted jointly by the Michigan Department of Transportation and the City of Lansing. Ms. Cordill suggested that a map and diagram be included in the final CIP report. • The budget schedule. Council is expected to have all-day budget sessions with various agencies on or about May 8 & 9, and to take final action on the FY 04 budget on or before May 19, 2003. Staff recommends approval of the Mayor's proposed FY 04 budget for infrastructure improvements. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge inquired about the Capital Loop project. Mr. McComb stated that based on the Mayor's recommended budget, the State of Michigan managed a $6.1 million portion of the project. Federal funds represent an additonal $1.2 or $1.3 million. The Capital Loop project, in conjunction PLANNING BOARD MINUTES April 1, 2003 Page 10 with the State of Michigan, includes both road construction and street scape transportation enhancement components (i.e. sidewalks, planters, benches). The idea is make everything look uniformly. The project will impact Ottawa and Allegan Streets, between MLK Blvd. and Grand River Avenue as well as Michigan Avenue between Grand River Avenue and Larch Street. Mr. Ruge inquired about converting Ottawa and Allegan Streets (major one-way streets) into two-way streets. Mr. McComb stated that a study was done regarding conversion to two-way streets. However, he does not believe that it will be proceeding with the project. There may be a possibility in the future. He does not believe that it is a part of the Capital Loop project. He stated that the Public Service Director would be the one the answer that question. Ms. Foster inquired about the general fund for road maintenance. She stated that she has seen some of the streets being repaired and they look beautiful. Then in a short amount of time, they are broken again. She inquired about the low bidder and the asphalt does not stay very well. She stated that she would dislike the idea of putting $7 million towards street repairs and then within a year have to do it again. Mr. McComb stated that is a question for Engineering. Generally the plan is for streets to last 20 to 25 years with one resurfacing occurring at 13 years. This year has been a bad year because of a deep freeze which caused ground heave. Then there was a series of freezes and thaws which caused pavement breakups. It is largely a weather related factor. Ms. Foster stated that the roads should last at least 10 years but are breaking up after 2 years. Mr. McComb stated that currently pavement cuts are being reviewed and the Board may see a recommendation come from the Public Service Department. Once the pavement integrity is broken to make repairs underneath, the patches may not hold up for very long. The Public Service Department is considering charging the utility companies more money for pavement cuts made within the first five years after the road is resurfaced, to encourage them to repair their infrastructure before the City fixes the roads. Utility repairs is the biggest item that keeps the roads from lasting the prescribed time. Mr. Frederick stated that there is an interest in making Lansing a walkable community and that he is glad to see funds available for sidewalk repair. He inquired about the future possibility of constructing sidewalks where there are no sidewalks. Other than the 100% assessment, is there PLANNING BOARD MINUTES April 1, 2003 Page 11 funds available for building these sidewalks? Mr. McComb stated that 2 years ago the City funded $450,000 of sidewalks, part of which was sidewalk access to the new park off Aurelius Road. During the 1980's, the City lost most of the Federal Revenue Sharing which was most of the Model Cities money, and there was not a lot of infrastructure work done in the City. Now the City is playing catch up in fixing what the City currently has. The prospect of adding new items in the prioritization system that Mr. Rieske provide to the Board does fall to a lower priority. Certainly if there was interest from the community, the Mayor would address the matter. The current priority is to fix what the City has. Mr. Ruge stated that he is concerned about the Capital Loop Project. It looks like the City will be putting quite a bit of money into both sides of the Capital on Ottawa and Allegan Streets, from MLK Blvd. to Grand River Avenue. It seems like the perfect opportunity to make the conversion. Ms. Stachowiak stated that Mr. Silsby, who at the time was the Principle Traffic Engineer and is now the Manager of the Transportation Office, did speak at the Planning Board meeting approximately 1 Y2 years ago regarding the conversion of all the one-way streets downtown. Ms. Stachowiak stated that she was not sure about the time table and that the Planning Office has a copy of the two-way traffic study. Mr. Rieske stated that there might be right-of- way changes that may need to be necessary in terms of curb and gutter. As part of the overall two-street study, there was a study regarding the road-way changes that minimize additional right-of-way acquisitions and parking regulation changes. Mr. Ruge inquired about the designs and if the City was going to wait until the funds were available to do the designs. Mr. McComb stated that the Finance Department funded design money in 2002, and that this design will be taking place in conjunction with Michigan Department of Transportation (MDOT). It was MDOT's design bid and the City funded a portion representing the City's streets. The design may be finalized or near completion. His recommendation was to ask Mr. Silsby for a response regarding the issue. Ms. Foster inquired about reviewing the design to be sure of what the City is funding. Ms. Cordill inquired about the Capital Loop Project reappearing on a subsequent fiscal year or if this would be the only opportunity for the Board to review it for 2004. Mr. McComb stated that the bulk of the funding will be from the PLANNING BOARD MINUTES April 1, 2003 Page 12 State of Michigan and will take place in the 2004 construction season (summer of 2004) which is within the City's 2003 - 2004 Budget. Construction will begin in May of 2004. Mr. Ruge stated that when City Council looked at converting the one-way streets into two-way streets downtown that there were huge infrastructure costs involved because of the parking ramps, access, etc. It seems that the prudent way to go about it, instead of attacking all at once, would be to do it gradually like major improvement projects. He strongly encouraged the Board to table the request and have Mr. Silsby provide a plan for the Board to review. Ms. Foster asked for clarification of the length of time for the life of the roads. Mr. Ruge stated that it would be helpful for the Board to have a copy of the Capital Loop plans in advance. Mr. Ruge made a motion, seconded by Mr. McConnell, to table the Capital Improvements Program - FY 2004 Recommendation. On a voice vote, the motion carried unanimously (6-0). Next meeting, Tuesday, April 22, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager Ms. Stachowiak presented the Board with dates of Lugnuts games and asked for three options of availability. The potential dates recommended were Tuesday, May 271h, Wednesday, May 281h or Saturday, August 91h. Ms. Stachowiak stated that she would inform the Board at the next meeting which date had been selected. Mr. Rieske stated that in 2000, the Planning Office worked on a Wellhead Protection Program plan and that an update will be required in late spring or early summer. The Board may be reviewing the plan on May 20th or June V with a UDC meeting somewhere in between. Mr. Rieske gave an update on a U.S. Census correction to the City's population count. In this correction, the City gained 91 housing units and 158 people. Now there are 53,250 housing units and 119,286 people. PLANNING BOARD MINUTES April 1, 2003 Page 13 Mr. Rieske stated that the Tri-County Regional Planning Commission is working on an Emergency Mitigation Plan for several counties and municipalities within the tri-county area. This project is approximately $150,000 of which 73% is Federal funding. The grant application will be submitted soon and should help with some of the man-made emergencies as well as some of the natural emergencies (e.g. flooding). D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H"Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E.Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J" Parking District(Tabled May 15,2002) f. PRD-1-2002, Georgetown Blvd., Planned Residential Development 2. Urban Development Committee a. Act-9-2000, 201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27, 2000) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Foster inquired about Z-2-2003 and if the Board could review the Master Plan for this area. Mr. Rieske gave a brief overview of the types of districts surrounding Z-2-2003. Ms. Stachowiak stated that a copy would be available at the next Zoning and Ordinance Committee meeting. Mr. Ruge stated that as he was looking at the property on Ionia Street, he drove passed St. Mary's Church and saw a big parking ramp across the street from the church. He inquired about ownership of the parking ramp. Mr. Rieske stated that it belonged to the State of Michigan for the house members. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the used car sale property on Michigan Avenue and the building that is being constructed. Ms. Stachowiak stated that this is only temporary and that she did speak to the Code Compliance Officer, Dan David, to PLANNING BOARD MINUTES April 1, 2003 Page 14 confirm that it was only temporary. Mr. Ruge stated that there was not a lot of action on the site. Mr. McConnell stated that he needed an excused absence from the next Urban Development Committee meeting. Mr. Frederick volunteered to sit in for Mr. McConnell. Ms. Foster stated that on April 22nd, there will be a poster presentation at MSU's International Center at 12:00 p.m. It will have the Logan Center and the Hospital areas. Mr. Frederick inquired about the Lincoln Continental located on Luwanna Drive. Ms. Stachowiak stated that she has brought it to the attention of the Code Compliance Officer on numerous occasions. Mr. Frederick stated that two houses west of the Lincoln Continental, there is an inoperable truck with a flat tire and a car parked behind the truck that has no engine. The engine is laying in the driveway along with a spare tire. Alongside the garage there are some bumpers. 12. ADJOURNMENT - Meeting was adjourned at 8:25 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.040103.wpd Draft to Clerk 2003 Approved 2003 To Clerk 2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, April 1, 2003 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Mr. McConnell to approve the agenda as written. On a voice vote, the motion carried (6-0). 3. COMMUNICATIONS 4. HEARINGS A. Z-2-2003, 420 W. Ionia Street, "DM-4" Residential to "D-1" Professional Office District This is a request by Thomas E. Woods to rezone the property at 420 W. Ionia Street, more specifically described as: Commencing 3 Rods west of the SE corner of Lot 7, thence North 8 Rods, West 2 Rods, South 3% Rods, West 1 Rod, South 4% Rods, East 3 Rods to Beginning, Block 86, Original Plat, City of Lansing, Ingham County, Michigan. from "DM-4" Residential to "D-1" Professional Office District. The purpose of the rezoning is to permit the establishment of a professional office building on the subject property. Sue Stachowiak gave a brief overview. Mr. Ruge stated that he is concerned, given the headlines in the paper in the last few weeks, about the glut of office space downtown. PLANNING BOARD MINUTES April 1, 2003 Page 2 Ms. Cordill inquired about the coach house, and if it would remain as a residential use. Ms. Stachowiak stated this is the applicant's intentions. Mr. Thomas E. Woods, resident of 1701 W. Kalamazoo Street for 30 years, stated that he would like to keep the carriage house which is a Gunite building. This makes it a unique building in the downtown area. He served at one point on the Historic District Commission and is committed to keeping this building and the front building, more appropriately designated 420 W. Ionia Street, as historically accurate as he can make them. His law offices are being moved to 421 W. Ionia, which is currently in a Professional Office District. His law office is currently located at 426 W. Ottawa and has been there approximately 7 years. Once again, another historic building with very little parking compared to code requirements. He would like to use the front building as Professional Office. He has some proposed tenants who would be occupying this building, and with the additional rent money, he can do the preservation that needs to be done. He is committed to doing this. His current law firm utilizes 3 parking places and there are approximately 8 to 10 across the road. He is aware that parking is determined by square footage. There is not enough parking, and he will probably discuss other parking options with the neighbors who have excess parking. The house that he is moving his law firm to was built in 1862, one of the oldest houses in the City. The house across the road was built in 1898 with a carriage house. These houses are in relatively good and original condition. The parcel located at 420 W. Ionia Street has approximately 6 parking spaces, and he realizes that he needs more spaces. Mr. McConnell inquired about the usable square footage on the proposed commercial building. Mr. Woods stated that the building in the back is approximately 1,450 square feet. In the front, there is approximately 1,500 square feet per floor. So there is roughly 3,000 usable square feet. Ms. Cordill inquired about the current tenants, and if they were interested in living at the current address. Mr. Woods stated that there are no tenants at 420 W. Ionia Street. There are Cooley Law School tenants in the carriage house, one of which has been there for 9 years and is interested in continuing tenancy. The house located at 420 W. Ionia has been a two-unit apartment until recently, and the upkeep has not been done. He is in the process of renovating the building to historic accuracy and functionality. It requires a great commitment. Since his offices are across the street, it would be very helpful to have an opportunity to have other offices in this building. Mr. McConnell inquired about the carriage house and if it was a 1- or 2- unit dwelling. Mr. Woods stated that it is a 2-unit dwelling, has 780 square feet with an upper and lower unit. He stated that it is a tiny Gunite building and that he has not seen one like this in a long time. The exterior of the building is in perfect condition. PLANNING BOARD MINUTES April 1, 2003 Page 3 Mr. McConnell inquired about the parking requirements for a proposed commercial building that has 3,000 usable square feet. Ms. Stachowiak stated the parking requirements would be 15 spaces. Mr. Woods stated that there is parking on the south side of Ionia that the City does not count. His clients use this for parking and he purchases tokens for his clients to use in those parking spaces. His business does not have a lot of clients during the day nor does his partner. Ms. Stachowiak stated that this may result in a variance request to the Board of Zoning Appeals for parking in this situation. Ms. Monica Zuchowski, resident of 320 N. Walnut and President of the Downtown Neighborhood Association (DNA), stated that the DNA has its Board meeting tomorrow evening, and that they will be reviewing the request. The DNA has traditionally supported keeping properties as housing rather than having zoning changes to office space. The DNA's concern is that the house located at 421 W. Ionia is zoned for residential and office space. The house located at 420 W. Ionia is currently residential although there is no occupancy. There are a number of buildings within a several block radius of these properties which are vacant and the DNA shares the concern of eliminating housing stock in the neighborhood to create more office space. The DNA is concerned about parking. Currently one of the residents in the carriage house does not own a car. The space is very crowded and whether there is going to be enough parking would depend if one of the tenants changes. There is also shared parking. There are parking lots that have been made available behind the buildings on the north side of Ionia Street. The property located at 420 W. Ionia, with Mr. Wood's type of business, may not need 15 parking spaces. The DNA is concerned with inadequate parking. If the zoning is changed at 420 W. Ionia, depending on what types of businesses move in, what would be the new business' parking needs? It was her understanding that Mr. Woods has been reviewing residential rental options for the unit upstairs at 421 W. Ionia, which again will require parking. The unit is a multi-bedroom unit and having several tenants means they need their own parking spaces. The DNAs concerns are parking and a change in zoning. The DNA Board will be meeting tomorrow evening, take a position in regards to this request, and then she will do a follow up with the Planning Board. Mr. Chris Kinzvotter, resident of 310 Chestnut and property owner of 416 W. Ionia Street, state that the property located at 416 W. Ionia Street is zoned "D-1" Professional. Of the four properties that connect with Mr. Wood's property, he owns two of those properties. One property is zoned residential and is a two family unit. He currently has only one family as tenants. He fully supports changing Mr. Wood's property to a "D-1" classification. He has lived downtown since 1982 and has seen a lot of growth. Owning the professional building next to Mr. Wood's property and sharing the same driveway that connects to his parking area, the major investment made has been by professional organizations that have PLANNING BOARD MINUTES April 1, 2003 Page 4 moved in and put money into the downtown properties. As a resident and a downtown property owner, there have been a lot of investments made not just to the residential property. He has been one of the few within the past couple years that has made a significant investment into residential homes. He strongly supports this request because Mr. Wood will make the investment to bring the property up to code. This will enhance the neighborhood. The parking issue is very workable whether there is "D-1" with rentals as part residential or business, or with rentals as all residential. There issue is still dealing with the same number of vehicles. He believes that it will not change at all. Again, he supports the request. Mr. McConnell inquired about Mr. Kinzvotter's building that abuts Mr. Woods property. Mr. Kinzvotter stated that the building right next to Mr. Woods on the Ionia side is 416 W. Ionia. It is a gray house with four white pillars and a portacle entrance. His residence is on Chestnut which is right around the corner and borders the carriage house. Mr. McConnell inquired about extra parking on Mr. Kinzvotter's property and if there had been any discussion regarding shared parking. Mr. Kinzvotter stated that extra parking was not available and that shared parking had not been discussed. He also stated that approximately a year ago, one apartment unit had four vehicles which a created problem. The parking situation was able to be resolved. Mr. Bob Cochran, resident of 403 N. Sycamore Street, and a current member of the Demolition Board and the Downtown Neighborhood Association, stated that there are several issues to this rezoning request with the most important issue being the hole in the dike. The Master River Implementation Plan realized that parts of the downtown were either residential or business, and had to be accommodated and grandfathered somehow. It was not in the interests of the downtown area for both residents and businesses to continue the sprawl. Since then there has been a tight hold on converting any residence to a business. Once the door has been opened for rezoning, then it has to be explained to the next individual why someone else received approval of their rezoning request while others did not. He cautioned the Board to be careful with their deliberations. The lady who was the biggest arrow in the quiver, fighting for the saving of residential units downtown, has left the City and recently sold this property. The new owner is trying to undo what the previous owner had done. The previous owner fought so hard for so many years. If the property located at 421 W. Ionia Street were brought before the City Council to be zoned as it is currently, it would fail the parking test. As to only the businesses who are investing in the downtown buildings and restoring them, he stands before the Board having spent $120,000 on his residence located at the corner of Shiawassee and Sycamore Streets, along with $50,000 in funds that were administered through the Development Office to keep the home from being demolished. One block from 420 W. Ionia Street, Lansing Victoria Shade occupied a five unit Queen Anne house that was formerly a drug house for many years. This PLANNING BOARD MINUTES April 1, 2003 Page 5 house was completely renovated and was restored to single family residential. The Chief Judge of the Appeals Court restored his home at 616 W. Ionia Street, and the rental property at 612 W. Ionia. Both of these homes have been kept in residential service. Ms. Patricia Dorel, who resides at 307 W. Ionia, purchased a five unit house and has scheduled it to become a four unit dwelling. She has restored this home. The house next door owned by the City's Chief Electrical Supervisor, Dick Wilkins, was a two unit apartment building and was converted to single family residence. Mr. Wilkins restored this building very nicely. He has invested money into 501 N. Pine which was formerly a four unit drug house and was returned to single family. He received an award from the Historic District Commission for preservation. He asked the Board to consider the fact that 3,000 housing units since 1960 have been torn down, some of them were quite historic, and converted into parking lots or businesses. The building in the back of the property is the carriage house for 420 W. Ionia Street. It has been modified and is undergoing a different use. It was a historic structure and still is. It is just modified. The condition of the property at 420 W. Ionia Street has been eluded to as "being in great need of repair." This building has been kept up over the years and fit for residents until the past couple of years. Some misfortunes occurred when pipes burst and caused extensive internal damage. It is not a structure weary of falling down. It can be repaired and re-rented. He thanked the Board for their time. Seeing no one else wishing to speak on this matter, Mr. Frederick referred Z-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on April 15, 2003. B. LS-6-2003, West side of Waverly Road, 154 Feet South of Hartford Road This is a request by Silverwood Properties to divide a parcel located on the west side of Waverly Road, 154 feet south of Hartford Road, and more particularly described as: Part of the northeast 1/4 of Section 1, T3N, R3W, City of Lansing, Eaton County, Michigan, described as: Commencing at the northeast corner of said Section 1; thence S00°10'40"E, 1126.68 feet along the east line of said Section 1 to the point of beginning of this description; thence continuing S00010'40"E, 129.10 feet along said east line; thence N89017'28"W, 274.90 feet; thence N40052'24"E, 166.55 feet; thence N89049'20"E, 165.15 feet parallel with the south line of Hartford Road to the point of beginning. Contains 0.64 acres of land. PPN: Part of: 23-08-01- 226-131 The applicant proposes to divide the above described parcel into two (2) lots. Both lots would exceed the maximum permitted width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Planning and Zoning PLANNING BOARD MINUTES April 1, 2003 Page 6 Code. Lot 1 would have a width to depth ratio of approximately 1 to 2.9 and Lot 2 would have a width to depth ratio of approximately 1 to 4. Therefore, a variance from the design requirements of the Subdivision Regulations is requested from the Planning Board. Sue Stachowiak gave a brief overview. Mr. Ruge inquired about calculating the depth of the lot. Ms. Stachowiak stated that it would be the half way mark between the two side lot lines. She also stated that the area in the back is all unuseable and that the width and depth ratio is very close. It was the odd shape of the lot that created this situation. Mr. Markey wanted to combine parcel A with the back of parcel D to make one big lot. This would have required a width/depth ratio variance also because the depth would have far exceeded the width. However, the other lots would have been fine. Ms. Foster inquired about the 62 feet and if it would be wide enough for a duplex. Ms. Stachowiak stated that 60 feet is the minimum. Mr. Anthony J. Szilagyi, resident of 1222 N. Hayford and is the attorney for Silverwood Properties, stated that this lot split is similar to the types of other parcels in the surrounding area: The original layout of these parcels did cause a problem. Mr. Markey, of Silverwood Properties, has developed a duplex creating additional housing in the area. Silverwood Properties has always built homes to the highest of standards and in compliance with everything that is required of them. There is a history here with the quality of work that Silverwood Properties has done. If there is a concern regarding the site plan, Mr. Markey would not have any problems with producing some exhibits for the Board. This request would benefit the surrounding community and provide additional housing. The Board has already been acquainted with the quality of the work that Mr. Markey produces. Ms. Foster stated that one lot will be 67 feet and the other 62.1 feet. She inquired about splitting the lots evenly for the sake of the design. Mr. Szilagyi stated that Mr. Markey labored over how this would be done and that he is not absolutely certain of what the thought processes were. Mr. Markey did try to keep the lots fairly even. Ms. Stachowiak stated that she would give Mr. Markey a call tomorrow and ask for him to provide a site plan for these lots. She will also ask him why he chose these lot dimensions. Ms. Carla Roby, Resident Manager of Waverly Park Apartments, inquired about the common entrance of the property. Ms. Stachowiak stated with Parcel A, there will be one lot on Hartford Road that will have a driveway on Hartford Road. All others will have their driveways off Waverly Road. It will be a basic residential driveway about 12 to 20 feet. It will not be a street or road. PLANNING BOARD MINUTES April 1, 2003 Page 7 Ms. Roby inquired about the zoning of the property and if the applicant will take more land or just have it as rezoned. Ms. Stachowiak stated that the applicant has already done a rezoning to "C" Residential. Ms. Roby stated that the applicant has already cleared the land and inquired if that would be all that the applicant will take. Ms. Stachowiak stated that is correct. Mr. Ruge stated that it does not seem to be the best access control to allow these four, maybe eight, driveways onto Waverly Road. Waverly Road is a busy road, and he inquired about an alternate solution. Ms. Stachowiak stated that the applicant can be limited to four driveways instead of eight. The Planning Office can require in the design that there be one driveway with access to Waverly Road. There can be another way to bring the driveways down to two. If there were two joint driveways on the property lines between Parcels B and C and one on the property line between Parcels D and E. This could be an added condition. Mr. Ruge stated that with fewer driveways on a major street, the better it would be. Ms. Foster inquired about the lots and whether or not Mr. Markey still owns them. She inquired about having a circle drive in the middle with access through one opening. Ms. Stachowiak stated that the intent is to build on these lots and then sell them. Ms. Stachowiak stated it is her understanding that Mr. Markey does not retain ownership of these lots. He and Mr. Krueger build the homes and then sell them. Ms. Foster stated that these homes could still be build with an easement to the general driveway for all the homes and this might address the access issue. Ms. Stachowiak was not sure. Ms. Foster stated that she would like to see a site plan. Ms. Stachowiak will do a follow-up with Mr. Markey. Ms. Stachowiak stated that a referral was sent to Transportation and Public Service. Public Service ultimately issues the driveway permits to do the curb cuts but will only do so on the recommendation of Transportation. Ms. Stachowiak stated that it will be better addressed at the Zoning and Ordinance Committee meeting. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-6-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on April 15, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS - None. PLANNING BOARD MINUTES April 1, 2003 Page 8 7. BUSINESS SESSION A. Minutes for Approval Ms. Foster moved; seconded by Ms. Keene to approve the minutes of March 18, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of March 18, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair Next meeting, Tuesday, April 15, 2003 at 5:30 p.m. 124 W. Michigan Avenue, City Council Conference Room, Tenth Floor, Lansing City Hall 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair a. Capital Improvements Program - FY 2004 Recommendation Mr. Rieske provided a status report on the CIP. Mr. McComb also attended on behalf of the Budget Office and the Administration. The Budget Office, after consultation with the Mayor, drafted the Mayor's proposed FY 04 budget for infrastructure improvements. This includes, in draft form: • "Infrastructure Funding Sources", a one page spreadsheet, • "Infrastructure Funding Uses", a two-page spreadsheet, and • "Infrastructure Strategy and Projects", which provides a brief explanation of each project. Work on the 2005-2009 projects and projections is still in progress, but the FY 04 information is presented for consideration at this time to ensure that the Planning Board recommendation can be incorporated in the FY 04 budget process. Mr. McComb provided a historical overview of the CIP. He traced the history of infrastructure policy and spending through the Model Cities, Urban Renewal, and Community Development Block Grant programs. In 1984, a severe reduction in Federal Revenue Sharing nearly brought infrastructure investment to a halt. Capital investment was negligible until the early 1990s. In 1993, a Budget Stabilization Fund was established as a "rainy day fund" for City operations. PLANNING BOARD MINUTES April 1, 2003 Page 9 In 1994, an Infrastructure Policy was adopted which earmarked 4% of General Fund (GF) dollars, plus a substantial share of one-time revenues, for infrastructure. In 2002, this percentage increased to 5%. Also, an "Apparatus Replacement Reserve" was established as a sinking fund for the future replacement of fire engines. In the last 10 years, approximately $50 million of General Fund (GF) money has been invested in Lansing's infrastructure. To the maximum feasible extent, Lansing is using a "systems approach" to infrastructure planning. For example, Lansing uses a Pavement Management System for evaluating roadway conditions and scheduling repair or reconstruction. Each year for the the last seven years, approximately $7 million of Act 51 and GF money has been invested in roads. Mr. McComb recommended against borrowing for road improvements, because sometimes the roads need repair before the bonds are paid off. The need for sidewalks continues to outstrip the funding level. The amount devoted to sidewalks each year varies. $150,000 is proposed for FY 04, down from $250,000 in FY 03 due to shrinking revenues. The approach has been to start at the center of the city (where the sidewalks were the oldest) and work in concentric circles out from the center, thus ensuring that sidewalk improvements are made in each ward. A discussion ensued regarding: • The Capital Loop, which is being conducted jointly by the Michigan Department of Transportation and the City of Lansing. Ms. Cordill suggested that a map and diagram be included in the final CIP report. • The budget schedule. Council is expected to have all-day budget sessions with various agencies on or about May 8 & 9, and to take final action on the FY 04 budget on or before May 19, 2003. Staff recommends approval of the Mayor's proposed FY 04 budget for infrastructure improvements. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge inquired about the Capital Loop project. Mr. McComb stated that based on the Mayor's recommended budget, the State of Michigan managed a $6.1 million portion of the project. Federal funds represent an additonal $1.2 or $1.3 million. The Capital Loop project, in conjunction PLANNING BOARD MINUTES April 1, 2003 Page 10 with the State of Michigan, includes both road construction and street scape transportation enhancement components (i.e. sidewalks, planters, benches). The idea is make everything look uniformly. The project will impact Ottawa and Allegan Streets, between MLK Blvd. and Grand River Avenue as well as Michigan Avenue between Grand River Avenue and Larch Street. Mr. Ruge inquired about converting Ottawa and Allegan Streets (major one-way streets) into two-way streets. Mr. McComb stated that a study was done regarding conversion to two-way streets. However, he does not believe that it will be proceeding (??) with the project. There may be a possibility in the future. He does not believe that it is a part of the Capital Loop project. He stated that the Public Service Director would be the one the answer that question. Ms. Foster inquired about the general fund for road maintenance. She stated that she has seen some of the streets being repaired and they look beautiful. Then in a short amount of time, they are broken again. She inquired about the low bidder and the asphalt does not stay very well. She stated that she would dislike the idea of putting $7 million towards street repairs and then within a year have to do it again. Mr. McComb stated that is a question for engineering and that he also dislikes the idea of putting $7 million towards street repairs and having the streets become broken. Generally the plan is for streets to last 20 to 25 years with one resurfacing occurring at 13 years. This year has been a bad year because of a deep freeze which caused ground heave. Then there was a series of freezes and thaws which caused pavement breakups. It is largely a weather related factor. Ms. Foster stated that the roads should last at least 10 years but are breaking up after 2 years. Mr. McComb stated that currently pavement cuts are being reviewed and the Board may see a recommendation come from the Public Service Department. Once the pavement integrity is broken to make repairs underneath, the patches may not hold up for very long. The Public Service Department (he was actually saying "we" so I'm not sure if he is referring to the Finance Department or PSD??) is considering charging the utility companies more money for pavement cuts made.within the first five years. After the road is resurfaced, encourage the utility companies to repair the infrastructure before the City fixes the roads. Utility repairs is the biggest item that keeps the roads from lasting the prescribed time. PLANNING BOARD MINUTES April 1, 2003 Pagel 1 Mr. Frederick stated that there is an interest in making Lansing a walkable community and that he is glad to see funds available for sidewalk repair. He inquired about the future possibility of constructing sidewalks where there are no sidewalks. Other than the 100% assessment, if there are funds available for building these sidewalks. Mr. McComb stated that 2 years ago the City funded $450,000 of sidewalks, part of which was sidewalk access to the new park off Aurelius Road. During the 1980's, the City lost most of the Federal Revenue Sharing which was most of the Model Cities money, and there was not a lot of infrastructure work done in the City. Now the City is playing catch up in fixing what the City currently has. The prospect of adding new items in the prioritization system that Mr. Rieske provide to the Board does fall to a lower priority. Certainly if there was interest from the community, the Mayor would address the matter. The current priority is to fix what the City has. Mr. Ruge stated that he is concerned about the Capital Loop Project. It looks like the City will be putting quite a bit of money into both sides of the Capital on Ottawa and Allegan Streets, from MLK Blvd. to Grand River Avenue. It seems like the perfect opportunity to make the conversion. Ms. Stachowiak stated that Mr. Silsby, who at the time was the Principle Traffic Engineer and is now the Manager of the Transportation Office, did speak at the Planning Board meeting approximately 1 Y2 years ago regarding the conversion of all the one-way streets downtown. Ms. Stachowiak stated that she was not sure about the time table and that the Planning Office has a copy of the two-way traffic study. Mr. Rieske stated that there might be right-of- way changes that may need to be necessary in terms of curb and gutter. As part of the overall two-street study, there was a study regarding the road-way changes but not additional right-of-way acquisitions, and also the parking regulation changes. Mr. Ruge inquired about the designs and if the City was going to wait until the funds were available to do the designs. Mr. McComb stated that the Finance Department funded design money in 2002, and that this design will be taking place in conjunction with Michigan Department of Transportation (MDOT). It was MDOT's design bid and the City funded a portion representing the City's streets. The design may be finalized or near completion. His recommendation was to ask Mr. Silsby for a response regarding the issue. Ms. Foster inquired about reviewing the design to be sure of what the City is funding. PLANNING BOARD MINUTES April 1, 2003 Page 12 Ms. Cordill inquired about the Capital Loop Project reappearing on a subsequent fiscal year or if this would be the only opportunity for the Board to review it for 2004. Mr. McComb stated that the bulk of the funding will be from the State of Michigan and will take place in the 2004 construction season (summer of 2004) which is within the City's 2003 - 2004 Budget. Construction will begin in May of 2004. Mr. Ruge stated that when City Council looked at converting the one-way streets into two-way streets downtown that there were huge infrastructure costs involved because of the parking ramps, access, etc. It seems that the prudent way to go about it, instead of attacking all at once, would be to do it gradually like major improvement projects. He strongly encouraged the Board to table the request and have Mr. Silsby provide a plan for the Board to review. Ms. Foster asked for clarification of the length of time for the life of the roads. Mr. Ruge stated that it would be helpful for the Board to have a copy of the Capital Loop plans in advance. Mr. Ruge made a motion, seconded by Mr. McConnell, to table the Capital Improvements Program - FY 2004 Recommendation. On a voice vote, the motion carried unanimously (6-0). Next meeting, Tuesday, April 22, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager Ms. Stachowiak presented the Board with dates of Lugnuts games and asked for three options of availability. The potential dates recommended were Tuesday, May 27"", Wednesday, May 281" or Saturday, August 9" Ms. Stachowiak stated that she would inform the Board at the next meeting which date had been selected. Mr. Rieske stated that in 2000, the Planning Office worked on a Well Head Protection Program plan and that an update will be required in late spring or early summer. The Board may be reviewing the plan on May 20'" or June 3rd with a UDC meeting somewhere in between. PLANNING BOARD MINUTES April 1, 2003 Page 13 Mr. Rieske gave an update on the U.S. Census. There was a correction made to the City's population count. The City gained 91 housing units and 158 people. Now there are 53,250 housing units and 119,286 people. Mr. Rieske stated that the Tri-County Regional Planning Commission is working on an Emergency Mitigation Plan for several counties and municipalities within the tri-county area. This project is approximately $150,000 of which 73% is Federal funding. The grant application will be submitted soon and should help with some of the man-made emergencies as well as some of the natural emergencies (i.e. flooding). D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H"Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001,3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J"Parking District(Tabled May 15, 2002) f. PRD-1-2002, Georgetown Blvd., Planned Residential Development 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27,2000) 3. Committee of the Whole 4: Planning Board 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Foster inquired about Z-2-2003 and if the Board could review the Master Plan for this area. Mr. Rieske gave a brief overview of the types of districts surrounding Z-2-2003. Ms. Stachowiak stated that a copy would be available at the next Zoning and Ordinance Committee meeting. Mr. Ruge stated that as he was looking at the property on Ionia Street, he drove passed St. Mary's Church and saw a big parking ramp across the street from the church. He inquired about ownership of the parking ramp. Mr. Rieske stated that it belonged to the State of Michigan for the house members. PLANNING BOARD MINUTES April 1, 2003 Page 14 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the used car sale property on Michigan Avenue and the building that is being constructed. Ms. Stachowiak stated that this is only temporary and that she did speak to the Code Compliance Officer, Dan David, to confirm that it was only temporary. Mr. Ruge stated that there was not a lot of action on the site. Mr. McConnell stated that he needed an excused absence from the next Urban Development Committee meeting. Mr. Frederick volunteered to sit in for Mr. McConnell. Ms. Foster stated that on April 22"d, there will be a poster presentation at MSU's International Center at 12:00 p.m. It will have the Logan Center and the Hospital areas. Mr. Frederick inquired about the Lincoln Continental located on Luwanna Drive. Ms. Stachowiak stated that she has brought it to the attention of the Code Compliance Officer on numerous occasions. Mr. Frederick stated that two houses west of the Lincoln Continental, there is a non-operable truck with a flat tire and a car parked behind the truck that has no engine. The engine is laying in the driveway along with a spare tire. Alongside the garage there are some bumpers. 12. ADJOURNMENT - Meeting was adjourned at 8:25 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.040103.wpd Draft to Clerk June 9,2003 Approved 2003 To Clerk 2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 17: !} 1 7:00 p.m., Tenth Floor, Council Clambers Lansing City Hall L ` ;'� Cll`( Tuesday, May 20, 2003 1. OPENING SESSION The meeting was called to order at 7:10 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Ruge, Cordill. B. Staff Attending: Stachowiak. C. Excused absences: Keene, McConnell. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (4-0). 3. COMMUNICATIONS A. Letter from Ms. Bren L. Buckley, Vice President of the Burton-Katzman Development Company regarding PRD-1-2003. Mr. Frederick stated that the Board will discuss PRD-1-2003 during the Business Section, under Committee Reports. 4. HEARINGS - None. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval - None. PLANNING BOARD MINUTES May 20, 2003 Page 2 B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair a. Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District This is a request by K & H II, LLC to rezone the parcels of land at 2702 S. Cedar Street, more specifically described as: Commencing at the intersection of the west line of S. Cedar Street & E&W 114 line, Section 28, thence west 231 feet, south 165 feet, east 231 feet, north 165 feet to beginning; Section 28, T4N, R2W, City of Lansing, Ingham County, Michigan. from "A" Residential to "G-2" Wholesale District. The purpose of the rezoning is to permit the establishment of a motor vehicle repair station, along with other retail/office uses on the subject property. The request to rezone the property at 2702 S. Cedar Street from "A" Residential District to "G-2" Wholesale District could be consistent with the Southeast Area Comprehensive Plan, through proper site design. Furthermore, the request appears to be consistent with the land use patterns in the area and no negative impacts on vehicular/pedestrian circulation; future patterns of development; or the environment are anticipated to result from this request. Staff recommends approval of Z-03-03, a request to rezone the property at 2702 S. Cedar Street from "A" Residential District to "G-2" Wholesale District. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge stated that the report discusses automotive repair and that it would be restricted to the rear of the building in the rear of the site. He stated that with this location in the building this is where it is set up to do this kind of work. He inquired about rezoning and if it would be better to rezone just the portion of the property, G-2, that will actually have the heavy automotive repair on it. This would restrict it, and if the site was restricted to G-2 only in the back portion of the site, it would keep this type of business to the rear of the site. Ms. Stachowiak stated that there would be different setback, height and area requirements. There has been property zoned two different ways but not a building. Mr. PLANNING BOARD MINUTES May 20, 2003 Page 3 Ruge stated that the rest of the property could be zoned "F" Commercial which would be more in line with what the Master Plan says, and with what the other properties are zoned. Ms. Foster inquired about the entire property being zoned "F" Commercial and having the applicant obtain a variance. Ms. Stachowiak stated that variances cannot be used because the City's ordinance prohibits it. Ms. Cordill stated that she had concerns about precedent of other zonings changing towards this direction. Ms. Stachowiak stated that currently there are some industrial- type uses in the area, and each lot is reviewed individually. Ms. Cordill inquired about light automotive repair. Ms. Stachowiak stated that light automotive repair is restricted to oil changes, tune-ups, etc. Ms. Cordill inquired about the two designations and if there were noise considerations. Ms. Stachowiak was not sure. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Aye Cordill. . . Ave Foster. . . Aye On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Ms. Cordill inquired about an explanation for the nonconformity. Ms. Stachowiak stated that it is a business use in an "A" Residential District. The property is zoned "A" Residential but has never been used as such. With the rezoning it would not be. Until the rezoning is approved, it will continue to be and the applicant would like to have the right to proceed with some renovations. It would be approximately another 45 to 60 days or better before the request would be finalized. Mr. Ruge stated that the Committee had discussed having the plant material in front of the warehouse, and having it run all the way across the front of the site. Ms. Foster stated that the front of the warehouse is protruding and the plants would be planted in that area. The language would need to be clarified to have the trees and shrubs would be spread out throughout the area from one building to the other. PLANNING BOARD MINUTES May 20, 2003 Page 4 Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District to extend the nonconformity to permit the proposed renovations to the building with the conditions that: 1) The driveway be reduced to the minimum width necessary to accommodate 2-way traffic, and 2) The applicant plant a minimum of 6 shrubs, at least 24 inches in diameter, and 3 trees on the site in front of the warehouse portion of the building evenly distributed along the Cedar Street frontage (not under the power lines). Frederick . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. b. LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance This is a request by Sophie Seyka to divide a parcel located at 5025 Palmer Street, and more particularly described as: Lot 23, Supervisor's Plat of Brookdale Subdivision, City of Lansing, Ingham County, Michigan PPN: 33- 01-01-33-353-091 into two separate parcels. Both of the resulting parcels would be 50 feet in width by 198 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. In addition, both parcels would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Staff recommended approval of the request. Staff recommends that LS -10-2003 be supported by the Planning Board for parcels "A" and "B" to be 50 feet in width, as opposed to 60 feet and to exceed the maximum width to depth ratio of 1 to 2.5 as set forth is Section 1236.07(d) of the Zoning Code. In Committee, the request was recommended for approval and the motion carried (2-1). Ms. Foster stated that the current resident has no use for the lot and that the house was built in a long linear manner. If a new owner wanted to add an extension to meet the other PLANNING BOARD MINUTES May 20, 2003 Page 5 homes length wise, the home would fit beautifully within the block. She cannot agree with the lot split and believes that it is not appropriate in character for this street. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance. Frederick . . . . . . . . . . . . . . . . . . . . Aye Ruge. . . . . . . . . . . . . . . . . . . . . . . . Aye Cordill. . . Ave Foster. . . Nay On a roll call vote, there were: Ayes: 3; Nays: 1; carried; unanimous. APPROVED. C. LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance This is a request for a lot split by Jeffrey Droste. The applicant is proposing to split off 6' of the 66' wide property at 325 Jones Street and attach to the existing 33' wide property at 319 Jones Street, resulting in the following legal descriptions: 325 Jones Street: The South 33 feet of Lot 8 and the North 6 feet of Lot 10, Block 12, Green Oak Addition, City of Lansing, Ingham County, Michigan. 319 Jones Street: Lot 10, except the North 6 feet, Block 12 Green Oak Addition, City of Lansing, Ingham County, Michigan. Section 1236.07(d) of the Zoning Ordinance allows a maximum width to depth ratio of 1 to 2.5 for residential lots. The property at 319 Jones Street would have a width to depth ratio of 1 to 5.1 and 325 Jones Street would have a width to depth ratio of 1:2.75. Staff recommends that LS -11-2003, be supported by the Planning Board for parcels "A" and "B" to exceed the maximum width to depth ratio of 1 to 2.5 as set forth is Section 1236.07(d) of the Zoning Code. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Stachowiak stated that the Planning Office did research the building permit issue, and one was issued for the rear deck on July 18, 1994. The permit was approved by the PLANNING BOARD MINUTES May 20, 2003 Page 6 staff. At that time, the site plan that was provided with the building permit showed a 3' 3" side yard setback, which is the requirement. Based on the drawing showing that the deck would meet the side yard setback, staff approved the request. She stated that the current property owner, Mr. Droste, did not have anything to do with the current situation, and is now trying to clean up the previous situation. She stated that she did discuss with Mr. Droste the possibility of increasing the side yard setback at a minimum to conform with the requirement, which in this case is 4 feet. He needed time to research the situation, and she had asked him to be prepared to comment on the situation this evening. Mr. Jeff Droste, resident of 319 Jones Street, stated that he talked with the owner of the property located at 325 Jones Street and was not sure if he would be able to go another 4 feet. He stated that he did not own the property in 1994 and that he purchased the property 2 to 3 years ago. The deck had already been built. He is trying to get the property line to where it will not hurt him or the new owner of the property located at 325 Jones Street. Ms. Stachowiak stated that the property located at 325 Jones Street, even with the split, will comply with the width requirement of 60 feet. Currently, it conforms for the lot width. If anything is taken away, then there would be a nonconforming lot for width in addition to width/depth. Ms. Cordill verified the republication of the property if the land was purchased with an additional 6 feet. Ms. Stachowiak stated that it would need to be republished. It would change the width to depth ratio on both lots and now would necessitate a variance for the lot width at 325 Jones Street. The property located at 319 Jones Street does not currently conform for width. The property was grandfathered as a nonconformity for lot width. The property located at 325 Jones Street complies with the current requirements. Ms. Foster stated that it would not be out of character for this block. If Mr. Droste had approval from the neighbor and had an additional 4 feet, it would improve the property. It would comply with the deck and would fit the shape of the land. Mr. Droste stated that the hill begins at 319 Jones Street and continues on the property located at 325 Jones Street. Ms. Foster recommended tabling the request until Mr. Droste communicates his plans to his neighbor. This would PLANNING BOARD MINUTES May 20, 2003 Page 7 give the Board better direction. Mr. Ruge asked if it would cause the applicant any problems to not have this done right away. Mr. Droste stated that there would not be a problem and that there was nothing pending. Mr. Ruge inquired about the cost of republication of the property. Ms. Stachowiak stated that it would not be fair for the applicant to incur the cost and that the City is making the request, not the applicant. Ms. Foster made a motion, seconded by Mr. Ruge, to table LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance. On a voice vote, the motion carried unanimously (4-0). d. NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status This is a request by True Light Missionary Baptist Church, 1147 W. Maple Street, for Class "A" Nonconforming Status. The church is nonconforming as it is located on a site that is less than two (2) acres in size, does not have frontage on a major or minor arterial, does not comply with the required front yard setback and has less than the required number of parking spaces. The applicant proposes to add a 2,964 square foot addition to the back of this nonconforming building. Therefore, the purpose of this request is to allow for the expansion of the nonconforming church building at 1147 W. Maple Street. Section 1248.04(b) of the Zoning Ordinance requires that churches be located on a lot that abuts a collector, a principal arterial or a minor arterial, and that the site be not less than 2 acres in area. The subject property is located on a residential street and contains 29,400 square feet of lot area (.67 acres). Section 1248.07 requires a 20 foot front yard setback in the "B" Residential District. The existing building has a 16 foot front yard setback. The new addition will comply with the required setbacks. Section 1284.13(b)(1) requires one parking space for each three seats or six linear feet of pews, which results in 40 parking spaces being required for this church. The new addition will not increase the amount of parking that is required as it will not increase the seating capacity in the sanctuary. The church currently has 12 on-site parking spaces. 40 parking spaces are proposed. All new parking spaces will be PLANNING BOARD MINUTES May 20, 2003 Page 8 required to comply with the dimensional requirements of Section 1284 of the Zoning Ordinance. Staff recommends approval of NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status with the following conditions: 1. The proposed parking spaces comply with the dimensional requirements of Section 1284 of the Zoning Ordinance. 2. Landscape, screening and buffering, in accordance with Section 1290.08 be added around the entire perimeter of the site, excluding approved driveways. 3. The work be completed within 1-year from the date of this approval. 4. The applicant preserve as many of the existing trees as possible and incorporate them into the proposed site design. 5. The architecture of the addition be compatible in height, scale and materials with the existing church building. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Foster stated that there was a huge tree in the middle that was not on the GM (?) survey, and that she was thinking of another way to design around it. She inquired about the parking spaces and if the church would need all of them. Ms. Stachowiak stated that was the requirement for the number of seating for the church. Ms. Foster inquired about the members using those parking spaces. Ms. Stachowiak stated that the church currently has 12 parking spaces and to bring the property to conformance, more spaces were needed. The applicant can go before the Board of Zoning Appeals (BZA) and ask for a variance for parking but the Committee would make the call as to whether or not the request would be granted. Reverend Bean stated that the tree would be taken down because it is a walnut tree, and to avoid any costs that may arise from a walnut dropping and damaging the paint on vehicles. There was a problem in the past with dents on the roof of the vehicles. The church did not want to create another situation like that. He stated that if it was not a walnut tree, then it would be fine. Ms. Foster inquired about parking and if all the spaces were currently being used. Reverend Bean stated not right now because there are only a few members. PLANNING BOARD MINUTES May 20, 2003 Page 9 Ms. Foster inquired about membership and if there were plans to expand the church membership. Reverend Bean stated that he hopes the membership will expand but it may not happen until after the addition is added to the church. Ms. Foster inquired about the overflow of parking and if street parking is a problem. Reverend Bean stated that he does not believe so. Most of the members currently park in this area even though the area is not marked. Ms. Cordill inquired about the members of the church and whether they walk or drive to the service. Reverend Bean stated that some members walk while others drive. The church van usually transports some of the members and that is why there are few vehicles in the parking lot. There are extra spaces available for other vehicles to park. Reverend Bean stated that with the new addition, the sanctuary will remain the same size. Ms. Stachowiak stated that on the proposed site plan, there would be 40 hard-surfaced parking spaces constructed on the site. She inquired about whether or not the church would need all of those parking spaces. Reverend Bean stated that he did not believe so. Ms. Stachowiak stated that the Board does have the option to state for the record that parking spaces do not have to be constructed unless it is found to be necessary by the applicant. If parking should become a problem, then the applicant would be required to construct parking spaces as shown on the site plan. Ms. Cordill asked for clarification regarding the parking spaces, and if there would be a requirement for striping. Ms. Stachowiak stated that if hardsurfaced parking spaces were constructed, then they would have to be striped. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance with the conditions that: 1) The proposed parking spaces comply with the dimensional requirements of Section 1284 of the Zoning Ordinance, 2) Landscape, screening and buffering, in accordance with Section 1290.08 be added around the entire perimeter of the site, excluding approved driveways, 3) The work be completed within 1-year from the date of this approval, 4) The applicant preserve as many of the existing trees as possible and incorporate them into the proposed site design, 5) The architecture of the addition be compatible in height, scale and materials with the existing church building, and 6) Additional parking not be constructed unless found to be absolutely necessary by the City or the applicant. PLANNING BOARD MINUTES May 20, 2003 Page 10 Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. e. PRD-1-2003, Boys Training School Site Development This is a request by Burton-Katzman Development Company to obtain approval for a Planned Residential Development on a 24.67 acre site known as the Boys Training School (BTS) property located east of Orchard Street, south of Saginaw, west of Lansing Catholic Central High School, and north of Eastern High School/Pattengill Middle School. Burton-Katzman Company proposes to develop a total of 177-183 units of owner occupied housing. The proposed development will consist of 6, 12-unit condominium buildings, 12, 6-unit condominium buildings and 33 single family homes. Staff recommends approval of PRD-1-2003, Boys Training School Site Development. In Committee, the request was recommended for approval with the following conditions: 1. All dead-end parking spaces are removed; 2. The parking areas/garage access be moved approximately 30 feet to the north to align with Orchard Street for a possible through connection; 3. Traffic calming for the Marshall Park Neighborhood be implemented to control cut-through traffic; 4. The first paragraph of the Forester's comments be a condition of approval, including burying the utilities; and the motion carried unanimously (3-0). Mr. Ruge stated it was his understanding that the applicant was to review the design and see what could be done about eliminating the dead-end parking spaces. He did not remember it being a flat out condition that the applicant had to remove them all. Ms. Foster stated that the previous site plan had all of the dead-end parking spaces. The Board was informed by the applicant that it could not be done because they would lose parking and open spaces. Then the applicant came back to the Board with a new design that had more parking, less pavement and no dead-end parking spaces. She stated that it is a design issue and the question is whether or not it can be done. PLANNING BOARD MINUTES May 20, 2003 Page 11 Mr. Ruge inquired about the applicant revisiting the design and if there was any success in eliminating the dead-end parking spaces. Ms. Buckley stated that the parking issue had been reviewed. Mr. Phillips gave a brief overview. Ms. Foster inquired about parking and if the spaces could be assigned to the units. Ms. Buckley stated that the spaces are open parking for visitors. Each unit will have either a single or double garage plus the driveway for parking. Everything else would be extra. By the ratio, it would be 50% above in available parking on the site for most multi- family type areas. For a single garage, there would be parking in the driveway and in the garage. There are two apartments that have double garages and she doubts if any of the residents would have four vehicles. Ms. Stachowiak stated that maybe the Board should review the code amendments that address these types of situations. Mr. Frederick stated that condition number one has been removed. Mr. Ruge stated that he was disappointed about the site not being more integrated into the neighborhood, and that it could be more connected to the neighborhood. The Committee determined that it was not advisable. He was disappointed that the development was isolated from the neighborhood and was not what he was expecting. Ms. Foster inquired about the grading of the open space area. She stated that the Board was not familiar with their plan for grading but was informed that the applicant would present a proposed plan for this. Mr. Phillips briefly reviewed the development plan. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of PRD-1-2003, Boys Training School Site Development with the conditions that: 1) The parking areas/garage access be moved approximately 30 feet to the north to align with Orchard Street for a possible through connection, 2) Traffic calming for the Marshall Park Neighborhood be implemented to control cut-through traffic, 3) The first paragraph of the Forester's comments be a condition of approval, including burying the utilities, 4) The area identified as "open space" be graded at a maximum of 3 percent, and 5) The upper pedestrian walkway be connected with the lower sidewalk. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Aye Cordill. Ave Foster. Ave PLANNING BOARD MINUTES May 20, 2003 Page 12 On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. f. SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District This is a request by Gillespie Development, LLC and Summit Street Development, LLC for a Special Land Use permit to utilize the property on the west side of the C&O, Penn-Central Railroad between Saginaw and Sheridan Streets, located one block east of Larch Street, for residential purposes. Residential uses are permitted in an "I" Heavy Industrial District, if a special land use permit is approved by the Lansing City Council. The applicant intends to construct 120 multiple family residential units on the subject property. Ms. Wynant pointed out that the portion of the development that extends into the Sheridan Street right- of-way cannot be approved as part of the Special Land Use permit process. She stated that the applicant will need to file an Act 285 request, and this portion of the development will be dealt with at that time. Staff recommended approval of SLU-2-03, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District with the following conditions: 1. Any extension of the development into the Sheridan Street right-of-way, as shown on the proposed site plan, will be subject to approval of an Act 285 review for vacation of the right-of-way. 2. The parking areas, north and south of May Street with the dead end drive aisles, must include at least 5 feet of drive aisle beyond the last parking spaces. 3. The gates along May Street must be located at least 20 feet beyond the sidewalk. 4. Access and circulation is subject to final approval by the Transportation Office. 5. The applicant retain as many of the existing trees as possible, and incorporate them into the final design of the project. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District. PLANNING BOARD MINUTES May 20, 2003 Page 13 Frederick . . . . . . . . . . . . . . . . . . . . Ave Rune. . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Next meeting, Wednesday, June 11, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. A short recess was taken by the Board. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1"Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F Commercial District to"G-1" Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J"Parking District(Tabled May 15, 2002) 2. Urban Development Committee a. Act-9-2000, 201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27,2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan &Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part) (Tabled on April 29, 2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29,2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS Ms. Foster inquired about updating the Zoning Ordinances. Ms. Stachowiak stated that the ordinances could be updated at any time and that currently there PLANNING BOARD MINUTES May 20, 2003 Page 14 is one amendment pending regarding the Front Yard Setbacks. She stated that there will be a new ordinance regarding kennels in the City and that it will be presented to the Board in June. Ms. Foster made a motion, seconded by Ms. Cordill to draft a proposed amendment to eliminate all billboards in the City over a 5 year period, and to prohibit dead-end parking isles. On a voice vote, the motion carried unanimously (4-0). 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Cordill stated that on Kipling Blvd. near Michigan Avenue the second house on the east side of the street has student residents who may not know the rules. They drive a hearse and instead of have a curtain there is a drape with a tiger on it. There is a mattress in the back yard. Ms. Stachowiak stated that she would look into the matter. Mr. Frederick suggested researching whether or not the property is a registered rental unit and that the City does regulate the number of people living at a residence. Ms. Cordill stated that this really helped East Lansing address the student housing issues. Ms. Stachowiak stated that the City's limit is 5 people per each unit and in single family areas the limit is 3 people. Mr. Ruge stated that the address of the house is 108 Kipling. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the church on Willow Street. Ms. Stachowiak stated that the church is not occupying the building and that the City has not received an occupancy permit. There can be activities in the parking lot. Mr. Ruge inquired about the Teen Challenge facility located on Willow Street and if the special land use requirement was to have buffering between their facility and the house located to the east. Ms. Stachowiak stated there was to wood privacy fence. Mr. Ruge stated that there was a wood privacy fence around most of the facility but not by the house located to the east. Ms. Stachowiak stated that she would look into the matter. Mr. Ruge inquired about Saginaw Street and if the City would be doing the sewer separation project. Ms. Stachowiak stated that she would look into the matter. Ms. Foster inquired about Saginaw Street becoming a two-way street and what the formal process would be. Ms. Stachowiak stated that the request would be forwarded to the Transportation Department, Public Service Department, City Council Office and the Mayor's Office. Ms. Cordill stated that Grand River Avenue is part of the equation and that three streets would be affected (Saginaw Street, Oakland Street and Grand River Avenue). PLANNING BOARD MINUTES May 20, 2003 Page 15 Mr. Frederick stated that the Dollar Store, located at the corner of Willow Street and Martin Luther King Blvd., has poor landscaping. On the south side of the lot there is a burm with a lot of weeds and there are no shrubs. When the request was approved, there was a requirement for landscaping and buffering when the building was formerly CVS pharmacy. Ms. Stachowiak stated that she would look into the matter. 12. ADJOURNMENT - Meeting was adjourned at 9:15 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.052003.wpd Approved as written 6-3-03 Draft to Clerk May 28,2003 Approved June 3,2003 To Clerk June 4,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD ?�1�:�'� -60; Q6 7:00 p.m., Tenth Floor, Council Chambers L 'rav (;(I_ CL[j1fy Lansing City Hall Tuesday, May 6, 2003 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (6-0). 3. COMMUNICATIONS A. Letter of concern from Marshall Park Neighborhood Watch regarding PRD-1-2003. B. Email from Ms. Doris Witherspoon stating that Lansing Catholic Central is in support of PRD-1-2003. C. Letter of support from Neogen Corporation regarding SLU-2-2003. 4. HEARINGS A. Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District This is a request by K & H II, LLC to rezone the parcel of land at 2702 S. Cedar Street, more specifically described as: Commencing at the intersection of the west line of S. Cedar Street & E&W 114 line, Section 28, thence west 231 feet, south 165 feet, east 231 feet, north 165 feet to beginning; Section 28, T4N, R2W, City of Lansing, Ingham County, Michigan. from "A" Residential to "G-2" Wholesale District. The purpose of the rezoning is to permit the establishment of office, retail and transmission repair in the existing buildings at 2702 S. Cedar Street. PLANNING BOARD MINUTES May 6, 2003 Page 2 Sue Stachowiak gave a brief overview. Mr. Ruge inquired about buffering and if it would also be on Cedar Street. Ms. Stachowiak stated it would be along the frontage on Cedar Street. The applicant would have to install a minimum of an 8 foot buffer strip. This strip would have to include at least five shrubs for each 20 linear feet of frontage and at least one tree for each 30 linear feet of frontage. The same standards apply to the west and south property lines. Mr. Ruge stated that the site on two sides is surrounded by a very tall brick wall. He inquired about buffering inside the wall. Ms. Stachowiak stated that it would provide some appeal even though it would not provide appeal from the other side. It would still make the site itself look more appropriate from the inside and the trees would provide some shade for the interior. The benefit of having a wall is so that the applicant can reduce the amount of required plant materials. The amount of shrubs can also be reduced. The applicant is still required to have some green space and trees. Mr. Ruge inquired about the carport. Ms. Stachowiak stated that the details would have to be worked out during the site plan review process as well. Ms. Foster inquired about the driveway and if it could be minimized to allow more frontage. Ms. Stachowiak stated that this would be handled during the site plan review process. Mr. Dick Henderson, Co-owner of K & H II, LLC, located at 1305 S. Washington Avenue, stated that the property has been used commercially for a long time. The company has done an excellent job with the exterior of the building in terms of driveway, windows and doors, and has re-paved the parking lot. There are some issues with ingress/ egress off Cedar Street that need to be addressed. The requests for 2710 and 2714 S. Cedar Street have been withdrawn. The transmission shop is a franchise from AMCO. There are very strict requirements on what the operators can and cannot do, and how to maintain the parking lot and the cars. Ms. Cordill inquired about the anticipated noise from the transmission repair. Mr. Henderson stated that the only noise factor would be the potential noise of an air gun removing bolts. There would be six floor hoists being constructed and they will be above ground. They are air and electric operated. The only noise would be the sound of an air gun just like any other type of commercial spot. Ms. Cordill inquired about the hours of operation. Mr. Henderson stated that it would be 8:00 a.m. to 6:00 p.m., Monday through Friday, with a possibility of being open until 3:00 p.m. on Saturdays. PLANNING BOARD MINUTES May 6, 2003 Page 3 Ms. Emily Horne, Chairperson for the Old Everett Neighborhood Association's Land Use Committee, stated that the Board and the Land Use Committee support the rezoning of the former Granger Construction area to "G-2" Wholesale. The vacant lots located at 2710 and 2714 S. Cedar Street have been studied by the Association and would like to see the property rezoned to "D-1" Professional. She has had conversations with Mr. Henderson regarding the redevelopment of the vacant land. The Association hopes that the Planning Board will support the "G-2" Wholesale for this particular area. Seeing no one else wishing to speak on this matter, Mr. Frederick referred Z-3-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. B. LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance This is a request by Sophie Seyka to divide a parcel located at 5025 Palmer Street, and more particularly described as: Lot 23, Supervisor's Plat of Brookdale Subdivision, City of Lansing, Ingham County, Michigan PPN: 33-01-01-33-353-091 into two separate parcels. Both of the resulting parcels would be 50 feet in width by 198 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. In addition, both parcels would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Sue Stachowiak gave a brief overview. Ms. Keene inquired about the split parcels and if there were homes located on the property. Ms. Stachowiak stated that there was one home on the property. Ms. Foster inquired about the home and if the two lots would have shared driveways. Ms. Stachowiak stated that the lots will have their own driveways and with 50 feet in width, there is more than adequate room. Ms. Sophie Seyka, owner of 5025 Palmer Street, stated that with the way the house is situated on the property and the park being to the south of the lot line, there is more than 60 feet from the lot lines if the property is not split in half. The property has so much depth that when the lot abuts the adjacent property from Tenny Street, there is 50 feet. She inquired about the property on Tenny Street which has 50 feet that abuts her property, and asked how come she cannot have the same? Mr. Frederick stated that the decision made in Committee will be reported out at the PLANNING BOARD MINUTES May 6, 2003 Page 4 next Planning Board meeting. At this point, the Board is gathering facts and listening to public comments, and will make a recommendation at a later time. Ms. Emily Horne, Chairperson for the Old Everett Neighborhood Association's Land Use Committee, stated that the Association opposes the request for the following reasons: 1) The lot split would create two city lots not meeting the 60 foot width requirement. 2) After visual inspection of the property, the Association could see different elevation levels of the land. 3) The Association takes pride in having large City lots because this is very conducive in having families move into the area. The Association requests that the Board deny the lot split. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-10-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. C. LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance This is a request for a lot split by Jeffrey Droste. The applicant is proposing to split off 6' of the 66' wide property at 325 Jones Street and attach to the existing 33' wide property at 319 Jones Street, resulting in the following legal descriptions: 325 Jones Street: The South 33 feet of Lot 8 and the North 6 feet of Lot 10, Block 12, Green Oak Addition, City of Lansing, Ingham County, Michigan. 319 Jones Street: Lot 10, except the North 6 feet, Block 12 Green Oak Addition, City of Lansing, Ingham County, Michigan. Section 1236.07(d) of the Zoning Ordinance allows a maximum width to depth ratio of 1 to 2.5 for residential lots. The property at 319 Jones Street would have a width to depth ratio of 1 to 5.1 and 325 Jones Street would have a width to depth ratio of 1 to 2.75. Sue Stachowiak gave a brief overview. Ms. Keene inquired about whether the applicant owned both properties. Ms. Stachowiak stated that the applicant does not own both properties. Mr. Jeff Droste, resident of 319 Jones Street, stated that he owned both properties located at 325 and 319 Jones Street. He owned the property at 325 Jones Street for fifteen years, and purchased the property located at 319 Jones Street, which had a deck, but he did not have the property surveyed. He sold the property located at 325 Jones Street PLANNING BOARD MINUTES May 6, 2003 Page 5 approximately one month ago. He stated that he has spoken with the new owner and that there are no problems with the lot split. Ms. Foster inquired about the nature of the deck, which was currently built overhanging the property, and if it would be something that could be easily reformatted. Mr. Droste stated that the property line at 319 Jones Street is approximately three feet away from the house, and the deck is over the property line by two feet. Ms. Keene inquired about the length of ownership of the property located at 319 Jones Street. Mr. Droste stated 2 to 3 years and the deck had already been built. Ms. Stachowiak asked Mr. Droste to describe the deck. Mr. Droste stated that the deck is not attached to the house. He had put siding on the house and some of the siding went below the deck. The deck has corner posts, is approximately 2 to 3 feet off the ground and does not have a roof. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-11-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. D. NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status This is a request by True Light Missionary Baptist Church, 1147 W. Maple Street, for Class "A" Nonconforming Status. The church is nonconforming as it is located on a site that is less than two (2) acres in size, does not have frontage on a major or minor arterial, does not comply with the required front yard setback and has less than the required number of parking spaces. The applicant proposes to add a 2,964 square foot addition to the back of the existing church building. Therefore, the purpose of this request is to allow for the expansion of the nonconforming church building at 1147 W. Maple Street. THIS IS NOT A MATTER OF REZONING. Sue Stachowiak gave a brief overview. Mr. Ruge stated that he would like to see a site plan. The site has six mature trees, of which one is dead or a late bloomer. He would like to see if the trees can be saved. One tree may have to be removed because of the addition. He stated that if the trees could be worked into the parking lot, it would be a good benefit. It would help to keep the parking lot cooler and make the site more attractive. Ms. Stachowiak stated that the applicant did show the location of the trees in the submitted drawing. Ms. Foster inquired about comments from the neighbors regarding the expansion. Ms. Stachowiak stated that the Planning Office has not received any written comments from the neighbors. PLANNING BOARD MINUTES May 6, 2003 Page 6 Mr. Bobby L. Bean, Pastor of True Light Missionary Baptist Church, located at 1147 W. Maple Street, stated that he would like to see the Board approve the request because the church is in need of room for the handicapped. For years the church has been functioning without handicapped accessibility to the basement. The handicapped would have to be carried down to the basement rather than having a ramp or elevator. The church does need the space for restrooms, a fellowship area and also for the handicapped to be able to participate in church events. The church also has available parking, on Hyland and Maple Streets. There were intentions to move the trees. If some of the trees need to stay, they will remain at the existing locations. With parking, he does not want to turn anyone away because of the handicap issue. He hopes the Board will consider the request. Mr. Ruge asked if there were drawings of the proposed addition. Ms. Stachowiak stated that their drawings were provided. Mr. Ruge inquired about obtaining a copy of the drawings. He stated that he is concerned about the addition being larger in square footage than the current church. He visited the site and stated that the current church fits quite nicely into the neighborhood because it is not a real huge church. He stated that the church does not overpower the houses surrounding it. He stated that he is concerned about the addition maintaining the same scale as the church so it is not too large for the neighborhood. Mr. Bean stated that the church's plans are not to make the church a large place. With the existing church building, there is a basement. The new addition will not have a basement and, therefore, will not have as much square footage. Mr. Bean stated that the church is willing to work with the Board. The church needs the new addition for the handicapped. Ms. Foster inquired about the neighbors and if the church had discussed the new addition with them. Mr. Bean stated that he had spoken with some of the neighbors, and that some of the other neighbors approached him when they received the public hearing notice in the mail. The neighbors told Mr. Bean that they thought it was a good idea for the neighborhood. The neighbors would rather have this building be a church in the neighborhood than to have it as a night club. If there is not a facility to accommodate the people, then the church will not have an opportunity to gain new people. If the church had the room and had what is needed for the handicapped, then everyone in the neighborhood would benefit. He has never had a complaint about the church from area residents. He has had complaints about some of the homes in the neighborhood. Ms. Foster inquired about parking and if there had been any complaints. Mr. Bean stated that there have not been any problems with parking. Mr. Frederick asked Mr. Bean to provide plans to the Planning Office for the Board members to review at the next Committee meeting. PLANNING BOARD MINUTES May 6, 2003 Page 7 Ms. Quante Williamson, Assistant Secretary of True Light Missionary Baptist Church, stated that with the drawing that was shown, there was one tree that was spared. She read a letter from True Light Missionary Baptist Church. She stated that there are vacant lots on Hyland Street. Because of the open lots, there is a lot of pedestrian traffic, and the property is not as nice as it should look. There was a fence in place but someone in the neighborhood demolished part of the fence, and the people continue to use it as a trafficking area. The church would like to prevent this. She believes the neighbors would be happy if the trafficking between the homes came to a halt. She asked the Board to consider approving the request. Seeing no one else wishing to speak on this matter, Mr. Frederick referred NCU-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. E. PRD-1-2003, Boys Training School Site Development This is a request by Burton-Katzman Development Company to obtain approval for a Planned Residential Development on a 24.67 acre site known as the Boys Training School (BTS) property located east of Orchard Street, south of Saginaw, west of Lansing Catholic Central High School, and north of Eastern High School/Pattengill Middle School. Burton-Katzman Company proposes to develop a total of 177 units of owner occupied housing. The proposed development will consist of 6, 12- unit condominium buildings, 12, 6-unit condominium buildings and 33 single family homes. Sue Stachowiak gave a brief overview. Ms. Foster inquired about the zoning of the property. Ms. Stachowiak stated that the property is strictly residential. The site in question fronts along Saginaw Highway. There will be approximately 200 homes on the site, if soil conditions are feasible. There have been soil studies done for this property. No wetlands were found to exist according to the BTS study. Surrounding the property are Lansing Catholic Central to the east and the school property to the south. There is a residential street directly to the west of the property which has owner/occupied housing. Ms. Bren Buckley, Vice President of Development for Burton- Katzman Development Company, stated that the site will be 100 percent owner/occupied housing. Burton-Katzman Development Company was selected for this project last summer in an RFP process conducted by the City. In the fall, the company negotiated a development agreement with PLANNING BOARD MINUTES May 6, 2003 Page 8 the City, which was finalized in December 2002, and is currently acting under this agreement. One of the reasons Burton-Katzman was selected for this project was because the company did offer a completely residential development without mixed use. Ms. Buckley stated that there is a site plan on hand. The company is currently on schedule with a closing in June with the City, and will remain on schedule. The site plan has changed substantially, but not significantly, from what was proposed last summer. There are three condominium associations with three different types of product on the project. There are 72 units of condominium flats, which are in 12 unit buildings. The building provides each apartment with directly accessible 2-single or one double garage. There are 72 units of townhomes that have lower levels with enclosed garages. There are 33 units of single family housing. The company worked very closely with the Boys Training School (BTS) Committee on the site plan. The single family lots are 50 feet wide by approximately 120 feet deep. The houses are somewhat narrow to fit on a lot of that size. This enable the company to develop more homes on the site. Ms. Buckley referred to the site plan and gave a brief overview. Ms. Buckley stated that there is a lot of open area on the site with a 5 foot path that crosses the site. This path was specifically requested so that students who are walking to the Lansing High School can still pass through the site. The company considered the proposals of other access points on the site and eventually the BTS Committee concluded that these access points would be closed. There will not be a break in the privacy fence that will run along the back sides of the site on either Orchard Street or the Lansing Catholic Central site. The company has worked with both the School District and Lansing Catholic Central to accomplish what needed to be done. Ms. Cordill inquired about the single family homes. She stated that the building legend reflects the different building types and inquired about the number of bedrooms in the units. Ms. Buckley stated that the ranch style homes will probably be 2 bedrooms, and the 1 Y2- and 2- story homes will have more bedrooms. Ms. Cordill inquired about the architecture of the building. She stated that there was a lot of thought put into the design of the condominiums and that it seemed the garages were taking a back seat to the appearance of the homes. She was disappointed with the neo-traditional plan that a garage would be placed in front. Ms. Buckley stated that the company had the same concerns and had some issues to handle. Because of the site conditions, there can only be so many single family lots on the site. Originally, the lots were 60 feet wide, and the layout had 21 or 22 lots. The BTS Committee did not like this layout, and decided to construct narrower lots. She stated that all of the compromises were kept in mind. Having the garage in the front was the least offensive, enabled someone to have a shorter snow job in the winter, and seemed to be a very good PLANNING BOARD MINUTES May 6, 2003 Page 9 plan on the exterior of the home. People liked the plan so the company decided to use it. Ms. Foster inquired about sustainability and energy efficiency. Ms. Buckley stated that the company always evaluates the new products that were included, and adopts them on a cost benefit-type analysis on what the market will bear. Some of this work has not been completed and no final decisions have been made at this point. Mr. Thomas Phillips stated that the project in general meets some of the principals of sustainability because it is a brownfield site completely. These homes will meet the Michigan Energy Code Requirements. In general, they are intended to use materials that are renewable where possible (i.e. shingles). This would be in line with other residential type products. Also mentioned was offering a heating system that was high efficiency with standard being in the 85 percent range. It could be offered as an option with a higher percentage. Mr. McConnell inquired about the square footage of the 2 bedroom single family homes. Ms. Buckley stated that the designs are not completed and that the 2 unit single family homes can start at 1,450 square feet. The 1 '/z story is approximately 1,800 square feet which may vary, and the 2 story will be slightly larger. Mr. Ruge inquired about the appearance of the detention pond and if it will be an amenity on the site or have a chain link fence around it. Ms. Buckley stated that there will not be a chain link fence around it, and that it will look like a depression in the grass. Mr. Mike Mayotte, representative from Professional Engineering Associates, stated that the detention pond will be approximately 4 to 5 feet deep but has a very gradual 1 on 6 side slopes on all sides. There will be landscaping around the upper end of the pond and there will not be a fence. The pond was not designed to store water, only for water to pass through it and restrict how fast the water leaves. Depending on how it rains, the pond could store water for up to a day before it empties completely. In general, the pond will not store water for any length of time. Mr. Ruge inquired about grass being on the inside. Mr. Matt stated that is correct. Mr. Rick Kibbey, Chairman of the Boys Training Site (BTS) Committee, stated that the plans prepared by Burton-Katzman Development Company addresses the Committee's concerns both for what it is and what it is not. The project has no rental, commercial or traffic access on Orchard Street. The Committee heard very strongly from the residents on Orchard Street that they were not interested in having an access on their street. That has been a major issue to the Committee. PLANNING BOARD MINUTES May 6, 2003 Page 10 The traffic flow itself was an issue and that is why the access points were offset from the streets across Saginaw. This was done to discourage pedestrians from cutting across the street. The site contains three types of housing in accordance with the market study. He appreciated the comments by Ms. Cordill regarding the garages and that the issue may still be in play. He stated that the developer has been very cooperative in working with the Committee to find solutions to this problem. He stated that he looks forward to working with the Board and hopes that the Committee can count on the Board's thoughtful review and support of this project. The sustainability issue surfaced at the Committee's meeting and most particular pertaining to the siding. The Committee was very interested in seeing something other than vinyl siding. There are items currently on the market that meet these requirements. Judy Hackett, member of the BTS Committee and representative of the Oak Park Neighborhood Association, stated that the Committee has dealt with the traffic issues and were content when Orchard Street was not going to be an accessible street. Pennsylvania Street already has a lot of traffic issues especially when school is dismissed for the day. The Committee felt that if Orchard Street was opened and accessible, it would create a short cut to Saginaw Street. There have already been traffic issues with Orchard Street being backed up, and the Committee did not see this as a viable issue with the amount of existing traffic. The Committee reviewed the traffic issues with Saginaw Street and the amount of current traffic. Nancy Parsons, representative of the area east of the 119' Park and President of the Eastside Neighborhood Organization, stated that she is on the BTS Committee and has been for many years. The Committee has worked very hard to present a plan before the Planning Board this evening. She supports this request and hopes that the Board will also support it. Linda Kimbell, resident of 721 Maryland Avenue, stated that she wanted to thank the BTS Committee for all their work they have done to support the development of this project. It is reassuring, living in the Marshall Park Neighborhood Watch area, to see residential developments for this area versus more strip malls. She is concerned with where the traffic is exiting. The issue is not whether or not Saginaw Street can handle the traffic. This issue is whether or not Marshall Park Neighborhood Watch area (i.e. Cleveland Street, Clark Street, Mahlon Street, Maryland Street) can handle the traffic. She stated that she lives on Maryland Street. There is currently an excessive amount of traffic because of this street being the first street pass Marshall Street that runs between Oakland and Saginaw Streets. There is a lot of cross-cutting traffic. There is also a lot of golf course traffic. She stated that one of the concerns would be increased speeds on the cross streets when traffic PLANNING BOARD MINUTES May 6, 2003 Page 11 turns off of the main streets. Maryland Street has a lot of families with very young children. At the end of Maryland Street, at Saginaw Street, once was the Zaletsky Conference Center entrance. This entrance was moved approximately 100 yards this last summer and people are still illegally turning out of the exit, driving up Saginaw Street and turning onto Maryland to cross over because they do not want to drive to Marshall Street. There are multiple traffic issues that need to be reviewed regarding these exits. The issue is not Saginaw Street but the neighborhood between Saginaw and Oakland Streets where vehicles will be cutting through. It is wonderful that this area is being improved but it is not right to not take into consideration the impact on the quality of life in the Marshall Park Neighborhood Watch area. Mr. Warren Lapham, resident of 726 Mahlon Street, stated that he wanted to discuss the quality of life in the Marshall Park neighborhood and how it would be affected by the traffic cutting between Oakland and Saginaw Streets to access this development. There is pride of ownership in the neighborhood. This past Saturday there were new roofs constructed, new gutters and eves, repaired and replaced fences, plans for new paved driveways, complete renovations of a home located a few doors down from his home, new sheds, a new garage was recently built, repairs to porches and screens, and landscaping. There is a tremendous amount of ownership pride in the neighborhood. Recently there was a new home built at 1515 May Street. The neighborhood does not need the additional traffic cutting through it. More importantly, there are many children in the neighborhood. There are many parents who walk the neighborhood with children in strollers. In Marshall Park there are softball, soccer, basketball, football and volleyball events. It is a very family oriented neighborhood. Most of the homes in the neighborhood have one lane drives with more than one vehicle. Around 7:30 a.m. when residents are preparing to leave for work, there is one person who backs out a vehicle and parks it on the street. This person goes to the second vehicle, backs it out and parks it on the street. This is routine and takes time but does not need the added traffic to make it more burdensome. The neighborhood does not want the litter and the noise from the cars passing through it. When reviewing the diagram of exiting the new development, Maryland Street would be affected by people traveling to the Lansing Mall, downtown and Old Town. Clark Street would be affected by people leaving. Mahlon and Cleveland Streets would be affected by people traveling home from Michigan State games, Eastwood Town Center, the Meridian Mall and Michigan State University (MSU). The neighborhood does not want to add to the apparel. Ms. Helen Smith, resident of 805 Maryland Avenue, stated that she loves the green space and is really sorry to see this green space be developed. She is thankful that the Committees have decided not to build PLANNING BOARD MINUTES May 6, 2003 Page 12 a strip mall and for the work that is being done. After reviewing the pictures, the development looks nice and she would be glad to have this close to her community. According to the documents, there are 177 units, and she assumes that each unit would have approximately two vehicles. This would mean 354 vehicles entering and exiting the development twice a day. If the vehicles are exiting and traveling east, they can stay on Saginaw Street to go towards Frandor Shopping Center, Michigan State University, and East Lansing. If the vehicles are traveling west, these vehicles will need to cut through one of the side streets, most likely Cleveland and Mahlon Streets to return to driveways in this subdivision. If the vehicles area exiting and traveling north, west or south, they will pass through Maryland Avenue or Clark Street in order to reach Oakland Street. When the residents exit or return from the east, they will exit onto one of the side streets. She would like to see an exit over on Pennsylvania Street. The neighborhood is not against the new development and is the only neighborhood affected by the traffic. Orchard Street would be affected if the exit were to be constructed there. She was wondering if there could be an easement for the traffic to travel to Pennsylvania Street. There are approximately 14 children who live in the two block area and she is concerned about their safety. Mr. Dave Muylle, resident of 225 Rumsey Street, a member of the BTS Committee and representative of the Eastfield Neighborhood Association (ENA), stated that the ENA does support the plan presented by the Burton-Katzman Development Company. He wanted to recognize that Ms. Bren Buckley and her group have been receptive and have listened to the concerns of the ENA. The ENA started having meetings regarding the BTS development in April of 1999. The group has been very thoughtful. There were experts and architects brought in. The ENA wrestled with all the issues regarding traffic, additional people and vehicles, and are neighbors to the BTS site. The ENA looks at the issues as what is happening to BTS is happening to the ENA and how would the ENA feel about it? The ENA has really tried to be thoughtful through this process, and went through one valve for ADCO which did not work out. The ENA returned to square one and were much better educated. Mr. Vince Villeyas, resident of 1706 Ohio Avenue, spoke in favor of the request. Ms. Wendy Mack, resident of 700 Clark Street, expressed concerns about traffic cutting through her neighborhood. Ms. Mack stated that a connection through Orchard Street, or some other method of accessing Pennsylvania Avenue would cut down on the amount of traffic going through her neighborhood to go west on Oakland. Ms. Belinda Fitzpatrick, resident of 224 S. Holmes Street, stated that she is opposed to development of the BTS site. She further stated that the BTS Committee was not representative of the residents concerns on the east side. She stated that the City needs to preserve this green PLANNING BOARD MINUTES May 6, 2003 Page 13 space. Mr. Brain Smith, resident of 1001 Woodbine, stated that he agrees with Ms. Fitzpatrick that the BTS site should not be developed. He stated that this land is considered park land and should therefore, be left as green space. Ms. Flo Findser, resident of 1039 Orchard Street, spoke in support of the planned residential development, as proposed by Burton Katzman. Ms. Findser stated that she does not support opening up the development to Orchard Street. Seeing no one else wishing to speak on this matter, Mr. Frederick referred PRD-1-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. F. SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District This is a request by Gillespie Development, LLC and Summit Street Development, LLC for a Special Land Use permit to utilize the property on the west side of the C&O, Penn-Central Railroad between Saginaw and Sheridan Streets, located one block east of Larch Street, for residential purposes. Residential uses are permitted in an "I" Heavy Industrial District, if a special land use permit is approved by the Lansing City Council. The applicant intends to construct 120 multiple family residential units on the subject property. Mr. Pat Gillespie, applicant and owner of Gillespie Development, LLC, spoke in support of his request. Mr. Gillespie showed the Board a picture of what the buildings will look like when completed. He stated that it will be a gated community, with a tall wrought iron fence around the perimeter of the project. He explained that there will be gates at the entrances to the development along May Street where the residents will plug a code into the key pad to get in. He also stated that there will be gates at the end of Sheridan Streets and Manchester Court for emergency vehicles to access the development. Mr. Gillespie said that all of the residents will access the development via May Street. Mr. Harry Hepler, co-applicant and owner of the subject property, spoke in support of the request. Mr. Hepler stated that an Act 285 application is being submitted for the vacation of Sheridan Street, west of the railroad tracks. He said that he already has an application pending for the vacation of Sheridan Street on the east side of the tracks. PLANNING BOARD MINUTES May 6, 2003 Page 14 Mr. Michael Bean, owner of 825 N. Larch Street, stated that he is concerned with having his property rezoned. Ms. Stachowiak stated that Mr. Bean was notified of the public hearing because he is within 300 feet of the development, but his property is not being rezoned or demolished. Ms. Judy Hackett, representative of the Oak Park Neighborhood Association, spoke in favor of the request. She stated that this project will be a benefit to the surrounding area. Ms. Jeanne Wurts, resident of 201 Tinley Drive, spoke in support of the request. Ms. Wurts stated that new residential development will be an asset to this part of the community. Mr. John Fisher, owner of 618 Sheridan Street, expressed concern with the proposed development impeding access by large trucks to their site. He said that currently, trucks will typically pull straight up on May Street and then back into their property. He said that if Sheridan Street is closed, this will hinder their business. Ms. Mary Hogan, owner of 618 Sheridan Street, expressed the same concerns mentioned by Mr. Fisher. She also showed the Board a copy of an agreement signed by Mr. Hepler allowing them access across his site in exchange for their support of his proposal on the east side of Sheridan Street. Ms. Hogan stated that they did support Mr. Hepler's proposal, however, now he is revoking his end of the agreement. Mr. Frederick stated that this issue will be discussed during the Act 285 review process. The Board members asked that the Transportation Office comment on the traffic and circulation for the site. Ms. Foster also asked that an aerial photo of the area be provided at the Z & O Committee meeting. Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was taken by the Board. PLANNING BOARD MINUTES May 6, 2003 Page 15 7. BUSINESS SESSION A. Minutes for Approval Ms. Foster moved; seconded by Ms. Cordill to approve the minutes of April 1, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of April 1, 2003 were APPROVED. Ms. Keene moved; seconded by Mr. Ruge to approve the minutes of April 15, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of April 15, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair Next meeting, Wednesday, May 14, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair a. Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW This is a request by Sterling Development to vacate Long Meadow Dr. right-of-way, north of Georgetown Rd. and South of Miller Rd. The request is in conjunction with a Planned Residential Development (PRD 01-02) which has been proposed for the site. THIS IS NOT A MATTER OF REZONING. Act 285 requires that the location, character, and extent of requests involving the vacation of a public right-of-way be evaluated. Amending the route through this site, as proposed, should not be contrary to the intent of the Plan, since the proposed development plan for the PRD would provide a circulation system comparable to the existing route. Vacation of the right -of-way will not directly change the development's impact on the character of the general area. The points of access to the site from Miller Rd. and Georgetown Blvd. would remain unchanged and an uninterrupted linkage between the two access points would still be maintained. The extent of the request to vacate all the right-of-way is also considered to be appropriate. An adequate amount of land will be provided to accommodate a functional internal private street system since this is a requirement of the PRD permit and site plan review procedures. PLANNING BOARD MINUTES May 6, 2003 Page 16 Staff recommends approval of Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Keene made a motion, seconded by Mr. McConnell, to recommend approval of Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Aye Cordill. . . Ave Keene. . . Aye Foster. . . Ave McConnell . . Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. Next meeting, Tuesday, May 27, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager - None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H"Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood(Tabled August 15,2001) d. SLU-8-2001,3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the 7"Commercial District& "J"Parking District(Tabled May 15,2002) 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27,2000) b. Capital Improvements Program (CIP), (Tabled March 25,2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part)(Tabled on April 29, 2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29, 2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS - None. PLANNING BOARD MINUTES May 6, 2003 Page 17 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Cordill inquired about Oakland and Saginaw Streets becoming two-way streets. She is concerned about vehicles cutting through the neighborhood. Ms. Stachowiak stated that these streets are Michigan Department of Transportation (MDOT) right-of-ways and the chances of them being converted to two-way streets is probably very slim. Ms. Cordill inquired about Saginaw Street through East Lansing being a two-way street and then upon entering Lansing, it becomes a one-way street. Ms. Stachowiak stated that Saginaw Street veers off and is probably to carry the heavier volumes of traffic in the City of Lansing. Ms. Foster inquired about making a motion to have this item taken up by the Planning Commission for discussion. Ms. Stachowiak stated that what can be done is to have the Planning Office refer this to the Transportation Department for review, and since she is meeting with Jim Ruff tomorrow, she will discuss this with him. She also stated that the Transportation Department works with MDOT on these types of issues. Ms. Foster made a motion, seconded by Ms. Cordill to recommend that the Transportation Department take action to convert Saginaw and Oakland Streets to 2-way streets. On a voice vote, the motion carried unanimously (6-0). The motion was further amended to include traffic calming measures from Larch Street to the east City limits, and to refer this matter to the Police Commission to request enhanced enforcement of the speed limit on Saginaw and Oakland Streets. Mr. Ruge inquired about amending the motion to add traffic calming measures, which may happen sooner than the conversion to 2-way streets. He stated that part of the problem is the design of the street. When driving through downtown Lansing, the traffic is tight with three lanes and once passed Larch Street, it opens up. When the streets open up, the traffic increases speed. Mr. Frederick stated that the Board should refer this to the Police Commission to request enhanced enforcement of the speed limit on Saginaw Street. Ms. Cordill stated especially with an elementary school in the area, which is further east, and the safety guards so close to the curb. Mr. Ruge stated that one problem is M-43, on Oakland-Saginaw Streets, and it does not really go downtown East Lansing. This street goes around downtown East Lansing. He believes traffic calming items should be all the way from east of Larch Street to the City limits. Mr. Frederick stated that he did test the traffic calming, especially the speed bumps and they were effective with the speed at 25 mph. He was in east Grand Rapids traveling on one of the busy streets that comes off of 28`h Street. This PLANNING BOARD MINUTES May 6, 2003 Page 18 street had bump ups and marked pedestrian crosswalks. These slowed the traffic. Ms. Foster stated that the reason with some of the bumps that people do not like is in case of fire trucks and ambulances that need to go faster. This prevents them from increasing their speed. Ms. Foster inquired about the Boys Training School site and if the Board could receive a copy of the larger plan. Ms. Stachowiak stated that a copy of the larger plan will be available at the Zoning and Ordinance Committee meeting. Ms. Foster inquired about the Board receiving a copy of the larger plan for SLU-2-2003. She stated that the site plan looked pretty simple but shows no relationship to the neighborhood. Ms. Stachowiak stated that the Planning Office only has a larger copy of what was in the Planning Board packet. Ms. Foster inquired about an ariel view. Ms. Stachowiak stated that the Planning Office can provide an ariel view. Mr. Frederick stated that from SLU-21-1998 and the ACT 285 Review regarding the street closures, there was controversy with Fisher Ross Wygland with closure of the streets. If Mr. Hepler plans on withdrawing SLU-21-1998, then the assumption is the streets will not be closed. Ms. Stachowiak stated that Mr. Hepler is still requesting that the portion of it be closed west of the railroad tracks. He has shown the Planning Office that his parking lot will be going over the street right-of-way. Mr. Frederick inquired about Mr. Hepler completing a new request and if all of the streets would be vacated in the ACT 285 Review. Ms. Stachowiak stated that the ACT 285 Review was never approved and was only for Sheridan Street east of the railroad tracks. The ACT 285 Review is still pending at the City Council level. Currently, the streets are still open. Ms. Foster inquired about the use of the streets and why they cannot be used. Ms. Stachowiak stated that it is posted as a one-way street. From Mr. Hepler's business, a vehicle cannot turn right onto Sheridan because the City has a sign posted that shows one-way only. Mr. Ruge stated that it may be closed off at the eastern end when another road was constructed through the Pruden-Wheel site. Sheridan Street was closed at the eastern end. Ms. Foster stated that it was not vacated yet. Ms. Stachowiak stated that it was not vacated. Mr. Frederick stated that this brings up the issue of Manchester Court, which he assumes is not vacated. Ms. Stachowiak stated that in the applicant is not proposing placing this over the Manchester Court right-of-way. Manchester Court right-of-way ends at this development. Mr. Ruge inquired about the Transportation Engineer's views on the site plan for the Pruden-Wheel request. He believes the more access the better but it sounds like the applicant is looking for security. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the Neogen problem with the front yard parking on Pennsylvania Avenue. He has noticed that three times cars were parked on the gravel lot. Ms. Stachowiak stated that she would check the status with the Code Compliance Office. PLANNING BOARD MINUTES May 6, 2003 Page 19 Mr. Ruge stated that the SLU request for the church on Willow Street which was approved by the Board last year, the members had a bar-b-que in the parking. They were baking in the sun because they did not plant any trees. Ms. Stachowiak stated that it was her understanding that the church is not currently occupying the building. There were some problems that needed to be resolved. There is not a certificate of occupancy posted on it. Ms. Stachowiak stated that she would look into the matter. Mr. Ruge stated that while he was traveling on Paris Street, there is a street that runs north and south, where Bill's Heavy Duty Wrecker used to be located. In this same location, it looks like there is a car repair service. The garage is open and there is engine lifting equipment inside. Mr. Frederick stated that was supposed to be cleaned up. Mr. Ruge stated that someone was using it as auto repair shop. Mr. Frederick inquired about a garage and if someone had been over to see it. Ms. Stachowiak stated that the address is 4831 Eastlawn Drive. Mr. Frederick stated that the house with the engine, battery and the tires was cleaned up. 12. ADJOURNMENT - Meeting was adjourned at 9:55 p.m. Respectfully submitted, =JamesA. Ru , Secretary, Planning Board PB Minutes.050603.wpd Draft to Clerk May 28,2003 Approved 2003 To Clerk 2003 PECE WED i u of the Regular Meeting MAY 29 PT= PLANNING BOARD m�ERenth Floor, Council Chambers Lansing City Hall Tuesday, May 6, 2003 ...... ,,. 1. OPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, Ruge, Cordill, McConnell. B. Staff Attending: Stachowiak. C. Excused absences: None. 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (6-0). 3. COMMUNICATIONS A. Letter of concern from Marshall Park Neighborhood Watch regarding PRD-1-2003. B. Email from Ms. Doris Witherspoon stating that Lansing Catholic Central is in support of PRD-1-2003. C. Letter of support from Neogen Corporation regarding SLU-2-2003. 4. HEARINGS A. Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District This is a request by K & H II, LLC to rezone the parcel of land at 2702 S. Cedar Street, more specifically described as: Commencing at the intersection of the west line of S. Cedar Street & E&W 114 line, Section 28, thence west 231 feet, south 165 feet, east 231 feet, north 165 feet to beginning; Section 28, T4N, R2W, City of Lansing, Ingham County, Michigan. from "A" Residential to "G-2" Wholesale District. The purpose of the rezoning is to permit the establishment of office, retail and transmission repair in the existing buildings at 2702 S. Cedar Street. PLANNING BOARD MINUTES May 6, 2003 Page 2 Sue Stachowiak gave a brief overview. Mr. Ruge inquired about buffering and if it would also be on Cedar Street. Ms. Stachowiak stated it would be along the frontage on Cedar Street. The applicant would have to install a minimum of an 8 foot buffer strip. This strip would have to include at least five shrubs for each 20 linear feet of frontage and at least one tree for each 30 linear feet of frontage. The same standards apply to the west and south property lines. Mr. Ruge stated that the site on two sides is surrounded by a very tall brick wall. He inquired about buffering inside the wall. Ms. Stachowiak stated that it would provide some appeal even though it would not provide appeal from the other side. It would still make the site itself look more appropriate from the inside and the trees would provide some shade for the interior. The benefit of having a wall is so that the applicant can reduce the amount of required plant materials. The amount of shrubs can also be reduced. The applicant is still required to have some green space and trees. Mr. Ruge inquired about the carport. Ms. Stachowiak stated that the details would have to be worked out during the site plan review process as well. Ms. Foster inquired about the driveway and if it could be minimized to allow more frontage. Ms. Stachowiak stated that this would be handled during the site plan review process. Mr. Dick Henderson, Co-owner of K & H II, LLC, located at 1305 S. Washington Avenue, stated that the property has been used commercially for a long time. The company has done an excellent job with the exterior of the building in terms of driveway, windows and doors, and has re-paved the parking lot. There are some issues with ingress/ egress off Cedar Street that need to be addressed. The requests for 2710 and 2714 S. Cedar Street have been withdrawn. The transmission shop is a franchise from AMCO. There are very strict requirements on what the operators can and cannot do, and how to maintain the parking lot and the cars. Ms. Cordill inquired about the anticipated noise from the transmission repair. Mr. Henderson stated that the only noise factor would be the potential noise of an air gun removing bolts. There would be six floor hoists being constructed and they will be above ground. They are air and electric operated. The only noise would be the sound of an air gun just like any other type of commercial spot. Ms. Cordill inquired about the hours of operation. Mr. Henderson stated that it would be 8:00 a.m. to 6:00 p.m., Monday through Friday, with a possibility of being open until 3:00 p.m. on Saturdays. PLANNING BOARD MINUTES May 6, 2003 Page 3 Ms. Emily Horne, Chairperson for the Old Everett Neighborhood Association's Land Use Committee, stated that the Board and the Land Use Committee support the rezoning of the former Granger Construction area to "G-2" Wholesale. The vacant lots located at 2710 and 2714 S. Cedar Street have been studied by the Association and would like to see the property rezoned to "D-1" Professional. She has had conversations with Mr. Henderson regarding the redevelopment of the vacant land. The Association hopes that the Planning Board will support the "G-2" Wholesale for this particular area. Seeing no one else wishing to speak on this matter, Mr. Frederick referred Z-3-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. B. LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance This is a request by Sophie Seyka to divide a parcel located at 5025 Palmer Street, and more particularly described as: Lot 23, Supervisor's Plat of Brookdale Subdivision, City of Lansing, Ingham County, Michigan PPN: 33-01-01-33-353-091 into two separate parcels. Both of the resulting parcels would be 50 feet in width by 198 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. In addition, both parcels would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Sue Stachowiak gave a brief overview. Ms. Keene inquired about the split parcels and if there were homes located on the property. Ms. Stachowiak stated that there was one home on the property. Ms. Foster inquired about the home and if the two lots would have shared driveways. Ms. Stachowiak stated that the lots will have their own driveways and with 50 feet in width, there is more than adequate room. Ms. Sophie Seyka, owner of 5025 Palmer Street, stated that with the way the house is situated on the property and the park being to the south of the lot line, there is more than 60 feet from the lot lines if the property is not split in half. The property has so much depth that when the lot abuts the adjacent property from Tenny Street, there is 50 feet. She inquired about the property on Tenny Street which has 50 feet that abuts her property, and asked how come she cannot have the same? Mr. Frederick stated that the decision made in Committee will be reported out at the PLANNING BOARD MINUTES May 6, 2003 Page 4 next Planning Board meeting. At this point, the Board is gathering facts and listening to public comments, and will make a recommendation at a later time. Ms. Emily Horne, Chairperson for the Old Everett Neighborhood Association's Land Use Committee, stated that the Association opposes the request for the following reasons: 1) The lot split would create two city lots not meeting the 60 foot width requirement. 2) After visual inspection of the property, the Association could see different elevation levels of the land. 3) The Association takes pride in having large City lots because this is very conducive in having families move into the area. The Association requests that the Board deny the lot split. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-10-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. C. LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance This is a request for a lot split by Jeffrey Droste. The applicant is proposing to split off 6' of the 66' wide property at 325 Jones Street and attach to the existing 33' wide property at 319 Jones Street, resulting in the following legal descriptions: 325 Jones Street: The South 33 feet of Lot 8 and the North 6 feet of Lot 10, Block 12, Green Oak Addition, City of Lansing, Ingham County, Michigan. 319 Jones Street: Lot 10, except the North 6 feet, Block 12 Green Oak Addition, City of Lansing, Ingham County, Michigan. Section 1236.07(d) of the Zoning Ordinance allows a maximum width to depth ratio of 1 to 2.5 for residential lots. The property at 319 Jones Street would have a width to depth ratio of 1 to 5.1 and 325 Jones Street would have a width to depth ratio of 1 to 2.75. Sue Stachowiak gave a brief overview. Ms. Keene inquired about whether the applicant owned both properties. Ms. Stachowiak stated that the applicant does not own both properties. Mr. Jeff Droste, resident of 319 Jones Street, stated that he owned both properties located at 325 and 319 Jones Street. He owned the property at 325 Jones Street for fifteen years, and purchased the property located at 319 Jones Street, which had a deck, but he did not have the property surveyed. He sold the property located at 325 Jones Street PLANNING BOARD MINUTES May 6, 2003 Page 5 approximately one month ago. He stated that he has spoken with the new owner and that there are no problems with the lot split. Ms. Foster inquired about the nature of the deck, which was currently built overhanging the property, and if it would be something that could be easily reformatted. Mr. Droste stated that the property line at 319 Jones Street is approximately three feet away from the house, and the deck is over the property line by two feet. Ms. Keene inquired about the length of ownership of the property located at 319 Jones Street. Mr. Droste stated 2 to 3 years and the deck had already been built. Ms. Stachowiak asked Mr. Droste to describe the deck. Mr. Droste stated that the deck is not attached to the house. He had put siding on the house and some of the siding went below the deck. The deck has corner posts, is approximately 2 to 3 feet off the ground and does not have a roof. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-11-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. D. NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status This is a request by True Light Missionary Baptist Church, 1147 W. Maple Street, for Class "A" Nonconforming Status. The church is nonconforming as it is located on a site that is less than two (2) acres in size, does not have frontage on a major or minor arterial, does not comply with the required front yard setback and has less than the required number of parking spaces. The applicant proposes to add a 2,964 square foot addition to the back of the existing church building. Therefore, the purpose of this request is to allow for the expansion of the nonconforming church building at 1147 W. Maple Street. THIS IS NOT A MATTER OF REZONING. Sue Stachowiak gave a brief overview. Mr. Ruge stated that he would like to see a site plan. The site has six mature trees, of which one is dead or a late bloomer. He would like to see if the trees can be saved. One tree may have to be removed because of the addition. He stated that if the trees could be worked into the parking lot, it would be a good benefit. It would help to keep the parking lot cooler and make the site more attractive. Ms. Stachowiak stated that the applicant did show the location of the trees in the submitted drawing. Ms. Foster inquired about comments from the neighbors regarding the expansion. Ms. Stachowiak stated that the Planning Office has not received any written comments from the neighbors. PLANNING BOARD MINUTES May 6, 2003 Page 6 Mr. Bobby L. Bean, Pastor of True Light Missionary Baptist Church, located at 1147 W. Maple Street, stated that he would like to see the Board approve the request because the church is in need of room for the handicapped. For years the church has been functioning without handicapped accessibility to the basement. The handicapped would have to be carried down to the basement rather than having a ramp or elevator. The church does need the space for restrooms, a fellowship area and also for the handicapped to be able to participate in church events. The church also has available parking, on Hyland and Maple Streets. There were intentions to move the trees. If some of the trees need to stay, they will remain at the existing locations. With parking, he does not want to turn anyone away because of the handicap issue. He hopes the Board will consider the request. Mr. Ruge asked if there were drawings of the proposed addition. Ms. Stachowiak stated that their drawings were provided. Mr. Ruge inquired about obtaining a copy of the drawings. He stated that he is concerned about the addition being larger in square footage than the current church. He visited the site and stated that the current church fits quite nicely into the neighborhood because it is not a real huge church. He stated that the church does not overpower the houses surrounding it. He stated that he is concerned about the addition maintaining the same scale as the church so it is not too large for the neighborhood. Mr. Bean stated that the church's plans are not to make the church a large place. With the existing church building, there is a basement. The new addition will not have a basement and, therefore, will not have as much square footage. Mr. Bean stated that the church is willing to work with the Board. The church needs the new addition for the handicapped. Ms. Foster inquired about the neighbors and if the church had discussed the new addition with them. Mr. Bean stated that he had spoken with some of the neighbors, and that some of the other neighbors approached him when they received the public hearing notice in the mail. The neighbors told Mr. Bean that they thought it was a good idea for the neighborhood. The neighbors would rather have this building be a church in the neighborhood than to have it as a night club. If there is not a facility to accommodate the people, then the church will not have an opportunity to gain new people. If the church had the room and had what is needed for the handicapped, then everyone in the neighborhood would benefit. He has never had a complaint about the church from area residents. He has had complaints about some of the homes in the neighborhood. Ms. Foster inquired about parking and if there had been any complaints. Mr. Bean stated that there have not been any problems with parking. Mr. Frederick asked Mr. Bean to provide plans to the Planning Office for the Board members to review at the next Committee meeting. PLANNING BOARD MINUTES May 6, 2003 Page 7 Ms. Quante Williamson, Assistant Secretary of True Light Missionary Baptist Church, stated that with the drawing that was shown, there was one tree that was spared. She read a letter from True Light Missionary Baptist Church. She stated that there are vacant lots on Hyland Street. Because of the open lots, there is a lot of pedestrian traffic, and the property is not as nice as it should look. There was a fence in place but someone in the neighborhood demolished part of the fence, and the people continue to use it as a trafficking area. The church would like to prevent this. She believes the neighbors would be happy if the trafficking between the homes came to a halt. She asked the Board to consider approving the request. Seeing no one else wishing to speak on this matter, Mr. Frederick referred NCU-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. E. PRD-1-2003, Boys Training School Site Development This is a request by Burton-Katzman Development Company to obtain approval for a Planned Residential Development on a 24.67 acre site known as the Boys Training School (BTS) property located east of Orchard Street, south of Saginaw, west of Lansing Catholic Central High School, and north of Eastern High School/Pattengill Middle School. Burton-Katzman Company proposes to develop a total of 177 units of owner occupied housing. The proposed development will consist of 6, 12- unit condominium buildings, 12, 6-unit condominium buildings and 33 single family homes. Sue Stachowiak gave a brief overview. Ms. Foster inquired about the zoning of the property. Ms. Stachowiak stated that the property is strictly residential. The site in question fronts along Saginaw Highway. There will be approximately 200 homes on the site, if soil conditions are feasible. There have been soil studies done for this property. No wetlands were found to exist according to the BTS study. Surrounding the property are Lansing Catholic Central to the east and the school property to the south. There is a residential street directly to the west of the property which has owner/occupied housing. Ms. Bren Buckley, Vice President of Development for Burton- Katzman Development Company, stated that the site will be 100 percent owner/occupied housing. Burton-Katzman Development Company was selected for this project last summer in an RFP process conducted by the City. In the fall, the company negotiated a development agreement with PLANNING BOARD MINUTES May 6, 2003 Page 8 the City, which was finalized in December 2002, and is currently acting under this agreement. One of the reasons Burton-Katzman was selected for this project was because the company did offer a completely residential development without mixed use. Ms. Buckley stated that there is a site plan on hand. The company is currently on schedule with a closing in June with the City, and will remain on schedule. The site plan has changed substantially, but not significantly, from what was proposed last summer. There are three condominium associations with three different types of product on the project. There are 72 units of condominium flats, which are in 12 unit buildings. The building provides each apartment with directly accessible 2-single or one double garage. There are 72 units of townhomes that have lower levels with enclosed garages. There are 33 units of single family housing. The company worked very closely with the Boys Training School (BTS) Committee on the site plan. The single family lots are 50 feet wide by approximately 120 feet deep. The houses are somewhat narrow to fit on a lot of that size. This enable the company to develop more homes on the site. Ms. Buckley referred to the site plan and gave a brief overview. Ms. Buckley stated that there is a lot of open area on the site with a 5 foot path that crosses the site. This path was specifically requested so that students who are walking to the Lansing High School can still pass through the site. The company considered the proposals of other access points on the site and eventually the BTS Committee concluded that these access points would be closed. There will not be a break in the privacy fence that will run along the back sides of the site on either Orchard Street or the Lansing Catholic Central site. The company has worked with both the School District and Lansing Catholic Central to accomplish what needed to be done. Ms. Cordill inquired about the single family homes. She stated that the building legend reflects the different building types and inquired about the number of bedrooms in the units. Ms. Buckley stated that the ranch style homes will probably be 2 bedrooms, and the 1 Y2- and 2- story homes will have more bedrooms. Ms. Cordill inquired about the architecture of the building. She stated that there was a lot of thought put into the design of the condominiums and that it seemed the garages were taking a back seat to the appearance of the homes. She was disappointed with the neo-traditional plan that a garage would be placed in front. Ms. Buckley stated that the company had the same concerns and had some issues to handle. Because of the site conditions, there can only be so many single family lots on the site. Originally, the lots were 60 feet wide, and the layout had 21 or 22 lots. The BTS Committee did not like this layout, and decided to construct narrower lots. She stated that all of the compromises were kept in mind. Having the garage in the front was the least offensive, enabled someone to have a shorter snow job in the winter, and seemed to be a very good PLANNING BOARD MINUTES May 6, 2003 Page 9 plan on the exterior of the home. People liked the plan so the company decided to use it. Ms. Foster inquired about sustainability and energy efficiency. Ms. Buckley stated that the company always evaluates the new products that were included, and adopts them on a cost benefit-type analysis on what the market will bear. Some of this work has not been completed and no final decisions have been made at this point. Mr. Thomas Phillips stated that the project in general meets some of the principals of sustainability because it is a brownfield site completely. These homes will meet the Michigan Energy Code Requirements. In general, they are intended to use materials that are renewable where possible (i.e. shingles). This would be in line with other residential type products. Also mentioned was offering a heating system that was high efficiency with standard being in the 85 percent range. It could be offered as an option with a higher percentage. Mr. McConnell inquired about the square footage of the 2 bedroom single family homes. Ms. Buckley stated that the designs are not completed and that the 2 unit single family homes can start at 1,450 square feet. The 1 Y2 story is approximately 1,800 square feet which may vary, and the 2 story will be slightly larger. Mr. Ruge inquired about the appearance of the detention pond and if it will be an amenity on the site or have a chain link fence around it. Ms. Buckley stated that there will not be a chain link fence around it, and that it will look like a depression in the grass. Mr. Mike Mayotte, representative from Professional Engineering Associates, stated that the detention pond will be approximately 4 to 5 feet deep but has a very gradual 1 on 6 side slopes on all sides. There will be landscaping around the upper end of the pond and there will not be a fence. The pond was not designed to store water, only for water to pass through it and restrict how fast the water leaves. Depending on how it rains, the pond could store water for up to a day before it empties completely. In general, the pond will not store water for any length of time. Mr. Ruge inquired about grass being on the inside. Mr. Matt stated that is correct. Mr. Rick Kibbey, Chairman of the Boys Training Site (BTS) Committee, stated that the plans prepared by Burton-Katzman Development Company addresses the Committee's concerns both for what it is and what it is not. The project has no rental, commercial or traffic access on Orchard Street. The Committee heard very strongly from the residents on Orchard Street that they were not interested in having an access on their street. That has been a major issue to the Committee. PLANNING BOARD MINUTES May 6, 2003 Page 10 The traffic flow itself was an issue and that is why the access points were offset from the streets across Saginaw. This was done to discourage pedestrians from cutting across the street. The site contains three types of housing in accordance with the market study. He appreciated the comments by Ms. Cordill regarding the garages and that the issue may still be in play. He stated that the developer has been very cooperative in working with the Committee to find solutions to this problem. He stated that he looks forward to working with the Board and hopes that the Committee can count on the Board's thoughtful review and support of this project. The sustainability issue surfaced at the Committee's meeting and most particular pertaining to the siding. The Committee was very interested in seeing something other than vinyl siding. There are items currently on the market that meet these requirements. Judy Hackett, member of the BTS Committee and representative of the Oak Park Neighborhood Association, stated that the Committee has dealt with the traffic issues and were content when Orchard Street was not going to be an accessible street. Pennsylvania Street already has a lot of traffic issues especially when school is dismissed for the day. The Committee felt that if Orchard Street was opened and accessible, it would create a short cut to Saginaw Street. There have already been traffic issues with Orchard Street being backed up, and the Committee did not see this as a viable issue with the amount of existing traffic. The Committee reviewed the traffic issues with Saginaw Street and the amount of current traffic. Nancy Parsons, representative of the area east of the 119th Park and President of the Eastside Neighborhood Organization, stated that she is on the BTS Committee and has been for many years. The Committee has worked very hard to present a plan before the Planning Board this evening. She supports this request and hopes that the Board will also support it. Linda Kimbell, resident of 721 Maryland Avenue, stated that she wanted to thank the BTS Committee for all their work they have done to support the development of this project. It is reassuring, living in the Marshall Park Neighborhood Watch area, to see residential developments for this area versus more strip malls. She is concerned with where the traffic is exiting. The issue is not whether or not Saginaw Street can handle the traffic. This issue is whether or not Marshall Park Neighborhood Watch area (i.e. Cleveland Street, Clark Street, Mahlon Street, Maryland Street) can handle the traffic. She stated that she lives on Maryland Street. There is currently an excessive amount of traffic because of this street being the first street pass Marshall Street that runs between Oakland and Saginaw Streets. There is a lot of cross-cutting traffic. There is also a lot of golf course traffic. She stated that one of the concerns would be increased speeds on the cross streets when traffic PLANNING BOARD MINUTES May 6, 2003 Page 11 turns off of the main streets. Maryland Street has a lot of families with very young children. At the end of Maryland Street, at Saginaw Street, once was the Zaletsky Conference Center entrance. This entrance was moved approximately 100 yards this last summer and people are still illegally turning out of the exit, driving up Saginaw Street and turning onto Maryland to cross over because they do not want to drive to Marshall Street. There are multiple traffic issues that need to be reviewed regarding these exits. The issue is not Saginaw Street but the neighborhood between Saginaw and Oakland Streets where vehicles will be cutting through. It is wonderful that this area is being improved but it is not right to not take into consideration the impact on the quality of life in the Marshall Park Neighborhood Watch area. Mr. Warren Lapham, resident of 726 Mahlon Street, stated that he wanted to discuss the quality of life in the Marshall Park neighborhood and how it would be affected by the traffic cutting between Oakland and Saginaw Streets to access this development. There is pride of ownership in the neighborhood. This past Saturday there were new roofs constructed, new gutters and eves, repaired and replaced fences, plans for new paved driveways, complete renovations of a home located a few doors down from his home, new sheds, a new garage was recently built, repairs to porches and screens, and landscaping. There is a tremendous amount of ownership pride in the neighborhood. Recently there was a new home built at 1515 May Street. The neighborhood does not need the additional traffic cutting through it. More importantly, there are many children in the neighborhood. There are many parents who walk the neighborhood with children in strollers. In Marshall Park there are softball, soccer, basketball, football and volleyball events. It is a very family oriented neighborhood. Most of the homes in the neighborhood have one lane drives with more than one vehicle. Around 7:30 a.m. when residents are preparing to leave for work, there is one person who backs out a vehicle and parks it on the street. This person goes to the second vehicle, backs it out and parks it on the street. This is routine and takes time but does not need the added traffic to make it more burdensome. The neighborhood does not want the litter and the noise from the cars passing through it. When reviewing the diagram of exiting the new development, Maryland Street would be affected by people traveling to the Lansing Mall, downtown and Old Town. Clark Street would be affected by people leaving. Mahlon and Cleveland Streets would be affected by people traveling home from Michigan State games, Eastwood Town Center, the Meridian Mall and Michigan State University (MSU). The neighborhood does not want to add to the apparel. Ms. Helen Smith, resident of 805 Maryland Avenue, stated that she loves the green space and is really sorry to see this green space be developed. She is thankful that the Committees have decided not to build PLANNING BOARD MINUTES May 6, 2003 Page 12 a strip mall and for the work that is being done. After reviewing the pictures, the development looks nice and she would be glad to have this close to her community. According to the documents, there are 177 units, and she assumes that each unit would have approximately two vehicles. This would mean 354 vehicles entering and exiting the development twice a day. If the vehicles are exiting and traveling east, they can stay on Saginaw Street to go towards Frandor Shopping Center, Michigan State University, and East Lansing. If the vehicles are traveling west, these vehicles will need to cut through one of the side streets, most likely Cleveland and Mahlon Streets to return to driveways in this subdivision. If the vehicles area exiting and traveling north, west or south, they will pass through Maryland Avenue or Clark Street in order to reach Oakland Street. When the residents exit or return from the east, they will exit onto one of the side streets. She would like to see an exit over on Pennsylvania Street. The neighborhood is not against the new development and is the only neighborhood affected by the traffic. Orchard Street would be affected if the exit were to be constructed there. She was wondering if there could be an easement for the traffic to travel to Pennsylvania Street. There are approximately 14 children who live in the two block area and she is concerned about their safety. Mr. Dave Muylle, resident of 225 Rumsey Street, a member of the BTS Committee and representative of the Eastfield Neighborhood Association (ENA), stated that the ENA does support the plan presented by the Burton-Katzman Development Company. He wanted to recognize that Ms. Bren Buckley and her group have been receptive and have listened to the concerns of the ENA. The ENA started having meetings regarding the BTS development in April of 1999. The group has been very thoughtful. There were experts and architects brought in. The ENA wrestled with all the issues regarding traffic, additional people and vehicles, and are neighbors to the BTS site. The ENA looks at the issues as what is happening to BTS is happening to the ENA and how would the ENA feel about it? The ENA has really tried to be thoughtful through this process, and went through one valve for ADCO which did not work out. The ENA returned to square one and were much better educated. Mr. Vince Villeyas, resident of 1706 Ohio Avenue, spoke in favor of the request. Ms. Wendy Mack, resident of 700 Clark Street, expressed concerns about traffic cutting through her neighborhood. Ms. Mack stated that a connection through Orchard Street, or some other method of accessing Pennsylvania Avenue would cut down on the amount of traffic going through her neighborhood to go west on Oakland. Ms. Belinda Fitzpatrick, resident of 224 S. Holmes Street, stated that she is opposed to development of the BTS site. She further stated that the BTS Committee was not representative of the residents concerns on the east side. She stated that the City needs to preserve this green PLANNING BOARD MINUTES May 6, 2003 Page 13 space. Mr. Brain Smith, resident of 1001 Woodbine, stated that he agrees with Ms. Fitzpatrick that the BTS site should not be developed. He stated that this land is considered park land and should therefore, be left as green space. Ms. Flo Findser, resident of 1039 Orchard Street, spoke in support of the planned residential development, as proposed by Burton Katzman. Ms. Findser stated that she does not support opening up the development to Orchard Street. Seeing no one else wishing to speak on this matter, Mr. Frederick referred PRD-1-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. F. SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District This is a request by Gillespie Development, LLC and Summit Street Development, LLC for a Special Land Use permit to utilize the property on the west side of the C&O, Penn-Central Railroad between Saginaw and Sheridan Streets, located one block east of Larch Street, for residential purposes. Residential uses are permitted in an "I" Heavy Industrial District, if a special land use permit is approved by the Lansing City Council. The applicant intends to construct 120 multiple family residential units on the subject property. Mr. Pat Gillespie, applicant and owner of Gillespie Development, LLC, spoke in support of his request. Mr. Gillespie showed the Board a picture of what the buildings will look like when completed. He stated that it will be a gated community, with a tall wrought iron fence around the perimeter of the project. He explained that there will be gates at the entrances to the development along May Street where the residents will plug a code into the key pad to get in. He also stated that there will be gates at the end of Sheridan Streets and Manchester Court for emergency vehicles to access the development. Mr. Gillespie said that all of the residents will access the development via May Street. Mr. Harry Hepler, co-applicant and owner of the subject property, spoke in support of the request. Mr. Hepler stated that an Act 285 application is being submitted for the vacation of Sheridan Street, west of the railroad tracks. He said that he already has an application pending for the vacation of Sheridan Street on the east side of the tracks. PLANNING BOARD MINUTES May 6, 2003 Page 14 Mr. Michael Bean, owner of 825 N. Larch Street, stated that he is concerned with having his property rezoned. Ms. Stachowiak stated that Mr. Bean was notified of the public hearing because he is within 300 feet of the development, but his property is not being rezoned or demolished. Ms. Judy Hackett, representative of the Oak Park Neighborhood Association, spoke in favor of the request. She stated that this project will be a benefit to the surrounding area. Ms. Jeanne Wurts, resident of 201 Tinley Drive, spoke in support of the request. Ms. Wurts stated that new residential development will be an asset to this part of the community. Mr. John Fisher, owner of 618 Sheridan Street, expressed concern with the proposed development impeding access by large trucks to their site. He said that currently, trucks will typically pull straight up on May Street and then back into their property. He said that if Sheridan Street is closed, this will hinder their business. Ms. Mary Hogan, owner of 618 Sheridan Street, expressed the same concerns mentioned by Mr. Fisher. She also showed the Board a copy of an agreement signed by Mr. Hepler allowing them access across his site in exchange for their support of his proposal on the east side of Sheridan Street. Ms. Hogan stated that they did support Mr. Hepler's proposal, however, now he is revoking his end of the agreement. Mr. Frederick stated that this issue will be discussed during the Act 285 review process. The Board members asked that the Transportation Office comment on the traffic and circulation for the site. Ms. Foster also asked that an aerial photo of the area be provided at the Z & O Committee meeting. Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-2-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on May 14, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) - None. 6. RECESS was taken by the Board. PLANNING BOARD MINUTES May 6, 2003 Page 15 7. BUSINESS SESSION A. Minutes for Approval Ms. Foster moved; seconded by Ms. Cordill to approve the minutes of April 1, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of April 1, 2003 were APPROVED. Ms. Keene moved; seconded by Mr. Ruge to approve the minutes of April 15, 2003 without corrections. On a voice vote, the motion carried unanimously (6-0). The minutes of April 15, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair Next meeting, Wednesday, May 14, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair a. Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW This is a request by Sterling Development to vacate Long Meadow Dr. right-of-way, north of Georgetown Rd. and South of Miller Rd. The request is in conjunction with a Planned Residential Development (PRD 01-02) which has been proposed for the site. THIS IS NOT A MATTER OF REZONING. Act 285 requires that the location, character, and extent of requests involving the vacation of a public right-of-way be evaluated. Amending the route through this site, as proposed, should not be contrary to the intent of the Plan, since the proposed development plan for the PRD would provide a circulation system comparable to the existing route. Vacation of the right -of-way will not directly change the development's impact on the character of the general area. The points of access to the site from Miller Rd. and Georgetown Blvd. would remain unchanged and an uninterrupted linkage between the two access points would still be maintained. The extent of the request to vacate all the right-of-way is also considered to be appropriate. An adequate amount of land will be provided to accommodate a functional internal private street system since this is a requirement of the PRD permit and site plan review procedures. PLANNING BOARD MINUTES May 6, 2003 Page 16 Staff recommends approval of Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Keene made a motion, seconded by Mr. McConnell, to recommend approval of Act-5-2003, Longmeadow Rd., Miller to Georgetown, Vacate ROW. Frederick . . . . . . . . . . . . . . . . . . .. . Ave Ruge. . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Keene. . _ . Ave Foster. . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 6; Nays: 0; carried; unanimous. APPROVED. Next meeting, Tuesday, May 27, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H"Light Industrial District to"G-1"Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E.Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F Commercial District& "J" Parking District(Tabled May 15,2002) 2. Urban Development Committee a. Act-9-2000, 201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27, 2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part)(Tabled on April 29,2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29, 2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS - None. PLANNING BOARD MINUTES May 6, 2003 Page 17 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Cordill inquired about Oakland and Saginaw Streets becoming two-way streets. She is concerned about vehicles cutting through the neighborhood. Ms. Stachowiak stated that these streets are Michigan Department of Transportation (MDOT) right-of-ways and the chances of them being converted to two-way streets is probably very slim. Ms. Cordill inquired about Saginaw Street through East Lansing being a two-way street and then upon entering Lansing, it becomes a one-way street. Ms. Stachowiak stated that Saginaw Street veers off and is probably to carry the heavier volumes of traffic in the City of Lansing. Ms. Foster inquired about making a motion to have this item taken up by the Planning Commission for discussion. Ms. Stachowiak stated that what can be done is to have the Planning Office refer this to the Transportation Department for review, and since she is meeting with Jim Ruff tomorrow, she will discuss this with him. She also stated that the Transportation Department works with MDOT on these types of issues. Ms. Foster made a motion, seconded by Ms. Cordill to recommend that the Transportation Department take action to convert Saginaw and Oakland Streets to 2-way streets. On a voice vote, the motion carried unanimously (6-0). The motion was further amended to include traffic calming measures from Larch Street to the east City limits, and to refer this matter to the Police Commission to request enhanced enforcement of the speed limit on Saginaw and Oakland Streets. Mr. Ruge inquired about amending the motion to add traffic calming measures, which may happen sooner than the conversion to 2-way streets. He stated that part of the problem is the design of the street. When driving through downtown Lansing, the traffic is tight with three lanes and once passed Larch Street, it opens up. When the streets open up, the traffic increases speed. Mr. Frederick stated that the Board should refer this to the Police Commission to request enhanced enforcement of the speed limit on Saginaw Street. Ms. Cordill stated especially with an elementary school in the area, which is further east, and the safety guards so close to the curb. Mr. Ruge stated that one problem is M-43, on Oakland-Saginaw Streets, and it does not really go downtown East Lansing. This street goes around downtown East Lansing. He believes traffic calming items should be all the way from east of Larch Street to the City limits. Mr. Frederick stated that he did test the traffic calming, especially the speed bumps and they were effective with the speed at 25 mph. He was in east Grand Rapids traveling on one of the busy streets that comes off of 281h Street. This PLANNING BOARD MINUTES May 6, 2003 Page 18 street had bump ups and marked pedestrian crosswalks. These slowed the traffic. Ms. Foster stated that the reason with some of the bumps that people do not like is in case of fire trucks and ambulances that need to go faster. This prevents them from increasing their speed. Ms. Foster inquired about the Boys Training School site and if the Board could receive a copy of the larger plan. Ms. Stachowiak stated that a copy of the larger plan will be available at the Zoning and Ordinance Committee meeting. Ms. Foster inquired about the Board receiving a copy of the larger plan for SLU-2-2003. She stated that the site plan looked pretty simple but shows no relationship to the neighborhood. Ms. Stachowiak stated that the Planning Office only has a larger copy of what was in the Planning Board packet. Ms. Foster inquired about an ariel view. Ms. Stachowiak stated that the Planning Office can provide an ariel view. Mr. Frederick stated that from SLU-21-1998 and the ACT 285 Review regarding the street closures, there was controversy with Fisher Ross Wygland with closure of the streets. If Mr. Hepler plans on withdrawing SLU-21-1998, then the assumption is the streets will not be closed. Ms. Stachowiak stated that Mr. Hepler is still requesting that the portion of it be closed west of the railroad tracks. He has shown the Planning Office that his parking lot will be going over the street right-of-way. Mr. Frederick inquired about Mr. Hepler completing a new request and if all of the streets would be vacated in the ACT 285 Review. Ms. Stachowiak stated that the ACT 285 Review was never approved and was only for Sheridan Street east of the railroad tracks. The ACT 285 Review is still pending at the City Council level. Currently, the streets are still open. Ms. Foster inquired about the use of the streets and why they cannot be used. Ms. Stachowiak stated that it is posted as a one-way street. From Mr. Hepler's business, a vehicle cannot turn right onto Sheridan because the City has a sign posted that shows one-way only. Mr. Ruge stated that it may be closed off at the eastern end when another road was constructed through the Pruden-Wheel site. Sheridan Street was closed at the eastern end. Ms. Foster stated that it was not vacated yet. Ms. Stachowiak stated that it was not vacated. Mr. Frederick stated that this brings up the issue of Manchester Court, which he assumes is not vacated. Ms. Stachowiak stated that in the applicant is not proposing placing this over the Manchester Court right-of-way. Manchester Court right-of-way ends at this development. Mr. Ruge inquired about the Transportation Engineer's views on the site plan for the Pruden-Wheel request. He believes the more access the better but it sounds like the applicant is looking for security. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the Neogen problem with the front yard parking on Pennsylvania Avenue. He has noticed that three times cars were parked on the gravel lot. Ms. Stachowiak stated that she would check the status with the Code Compliance Office. PLANNING BOARD MINUTES May 6, 2003 Page 19 Mr. Ruge stated that the SLU request for the church on Willow Street which was approved by the Board last year, the members had a bar-b-que in the parking. They were baking in the sun because they did not plant any trees. Ms. Stachowiak stated that it was her understanding that the church is not currently occupying the building. There were some problems that needed to be resolved. There is not a certificate of occupancy posted on it. Ms. Stachowiak stated that she would look into the matter. Mr. Ruge stated that while he was traveling on Paris Street, there is a street that runs north and south, where Bill's Heavy Duty Wrecker used to be located. In this same location, it looks like there is a car repair service. The garage is open and there is engine lifting equipment inside. Mr. Frederick stated that was supposed to be cleaned up. Mr. Ruge stated that someone was using it as auto repair shop. Mr. Frederick inquired about a garage and if someone had been over to see it. Ms. Stachowiak stated that the address is 4831 Eastlawn Drive. Mr. Frederick stated that the house with the engine, battery and the tires was cleaned up. 12. ADJOURNMENT - Meeting was adjourned at 9:55 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.050603.wpd Approved as written 7-1-03 Draft to Clerk June 24,2003 Approved July 1,2003 To Clerk July 2,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, June 17, 2003 1. OPENING SESSION The meeting was called to order at 7:05 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, McConnell, Cordill. B. Staff Attending: Stachowiak, Stanich. C. Excused absences: Ruge. Ms. Keene made a motion, seconded by Ms. Cordill to approve an excused absence request from Mr. Ruge for tonight's meeting. On a voice vote, the motion carried unanimously (5-0). 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the revised agenda. On a voice vote, the motion carried unanimously (5-0). 3. COMMUNICATIONS - None. 4. HEARINGS A. SLU-3-2003, 3715 Delta River Drive, Residential Care Facility in an "A" Residential District This is a request by Nancy Parker of the Women's Opportunity House, for a Special Land Use permit to utilize the existing building at 3715 Delta River Drive for a residential care facility. The property is zoned "A" Residential District which permits residential care facilities with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. Ms. Foster inquired about the residents improving their education. Ms. Stachowiak gave a brief explanation. PLANNING BOARD MINUTES June 17, 2003 Page 2 Ms. Nancy Parker, Secretary/Treasurer of the Women's Opportunity House, stated that the residents have to complete a 17-page interview questionnaire and that the questionnaires are reviewed by 3 staff members before they are accepted. Staff keeps an eye on the residents and there are very strict rules for them to follow. The facility runs a very tight shift for the residents. Six women live on the premises while attending school and do not pay rent. The facility does not receive any government funds. One of the requirements for the residents is to attend a church of their choice. The youngest resident is 27 years old. Ms. Keene inquired about how long the facility had been in operation on St. Joseph Street. Ms. Parker stated that the original facility was located at 433 S. Cedar Street, behind the Wendy's restaurant. Women's Opportunity House has been in business for 13 years and is not a part of Teen Challenge. The facility located at 111 Moores River Drive has apartments for women. She stated that there have been only two domestic incidents at this location which involved a friend of one of the residents. Otherwise, there have not been any incidents with the residents. Ms. Keene inquired about the home on Delta River Drive. Ms. Parker stated that the mailing address for Women Opportunity House is St. Joseph Street and Delta River Drive would be the location of the facility. Ms. Keene inquired about staff having contact with the women. Ms. Parker stated that there was staff interaction among the residents. Ms. Keene inquired about the facility receiving women from the court. Ms. Parker stated that the facility would take women at the judge's request if they were court-ordered. The facility would comply with the laws. Ms. Keene inquired about the number of people on staff at the facility. Ms. Parker stated that currently there is one part-time staff during the week and the rest are volunteers. The facility plans to have a house mother who would live at the facility during the week. Ms. Keene inquired if parking would be an issue with the neighbors. Ms. Parker stated that the facility currently has a 3 car garage, 3 paved parking spaces and that 3 to 4 cars can park in front of the facility. She stated that if the pine tree was cut down, this would allow another 2 to 3 parking spaces. Ruby Strudwick, resident of 3726 Delta River Drive, stated that the neighborhood is very quiet. She hopes there will not be a lot of noise or parties at the facility and that the residents will not disturb the neighbors. She stated that the facility has a good outreach program. She would only object to the request if the facility would be noisy. PLANNING BOARD MINUTES June 17, 2003 Page 3 Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-3-2003 to the Zoning and Ordinance Committee, scheduled to meet on July 9, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval Ms. Keene moved; seconded by Ms. Cordill to approve the minutes of May 20, 2003 without corrections. On a voice vote, the motion carried unanimously (5-0). The minutes of May 20, 2003 were APPROVED. B. Committee Reports 1 . ZONING AND ORDINANCE COMMITTEE, Ms. Foster, Vice Chair a. SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District This is a request by Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, for a Special Land Use permit to utilize the existing buildings at 1020, 1022, 1026 W. Mt. Hope Avenue for a church. The property is zoned "F" Commercial District which permits churches with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. Staff recommended approval of SLU-4-03 for a Church in the "F" Commercial District at 1020, 1022 and 1026 W. Mt. Hope, with the following conditions: 1. The landscaping, as shown on the site plan dated 3/24/03, be installed within 90 days from the date of final approval of this SLU. 2. The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals. PLANNING BOARD MINUTES June 17, 2003 Page 4 3. Any dumpsters on the site be screened per the requirements of the Zoning Ordinance. 4. The applicant consider removing the easternmost building on the site to provide for more parking and better circulation. In Committee, the request was recommended for approval with the following conditions: 1. The landscaping, as shown on the site plan dated 3/24/03, be installed within 90 days from the date of final approval of this SLU. 2. The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals. 3. Any dumpsters on the site be screened per the requirements of the Zoning Ordinance. 4. The applicant consider removing the easternmost building on the site to provide for more parking and better circulation. 5. If parking becomes a problem in the neighborhood, the applicant must work with the Planning Office to develop an appropriate solution. 6. The drive on Mt. Hope, closest to Fletcher Street be closed. 7. All drives be reduced to 24 feet, maximizing the distance away from the Fletcher/Mt. Hope intersection. 8. The northernmost drive on Fletcher Street be closed. and the motion carried unanimously (3-0). Mr. McConnell inquired about the local businesses. Ms. Stachowiak gave an explanation of the 300 foot requirement. Mr. McConnell inquired about the distance from the other parking spaces to the church property. Ms. Stachowiak stated that the church would meet the requirements and there would be adequate parking. Ms. Cordill inquired about a neighboring church and if it was located on the south side of Mt. Hope Avenue. Ms. Stachowiak stated that was correct. Ms. Cordill inquired about a pedestrian crosswalk. Ms. Stachowiak stated that the nearest crosswalk would be at Fletcher Street and that the shuttle from El Shabaaz Academy would be appropriate for the church. PLANNING BOARD MINUTES June 17, 2003 Page 5 Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District with the conditions that: 1)The landscaping, as shown on the site plan dated 3/24/03, be installed within 90 days from the date of final approval of this SLU, 2) The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals, 3) Any dumpsters on the site be screened per the requirements of the Zoning Ordinance, 4) The applicant consider removing the easternmost building on the site to provide for more parking and better circulation, 5) If parking becomes a problem in the neighborhood, the applicant must work with the Planning Office to develop an appropriate solution, 6) The drive on Mt. Hope, closest to Fletcher Street be closed, 7) All drives be reduced to 24 feet, maximizing the distance away from the Fletcher/Mt. Hope intersection, and 8) The northernmost drive on Fletcher Street be closed. Frederick . . . . . . ....... . . . . . . . . . . Ave Foster. . . Ave Keene . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. b. LS-15-2003, 1218 - 1224 N. Capitol Avenue This is a request by Franklin Street Community Housing Corporation. The applicant is proposing to split one parcel of property into four parcels, resulting in the following legal descriptions: 1218 N. Capitol Avenue - The South 1/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1220 N. Capitol Avenue - The North '/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1222 N. Capitol Avenue - The South 1/2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1224 N. Capitol Avenue -The North Y2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. The resulting parcels, as described above, would be 33 feet in width by 165 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. All 4 lots would have a width to depth ratio of approximately 1:5.1 and would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. PLANNING BOARD MINUTES June 17, 2003 Page 6 Ms. Stachowiak gave a brief overview. Staff recommended approval of LS -15-2003 for parcels "A", "B", "C", and "D" to be approximately 33 feet in width and to exceed the maximum allowable width to depth ratio of 1 to 2.5 by approximately 50 percent, with the following conditions: 1. A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D. 2. The foundations at the east end of lots 10 and 11 be removed. In Committee, the request was recommended for approval with the following conditions: 1. A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D. 2. The foundations at the east end of lots 10 and 11 be removed. and the motion carried unanimously (3-0). Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of LS-15-2003, 1218 - 1224 N. Capitol Avenue with the conditions that: 1) A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D, and 2) The foundations at the east end of lots 10 and 11 be removed. Frederick . . Ave Foster. . _ . Ave Keene . . . . . . . . . . . . . . . . . . . . . . . Ave McConnell . . . . . . . . . . . . . . . . . . . Nay Cordill. . . Ave . . . . . . . . . . . . . . . . . . . . On a roll call vote, there were: Ayes: 4; Nays: 1; carried; unanimous. APPROVED. C. Ordinance Amendment - Proposed Front Yard Setback Standards Ms. Foster gave a brief overview. Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of Ordinance Amendment - Proposed Front Yard Setback Standards. Frederick . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave Keene . . . . . . . . . . . . . . . . . . . . . . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave PLANNING BOARD MINUTES June 17, 2003 Page 7 Cordill . Ave On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. d. Ordinance Amendment - Proposed Kennel Standards Ms. Foster stated that the proposed amendment was tabled until staff completed additional research on "household pets". Next meeting, Wednesday, July 9, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager - None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River, "F"Commercial District to"G-1" Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002, 2710 N. Grand River Ave., Church in the 7" Commercial District& "J" Parking District(Tabled May 15, 2002) 2. Urban Development Committee a. Act-9-2000, 201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27, 2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part) (Tabled on April 29, 2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29, 2003) 3. Committee of the Whole 4. Planning Board a. LS-11-2003, 319&325 Jones Street(Tabled on May 20, 2003) Ms. Foster made a motion, seconded by Ms. Cordill to remove LS-11-2003 from the table. On a voice vote, the motion carried unanimously (5-0). PLANNING BOARD MINUTES June 17, 2003 Page 8 Mr. Jeffrey Droste, resident of 319 Jones Street, stated that the property located at 325 Jones Street was rental property and that an additional six feet would interfere with the tenants' parking. Ms. Cordill made a motion, seconded by Ms. Foster, to recommend approval of LS-11-2003, 319 & 325 Jones Street. Frederick . . . . . . . . . . . . . . . . . . . . Aye Foster. . . Ave Keene . . Ave McConnell . . . . . . . . . . . . . . . . . . . Aye Cordill. . . Ave . . . . . . . . . . . . . . . . . . . . On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Foster requested an excused absence from the July 1S` Planning Board meeting. Ms. Keene made a motion, seconded by Mr. McConnell to approve an excused absence request from Ms. Foster for the July 1 s1 meeting. On a voice vote, the motion carried unanimously (5-0). 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Ms. Cordill stated that the property located at 235 Kipling has a handy man service-type business at the home and has been there for approximately one month. She stated that there are closet doors leaning up against the garage. Ms. Stachowiak stated that she would look into the matter. Mr. McConnell inquired about the Board members receiving notification of code enforcement issues that have been completed. Ms. Foster inquired about keeping a list under Code Enforcement Notification Reports, Ms. Stachowiak stated that she would be more diligent. Ms. Cordill requested an update regarding the hearse at 108 Kipling Blvd. Ms. Stachowiak stated the hearse was not found to be in violation but the junk in the back yard was in violation. Ms. Cordill inquired about the number of residents that would be allowed at that location. Ms. Stachowiak stated that there can be up to five residents and that she would check with the Code Compliance Office. PLANNING BOARD MINUTES June 17, 2003 Page 9 12. ADJOURNMENT - Meeting was adjourned at 7:50 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.061703.wpd Draft to Clerk June 24,2003 Approved 2003 To Clerk 2003 Minutes of the Regular Meeting ��'' LANSING PLANNING BOARD (7A �,; L U 7:00 p.m., Tenth Floor, Council Chambers - Lansing City Hall Tuesday, June 17, 2003 =OP#NING SESSION The meeting was called to order at 7:05 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, McConnell, Cordill. B. Staff Attending: Stachowiak, Stanich. C. Excused absences: Ruge. Ms. Keene made a motion, seconded by Ms. Cordill to approve an excused absence request from Mr. Ruge for tonight's meeting. On a voice vote, the motion carried unanimously (5-0). 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the revised agenda. On a voice vote, the motion carried unanimously (5-0). 3. COMMUNICATIONS - None. 4. HEARINGS A. SLU-3-2003, 3715 Delta River Drive, Residential Care Facility in an "A" Residential District This is a request by Nancy Parker of the Women's Opportunity House, for a Special Land Use permit to utilize the existing building at 3715 Delta River Drive for a residential care facility. The property is zoned "A" Residential District which permits residential care facilities with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. Ms. Foster inquired about the residents improving their education. Ms. Stachowiak gave a brief explanation. PLANNING BOARD MINUTES June 17, 2003 Page 2 Ms. Nancy Parker, Secretary/Treasurer of the Women's Opportunity House, stated that the residents have to complete a 17-page interview questionnaire and that the questionnaires are reviewed by 3 staff members before they are accepted. Staff keeps an eye on the residents and there are very strict rules for them to follow. The facility runs a very tight shift for the residents. Six women live on the premises while attending school and do not pay rent. The facility does not receive any government funds. One of the requirements for the residents is to attend a church of their choice. The youngest resident is 27 years old. Ms. Keene inquired about how long the facility had been in operation on St. Joseph Street. Ms. Parker stated that the original facility was located at 433 S. Cedar Street, behind the Wendy's restaurant. Women's Opportunity House has been in business for 13 years and is not a part of Teen Challenge. The facility located at 111 Moores River Drive has apartments for women. She stated that there have been only two domestic incidents at this location which involved a friend of one of the residents. Otherwise, there have not been any incidents with the residents. Ms. Keene inquired about the home on Delta River Drive. Ms. Parker stated that the mailing address for Women Opportunity House is St. Joseph Street and Delta River Drive would be the location of the facility. Ms. Keene inquired about staff having contact with the women. Ms. Parker stated that there was staff interaction among the residents. Ms. Keene inquired about the facility receiving women from the court. Ms. Parker stated that the facility would take women at the judge's request if they were court-ordered. The facility would comply with the laws. Ms. Keene inquired about the number of people on staff at the facility. Ms. Parker stated that currently there is one part-time staff during the week and the rest are volunteers. The facility plans to have a house mother who would live at the facility during the week. Ms. Keene inquired if parking would be an issue with the neighbors. Ms. Parker stated that the facility currently has a 3 car garage, 3 paved parking spaces and that 3 to 4 cars can park in front of the facility. She stated that if the pine tree was cut down, this would allow another 2 to 3 parking spaces. Ruby Strudwick, resident of 3726 Delta River Drive, stated that the neighborhood is very quiet. She hopes there will not be a lot of noise or parties at the facility and that the residents will not disturb the neighbors. She stated that the facility has a good outreach program. She would only object to the request if the facility would be noisy. PLANNING BOARD MINUTES June 17, 2003 Page 3 Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-3-2003 to the Zoning and Ordinance Committee, scheduled to meet on July 9, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval Ms. Keene moved; seconded by Ms. Cordill to approve the minutes of May 20, 2003 without corrections. On a voice vote, the motion carried unanimously (5-0). The minutes of May 20, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Ms. Foster, Vice Chair a. SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District This is a request by Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, for a Special Land Use permit to utilize the existing buildings at 1020, 1022, 1026 W. Mt. Hope Avenue for a church. The property is zoned "F" Commercial District which permits churches with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. Staff recommended approval of SLU-4-03 for a Church in the "F" Commercial District at 1020, 1022 and 1026 W. Mt. Hope, with the following conditions: 1. The landscaping, as shown on the site plan dated 3/24/03, be installed within 90 days from the date of final approval of this SLU. 2. The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals. PLANNING BOARD MINUTES June 17, 2003 Page 4 3. Any dumpsters on the site be screened per the requirements of the Zoning Ordinance. 4. The applicant consider removing the easternmost building on the site to provide for more parking and better circulation. In Committee, the request was recommended for approval with the following conditions: 1. The landscaping, as shown on the site plan dated 3/24/03, be installed within 90 days from the date of final approval of this SLU. 2. The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals. 3. Any dumpsters on the site be screened per the requirements of the Zoning Ordinance. 4. The applicant consider removing the easternmost building on the site to provide for more parking and better circulation. 5. If parking becomes a problem in the neighborhood, the applicant must work with the Planning Office to develop an appropriate solution. 6. The drive on Mt. Hope, closest to Fletcher Street be closed. 7. All drives be reduced to 24 feet, maximizing the distance away from the Fletcher/Mt. Hope intersection. 8. The northernmost drive on Fletcher Street be closed. and the motion carried unanimously (3-0). Mr. McConnell inquired about the local businesses. Ms. Stachowiak gave an explanation of the 300 foot requirement. Mr. McConnell inquired about the distance from the other parking spaces to the church property. Ms. Stachowiak stated that the church would meet the requirements and there would be adequate parking. Ms. Cordill inquired about a neighboring church and if it was located on the south side of Mt. Hope Avenue. Ms. Stachowiak stated that was correct. Ms. Cordill inquired about a pedestrian crosswalk. Ms. Stachowiak stated that the nearest crosswalk would be at Fletcher Street and that the shuttle from El Shabaaz Academy would be appropriate for the church. PLANNING BOARD MINUTES June 17, 2003 Page 5 Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District with the conditions that: 1)The landscaping, as shown on the site plan dated 3124/03, be installed within 90 days from the date of final approval of this SLU, 2) The seating capacity be determined by the number of legal parking spaces that can be accommodated on the site, or within 300 feet of the site, unless a variance is granted by the Board of Zoning Appeals, 3) Any dumpsters on the site be screened per the requirements of the Zoning Ordinance, 4) The applicant consider removing the easternmost building on the site to provide for more parking and better circulation, 5) If parking becomes a problem in the neighborhood, the applicant must work with the Planning Office to develop an appropriate solution, 6) The drive on Mt. Hope, closest to Fletcher Street be closed, 7) All drives be reduced to 24 feet, maximizing the distance away from the Fletcher/Mt. Hope intersection, and 8) The northernmost drive on Fletcher Street be closed. Frederick . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave Keene Ave McConnell Ave Cordill. . . Ave On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. b. LS-15-2003, 1218 - 1224 N. Capitol Avenue This is a request by Franklin Street Community Housing Corporation. The applicant is proposing to split one parcel of property into four parcels, resulting in the following legal descriptions: 1218 N. Capitol Avenue - The South Y2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1220 N. Capitol Avenue -The North Y2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1222 N. Capitol Avenue - The South Y2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1224 N. Capitol Avenue -The North Y2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. The resulting parcels, as described above, would be 33 feet in width by 165 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. All 4 lots would have a width to depth ratio of approximately 1:5.1 and would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. PLANNING BOARD MINUTES June 17, 2003 Page 6 Ms. Stachowiak gave a brief overview. Staff recommended approval of LS -15-2003 for parcels "A", "B", "C", and "D" to be approximately 33 feet in width and to exceed the maximum allowable width to depth ratio of 1 to 2.5 by approximately 50 percent, with the following conditions: 1. A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D. 2. The foundations at the east end of lots 10 and 11 be removed. In Committee, the request was recommended for approval with the following conditions: 1. A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D. 2. The foundations at the east end of lots 10 and 11 be removed. and the motion carried unanimously (3-0). Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of LS-15-2003, 1218 - 1224 N. Capitol Avenue with the conditions that: 1) A perpetual easement along the entire length of the driveway and across the back of Parcel C, be provided to allow for continuous access to Parcel D, and 2) The foundations at the east end of lots 10 and 11 be removed. Frederick Ave Foster. Ave Keene Ave McConnell Nav Cordill. . . . . . . . . . . . . . . . . . . . ... . Ave On a roll call vote, there were: Ayes: 4; Nays: 1; carried; unanimous. APPROVED. C. Ordinance Amendment - Proposed Front Yard Setback Standards Ms. Foster gave a brief overview. Ms. Foster made a motion, seconded by Ms. Keene, to recommend approval of Ordinance Amendment - Proposed Front Yard Setback Standards. Frederick . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave Keene . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave PLANNING BOARD MINUTES June 17, 2003 Page 7 Cordill. . . . . . . . . . . . . . .. . . ... ... . . Ave On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. d. Ordinance Amendment - Proposed Kennel Standards Ms. Foster stated that the proposed amendment was tabled until staff completed additional research on "household pets". Next meeting, Wednesday, July 9, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager - None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14, 2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J"Parking District(Tabled May 15,2002) 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27, 2000) b. Capital Improvements Program (CIP), (Tabled March 25,2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part) (Tabled on April 29,2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29,2003) 3. Committee of the Whole 4. Planning Board a. LS-11-2003, 319&325 Jones Street(Tabled on May 20,2003) Ms. Foster made a motion, seconded by Ms. Cordill to remove LS-11-2003 from the table. On a voice vote, the motion carried unanimously (5-0). PLANNING BOARD MINUTES June 17, 2003 Page 8 Mr. Jeffrey Droste, resident of 319 Jones Street, stated that the property located at 325 Jones Street was rental property and that an additional six feet would interfere with the tenants' parking. Ms. Cordill made a motion, seconded by Ms. Foster, to recommend approval of LS-11-2003, 319 & 325 Jones Street. Frederick . . . . . . . . . . . . . . . . . . . . Aye Foster. . . Ave Keene . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave Cordill. . . Ave . . . . . . . . . . . . . . . . . . . . On a roll call vote, there were: Ayes: 5; Nays: 0; carried; unanimous. APPROVED. 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Foster requested an excused absence from the July 1 s` Planning Board meeting. Ms. Keene made a motion, seconded by Mr. McConnell to approve an excused absence request from Ms. Foster for the July 1 s' meeting. On a voice vote, the motion carried unanimously (5-0). 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Ms. Cordill stated that the property located at 235 Kipling has a handy man service-type business at the home and has been there for approximately one month. She stated that there are closet doors leaning up against the garage. Ms. Stachowiak stated that she would look into the matter. Mr. McConnell inquired about the Board members receiving notification of code enforcement issues that have been completed. Ms. Foster inquired about keeping a list under Code Enforcement Notification Reports. Ms. Stachowiak stated that she would be more diligent. Ms. Cordill requested an update regarding the hearse at 108 Kipling Blvd. Ms. Stachowiak stated the hearse was not found to be in violation but the junk in the back yard was in violation. Ms. Cordill inquired about the number of residents that would be allowed at that location. Ms. Stachowiak stated that there can be up to five residents and that she would check with the Code Compliance Office. PLANNING BOARD MINUTES June 17, 2003 Page 9 12. ADJOURNMENT - Meeting was adjourned at 7:50 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.061703.wpd Approved as written 7-1-03 Draft to Clerk June 19,2003 Approved July 1,2003 To Clerk July 2,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, June 3, 2003 1. QPENING SESSION The n?eeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: Cordill, Ruge. Ms. Keene made a motion, seconded by Ms. Foster to approve excused absence requests from Ms. Cordill and Mr. Ruge for tonight's meeting, and excused absence requests from Ms. Keene and Mr. McConnell for the May 201h Planning Board meeting. On a voice vote, the motion carried unanimously (4-0). 2. APPROVAL OF AGENDA Ms. Keene made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (4-0). 3. COMMUNICATIONS A. Letter from Federated Polish Home regarding SLU-4-2003. B. Memorandum from Mr. Rieske regarding ACT-3-2003. 4. HEARINGS A. SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District This is a request by Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, for a Special Land Use permit to utilize the existing buildings at 1020, 1022, 1026 W. Mt. Hope Avenue for a church. The property is zoned "F" Commercial District which permits churches with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. PLANNING BOARD MINUTES June 3, 2003 Page 2 Ms. Keene inquired about the parking requirements. Ms. Stachowiak stated that the parking spaces had to be within 300 feet of the subject property. Ms. Foster inquired about the uses of the other buildings located on the property. Ms. Stachowiak stated that the applicant indicated the possibility of using the buildings for storage or office space. Ms. Foster inquired about a liquor license once the church has been established on the property. Ms. Stachowiak stated that if the church objected to a liquor license within 500 feet of the property, then the liquor license automatically will be denied. However, the individual seeking to obtain a liquor license can appeal the decision. A hearing would be held and if the church's reasons for objecting to the request are legitimate, then the liquor license could be denied. If the church's reasons are not legitimate, then the liquor license could be approved even with the church's objections. Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, stated that the parking has to be within 300 feet and that it is within that distance. He was given permission from Shabaaz Academy to use their parking lot on Sundays for approximately 20 vehicles. According to the site plan, the church's parking lot would be used for 5 vehicles once shrubs and trees were planted. There is another lot, within the 300 feet requirement, that the church may purchase. The largest building located at 1022 W. Mt. Hope Avenue would be used for a church and the other building would be used for a fellowship hall. The small house would be used for an office. The property is in a nice location. The church has already received a permit for internal renovations. The former property for the church was in a flood zone and one of the requirements was to have a sump pump in all the homes. The building was approximately 100 years old and was established as a historical site. He stated that he did not want to have a sign on a vacant lot. All of a sudden a year ago, the roof started with a small dimple and within 6 to 8 months, it became a big hole. The building is still standing. There is water underground and the building is sinking. The church found the new property and would like to relocate there. The church will do whatever it takes to meet the City's requirements. However, it is costly. The buildings on the new property are nice and solid, and have new roofs. The house needs minor repairs. The church is requesting permission to relocate to this property. Ms. Foster inquired about the property and if it could be combined into one parking lot. She stated that some of the driveways are very large and she inquired about the church reducing these driveways to allow more room for parking. Bishop Edwards stated that what the church sees and what the Board sees are two different things. He stated that there is a lot of room between the two buildings where the church van and maybe 4 to 6 cars can be parked. The congregation is very small. There is enough PLANNING BOARD MINUTES June 3, 2003 Page 3 room for the church to grow at this location and to help the neighborhood. Mr. Frederick inquired about the church services at Faith Tabernacle of Lansing and if their services conflicted with his services. Bishop Edwards stated there is no conflict. With 70 members in attendance, there would be more than sufficient parking. Ms. Patricia M. Shackley, member of the Board of Directors at Federated Polish Homes, stated that the parking at the church is atrocious without using the side streets. The Short Stop convenience store will be reopening. The church will affect the liquor licenses when the other businesses sell their property in the future. There are liabilities with the parking situation. If someone falls and becomes hurt, the individual can sue the owner of the property. Parking would create a problem with her business. Ms. Loretta Triplet, resident of 5232 Bogart Street and a member of Apostolic Tower of Power Temple, stated that the church would like to own this property. The church would really like to be able to serve the community and there would be a lot of ways in which this could happen (i.e. Head Start, after school tutoring for students). The church would be a benefit to the neighborhood. She asked the Board to consider the request. Mr. Hayward Edwards, resident of 329 Spinnaker Drive and a member of Apostolic Tower of Power Temple, stated that there are all different types of people (i.e. old, young, black, white, asian) in the neighborhood. The church needs to look at everyone in society and address the concerns that arise. The church's ministry is the community and the church has worked with people who have problems (i.e. alcoholism, parenting needs) for approximately 30 years. The church's purpose is to help people, not run them out of business. The church will deal with the problems as they arise. Ms. Diane Edwards, resident of 212 N. Hosmer Street and a member of Apostolic Tower of Power Temple, stated that the church located at 302 Mifflin Avenue had been red tagged and that the foundation needed repairs. The church had been researching avenues for funding, and was not able to receive all the funding that was needed to do the repairs. The original church is a historical site. Currently, the church has not been able to occupy the building and may need to relinquish the building. In the meantime, the church needs a place of worship for the congregation. The church found another site located on Mt. Hope Avenue, near the corner of ML King Blvd. The church's ministry is to help the community, and they need an appropriate place to do so. With businesses nearby selling liquor, this does not pose as a problem to the church. The church is there to help the people and the doors will always be open. PLANNING BOARD MINUTES June 3, 2003 Page 4 Ms. Bernice Yonchewski, resident of 1209 Porter Street and a member of the Board of Directors at Federated Polish Homes, stated that she is concerned with parking, and the maintenance of the property. The Board of Directors is opposed to the special land use. Mr. Carlton McConnell, resident of 5930 S. MIL King Blvd and Planning Board member, stated that Bishop Edwards has done his due diligence as far as the parking issue. A church is a good thing no matter what the denomination. The Board and City Council should not roadblock the request. Bishop Edwards has spoken with neighboring businesses and having liquor sold nearby is not an issue. He felt that the Federated Polish Home business may try to stop the church moving into the community. He spoke in support of the request. Ms. Patricia M. Shackley, member of the Board of Directors at Federated Polish Homes, stated that their request for denial was not based on prejudice and the property is located in a commercial district. The two businesses within the 500 foot requirement would be affected by the liquor license issues if they were to sell their properties in the future. Moving a church into the commercial district would affect the value of the two businesses. She stated that approval of the request would create an economic hardship for those businesses. If the church has a lot of activities, then adequate parking is needed. Mr. Jerome Edwards, resident of 3942 Bridgeport Drive, stated that he is concerned with parking. Any time there has been activities at the Polish Hall, there has been overflow onto the church's property. The church does not have a problem with it. Currently, there are churches established in this neighborhood. Ms. Angela Terry, resident of 5232 Bogart Street, stated that parking should not be an issue if it is for a good cause. Ms. Naomi Terry, member of Apostolic Tower of Power Temple, stated that there are a lot of activities going on at the church and that the church is there to help the people. Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-4-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on June 11 , 2003. B. LS-15-2003, 1218 - 1224 N. Capitol Avenue This is a request by Franklin Street Community Housing Corporation. The applicant is proposing to split one parcel of property into four parcels, resulting in the following legal descriptions: PLANNING BOARD MINUTES June 3, 2003 Page 5 1218 N. Capitol Avenue - The South '/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1220 N. Capitol Avenue -The North 1/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1222 N. Capitol Avenue - The South 1/2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1224 N. Capitol Avenue - The North '/2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. The resulting parcels, as described above, would be 33 feet in width by 165 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. All 4 lots would have a width to depth ratio of approximately 1:5.1 and would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Ms. Stachowiak gave a brief overview. Mr. Frederick inquired about how long the houses have been in existence. Ms. Stachowiak stated that she would find out and report back at the Zoning and Ordinance Committee. Mr. McConnell inquired about the previous property owners and if their requests were denied when they went before Board. Ms. Stachowiak stated that the previous owners went before the Planning Office on an Administrative level and asked for approval of their requests. Their requests were denied. The request had not gone before the Planning Board. Mr. McConnell recused himself from further discussion. Mr. Gene Mellen, President of Franklin Street Community Housing Corporation, stated that the company would like to make an impact on the neighborhood and that the older houses were solid. The company would like the work to be completed by the end of the year and sell the property to a low income family. Mr. McConnell asked if the applicant purchased the property. Mr. Mellen stated that there is a purchase agreement on the vacant properties. Mr. McConnell inquired about rehabilitation of the properties and if there was a cost estimate completed. He also inquired about whether or not the applicant would be providing affordable housing and what the projected retail price would be. Mr. Mellen stated that the price would be in the range of $80,000 to $85,000. Mr. McConnell inquired about the condition of the homes. Mr. Mellen stated that the structures of the homes were in great condition but the interior needed a lot of work (i.e. cabinets, utilities). PLANNING BOARD MINUTES June 3, 2003 Page 6 Mr. McConnell inquired about whether or not the City red-tagged each home. Mr. Mellen stated that most of the homes were red-tagged by the City because of electrical and plumbing issues that did not meet code requirements. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-15-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on June 11, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Mr. Pat Gillespie, of Gillespie Development, East Lansing, stated that at the Urban Development Committee held on May 271h, Gillespie Development was instructed to work with the property owner at 618 Sheridan regarding ACT-8-2003. Everything seems to be in order for all parties and asked if the Board had any further questions. There were no further questions from the Board. Seeing no one else wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval Ms. Keene moved; seconded by Mr. McConnell to approve the minutes of May 6, 2003 without corrections. On a voice vote, the motion carried unanimously (4-0). The minutes of May 6, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Ms. Foster, Vice Chair Next meeting, Wednesday, June 11, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Mr. McConnell, Acting a. Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW The applicant has filed this request for review under ACT- 285 for the vacation of a portion of the Sheridan Street right- of-way in order to permit additional off-street parking to serve the Prudden Place project (SLU-2-03). PLANNING BOARD MINUTES June 3, 2003 Page 7 The site is located adjacent to west-bound Oakland Avenue and is east of Larch Street and west of the CSX railroad (See attached map). Sheridan Street is a two-block long street that is a remnant left from the construction of Oakland Avenue. It begins where Oakland Avenue begins to curve north to go under the railroad bridge, and ends at northbound Larch Street. As mentioned above, a previous Act 285 Review (Act 29-98) was reviewed, but never finally resolved through City Council. Sheridan Street essentially serves as an access drive to the property at 618 Sheridan Street. A residential property located at the south east corner of Larch and Sheridan Street is accessed by Sheridan Street, but would not be directly impacted by the closure of that portion, north of the Prudden Place property. Staff recommends that the City take necessary action to convey the right-of-way necessary if the following issues are adequately addressed: 1. The design of the proposed Prudden Place must be finalized as it relates to the Sheridan Street right-of- way and access into the project must be safely designed, or an alternative acceptable to both the City's Transportation Engineer is implemented. 2. Easements for utility purposes should be maintained for the City and utility companies. 3. The applicant is required to have a Registered Land Surveyor provide us with a Certified Boundary Survey of that portion of Sheridan Street right-of-way to be conveyed; and that the description on that Survey be used by City Council or MDOT to close, convey, sell or discontinue the desired part of Sheridan Street. 4. The transfer be revocable if the Prudden Place redevelopment project is not satisfactorily completed within a reasonable time. 5. That the applicant resolve any remaining concerns raised by the owner of property located at 618 Sheridan Street, or the applicant be required to construct a driveway leading to N. Larch Street on behalf of the owners of 618 Sheridan Street. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Rieske stated that since the UDC meeting, the Planning Office received two referrals (Transportation Office and Economic Development Corporation) in support of the PLANNING BOARD MINUTES June 3, 2003 Page 8 proposal. Code Compliance also submitted a referral in support of the proposal but proposed a time limit of three years. The recommendation from the Committee was a reasonable time table based upon the discussions among the Committee members, Planning Office staff and the applicant. Mr. Rieske stated that information had been provided to the Planning Office regarding the agreement between Gillespie Development and Fisher Ross Weagan. The agreement addressed the issue of truck circulation for the property located at 618 Sheridan Street. Ms. Foster stated that this could be the first green roof in Lansing. It would take care of issues regarding storm water management, reduce utility costs, increase air quality and provide some sound proofing. With extra support for the roof, an owner would receive all these benefits. Mr. McConnell made a motion, seconded by Ms. Keene, to recommend approval of Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW. Frederick . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave Keene . . . . . . . . . . . . . . . . . . . . . . . Ave McConnell . . . . . . . . . . . . . . . . . . . Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. b. Reconsideration of Act-29-1998, 700 Block Sheridan Street, E of RR tracks, Convey ROW The applicant is requesting the City vacate the right-of-way for Sheridan Street adjacent to his property at 700-708 E. Sheridan Street/Oakland Avenue The site is located adjacent to west-bound Oakland Avenue east of Larch Street and the CSX railroad. Sheridan Street is a two-block long street that is a remnant left from the construction of Oakland Avenue. It begins where Oakland Avenue begins to curve north to go under the railroad bridge, and ends at northbound Larch Street. Historically, Sheridan Street continued eastward to the intersection with E. Grand River Avenue (formerly Franklin Street). The majority of Sheridan Street was taken for the construction of Oakland Avenue. Sheridan Street now terminates at its intersection with Oakland Avenue, PLANNING BOARD MINUTES June 3, 2003 Page 9 approximately 1,000 feet east of N. Larch Street. Sheridan Street essentially serves as an access drive to properties owned by three different property owners. The portion requested to be closed is adjacent to the property proposed for residential redevelopment at 700-708 E. Oakland Avenue/Sheridan Street. This review was conducted on the portion of Sheridan Street east of the tracks to provide additional parking for the Sheridan Lofts adaptive reuse project at 700-708 Sheridan Street (SLU-21-98). The Planning Board recommended approval of the SLU-21- 98 and Act-29-98 proposals, but a fire at the Sheridan Lofts site thwarted the developer's ability to satisfy the conditions of approval, and the request was stalled. However, this portion of Sheridan Street was not needed for circulation in this overall area because the reconstructed and rededicated May Street provides an east-west route between Saginaw & Oakland. Part of the applicant's request involved having the crossing gates for the railroad tracks removed at Sheridan. Sheridan Street, west of the tracks (Act-8-03), was not part of this request. The owners of 618 Sheridan Street supported Act-29-98 and SLU-21-98 for the Sheridan Lofts, provided they could continue to have access for their semis for deliveries to the Tico Duckett Distribution business at their current location. Staff recommends approval of Act-29-98, the vacation of Sheridan Street between Oakland Avenue and the CSX Railroad. In Committee, the request was recommended for approval with the following conditions: 1. Easements for utilities and the maintenance of the retaining wall be reserved for the City, MDOT, and utility agencies; 2. The applicant is required to have a Registered Land Surveyor provide the Planning Office with a Certified Boundary Survey of that portion of Sheridan Street right-of-way to be conveyed; 3. The transfer be revocable if the proposed development is not satisfactorily completed within 48 months after final site plan approval; PLANNING BOARD MINUTES June 3, 2003 Page 10 4. The applicant ensure the resolution of any remaining concerns raised by the owner of property located at 618 Sheridan Street, or the applicant be required to construct a driveway leading to N. Larch Street on behalf of the owners of 618 Sheridan Street, in accordance with the provisions of Section 1284.15 of the Zoning Ordinance; 5. The applicant implement the proposed design essentially as it was presented to the committee; 6. The Sheridan Street railroad crossing be removed if both Act-29-98 and Act-8-03 are approved by City Council; and the motion carried unanimously (3-0). Ms. Foster asked about condition 6. Mr. Frederick gave an explanation. Mr. McConnell made a motion, seconded by Ms. Keene, to recommend approval of Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW. Frederick . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave Keene. Ave McConnell Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Mr. McConnell stated that Board members received a memorandum on May 23rd regarding updates on ACT 285 cases. He stated that no action was taken. Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-V Business District(Tabled February 11, 1998) b. Z-5-1998, 401-407 E. Grand River, "F"Commercial District to"G-1" Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15,2001) d. SLU-8-2001, 3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F" Commercial District& "J" Parking District(Tabled May 15, 2002) PLANNING BOARD MINUTES June 3, 2003 Page 11 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj. Sign Over ROW (Tabled June 27, 2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part) (Tabled on April 29,2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29, 2003) 3. Committee of the Whole 4. Planning Board a. LS-11-2003, 319&325 Jones Street(Tabled on May 20,2003) 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Keene asked if the Zoning and Ordinance Committee members could get clarification about the 300 feet requirement with regards to the church. Ms. Stachowiak stated that she would look into it and provide an explanation. Ms. Foster gave a brief explanation regarding green roofs. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS - None. 12. ADJOURNMENT - Meeting was adjourned at 8:35 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.060303.wpd Draft to Clerk June 19,2003 Approved 2003 To Clerk 2003 C`' Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, June 3, 2003 1. .bPENING SESSION The meeting was called to order at 7:00 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Keene, McConnell. B. Staff Attending: Rieske, Stachowiak. C. Excused absences: Cordill, Ruge. Ms. Keene made a motion, seconded by Ms. Foster to approve excused absence requests from Ms. Cordill and Mr. Ruge for tonight's meeting, and excused absence requests from Ms. Keene and Mr. McConnell for the May 201h Planning Board meeting. On a voice vote, the motion carried unanimously (4-0). 2. APPROVAL OF AGENDA Ms. Keene made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (4-0). 3. COMMUNICATIONS A. Letter from Federated Polish Home regarding SLU-4-2003. B. Memorandum from Mr. Rieske regarding ACT-3-2003. 4. HEARINGS A. SLU-4-2003, 1020, 1022, 1026 W. Mt. Hope Avenue, New Church in an "F" Commercial District This is a request by Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, for a Special Land Use permit to utilize the existing buildings at 1020, 1022, 1026 W. Mt. Hope Avenue for a church. The property is zoned "F" Commercial District which permits churches with a special land use permit, if approved by the Lansing City Council. This is not a matter of a rezoning. Ms. Stachowiak gave a brief overview. PLANNING BOARD MINUTES June 3, 2003 Page 2 Ms. Keene inquired about the parking requirements. Ms. Stachowiak stated that the parking spaces had to be within 300 feet of the subject property. Ms. Foster inquired about the uses of the other buildings located on the property. Ms. Stachowiak stated that the applicant indicated the possibility of using the buildings for storage or office space. Ms. Foster inquired about a liquor license once the church has been established on the property. Ms. Stachowiak stated that if the church objected to a liquor license within 500 feet of the property, then the liquor license automatically will be denied. However, the individual seeking to obtain a liquor license can appeal the decision. A hearing would be held and if the church's reasons for objecting to the request are legitimate, then the liquor license could be denied. If the church's reasons are not legitimate, then the liquor license could be approved even with the church's objections. Bishop Nathaniel Edwards Sr., Apostolic Tower of Power Temple, stated that the parking has to be within 300 feet and that it is within that distance. He was given permission from Shabaaz Academy to use their parking lot on Sundays for approximately 20 vehicles. According to the site plan, the church's parking lot would be used for 5 vehicles once shrubs and trees were planted. There is another lot, within the 300 feet requirement, that the church may purchase. The largest building located at 1022 W. Mt. Hope Avenue would be used for a church and the other building would be used for a fellowship hall. The small house would be used for an office. The property is in a nice location. The church has already received a permit for internal renovations. The former property for the church was in a flood zone and one of the requirements was to have a sump pump in all the homes. The building was approximately 100 years old and was established as a historical site. He stated that he did not want to have a sign on a vacant lot. All of a sudden a year ago, the roof started with a small dimple and within 6 to 8 months, it became a big hole. The building is still standing. There is water underground and the building is sinking. The church found the new property and would like to relocate there. The church will do whatever it takes to meet the City's requirements. However, it is costly. The buildings on the new property are nice and solid, and have new roofs. The house needs minor repairs. The church is requesting permission to relocate to this property. Ms. Foster inquired about the property and if it could be combined into one parking lot. She stated that some of the driveways are very large and she inquired about the church reducing these driveways to allow more room for parking. Bishop Edwards stated that what the church sees and what the Board sees are two different things. He stated that there is a lot of room between the two buildings where the church van and maybe 4 to 6 cars can be parked. The congregation is very small. There is enough PLANNING BOARD MINUTES June 3, 2003 Page 3 room for the church to grow at this location and to help the neighborhood. Mr. Frederick inquired about the church services at Faith Tabernacle of Lansing and if their services conflicted with his services. Bishop Edwards stated there is no conflict. With 70 members in attendance, there would be more than sufficient parking. Ms. Patricia M. Shackley, member of the Board of Directors at Federated Polish Homes, stated that the parking at the church is atrocious without using the side streets. The Short Stop convenience store will be reopening. The church will affect the liquor licenses when the other businesses sell their property in the future. There are liabilities with the parking situation. If someone falls and becomes hurt, the individual can sue the owner of the property. Parking would create a problem with her business. Ms. Loretta Triplet, resident of 5232 Bogart Street and a member of Apostolic Tower of Power Temple, stated that the church would like to own this property. The church would really like to be able to serve the community and there would be a lot of ways in which this could happen (i.e. Head Start, after school tutoring for students). The church would be a benefit to the neighborhood. She asked the Board to consider the request. Mr. Hayward Edwards, resident of 329 Spinnaker Drive and a member of Apostolic Tower of Power Temple, stated that there are all different types of people (i.e. old, young, black, white, asian) in the neighborhood. The church needs to look at everyone in society and address the concerns that arise. The church's ministry is the community and the church has worked with people who have problems (i.e. alcoholism, parenting needs) for approximately 30 years. The church's purpose is to help people, not run them out of business. The church will deal with the problems as they arise. Ms. Diane Edwards, resident of 212 N. Hosmer Street and a member of Apostolic Tower of Power Temple, stated that the church located at 302 Mifflin Avenue had been red tagged and that the foundation needed repairs. The church had been researching avenues for funding, and was not able to receive all the funding that was needed to do the repairs. The original church is a historical site. Currently, the church has not been able to occupy the building and may need to relinquish the building. In the meantime, the church needs a place of worship for the congregation. The church found another site located on Mt. Hope Avenue, near the corner of ML King Blvd. The church's ministry is to help the community, and they need an appropriate place to do so. With businesses nearby selling liquor, this does not pose as a problem to the church. The church is there to help the people and the doors will always be open. PLANNING BOARD MINUTES June 3, 2003 Page 4 Ms. Bernice Yonchewski, resident of 1209 Porter Street and a member of the Board of Directors at Federated Polish Homes, stated that she is concerned with parking, and the maintenance of the property. The Board of Directors is opposed to the special land use. Mr. Carlton McConnell, resident of 5930 S. MIL King Blvd and Planning Board member, stated that Bishop Edwards has done his due diligence as far as the parking issue. A church is a good thing no matter what the denomination. The Board and City Council should not roadblock the request. Bishop Edwards has spoken with neighboring businesses and having liquor sold nearby is not an issue. He felt that the Federated Polish Home business may try to stop the church moving into the community. He spoke in support of the request. Ms. Patricia M. Shackley, member of the Board of Directors at Federated Polish Homes, stated that their request for denial was not based on prejudice and the property is located in a commercial district. The two businesses within the 500 foot requirement would be affected by the liquor license issues if they were to sell their properties in the future. Moving a church into the commercial district would affect the value of the two businesses. She stated that approval of the request would create an economic hardship for those businesses. If the church has a lot of activities, then adequate parking is needed. Mr. Jerome Edwards, resident of 3942 Bridgeport Drive, stated that he is concerned with parking. Any time there has been activities at the Polish Hall, there has been overflow onto the church's property. The church does not have a problem with it. Currently, there are churches established in this neighborhood. Ms. Angela Terry, resident of 5232 Bogart Street, stated that parking should not be an issue if it is for a good cause. Ms. Naomi Terry, member of Apostolic Tower of Power Temple, stated that there are a lot of activities going on at the church and that the church is there to help the people. Seeing no one else wishing to speak on this matter, Mr. Frederick referred SLU-4-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on June 11, 2003. B. LS-15-2003, 1218 - 1224 N. Capitol Avenue This is a request by Franklin Street Community Housing Corporation. The applicant is proposing to split one parcel of property into four parcels, resulting in the following legal descriptions: PLANNING BOARD MINUTES June 3, 2003 Page 5 1218 N. Capitol Avenue - The South '/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1220 N. Capitol Avenue -The North '/2 of Lot 10, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1222 N. Capitol Avenue -The South '/2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. 1224 N. Capitol Avenue -The North '/2 of Lot 11, Block 31, Original Plat, City of Lansing, Ingham County, Michigan. The resulting parcels, as described above, would be 33 feet in width by 165 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. All 4 lots would have a width to depth ratio of approximately 1:5.1 and would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Ms. Stachowiak gave a brief overview. Mr. Frederick inquired about how long the houses have been in existence. Ms. Stachowiak stated that she would find out and report back at the Zoning and Ordinance Committee. Mr. McConnell inquired about the previous property owners and if their requests were denied when they went before Board. Ms. Stachowiak stated that the previous owners went before the Planning Office on an Administrative level and asked for approval of their requests. Their requests were denied. The request had not gone before the Planning Board. Mr. McConnell recused himself from further discussion. Mr. Gene Mellen, President of Franklin Street Community Housing Corporation, stated that the company would like to make an impact on the neighborhood and that the older houses were solid. The company would like the work to be completed by the end of the year and sell the property to a low income family. Mr. McConnell asked if the applicant purchased the property. Mr. Mellen stated that there is a purchase agreement on the vacant properties. Mr. McConnell inquired about rehabilitation of the properties and if there was a cost estimate completed. He also inquired about whether or not the applicant would be providing affordable housing and what the projected retail price would be. Mr. Mellen stated that the price would be in the range of $80,000 to $85,000. Mr. McConnell inquired about the condition of the homes. Mr. Mellen stated that the structures of the homes were in great condition but the interior needed a lot of work (i.e. cabinets, utilities). PLANNING BOARD MINUTES June 3, 2003 Page 6 Mr. McConnell inquired about whether or not the City red-tagged each home. Mr. Mellen stated that most of the homes were red-tagged by the City because of electrical and plumbing issues that did not meet code requirements. Seeing no one else wishing to speak on this matter, Mr. Frederick referred LS-15-2003 to the next Zoning and Ordinance Committee meeting, scheduled to meet on June 11, 2003. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Mr. Pat Gillespie, of Gillespie Development, East Lansing, stated that at the Urban Development Committee held on May 271', Gillespie Development was instructed to work with the property owner at 618 Sheridan regarding ACT-8-2003. Everything seems to be in order for all parties and asked if the Board had any further questions. There were no further questions from the Board. Seeing no one else wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval Ms. Keene moved; seconded by Mr. McConnell to approve the minutes of May 6, 2003 without corrections. On a voice vote, the motion carried unanimously (4-0). The minutes of May 6, 2003 were APPROVED. B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Ms. Foster, Vice Chair Next meeting, Wednesday, June 11, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 2. URBAN DEVELOPMENT COMMITTEE, Mr. McConnell, Acting a. Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW The applicant has filed this request for review under ACT- 285 for the vacation of a portion of the Sheridan Street right- of-way in order to permit additional off-street parking to serve the Prudden Place project (SLU-2-03). PLANNING BOARD MINUTES June 3, 2003 Page 7 The site is located adjacent to west-bound Oakland Avenue and is east of Larch Street and west of the CSX railroad (See attached map). Sheridan Street is a two-block long street that is a remnant left from the construction of Oakland Avenue. It begins where Oakland Avenue begins to curve north to go under the railroad bridge, and ends at northbound Larch Street. As mentioned above, a previous Act 285 Review (Act 29-98) was reviewed, but never finally resolved through City Council. Sheridan Street essentially serves as an access drive to the property at 618 Sheridan Street. A residential property located at the south east corner of Larch and Sheridan Street is accessed by Sheridan Street, but would not be directly impacted by the closure of that portion, north of the Prudden Place property. Staff recommends that the City take necessary action to convey the right-of-way necessary if the following issues are adequately addressed: 1. The design of the proposed Prudden Place must be finalized as it relates to the Sheridan Street right-of- way and access into the project must be safely designed, or an alternative acceptable to both the City's Transportation Engineer is implemented. 2. Easements for utility purposes should be maintained for the City and utility companies. 3. The applicant is required to have a Registered Land Surveyor provide us with a Certified Boundary Survey of that portion of Sheridan Street right-of-way to be conveyed; and that the description on that Survey be used by City Council or MDOT to close, convey, sell or discontinue the desired part of Sheridan Street. 4. The transfer be revocable if the Prudden Place redevelopment project is not satisfactorily completed within a reasonable time. 5. That the applicant resolve any remaining concerns raised by the owner of property located at 618 Sheridan Street, or the applicant be required to construct a driveway leading to N. Larch Street on behalf of the owners of 618 Sheridan Street. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Rieske stated that since the UDC meeting, the Planning Office received two referrals (Transportation Office and Economic Development Corporation) in support of the PLANNING BOARD MINUTES June 3, 2003 Page 8 proposal. Code Compliance also submitted a referral in support of the proposal but proposed a time limit of three years. The recommendation from the Committee was a reasonable time table based upon the discussions among the Committee members, Planning Office staff and the applicant. Mr. Rieske stated that information had been provided to the Planning Office regarding the agreement between Gillespie Development and Fisher Ross Weagan. The agreement addressed the issue of truck circulation for the property located at 618 Sheridan Street. Ms. Foster stated that this could be the first green roof in Lansing. It would take care of issues regarding storm water management, reduce utility costs, increase air quality and provide some sound proofing. With extra support for the roof, an owner would receive all these benefits. Mr. McConnell made a motion, seconded by Ms. Keene, to recommend approval of Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW. Frederick . . Ave Foster. . . Ave Keene Ave McConnell Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. b. Reconsideration of Act-29-1998, 700 Block Sheridan Street, E of RR tracks, Convey ROW The applicant is requesting the City vacate the right-of-way for Sheridan Street adjacent to his property at 700-708 E. Sheridan Street/Oakland Avenue The site is located adjacent to west-bound Oakland Avenue east of Larch Street and the CSX railroad. Sheridan Street is a two-block long street that is a remnant left from the construction of Oakland Avenue. It begins where Oakland Avenue begins to curve north to go under the railroad bridge, and ends at northbound Larch Street. Historically, Sheridan Street continued eastward to the intersection with E. Grand River Avenue (formerly Franklin Street). The majority of Sheridan Street was taken for the construction of Oakland Avenue. Sheridan Street now terminates at its intersection with Oakland Avenue, PLANNING BOARD MINUTES June 3, 2003 Page 9 approximately 1,000 feet east of N. Larch Street. Sheridan Street essentially serves as an access drive to properties owned by three different property owners. The portion requested to be closed is adjacent to the property proposed for residential redevelopment at 700-708 E. Oakland Avenue/Sheridan Street. This review was conducted on the portion of Sheridan Street east of the tracks to provide additional parking for the Sheridan Lofts adaptive reuse project at 700-708 Sheridan Street (SLU-21-98). The Planning Board recommended approval of the SLU-21- 98 and Act-29-98 proposals, but a fire at the Sheridan Lofts site thwarted the developer's ability to satisfy the conditions of approval, and the request was stalled. However, this portion of Sheridan Street was not needed for circulation in this overall area because the reconstructed and rededicated May Street provides an east-west route between Saginaw & Oakland. Part of the applicant's request involved having the crossing gates for the railroad tracks removed at Sheridan. Sheridan Street, west of the tracks (Act-8-03), was not part of this request. The owners of 618 Sheridan Street supported Act-29-98 and SLU-21-98 for the Sheridan Lofts, provided they could continue to have access for their semis for deliveries to the Tico Duckett Distribution business at their current location. Staff recommends approval of Act-29-98, the vacation of Sheridan Street between Oakland Avenue and the CSX Railroad. In Committee, the request was recommended for approval with the following conditions: 1. Easements for utilities and the maintenance of the retaining wall be reserved for the City, MDOT, and utility agencies; 2. The applicant is required to have a Registered Land Surveyor provide the Planning Office with a Certified Boundary Survey of that portion of Sheridan Street right-of-way to be conveyed; 3. The transfer be revocable if the proposed development is not satisfactorily completed within 48 months after final site plan approval; PLANNING BOARD MINUTES June 3, 2003 Page 10 4. The applicant ensure the resolution of any remaining concerns raised by the owner of property located at 618 Sheridan Street, or the applicant be required to construct a driveway leading to N. Larch Street on behalf of the owners of 618 Sheridan Street, in accordance with the provisions of Section 1284.15 of the Zoning Ordinance; 5. The applicant implement the proposed design essentially as it was presented to the committee; 6. The Sheridan Street railroad crossing be removed if both Act-29-98 and Act-8-03 are approved by City Council; and the motion carried unanimously (3-0). Ms. Foster asked about condition 6. Mr. Frederick gave an explanation. Mr. McConnell made a motion, seconded by Ms. Keene, to recommend approval of Act-8-2003, 600 Block Sheridan Street, W of RR tracks, Convey ROW. Frederick . . Ave Foster. . . Aye Keene. . . Ave McConnell . . . . . . ... . . . . . . . . . . . Aye On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Mr. McConnell stated that Board members received a memorandum on May 23rd regarding updates on ACT 285 cases. He stated that no action was taken. Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,"F"Commercial District to"G-1" Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood (Tabled August 15, 2001) d. SLU-8-2001,3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002, 2710 N. Grand River Ave., Church in the"F"Commercial District& "J" Parking District(Tabled May 15,2002) PLANNING BOARD MINUTES June 3, 2003 Page 11 2. Urban Development Committee a. Act-9-2000,201 E.Grand River Avenue, Proj. Sign Over ROW (Tabled June 27,2000) b. Capital Improvements Program (CIP), (Tabled March 25, 2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan &Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part) (Tabled on April 29,2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29,2003) 3. Committee of the Whole 4. Planning Board a. LS-11-2003, 319&325 Jones Street(Tabled on May 20,2003) 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Keene asked if the Zoning and Ordinance Committee members could get clarification about the 300 feet requirement with regards to the church. Ms. Stachowiak stated that she would look into it and provide an explanation. Ms. Foster gave a brief explanation regarding green roofs. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS - None. 12. ADJOURNMENT - Meeting was adjourned at 8:35 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.060303.wpd Approved as written 6-17-03 Draft to Clerk June 9,2003 Approved June 17,2003 To Clerk June 18,2003 Minutes of the Regular Meeting LANSING PLANNING BOARD 7:00 p.m., Tenth Floor, Council Chambers Lansing City Hall Tuesday, May 20, 2003 1. OPENING SESSION The meeting was called to order at 7:10 p.m. by Chairman Frederick. A. Roll call: Present: Frederick, Foster, Ruge, Cordill. B. Staff Attending: Stachowiak. ' 0 C. Excused absences: Keene, McConnell. C_ 2. APPROVAL OF AGENDA Ms. Cordill made a motion, seconded by Ms. Foster to approve the agenda as written. On a voice vote, the motion carried unanimously (4-0). 3. COMMUNICATIONS A. Letter from Ms. Bren L. Buckley, Vice President of the Burton-Katzman Development Company regarding PRD-1-2003. Mr. Frederick stated that the Board will discuss PRD-1-2003 during the Business Section, under Committee Reports. 4. HEARINGS - None. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) Seeing no one wishing to address the Board, Mr. Frederick closed the public comment period. 6. RECESS was not taken by the Board. 7. BUSINESS SESSION A. Minutes for Approval - None. PLANNING BOARD MINUTES May 20, 2003 Page 2 B. Committee Reports 1. ZONING AND ORDINANCE COMMITTEE, Mr. Ruge, Chair a. Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District This is a request by K & H II, LLC to rezone the parcel of land at 2702 S. Cedar Street, more specifically described as: Commencing at the intersection of the west line of S. Cedar Street & E&W 114 line, Section 28, thence west 231 feet, south 165 feet, east 231 feet, north 165 feet to beginning; Section 28, T4N, R21N, City of Lansing, Ingham County, Michigan. from "A" Residential to "G-2" Wholesale District. The purpose of the rezoning is to permit the establishment of a motor vehicle repair station, along with other retail/office uses on the subject property. The request to rezone the property at 2702 S. Cedar Street from "A" Residential District to "G-2" Wholesale District could be consistent with the Southeast Area Comprehensive Plan, through proper site design. Furthermore, the request appears to be consistent with the land use patterns in the area and no negative impacts on vehicular/pedestrian circulation; future patterns of development; or the environment are anticipated to result from this request. Staff recommends approval of Z-03-03, a request to rezone the property at 2702 S. Cedar Street from "A" Residential District to "G-2" Wholesale District. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge stated that the report discusses automotive repair and that it would be restricted to the rear of the building at the rear of the site. He stated that this location in the building is where it is set up to do this kind of work. He inquired if it would be better to rezone the portion of the property to G-2 that will actually have the heavy automotive repair on it. It would keep this type of business to the rear of the site. Ms. Stachowiak stated that there would be different setback, height and area requirements. There is property in the City that is zoned two different ways but not a building. Mr. Ruge stated that the rest of the property could be zoned "F" Commercial which would be more in line with what the PLANNING BOARD MINUTES May 20, 2003 Page 3 Master Plan says, and with what the other properties are zoned. Ms. Foster inquired about the entire property being zoned "F" Commercial and having the applicant obtain a variance. Ms. Stachowiak stated that variances cannot be used because the City's ordinance prohibits it. Ms. Cordill stated that she has concerns about setting a precedent for other zoning changing towards this direction. Ms. Stachowiak stated that currently there are some industrial-type uses in the area, and each lot is reviewed individually. Ms. Cordill inquired about light automotive repair. Ms. Stachowiak stated that light automotive repair is restricted to oil changes, tune-ups, etc. Ms. Cordill inquired about the two designations and if there were noise considerations. Ms. Stachowiak was not sure. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of Z-3-2003, 2702 S. Cedar Street, "A" Residential to "G-2" Wholesale District. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . Aye Cordill. . . Ave Foster. . . Aye On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Ms. Cordill inquired about an explanation for the nonconformity. Ms. Stachowiak stated that it is a business use in an "A" Residential District. The property is zoned "A" Residential but has never been used as such. Until the rezoning is approved, it will continue to be nonconforming and the applicant would like to have the right to proceed with some renovations. It will be another 45 to 60 days or better before the request would be finalized. Mr. Ruge stated that the Committee had discussed having the plant material in front of the warehouse, and having it run all the way across the front of the site. Ms. Foster stated that the front of the warehouse is protruding and the plants would be in that area. The language would need to be clarified to have the trees and shrubs spread out throughout the area from one building to the other. PLANNING BOARD MINUTES May 20, 2003 Page 4 Mr. Ruge made a motion, seconded by Ms. Foster, to extend the nonconformity at 2702 S. Cedar to permit the proposed renovations to the buildings with the conditions that: 1) The driveway be reduced to the minimum width necessary to accommodate 2-way traffic, and 2) The applicant plant a minimum of 6 shrubs, at least 24 inches in diameter, and 3 trees on the site in front of the warehouse portion of the building evenly distributed along the Cedar Street frontage (not under the power lines). Frederick Ave Ruge. Aye Cordill. Ave Foster. Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. b. LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance This is a request by Sophie Seyka to divide a parcel located at 5025 Palmer Street, and more particularly described as: Lot 23, Supervisor's Plat of Brookdale Subdivision, City of Lansing, Ingham County, Michigan PPN: 33- 01-01-33-353-091 into two separate parcels. Both of the resulting parcels would be 50 feet in width by 198 feet in depth, which exceeds the maximum allowable width to depth ratio of 1 to 2.5 set forth in Section 1236.07 (d) of the Subdivision Regulations. In addition, both parcels would be less than the minimum width requirement of 60 feet. Therefore, a variance from the design requirements of the Subdivision Regulations is requested. Staff recommended approval of the request. In Committee, the request was recommended for approval and the motion carried (2-1). Ms. Foster stated that the current resident has no use for the lot and that the house was built in a long linear manner. If a new owner wanted to add an extension to meet the other homes length wise, the home would fit beautifully within the block. She cannot agree with the lot split and believes that it is not appropriate in character for this street. PLANNING BOARD MINUTES May 20, 2003 Page 5 Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance. Frederick . . . . . . . . . . . . . . . . . . . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Aye Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Nay On a roll call vote, there were: Ayes: 3; Nays: 1; carried; unanimous. APPROVED. C. LS-11-2003, 319 & 325 Jones Street, Width to Depth Ratio Variance This is a request for a lot split by Jeffrey Droste. The applicant is proposing to split off 6' of the 66' wide property at 325 Jones Street and attach to the existing 33' wide property at 319 Jones Street, resulting in the following legal descriptions: 325 Jones Street: The South 33 feet of Lot 8 and the North 6 feet of Lot 10, Block 12, Green Oak Addition, City of Lansing, Ingham County, Michigan. 319 Jones Street: Lot 10, except the North 6 feet, Block 12 Green Oak Addition, City of Lansing, Ingham County, Michigan. Section 1236.07(d) of the Zoning Ordinance allows a maximum width to depth ratio of 1 to 2.5 for residential lots. The property at 319 Jones Street would have a width to depth ratio of 1 to 5.1 and 325 Jones Street would have a width to depth ratio of 1:2.75. Staff recommends approval of LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Stachowiak stated that the Planning Office did research the building permit issue, and one was issued for the rear deck on July 18, 1994. The permit was approved by the staff based on the site plan that was provided with the building permit which showed a 3' 3" side yard setback. She stated that the current property owner, Mr. Droste, did not have anything to do with creating the current situation, and is now trying to clean up the situation. She stated that she did discuss with Mr. Droste the possibility of increasing the side yard setback to conform with the requirement, which in this PLANNING BOARD MINUTES May 20, 2003 Page 6 case is 4 feet. He needed time to research the situation, and she had asked him to be prepared to comment on the situation this evening. Mr. Jeff Droste, resident of 319 Jones Street, stated that he talked with the owner of the property located at 325 Jones Street and was not sure if he would be able to go another 4 feet. He stated that he did not own the property in 1994 and that he purchased the property 2 to 3 years ago. The deck had already been built. He is trying to get the property line to where it will not hurt him or the new owner of the property located at 325 Jones Street. Ms. Stachowiak stated that the property located at 325 Jones Street, even with the split, will comply with the width requirement of 60 feet. Currently, it conforms for the lot width. If anything is taken away, then there would be a nonconforming lot for width in addition to width/depth. Ms. Stachowiak stated that it would need to be republished because it would change the width to depth ratio on both lots and would necessitate a variance for the lot width at 325 Jones Street. The property located at 319 Jones Street does not currently conform for width. The property was grandfathered as a nonconformity for lot width. Ms. Foster recommended tabling the request until Mr. Droste communicates his plans to his neighbor. This would give the Board better direction. Mr. Ruge asked if it would cause the applicant any problems to not have this done right away. Mr. Droste stated that there would not be a problem and that there was nothing pending. Mr. Ruge inquired about the cost of republication of the property. Ms. Stachowiak stated that it would not be fair for the applicant to incur the cost since the City is making the request, not the applicant. Ms. Foster made a motion, seconded by Mr. Ruge, to table LS-11- 2003, 319 & 325 Jones Street, Width to Depth Ratio Variance. On a voice vote, the motion carried unanimously (4-0). PLANNING BOARD MINUTES May 20, 2003 Page 7 d. NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status This is a request by True Light Missionary Baptist Church, 1147 W. Maple Street, for Class "A" Nonconforming Status. The church is nonconforming as it is located on a site that is less than two (2) acres in size, does not have frontage on a major or minor arterial, does not comply with the required front yard setback and has less than the required number of parking spaces. The applicant proposes to add a 2,964 square foot addition to the back of this nonconforming building. Therefore, the purpose of this request is to allow for the expansion of the nonconforming church building at 1147 W. Maple Street. Section 1248.04(b) of the Zoning Ordinance requires that churches be located on a lot that abuts a collector, a principal arterial or a minor arterial, and that the site be not less than 2 acres in area. The subject property is located on a residential street and contains 29,400 square feet of lot area (67 acres). Section 1248.07 requires a 20 foot front yard setback in the "B" Residential District. The existing building has a 16 foot front yard setback. The new addition will comply with the required setbacks. Section 1284.13(b)(1) requires one parking space for each three seats or six linear feet of pews, which results in 40 parking spaces being required for this church. The new addition will not increase the amount of parking that is required as it will not increase the seating capacity in the sanctuary. The church currently has 12 on-site parking spaces. 40 parking spaces are proposed. All new parking spaces will be required to comply with the dimensional requirements of Section 1284 of the Zoning Ordinance. Staff recommends approval of NCU-2-2003, 1147 W. Maple Street, Class A Nonconforming Status with the following conditions: 1. The proposed parking spaces comply with the dimensional requirements of Section 1284 of the Zoning Ordinance. 2. Landscape, screening and buffering, in accordance with Section 1290.08 be added around the entire perimeter of the site, excluding approved driveways. 3. The work be completed within 1-year from the date of this approval. 4. The applicant preserve as many of the existing trees as possible and incorporate them into the proposed site design. PLANNING BOARD MINUTES May 20, 2003 Page 8 5. The architecture of the addition be compatible in height, scale and materials with the existing church building. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Ms. Foster stated that there is a huge tree in the middle of the parking lot that was not on the survey, and that she was thinking of ways to design around it. She inquired about the parking spaces and if the church would need all of them. Ms. Stachowiak stated that was the requirement for the number of seats in the church. Ms. Foster inquired about the members using those parking spaces. Ms. Stachowiak stated that the church currently has 12 parking spaces and to bring the property into conformance, more spaces were needed. The applicant can go before the Board of Zoning Appeals (BZA) and ask for a variance for parking but the Committee would make the call as to whether or not the request would be granted. Reverend Bean stated that the tree would be taken down because it is a walnut tree, and it would avoid any costs that may arise from a walnut dropping and damaging the paint on vehicles. There was a problem in the past with dents on the roof of the vehicles. The church did not want to create another situation like that. He stated that if it was not a walnut tree, then it would be fine. Ms. Foster inquired about parking and if all the spaces were currently being used. Reverend Bean stated not right now because there are only a few members. Ms. Foster inquired about membership and if there were plans to expand the church membership. Reverend Bean stated that he hopes the membership will expand but it may not happen until after the addition is added to the church. Ms. Foster inquired about the overflow of parking and if street parking is a problem. Reverend Bean stated that he does not believe so. Most of the members currently park in this area even though the area is not marked. Ms. Cordill inquired about the members of the church and whether they walk or drive to the service. Reverend Bean stated that some members walk while others drive. The church van usually transports some of the members and that is why there are few vehicles in the parking lot. There are extra spaces available for other vehicles to park. PLANNING BOARD MINUTES May 20, 2003 Page 9 Reverend Bean stated that even with the new addition, the sanctuary will remain the same size. Ms. Stachowiak stated that on the proposed site plan, there would be 40 hard-surfaced parking spaces constructed on the site. She inquired about whether or not the church would need all of those parking spaces. Reverend Bean stated that he did not believe so. Ms. Stachowiak stated that the Board does have the option to state for the record that parking spaces do not have to be constructed unless it is found to be necessary by the applicant of the City. If parking should become a problem, then the applicant would be required to construct parking spaces as shown on the site plan. Ms. Cordill asked for clarification regarding the parking spaces, and if there would be a requirement for striping. Ms. Stachowiak stated that if hardsurfaced parking spaces were constructed, then they would have to be striped. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of LS-10-2003, 5025 Palmer Street, Lot Size & Lot Width Variance with the conditions that: 1) The proposed parking spaces comply with the dimensional requirements of Section 1284 of the Zoning Ordinance, 2) Landscape, screening and buffering, in accordance with Section 1290.08 be added around the entire perimeter of the site, excluding approved driveways, 3) The work be completed within 1-year from the date of this approval, 4) The applicant preserve as many of the existing trees as possible and incorporate them into the proposed site design, 5) The architecture of the addition be compatible in height, scale and materials with the existing church building, and 6) Additional parking not be constructed unless found to be absolutely necessary by the City or the applicant. Frederick Ave Ruge. Ave Cordill. Ave Foster. Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. e. PRD-1-2003, Boys Training School Site Development This is a request by Burton-Katzman Development Company to obtain approval for a Planned Residential Development on a 24.67 acre site known as the Boys Training School (BTS) property located east of Orchard Street, south of Saginaw, west of Lansing Catholic Central High School, and north of Eastern High School/Pattengill Middle School. PLANNING BOARD MINUTES May 20, 2003 Page 10 Burton-Katzman Company proposes to develop a total of 177-183 units of owner occupied housing. The proposed development will consist of 6, 12-unit condominium buildings, 12, 6-unit condominium buildings and 33 single family homes. Staff recommends approval of PRD-1-2003, Boys Training School Site Development. In Committee, the request was recommended for approval with the following conditions: 1. All dead-end parking spaces are removed; 2. The parking areas/garage access be moved approximately 30 feet to the north to align with Orchard Street for a possible through connection; 3. Traffic calming for the Marshall Park Neighborhood be implemented to control cut-through traffic; 4. The first paragraph of the Forester's comments be a condition of approval, including burying the utilities; and the motion carried unanimously (3-0). Mr. Ruge stated it was his understanding that the applicant was to review the design and see what could be done about eliminating the dead-end parking spaces. He did not remember it being a flat out condition that the applicant had to remove them all. Ms. Foster stated that it was a condition. She also stated that it is a design issue and the question is whether or not it can be done. Mr. Ruge inquired about the applicant revisiting the design and if there was any success in eliminating the dead-end parking spaces. Ms. Buckley stated that the parking issue had been reviewed. Mr. Phillips gave a brief overview. Ms. Foster inquired about parking and if the spaces could be assigned to the units. Ms. Buckley stated that the spaces are open parking for visitors. Each unit will have either a single or double garage plus the driveway for parking. Everything else would be extra. By the ratio, it would be 50% above in available parking on the site for most multi- family type areas. For a single garage, there would be parking in the driveway and in the garage. There are two apartments that have double garages and she doubts if any of the residents would have four vehicles. Ms. Stachowiak stated that maybe the Board should review a code amendment that addresses these types of situations. PLANNING BOARD MINUTES May 20, 2003 Page 11 Mr. Frederick stated that condition number one has been removed. Mr. Ruge stated that he was disappointed about the site not being more integrated into the neighborhood, and that it could be more connected to the neighborhood. He was disappointed that the development was isolated from the neighborhood and was not what he was expecting. Ms. Foster inquired about the grading of the open space area. She stated that the Board was not familiar with their plan for grading but was informed that the applicant would present a proposed plan for this. Mr. Phillips briefly reviewed the grading plan. Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of PRD-1-2003, Boys Training School Site Development with the conditions that: 1) Traffic calming for the Marshall Park Neighborhood be implemented to control cut-through traffic, 2) The applicant adhere to the City Forester's recommendation of burying the utilities and installing thriving landscaping materials including replacing those trees noted as Ash with other species, 3) The area identified as open space be graded to a maximum of 3 percent, 4) The upper pedestrian pathway be connected to the lower walkway, 5) The applicant provide for sidewalk access to Orchard Street, in the form of a rough surface ramp, as requested by the Lansing Public Service Department, 6) The City accept the applicant's offer to possibly provide a future connection to Orchard Street or some other street to the main road through the development, just south of the 12- unit buildings, in the open space that is being provided, 7) The buildings and homes on the site must meet or exceed the requirements of the Michigan Energy Code, 8) Single family home buyers have the option to upgrade to the "Energy Star Efficiency" rating, and 9) All first floor flats of the 12-unit condo buildings be adaptable to the standards set forth by the Michigan Barrier Free requirements. Frederick Ave Ruge. Aye Cordill. Ave Foster. Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. f. SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District This is a request by Gillespie Development, LLC and Summit Street Development, LLC for a Special Land Use permit to utilize the property on the west side of the C&O, Penn-Central Railroad between Saginaw and Sheridan PLANNING BOARD MINUTES May 20, 2003 Page 12 Streets, located one block east of Larch Street, for residential purposes. Residential uses are permitted in an "I" Heavy Industrial District, if a special land use permit is approved by the Lansing City Council. The applicant intends to construct 120 multiple family residential units on the subject property. Ms. Wynant pointed out that the portion of the development that extends into the Sheridan Street right- of-way cannot be approved as part of the Special Land Use permit process. She stated that the applicant will need to file an Act 285 request, and this portion of the development will be dealt with at that time. Staff recommended approval of SLU-2-03, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District with the following conditions: 1. Any extension of the development into the Sheridan Street right-of-way, as shown on the proposed site plan, will be subject to approval of an Act 285 review for vacation of the right-of-way. 2. The parking areas, north and south of May Street with the dead end drive aisles, must include at least 5 feet of drive aisle beyond the last parking spaces. 3. The gates along May Street must be located at least 20 feet beyond the sidewalk. 4. Access and circulation is subject to final approval by the Transportation Office. 5. The applicant retain as many of the existing trees as possible, and incorporate them into the final design of the project. In Committee, the request was recommended for approval and the motion carried unanimously (3-0). Mr. Ruge made a motion, seconded by Ms. Foster, to recommend approval of SLU-2-2003, West Side of C&O, Penn-Central RR between Saginaw and Sheridan Streets, Residential Use in an "I" Heavy Industrial District. Frederick . . . . . . . .. . . . . . . . . . . . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . . Aye Cordill. . . . . . . . . . . . . . . . . . . . . . . Ave Foster. . . Ave On a roll call vote, there were: Ayes: 4; Nays: 0; carried; unanimous. APPROVED. Next meeting, Wednesday, June 11, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. PLANNING BOARD MINUTES May 20, 2003 Page 13 2. URBAN DEVELOPMENT COMMITTEE, Ms. Keene, Chair Next meeting, Tuesday, June 24, 2003, at 4:00 p.m. 316 N. Capitol Ave., Department Conference Room. 3. COMMITTEE OF THE WHOLE - None. 4. EXECUTIVE COMMITTEE - None. C. Report from Planning Manager- None. A short recess was taken by the Board. D. Pending Items: Future action required 1. Zoning and Ordinance Committee a. Z-1-1998, 1223 N.Turner St.,"H" Light Industrial District to"G-1" Business District(Tabled February 11, 1998) b. Z-5-1998,401-407 E. Grand River,7"Commercial District to"G-1"Business District(Tabled June 10, 1998) C. PRD-2-2001,"Crystal Woods", Planned Residential Neighborhood(Tabled August 15,2001) d. SLU-8-2001,3000 W. Miller Road,Additional Parking for an Existing Church (Tabled November 14,2001) e. SLU-3-2002,2710 N. Grand River Ave., Church in the"F"Commercial District& "J"Parking District(Tabled May 15,2002) 2. Urban Development Committee a. Act-9-2000,201 E. Grand River Avenue, Proj.Sign Over ROW (Tabled June 27,2000) b. Capital Improvements Program (CIP), (Tabled March 25,2003) C. Master Plan Project d. Act-1-2003, SE Corner Michigan&Washington, Lot 3, Block 111, Orig Plat, Vacate Alley(part)(Tabled on April 29,2003) e. Act-3-2003, Hazel St.W of Cedar, Close intersection with Cedar(Tabled on April 29,2003) 3. Committee of the Whole 4. Planning Board 8. NEW BUSINESS Ms. Foster inquired about updating the Zoning Ordinances. Ms. Stachowiak stated that the ordinances could be updated at any time and that currently there is one amendment pending regarding the Front Yard Setbacks. She stated that there will be a new ordinance amendment regarding kennels in the City and that it will be presented to the Board in June. Ms. Foster made a motion, seconded by Ms. Cordill to draft a proposed amendment to eliminate all billboards in the City over a 5 year period, and to prohibit dead-end parking isles. On a voice vote, the motion carried unanimously (4-0). PLANNING BOARD MINUTES May 20, 2003 Page 14 9. COMMENTS FROM CHAIRPERSON - None. 10. COMMENTS FROM BOARD MEMBERS Ms. Cordill stated that on Kipling Blvd. near Michigan Avenue the second house on the east side of the street has student residents who may not know the rules. They drive a hearse and instead of having curtains in the hearse there is a drape with a tiger on it. There is a mattress in the back yard. Ms. Stachowiak stated that she would look into the matter. Mr. Frederick suggested researching whether or not the property is a registered rental unit and that the City does regulate the number of people living at a residence. Ms. Cordill stated that this really helped East Lansing address the student housing issues. Ms. Stachowiak stated that the City's limit is 5 people per each unit in multi-family districts and in single family areas the limit is 3 people. Mr. Ruge stated that the address of the house is 108 Kipling. 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge inquired about the church on Willow Street. Ms. Stachowiak stated that the church is not occupying the building and that the City has not issued an occupancy permit. There can be activities in the parking lot. Mr. Ruge inquired about the Teen Challenge facility located on Willow Street and if the special land use requirement was to have buffering between their facility and the house located to the east. Ms. Stachowiak stated there was to be a wood privacy fence. Mr. Ruge stated that there was a wood privacy fence around most of the facility but not by the house located to the east. Ms. Stachowiak stated that she would look into the matter. Mr. Ruge inquired about Saginaw Street and if the City would be doing the sewer separation project. Ms. Stachowiak stated that she would look into the matter. Ms. Foster inquired about Saginaw Street becoming a two-way street and what the formal process would be. Ms. Stachowiak stated that the request would be forwarded to the Transportation Department, Public Service Department, City Council Office and the Mayor's Office. Ms. Cordill stated that Grand River Avenue is part of the equation and that three streets would be affected (Saginaw Street, Oakland Street and Grand River Avenue). Mr. Frederick stated that the Dollar Store, located at the corner of Willow Street and Martin Luther King Blvd., has poor landscaping. On the south side of the lot there is a berm with a lot of weeds and there are no shrubs. When the request was approved, there was a requirement for landscaping and buffering when the building was formerly CVS pharmacy. Ms. Stachowiak stated that she would look into the matter. PLANNING BOARD MINUTES May 20, 2003 Page 15 12. ADJOURNMENT - Meeting was adjourned at 9:15 p.m. Respectfully submitted, James A. Ruff, Secretary, Planning Board PB Minutes.052003.wpd