HomeMy WebLinkAbout1991 Planning Board Minutes FINAL Regular Meeting
y LANSING PLANNING BOARD
7:30 p .m . , Circuit Court Room ##3
2nd Floor, Lansing City Hall c�
April 2, 1991 �
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The Chairman , Emly Horne , convened the meeting at 7:30 p .m . with arct
mb�er�s:
present:
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Barnhart , Goolsby, Horne , LeBlanc , McNutt, Wright
Excused Absence: Ms . LeBlanc moved to excuse the requested absence of Rose
Killips and Mr. Wright supported; APPROVED
Staff in Attendance: Fountain , Love
PUBLIC HEARING:
SLU-5-91 , 552 East Jolly Road--Ambulance Service
This is a request by Merle Ammerman , representing Lansing/Mason Ambulance
Service , to approve a special land use for property located at 552 East Jolly Road .
The applicant proposes to establish an ambulance service from this property that
would consist of two vehicles and four crew members . The property is currently
zoned "D-1" Professional Office District and is developed with an office in a
converted residential building and detached garage . The site measures 165 by 165
feet and contains approximately 27,235 square feet.
This case was presented by Vern Fountain , who responded to questions . They
intend to use the site just the way it is but hard surfacing should be considered .
BARRY CROWN , Attorney for the applicant , 2840 East Grand River, East Lansing .
I understand the principle concern is traffic problems along Jolly Road ,
particularly heavy traffic hours . My clients surveyed to find that 99% of their
work is not emergency so there is very little likelihood you will have screaming
traffic coming out onto Jolly Road . Parking information was submitted when the
applicant applied for a building permit . Impact from this business would be
negligible it is not a traffic generating business . The public does not come to this
site. The purpose of having this location is to keep four staff people housed in the
area close to the four area hospitals and there are eating and sleeping facilities .
Planning Board Minutes
April 2, 1991
Page 2
These drivers are carefully trained , not only for emergency medical service, but
in driving skills and will be directed not to cause traffic problems . Other
businesses would generate a lot more traffic and the public has respect enough for
ambulances to let them get out on the road . If there is a problem , my client is
willing to keep the vehicle on the road so the issue of pulling out will not have to
be faced.
This is the type of business we want in Lansing . „ The City may be getting out of
the emergency medical service . There is only one company in Lansing now ,
Lansing Mercy . It may be a necessity to have someone else here in town for the
protection of citizens . We should appraise the risks of this business opposed to
other allowed businesses .
Helen LeBlanc asked how many calls are made per day .
Kevin Ammerman , 227 Mechanic Street , Mason, responded . In 1990 calls performed
were 1 ,184, which average a little over four calls per day. Three of those would
be during daytime hours . Only one percent were emergency runs .
ALICE EDISON , 560 East Jolly , right next door. My husband and I have no
objection to this service going in . The owner has assured us that on nighttime
calls , all considerations will be taken on lights and sirens . The busy rush hour
lasts from 5 to 5: 15 p .m . My daughter is a radiologist at Lansing General ,
Sparrow and Ingham Medical and , like the gentleman said , we do take the
alternate route , not to the traffic on Cedar Street . I don't see any problems with
it and the owner will talk with us if there are any .
KEN KORTGE , 728 Hamilton Avenue, owner the of 540 East Jolly . It is zoned office ,
however , we have a single family dwelling used as a rental property . We have no
objection to this kind of service . Our only concern might be normal upkeep of the
property . In the past it was not very well considered .
I assume Mr. Ammerman will reverse that trend . Thank you .
Planning Board Minutes
- April 2, 1991
Page 3
Letters read by Chairman were from:
JAY SZLAMOWICZ , GC SERV ICES , 5015 South Cedar Street--strongly oppose the
requested special permit for ambulance service at 552 East Jolly Road. An
ambulance service would make our bad traffic conditions worse .
JIM FRADETTE , Marketing Operations Manager, Continental Bio-Clinical
Laboratory Service, Inc . ,609 East Jolly Road; no opposition . It will add to a
strong medical support team for the residents of this area of the City . This is an
important service for the area.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Committee Reports :
Zoning and Ordinance Committee:
Merle Barnhart , Chairman , reported the next meeting of the Committee will be held
April 10 at 2:30 p .m. in the Planning Division Conference Room.
Urban Development Committee:
Garry Goolsby , Chairman , reported the next meeting is scheduled for April 9 at 4
p.m. (rather than 5:30 as previously planned ) in the Council Conference Room.
Report from Planning Director: Vern Fountain reported.
1 ) We request that you complete the Board evaluation submitted to you because we
would like to complete the report by the end of the week .
Planning Board Minutes
April 2, 1991
Page 4
2 ) The Seven Block Plan was handed out and synopsized by Eleanor Love. The
Seven Block Committee was appointed by the Mayor and has met regularly each
month . Act 344, State Legislation under Blighted Areas Act enables us to work in
this area . The entire area is Pine, Kalamazoo, Butler, Michigan , King/Logan and
St . Joseph . The actual boundaries of the study area are Allegan , Butler, St .
Joseph and King/Logan , which involves approximately 29.24 acres . Area
population is approximately 520 people . Presently there are 143 housing units ;
Of that , there are 88 single family dwellings , 24 two family dwellings , one three
unit and one four unit contained within 114 different structures . Of those , 20 are
presently vacant and there are a number seriously dilapidated . We have a fairly
healthy number of owner/occupants .
The Committee would like; (1 ) to retain the one and two family character of the
area .
2) to retain a similar number of residents that presently exist; 120.
3) to develop a mid-sized grocery store , 12,000 square feet , similar to Gorman' s .
Independent Grocers , the IGA, are actively looking for a site on the west side of
Lansing .
4) a laundromat , combine a drug store into the grocery store and look at other
types of neighborhood retail services .
5) to provide opportunity for those that live in the area to stay in the area by not
pricing them out of the market .
6) picnic facilities and playground equipment for children.
They are in favor of having co-op houses so they could get some equity in housing .
The hard part is getting a bill through legislation because appropriations , as
well as everything else in the legislature , is not moving . MDOT has been very
helpful .
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Planning Board Minutes
w April 2, 1991
Page 5
Adjournment:
There being no further business , the regular Lansing Planning Board meeting of
April 2, 1991 adjourned at 9 p .m.
Respe fully submitted ,
Vernon C. Fountain ,
Zoning Administrator
for
James N . Foulds , Director
Lansing Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD
7:30, Circuit Court Room #3
2nd Floor, Lansing City Hall
April 2, 1991
1 . Opening Session
A. Roll Call
B . Excused Absences
C . Introductions
D . Approval of Agenda
2 . PUBLIC HEARING:
Procedures: Staff presentation--5 minutes
Petitioner comments--5 minutes
Audience reaction--3 minutes eac
e
A. SLU-5-91 , 552 East Jolly Road--Ambulance Service `
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3 . Comments from Audience (5 minutes each )
4. Recess —Q =
5. BUSINESS SESSION: =�
A. Approval of Minutes:
1 ) Approval of Minutes of March 19, 1991
B . Committee Reports:
1 ) Zoning and Ordinance Committee
a ) Next meeting Wednesday , April 10, 1991 at 2:30 p .m. in the
Planning Division Conference Room '
2) Urban Development Committee:
a ) The next meeting is scheduled for April 9, 1991 in the
Council Conference Room at 5:30 p .m.
031991 APPROVED 041691
TO CLERK 010794
01 -12-94P12 : 24 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30 p .m. , Circuit Court Room #3
2nd Floor, Lansing City Hall
March 19, 1991
The Chairman , Emly Horne , convened the meeting at 7:30 p .m. with eight members
present:
Barnhart , Goolsby, Horne , Killips , LeBlanc , McNutt , Monteith , Wright
Staff in Attendance: Foulds , Fountain, Ruff, Spackman
Approval of Agenda:
Mr. Barnhart added item f to the Zoning and Ordinance Committee , as NCU-5-91 ,
2010 East Michigan Avenue, request for a substitution . ACCEPTED
PUBLIC HEARINGS: Presented by Vern Fountain , Zoning Administrator
SLU-3-91 , 433-435 South Cedar Street--Residential Care Facility
Dan Hicks , Director of Lansing City Rescue Mission , 607 East Michigan Avenue ,
representing the petitioner, Leon Parker. The Rescue Mission is a faith mission ,
non-denominational and inter-demonination ally supported , in existence for 80
years and provide emergency , temporary shelter for the homeless . With these two
houses on South Cedar we plan to expand the current ministry of the Mission. Now
we are only able to help men and we would like to be able to offer help to women
also. We feel with our Christian counseling and Biblical teaching we can and
have helped people overcome addictions and get their lives back on the right
track .
JAN SCHLOSSER . Womens' Director of the Lansing City Rescue Mission . We propose
to use the two houses for a drug and alcohol abuse program and for adult women
coming out of prison. Presently we have only an overnight stay available to eight
women amd overnight transients needing food , shelter and clothing for two
families , which we will continue at Michigan Avenue . The program will consist
of a four to six months stay continually supervised and they will receive job
training . We were hoping to have seven women per house. Basically we are
trying to change their environment, structured and drug free. Nancy Parker owns
the houses and is donating them to the Mission. We hope local community churches
will be helpful .
Planning Board Minutes
March 19, 1991
Page 2
Ms . McNutt questioned, will they only come from prison or from Ingham County jail
too? Ms . Schlosser reported, we will be working closely with prison fellowship
and have three women involved with the ministry that are involved with Ingham
and Eaton County jails now and they will recommend women who they work with
and then make application to see if they fit into our program.
JAY MOREY, representing Kar-Kote Auto Rustproofing at 410 South Cedar. I don't
think the area is conducive to that use. It is a commercial area on a very busy
street . I am in the auto sales and rustproof ing business across the street and was
more than happy when those rental houses were torn down. A lot of my problems
disappeared; such as breaking in , car theft , etc. The people who visit will also
be a problem, not just those who live there .
BILL MOREY, 410 South Cedar Street. Some women that come in with the ex
offenders over there will get skittish.
JAMES BLAIR , 511 Fulton Place and owner of 410 South Cedar. I object to the
petition request. This would be detrimental to policy decisions this Board has
made. This piece of property is the entrance to the development area . Almost 100
older residential structures have been removed in the last 15 years , primarily to
make room for expansion of non-residential activities . There are 30,000 cars a
day going by this property and adding more automobiles would cause more
accidents . Noise is a serious problem in the Corridor, usually associated with
major daily traffic and is not conducive to a residential area . I would like to ask
this Board to stick by its own development plan for this community. Thank you.
NANCY PARKER , owner of the two properties . I am aware of city plans . There are
no monies available to develop a park . To me 410 looks much worse than any of
those houses . These women are supervised 24 hours a day , more control than
living alone in an apartment. The location is ideal because they can walk to
Davenport College , West Junior and the bus line. We do not allow men on the
grounds and even if someone was there to do work, a housemother or matron has
to be there . If a man picks up a woman , he is not allowed in the house.
Planning Board Minutes
March 19, 1991
Page 3
These women would not cause noise pollution. I prepare a report for the State of
Michigan every six months on babysitting . We have a problem in Lansing . When
the City has enough money and the desire to turn this into a park , then we will
deal with it . A number of churches have said they will support this program and
fix up anything that needs to be done .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-4-91 , 2117 South Cedar Street--Automobile Sales
This case was presented by Jim Ruff, who responded to questions from the Board.
For buffering the planter has been extended all the way around and there are
plants and shrubs all around the brick wall , but some improvements discussed
with the original rezoning have not completely taken place; removal of a curb cut .
In the interim Cedar Street has been modified so we allowed them to maintain
access until the issue is settled.
This Board held a public hearing and Councilmember Schmidt held a neighborhood
meeting . During discussion one solution was to allow a special land use permit
instead of changing the zoning because a building cannot be constructed in J
Parking and they preferred it to remain that . The Zoning Ordinance has been
amended to allow new or used vehicle sales from J Parking District if a special
land use permit is approved. Mr. Foulds added, construction is not allowed in the
J Parking District . This also would not allow anything but sales .
RICHARD RAMONT, 4416 Commanche Road, Okemos and owner of the property at 2117
South Cedar Street. We want to continue displaying automobiles on the property .
We put up a nice building and do used and new cars . Our hours are 8:30 until 8
p .m. and on Saturdays only until 5 p.m. Traffic will be lower than the previous
use . We probably have ten customers a day.
Mr. Wright questioned, do you have flood lights on this parcel?
Mr. Ramont; Yes , on the Riley Street side that the City put up.
Planning Board Minutes
March 19, 1991
Page 4
Communications were received from:
CARROLL COLLIER , representing 513 Woodrow, with no comment.
ESSIE THOMPSON , 512 Riley; permit will be OK as originally agreed the curb
cut on Riley was closed in its present location and landscaping was put in . A
drive could be installed closer to Cedar Street across from Sir Pizza .
SIMON MEKHAYEL , 2119 Colvin Court . We are happy with what Mr. Ramont did with
landscaping , the parking lot and keeping it clean , but exits are too close to the
residential area and to the street. The neighborhood is full of kids and we need
more security for them. If they moved the exit/entrance from Riley Street, I would
appreciate it.
JOHN LENHARD , 120 Whitehills Drive, East Lansing . The cut on Riley is essential
for the safety of patrons and employees . To move that west toward Cedar would
allow no functional curb cut because if traffic is lined up , you cannot get out .
The cut on Riley allows safe and easy access . Thank you.
DIANE KNEPSHIELD , 517 Woodrow. The appearance has improved. I am one in line
with the flood lights . They are on from dusk to dawn and shine in my window, so
I am concerned that parking would include any more lighting . Traffic does not
seem to be a problem from expansion of the property. It is much better than prior
to this business . I would like to have the lighting changed , but I don't know if
it' s a realistic safety factor.
Mr. Ramont reported; the Board of Water and Light constructed the lighting system
on two poles with two lights on Riley and one on the north side of the property
which BWL has already done that so it doesn't bother Cedar or Riley traffic flow.
The Board would work out something to not bother the neighbors .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
March 19, 1991
Page 5
A brief recess was taken by the Board.
BUSINESS SESSION:
Approval of Minutes:
Mr. Barnhart moved for approval of the minutes of March 5, 1991 and Mr. Wright
supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee: Merle Barnhart , Chairman
Z-1-91, 323 Lincoln Avenue/400 East Rockford Road B/C to J
The Committee discussed this request for Coscarelli' s Restaurant and agreed that
more information is needed, so this will be held for further study and report .
HELD IN COMMITTEE
SLU-1-91, 500 Block South Street—Flood Plain
This request is by Jon Bauer, representing the City of Lansing Public Service
Department , for a special land use permit to construct a 180 by 190 foot building
in the 100 year flood plain of the Red Cedar River. The Committee recommends the
Board approve subject to the following conditions:
1 . The elimination of all contaminated soils and replacement with appropriate
fill .
2. Adequate mitigating measures against debris , odor and new contamination .
Planning Board Minutes
March 19, 1991
Page 6
3. The Board of Water and Light has indicated this is a recharge area for the
ground water aquifer and every precaution should be taken to protect the ground
water in this area from hazardous substances . Therefore , it also recommended
that materials handled on this property preclude any type of hazardous
substances from being stored on the property , transported to and from the site or
loaded and unloaded on the site , now or with any future use of the property.
4 . The issuance of a permit by the Michigan Department of Natural Resources
allowing the construction as well as any filling of the property.
Mr. Barnhart so moved for approval and Mr. Wright seconded; APPROVED
NCU-3-91 , 521-523 North Butler—Class A
This is a request by the Greater Lansing Housing Coalition for approval of Class
A nonconforming status for the property at 521/523 North Butler to allow the
rehabilitation of an existing six unit structure to contain five one bedroom and
one two bedroom units .
The Committee requests that Class A nonconforming status be approved on a
conditional basis for a period of one year. At the end of one year if the project
is complete, the provisional status shall be removed. If, however, the project is
not complete at the end of one year, the Planning Board may require reapplication
or revoke Class A status . Further that a landscape screening and buffering plan
be submitted to and approved by the Planning Division , as well as a storm water
drainage plan being submitted to and approved by the Public Service Department
prior to any redevelopment of the site .
Mr. Barnhart so moved and Mr. Wright supported;
The ensuing discussion revealed concern by the Board members for the parking
plan proposed on the site. APPROVED
Planning Board Minutes
March 19, 1991
Page 7
SLU-18-91, 1012/1016/1018 Walsh Street—Off Street Parking
This is a request by David Nussdorfer for approval of a special land use permit
for three properties located at 1012, 1016 and 1018 Walsh Street for the prupose of
expanding the off street parking for the office and wareho;use building located
at 3305 South Pennsylvania Avenue, formerly known as Hager Fox. The Committee
feels that more information and study is necessary on this matter.
HELD IN COMMITTEE
NCU-1-91, 610 East Michigan Avenue—Substitution
This request is by William Ensley on behalf of Times Square for approval of a
substitution of use for property located at 619 East Michigan Avenue . The
property currently maintains a Class B nonconforming status because it does not
have off street parking associated with any business that would occupy the site .
The proposal is to develop an adult mini-motion picture theater. Chapter 1296 of
the Code specifically prohibits the location of an adult mini-motion picture theater
within 1 ,000 feet of another adult entertainment business and within 300 feet of the
property line of any residentially zoned district .
Therefore, the Committee recommends this be tabled until such time as the adult
theater up the street on Michigan Avenue should be removed.
Mr. Barnhart moved that the Board table this request and Ms . LeBlanc supported;
TABLED
NCU-5-91, 2010 East Michigan Avenue—Substitution
This is a request to put three offices inside the structure at 2010 East Michigan
Avenue, formerly Lindemann's Meat Market. The renovation would all be interior.
The Committee recommends the substitution be approved and future change in the
use of the building other than office would then require us to review the use
substitution .
Mr. Barnhart so moved and Mr. Wright supported. APPROVED
Planning Board Minutes
March 19, 1991
Page 8
The next meeting of the Zoning and Ordinance Committee will be held
Wednesday , April 10, 1991 at 2:30 p .m. in the Planning Division Conference
Room in the City Hall Annex.
Urban Development Committee:
Garry Goolsby, Chairman, reported the next meeting of the Urban Development
Committee is scheduled for Tuesday , April 9, 1991 in the Council Conference Room
at 4 p .m.
Executive Committee:
a ) 1991 Budget and Work Program
Ms . Horne reported that a meeting was held on March 13 at 1 p .m. Mr. Foulds gave
an in-depth review of the budget. Action is- postponed for further study.
b ) The 1990 Board Evaluation was prepared and briefly discussed. This
year included support programs and a tour for the Michigan Society of Planning
Officials annual meeting held in Lansing during October. Action is pending study
of the report.
Report from Planning Director:
a ) Housing Goals
Mr. Foulds and Mr. Spackman presented a format and description on how the
discussion will approach revisions for Lansing goals for the future . Using
Housing Goals as the initial topic, the organization will include a visionary goal
statement. Policy statements and strategies for implementation will be sub-
components for the Goal.
Planning Board Minutes
March 19, 1991
Page 9
We have identified a number of categories under the Housing Goal which will be
presented which include neighborhood, existing housing , housing rehabilitation ,
new subdivision development and downtown housing . Each month the staff and
Board will discuss progress in the City goal revision process.
Adjournment:
The regular March 19, 1991 meeting of the Lansing Planning Board adjourned at
10 P.M.
Respectfully submitted,
a es N . Foulds , Director
ansing Planning Division
WC
r%
Regular Meeting
LANSING PLANNING BOARD
i. .......
__-----�'''30 p .m. , Circuit Court Room #3
g zgnd Floor, Lansing City Hall
'91 ��� 25 R� March 5, 1991
The Chairman , Emly Horne , convened the meeting at 7:30 p .m . with seven members
present:
Barnhart , Goolsby , Horne , Killips , LeBlanc , McNutt , Wright
Excused Absence: Mr. Goolsby moved for approval of the absence of Beth Monteith
and Ms . LeBlanc supported; APPROVED
Mr. Wright moved to excuse Ms . Monteith' s absence from the Board meeting of
February 19 and Ms . LeBlanc seconded; APPROVED
Staff in Attendance: Foulds , Fountain , Spackman
PUBLIC HEARING:
Z-1-91 , 323 Lincoln Avenue and 400 East Rockford Road B and C to J
Vern Fountain presented this case . Our concern is if expansion does occur, there
be a more improved buffer strip between the parking area and adjacent residential
homes . What is there now is adequate .
If flood lights for the parking area are installed , they should be low and directed
away from the residential area .
DON HARTWICK, I am assisting Tom and George Coscarelli in their rezoning
petition. The building in question has been in the family since the 1930's and the
restaurant has been there since 1976 . Tom and George would like to completely
renovate and expand. The remaining portions of the building are retail. They
would like to increase the kitchen area for the restaurant and install a sports bar
and loungeon the south end . In the center of the building they would like to add
private dining rooms and expanded facilities for catering . They also need area
for storage . When you change from retail to a restaurant/lounge function, you
require more parking The increase in parking is approximately 90. Presently
Planning Board Minutes
March 5, 1991
Page 2
we are restriping and with the addition of two parcels , we can reach 130, which
is what our site plan shows . That is just an idea and could change . The curb
cuts on Lincoln and Rockford would be new.
Renovation will occur inside and out . The retail will be totally renovated .
Because of that we need more parking and the only feasible place was to the rear.
The site on Lincoln is owned by Tom and George and they recently acquired an
option on the two family site on Rockford . To the next property on Lincoln we have
indicated a fence . On the Rockford side the next house is centered on its lot so we
have provided about 14 feet where a fence could be put in there . When the parking
lot is done , the lighting will be totally changed, there will be landscaping and
resurfacing in areas that need it and be restriped .
Mr. Barmjart pointed out that Public Service has serious concerns about runoff
and on site drainage . The storm sewer is at capacity.
Ms . Horne asked the total seating capacity . The answer; that will be available
prior to next week's committee meeting .
MOLLY LORD , 322 East Rockford. I am totally against the rezoning because the
parking lot will be too close . I am the first house west and will be surrounded by
parking lots . I moved there thinking it was a residential area . During the
winter the snow is on the fence line and the water will be seeping into my
basement. Also I don't like the idea of seven day traffic . With a fast food service
it will be even worse . The fence line in the back is outrageous . I don't want to
be totally surrounded by parking lots . What type of barrier would be put up for
my protection? I would just as soon this be turned down.
Communications were received from:
J .K. STEADMAN , 214 Lincoln Avenue . This rezoning should not be granted for
several reasons:
Planning Board Minutes
March 5, 1991
Page 3
1 . The property is only one block from Maplewood School . Coscarelli's property
on Rockford is a bar and a bad influence for children .
2 . The house on Lincoln was raided by police for selling drugs according to my
neighbors .
3 . We have enough traffic on Maplewood and Rockford from Health Central . Their
vans are constantly going by .
4. Coscarelli' s owns property on Cedar Street could be used for parking .
5. One lady that lives next to this property on Lincoln is handicapped and would
not have any peace with more traffic . .
6 . One of the Coscarellis sells used cars and has said he might have a used car
lot there. It is bad enough we have a pool room in one block without a used car
lot.
Finally , twice a car has driven at a high rate of speed over our lawn and my
neighbor's , just missing the houses .
TOM COSCARELLI . The lady next door, Elsie Abent, called and said she was in
favor if we put in a fence and buffer strip .
George Coscarelli, I have not disgraced having a license . Our patrons won't pass
her house on the way to the pool hall . That has caused a lot of friction in the
area . Third the house in question has been deteriorating that's why we want to
get rid of it.
• Mr. Barnhart questioned the status of ownership of the house on Rockford. Mr .
Coscarelli; we have an offer pending .
REFERRED TO THE ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes ,
March 5, 1991
Page 4
BUSINESS SESSION:
Approval of Minutes:
Mr. Wright moved for approval of the minutes of February 19, 1991 as printed and
Mr. Barnhart supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee:
Merle Barnhart , Chairman , reported that the next meeting will be March 13 in the
Division Conference Room at 2:30 p .m.
Urban Development Committee:
Garry Goolsby, Chairman , reported the March 12 meeting will be canceled. The
Committee also is discussing moving the time of the Tuesday meetings up to 4 p .m.
Report from Planning Director: Jim Foulds
1991 Budget and Work Program
1 ) I have indicated the difficulties the City is having with its budget for next
year. To meet the nine percent reduction imposed by the Mayor to cut operating
expenses the Department has , in addition to the unfilled positions , we have
proposed and Council adopted last evening , to raise permit fees to increase
revenue between now and the end of this fiscal year.
Planning Board Minutes
March 5, 1991
Page 5
Where all those actions put the Planning Division is we will not be losing any staff
between now and June 30. If revenues from fee increases have substantial impact
in both Planning and Building Divisions , we can get through next year without
losing staff. I may come back in July if there will be impact on staff. I ask that
we have an Executive Committee meeting to get your comments before it goes to the
Mayor.
The fee increases , which I will provide you a copy of, include:
Rezoning , Special Land Use and Planned Residential Developments Applications
-less than one acre , $400 (currently $200)
-one to three acres , $500 and
-greater than three acres , $650
Still those don't come anywhere near our costs . We did an extensive review of
other areas; Kalamazoo, Grand Rapids , Ann Arbor, plus abutting townships here
and a copy of a Grand Rapids study from their abutting townships . Compared to
some communities , we're comparable with Ann Arbor and Grand Rapids and what
they do with large parcels is to add on if it goes over five acres , $50 to $100 acre .
Board of Zoning Appeals
-less than an acre $150, the old was $75
-one to three acres is $200
-greater than 3 acres , $300
Council committee felt BZAs are generated by home owners , rather than corporate
kinds of things . So they were concerned about doubling that fee , but $150 is not
unreasonable . Most communities their least expensive application ranges from$50
to $200.
Site Plan Review, we don't presently charge for running it through Public
Service , Traffic Division , etc . but we are going to start;
-less than an acre $150
Planning Board Minutes
March 5, 1991
Page 6
-one to three , $200
-greater than three acres $350.
Lot Split applications (currently no charge )
-administrative , $100
-those below minimum before the Board/Council we will charge $200
Plat applications , currently $20 based on an ordinance from 30 years ago, now
they will come in at $150.
Currently we generate between $17 ,000 and $20,000 a year in revenue in our
Division for applications with our old fees . On a 12 month basis with new fees , it
would go up somewhere between $55,000 and $65,000--that's substantial .
(2) Staff has been working with the Eastside Neighborhood Organization on down
zoning for Sparrow Estates; which is that little area west of Pennsylvania , north
of Michigan Avenue across from Eastern High School . It was the first community
policing area in the city . That area is it very high density and multiply zoned,
which is over zoning for the area . It was done prior to WWII to accommodate
workers for the defense industry and was never corrected. We need to put a
reasonable cap on so the area doesn't get out of control.
Tomorrow night we will take a proposal to them and if they are agreeable to it , we
will ask them to contact the Council to initiate a petition on their behalf similar
to the one you did in Green Oaks . The Committee consists of Mary Margaret Woll,
Rick Kibbey and Vickie Adams , Chairperson of their committee .
Master Planning Goals and Objectives . I have a video, "Discovering the Future
(the business of paradigms )" , that I thought was excellent and want to share with
you. Paradigms are defined as rules and regulations that define boundaries . The
presenter, Joel Barker , a Management Consultant , uses the paradigm concept as
a teaching method to get people to look beyond conceptual constraints of how they
make decisions.
Following the video presentation Jim Spackman , Deputy Director , explained, the
Planning Board Minutes
March 5, 1991
Page 7
goals and objectives formulated in the 70s are actually two sets; one , goals and
developmental objectives and the second part of the document was citywide
policies . I would like to give you insight on how these two documents fit together
and relate that back to the comprehensive plan. In 1975 we used the Capital
Improvements Program and at the same time became involved in the Community
Development Block Grant for about one year. At the same time we were going to
revise the city's 1958 Master Plan .
We came up with a series of topics; housing , public and community facilities ,
economic issues , parks and recreation , transportation . Then we further defined
categories to become something more concrete . Then generated a rationale
underlying the need to deal with existing policy .
We then got into Master Planning phases in mid 1976 and 1977, for River Island,
we started to identify assets . From there we defined specific problems .
Mr. Foulds added, some things in the 1976 Master Plans recommended priority
areas for rehabilitation. Some of those accomplished; Cherry Hill , North Lansing ,
the Kingsley area , Case/Ballard , the Embassy area and Green Oaks area , are well
underway . In 1976 we had a substantial lack of housing for senior citizens .
Through the State Housing Authority and HUD we have built over 4,000 senior
citizen units in the city. There was a policy for low income housing in terms of
regional participation. That has not happened; other than MSHDA projects in
Meridian Township , Delhi--the Holt area , no other community is providing low
income housing . What we have to talk about now is "preservation" and
"stabilization" as opposed to "growth" and "development" issues .
Ms . Killips stated, the Case/Ballard area is one of our biggest problems in the
city and no attention has been paid to that area in many years . The Wohlert
Corporation bought a lot of property for parking lots amid the rapidly or already
deteriorating housing . The parking lots have no buffering , just big cyclone
fences . Some of the parking lots are not even paved so there is dust and dirt all
over the neighborhood. It is still a residential area and problems need to be
addressed .
Mr. Foulds added, that was Neighborhood Development Area 3. The area citizen
group wanted to remove housing because it was in such bad shape and that was
Planning Board Minutes
March 5, 1991
Page 8
done through the Block Grant program to allow the Motor Wheel Corporation to
expand .
Adjournment:
The regular March 5 , 1991 meeting of the Lansing Planning Board stood adjourned
at9:30p .m.
Respectfully submitted ,
J a e N . Foulds , Director
Lansing Planning Division
WC
Regular Meeting ,�1 �,� A� 8 Q�{
LANSING PLANNING BOAR
7:30 p .m. , Circuit Court Room #2
2nd Floor, Lansing City Hall
February 19, 1991
Emly Horne , Board Chairman, convened the meeting at 7:30 p .m. with six members
present:
Barnhart , Goolsby , Horne , Killips , LeBlanc , Wright
Excused absences: Mr . Goolsby moved to excuse the absence of Margie McNutt and
Ms . LeBlanc seconded; APPROVED
Staff in Attendance: Foulds , Fountain , Spackman , Stonehouse
The agenda was approved as printed .
BUSINESS SESSION:
Approval of Minutes:
Mr. Barnhart moved for approval as printed of the January 22, 1991 minutes and
Mr. Wright supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee: Merle Barnhart , Chairman
SLU-18-90, 1012/1016/1018 Walsh Street
The Committee considered the request by David Nussdorfer for a special land use
permit for properties located at 1012, 1016 and 1018 Walsh Street. A letter was
received from Don Hines , attorney for the applicant , requesting we postpone action
for an opportunity to develop plans and respond to concerns of neighbors and the
Committee .
HELD IN COMMITTEE
l
i
F
Planning Board Minutes
February 19, 1991
Page 2
NCU-2-91, 2005 East Michigan Avenue—Class A
The Committee recommends that this request by David Murray for approval of a
Class A nonconforming status for property located at 2005 East Michigan Avenue .
The site under consideration measures 57 by 122 feet and the request is not to
change that footprint , but basically to remodel the structure' s interior both for
health restrictions , handicapped rest room , etc . be approved subject to the
following :
1 . Approval is specifically for the existing use of this property and any
change of use will require a review through the substitution process .
2 . The proposed improvements to the site , which consist of upgrading the
sanitary facilities and also renovations to the interior and exterior of the
building to improve the overall decor, be completed within one (1 ) year of
the date of this approval .
Mr. Barnhart so moved and Mr. Wright supported;
Mr . Wright pointed out that even though the property does not have its own off
street parking , the property immediately behind has public parking and we don't
believe parking has been a problem. APPROVED
Z-2-90, 1900 Block of Larch Street and 1800 Block of Thompson Street
C to F and H
Vern Fountain, Zoning Administrator, displayed a map and gave a verbal
presentation . The property involved belongs to Jay Gupta , who was here last year
to rezone this to "F" Commercial for a used car lot. This triangular shaped
property was referred to Mr. Stonehouse' s office to possibly be purchased and
equally distributed to adjacent residential home owners . There was no funding
available for that . It has been idle for about six months now. Council has
discussed this and at Committee level suggested it come back through Planning
Board to see if there was any other reasonable zoning that could be applied.
There are a variety of zonings on it, "C" Residential , "H" Light Industrial and "F"
Commercial Districts .
Planning Board Minutes
February 19, 1991
Page 3
His request is to put the entire site in commercial . We looked at a reasonable use
to try to maintain the residential development . We tried to encourage him to
secure the parcel to the north at Douglas and Larch to provide access to the
property .
Jim Foulds added; there is not a good use for this particular piece of property .
A legal difficulty is that we have to allow some use and a residential use is not
reasonable . The "J" Parking District would allow the two parcels to work in
tandem and if we could put the cul-de-sac in place to protect the residents on
Thompson . This is possibly the best solution for the parcel .
We would like you to react to this proposal . The real key is to protect the
residents on Thompson . Board members expressed concern with intensity of use
and a Thompson Street cul-de-sac .
Jim Foulds: Let me summarize what I believe is the majority of thinking .
If the parcel on the corner of Douglas and Larch Street were made a part of this
package and a cul-de-sac were constructed, you would feel more comfortable with
the zoning pattern we have proposed . Otherwise you would feel the impact on
Thompson is still negative .
The next meeting of the Committee will be Wednesday , March 13, 1991 at 2:30
p .m . in the Planning Division Conference Room.
Urban Development Committee:_ Garry Goolsby , Chairman
Act-1-91, 216 Village Drive—Land Disposal
This is a request by the owner, Kathleen Vincent , to purchase the property in the
unapproved-access easement adjacent to their property. This was part,of the plat
and remains unused or undeveloped . It was originally intended to provide access
to Gardner Middle School from the Lancen Village Subdivision . It has not been
used; children are using other routes to get to school .
F
Planning Board Minutes
February 19, 1991
Page 4
There appears to be no reason for this easement to remain under City jurisdiction
or for public use . The Committee , therefore , recommends that the City of Lansing
vacate the right-of-way as requested by the owners at 216 Village Drive .
Mr. Goolsby so moved and Ms . Killips supported; APPROVED
CDBG Objectives, Work Program/Budget
At the January 8, 1991 public hearing we had some comments from the audience and
Mr . Stonehouse gave information. The Committee had more intensive discussions
with him at their meeting . Our questions were answered and the Committee was
satisfied with learning about the programs the City offers in helping the low and
moderate income level people in terms of housing needs and how the city leverage
money for sources to effectively deal with some of our problems .
Mr. Goolsby moved the Committee's recommendation that the Board endorse the
CDBG draft statement and budget to the Mayor for inclusion into the 1992 budget
recommendations . Ms . Killips seconded the motion; APPROVED
The next Committee meeting will be March 12, 1991 at 5:30 p .m. in the
Council Conference Room.
Report from Planning Director: James Foulds
1 ) Several weeks ago I gave you a copy of the proposed Work Program and Budget
for fiscal 1991 and 1992 and I would like to schedule a meeting with the Executive
Committee after we get more feedback from the Mayor's office. The Finance
Director has projected the City is in a position right now through June 30, 1991 of
having approximately $74 million in total municipal expenses . That is compared
to a $72 million income from property and income taxes and other city revenue
sources . So we have about a $2 million shortfall.
Planning Board Minutes
February 19, 1991
Page 5
Given other available funding in the current budget, that can be reduced to
around $1 million . Each department has been given a target figure to reduce its
budget by June 30 of this year. Our Department's target is about $180,000 spread
over the three Divisions . Mr. Tubbs has been meeting with the Division Heads to
accomplish that reduction . I would like to wait until I see the implications of that
reduction before I meet with the Board. I don't know what impact that will have
on our Work Program so any discussion we have now may be meaningless in terms
of the amount of staff I will have July 1 .
2) We need to update the Master Plan which goes through 1990. The Goals and
Development Objectives currently adopted as part of the Master Plan process has
been submitted to you . These would have to be amended first before we get in with
any area master plans . This was adopted in 1977 and in summary its contents of
goal statements and developmental objectives in several functional areas include;
Housing , Growth , Parks and Recreation , Economic Opportunities , Transportation
and Public Services and Facilities .
Those general statements resulted in specific policies dealing with each one of
those areas . Those policies basically ended up in the Master Plan. Strategies for
the areas relate to these policies . We need to go through these starting with
general goals and developmental objectives and update these and have them
debated and adopted by Council so we can proceed. How would you like to do that?
Ms . Killips expressed Board consensus; we should have input from everyone.
3) Regarding the budget; I am trying to approach problems responsibly and
trying to lay out a five year program. We would like to leave the City with a
functional planning component. If you have some thoughts, please share them
with me.
New Business:
Mr. Wright encouraged Board members to attend the Willow Pine meeting .
Planning Board Minutes
February 19, 1991
Page 6
Communications:
Ms . Horne reported she did receive a letter from Donald A. Hines on behalf of SLU-
18-90 requesting removal of this matter from the Board agenda but following site
modifications and/or development, action be taken at a subsequent meeting .
Adjournment:
The regular February 19, 1991 meeting of the Lansing Planning Board adjourned
at 9: 15 p .m.
espectfully s bmitlted,
b
J mes N . Foulds, Director
L ng Planning Division
WC
Y
R'E0D. L AIN1SifN0
u; ZIERIK.
E : -
:egular Meeting
A(� qL� SING PLANNING BOARD
7:30 D .111. , Circuit Court Room ##2
2nd Floor, Lansing City Hall
January 22, 1991
The Chairman , Emly Horne, convened the meeting at 7:40 p .m. with six members
present:
Barnhart , Horne , LeBlanc, McNutt , Monteith , Wright
Absent: Goolsby , Killips
Mr. Wright moved to excuse the absence of Rose Killips and Mr. Barnhart
seconded; APPROVED
Staff in Attendance: Slpackman , Coscarelli, Fountain , Ruff
Approval of Agenda : An addition was made to the Urban Development Committee
for consideration of Act-2-91 , Fairview Park .
There were no scheduled public hearings this evening .
Comments from the Audience:
VIRGINIA STEWART , 1249 North Foster, Lansing Township , regarding Act-2-91 ,
Fairview Park . I am interested in this being retained as a "natural park." It is
primarily wetland and wooded area . It has a major research project on it , as you
well know. The people in the area enjoy this park . The wetland has ducks
nesting on it and various other forms of wildlife . I would hope that if Lansing
does take over the Park, that it would be retained as a Park . Thank you.
MERLE ANDERSON, 5433 South Waverly Road, regarding Z-4-88/SLU-3-88 Mobile
Home Park. I am opposed to this . Approximately three blocks down are two
multiples and also the other way . This area all had two acre lots at one time . It
is now divided up and it seems that we should retain the neighborhood as it is .
We have enough people coming and going now.
Planning Board Minutes
January 22, 1991
Page 2
ANDREW SASS, Attorney for the petitioner for Z-4-88 and SLU-3-88 . I have
reviewed the amended analysis on this proposed rezoning and special use permit
and I reiterate what I stated in a letter sent to the City today , that the basis set
forth in that analysis are not proper. They indicate on the face that this is an
intentional discrimination against mobile home parks , in violation of the laws of
Michigan. If the Board holds to the recommendations based on the analysis , I
have been instructed to file suit to have such decision reversed and also to seek
recovery of damages . Thank you.
GERALD HUCKABA, 5410 South Waverly Road. The thing has been denied and it
keeps coming back up and we have to keep coming back . You people are harassing
the neighborhood that is against the trailer park. Enough is enough.
A recess was taken by the Board and discussion was held on Act-2-91 by members
of the Urban Development Committee .
BUSINESS SESSION:
Approval of Minutes :
Mr. Barnhart moved for approval of the minutes of October 16, 1990 and Mr. Wright
supported; APPROVED
Mr. Wright moved for approval as printed of the January 8, 1991 minutes and Nis .
McNutt supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee: Merle Barnhart , Chairman
Planning Board Minutes
January 22, 1991
Page 3
Z-4-88, 5400 South Waverly Road A to DM-1
This petition goes back to February 9, 1988 when it was first filed. This has been
denied previously . It is a request by Mary Ettinger to rezone property on the west
side of the 5400 block of South Waverly Road from "A" Residential to "DM-l"
Residential District for the purpose of developing a mobile home park that will
contain approximately 319 units on 64 acres .
The Committee met on this item on January 16 and formulated a recommendation as
follows: We recommend that the Board deny the petition, reaffirming the earlier
denial of the same petition back on September 12, 1990. Following a review of the
additional information in the staff report and the November 13, 1990 letter from the
petitioner's attorney .
1 . The Committee's basis for its recommendation of denial is the opinion that the
"DM-1" Residential zoning district is not in conformance with the Master Plan .
2 . The "DM-l" District allows residential densities of 11 .4 to 19.8 dwelling units
per acre . The Master Plan designates this property primarily for 0 to 7 dwelling
units per acre .
3. The Master Plan orients the more intensive residential and commercial land
uses toward the intersection of Jolly and Waverly Roads . This proposal would be
an expansion of the more intense designation to the south in opposition to the
Master Plan.
4 . The existing storm drainage system is inadequate to service the proposed
development . Increasing the density of the allowable dwelling units will not
rectify, but possibly hinder, the situation.
5. The addition of another multi-family zoning district could allow for the
compounding of the uneven distribution of mobile home park development which is
concentrated in the southwest quarter of the City..
Mr. Barnhart so moved for denial and Mr. Wright seconded; DENIED
Planning Board Minutes
January 22 , 1991
Page 4
SLU-3-88, 5400 Block South Waverly—Mobile Home Park
This request is to place a mobile home park of 319 units on 64 acres of land located
on the west side of the 5400 block of South Waverly Road. The Committee is
requesting the Board to vote for denial, reaffirming our earlier denial of
September 12, 1990, following a review of the additional information in the staff
report and the November 13, 1990 letter from the petitioner' s attorney.
The following factors are the reasons for denial.
1 . The mobile home park would virtually change the type of residential character
anqd result in an uneven distribution of mobile home parks within the City of
Lansing concentrated in the south/southwest portion of the City .
2 . The proposed mobile home park is not consistent with the Southwest Area
Comprehensive Plan.
A. The proposed location is generally designated for "low density"
residential development . Mobile home parks fit more appropriately in the
"moderate density" residential designation .
B . The orientation of the more intensive multi-family and commercial land
uses is toward the north around the intersection of Jolly and Waverly Roads .
3 . The higher density, as reflected in the proposed mobile home community
development , would result in significant traffic volumes added to negative
impacts of the current C and D levels of service on Waverly Road.
4. The existing storm drainage for the area is inadequate to support the proposed
development . Finally , the site plan has not undergone a thorough design review
because of the land use recommendation. If the Planning Board or City Council
move to approve the requested petitions, the Plan would then be reviewed in
depth .
Mr. Barnhart moved for denial and Mr. Wright supported; DENIED
Planning Board Minutes
January 22 , 1991
Page 5
NCU-18-90, 916 West Lapeer Street
The Committee recommends that the request for Class A nonconforming status for
property located at 916 West Lapeer Street be approved subject to:
1 That the required off street parking be paved and striped . The number of
spaces required in this situation are four (4) off street parking spaces .
2 . Submission and approval of an adequate site plan .
3 . Completion of the renovations as proposed and improvements no later than
July 1 , 1991 unless otherwise extended.
Mr. Barnhart so moved and Mr. Wright seconded; APPROVED
Mr. Barnhart added; the Committee was satisfied , based on testimony and
evidence, that the improvements proposed for this property would be in the best
interests of the neighborhood and , further the Committee found that the proposed
use of the property is not out of character with the area , which is made up of
mixed one , two and three family residential units . And , further, that the Master
Plan designates this area as moderate density residential development .
Z-21-90, 912 East Kalamazoo Street C to F
The Committee considered the request to rezone 912 East Kalamazoo Street from "C"
Residential to "F" Commercial District for off street parking expansion for the
Quality Dairy store located immediately to .the east of the site .
Based on a letter from Mr. Martin indicating that he no longer has any interest in
rezoning this property , which is one of the conditions upon which the City would
consider the request , recommends that the request be withdrawn and no further
action be taken on the rezoning of this property .
Mr. Barnhart so moved and Mr. Wright supported;
NO FURTHER ACTION BE TAKEN
Planning Board Minutes
January 22, 1991
Page 6
For information only; Z-23-90, 2200 Block of Olds Avenue, a request by Industrial
Welding who sent a letter asking for tabling for sixty days . The Committee
recommended it be extended for another sixty (60) days to allow them to put
together a plan for expansion of the area .
The next meeting of the Zoning and Ordinance Committee will be held
Wednesday , February 13 , 1991 at 2:30 p .m. in the Planning Division
Conference Room in the City Hall Annex
Urban Development Committee:
Act-2-91 , Fairview Park
The State of Michigan has offered this property to the City through legislative
action for its continuance as a City park .
Jim Spackman added , if the Board does take action tonight and we send that
information to the Mayor and Council , staff will request this be formally referred
by the City Council for the Mayor' s office to the Planning Board for it to go
through a more extended process to more thoroughly examine input from other
agencies and the neighborhood .
Ms . LeBlanc moved that we recommend the City of Lansing accept the land parcel
described as Fairview Park to be dedicated as a City of Lansing park and
preserved as a natural area pending the results of an environmental assessment.
Ms . McNutt supported;
Mr. Spackman added, the DNR has not indicated there is anything wrong with this
site and nothing we have looked at on old maps indicates there was anything ever
dumped . But , like so many sites , who's to say some small businesses may have
dumped in the area in the past . As you know, Hunter Park , among others was a
dumping site and that was not discovered until just a few years ago.
Planning Board Minutes
January 22, 1991
Page 7
The requirement for an assessment is part of the City' s ordinances for receipt and
acquisition of land and has been in effect since 1988 by the City to protect itself.
Helen LeBlanc added; the assessment is just to insure there has been no dumping
of toxic substances .
Mr. Barnhart added; the environmental assessment could be helpful to determine
whether it would be appropriate to hard surface it to be used for parking . Call
the question .
Motion restated; APPROVED
The next meeting of the Urban Development Committee is scheduled for
Tuesday , February 12 , 1991 in the Council Conference Room at 5:30 p .m .
Communications:
1 . A letter from Mayor McKane regarding Fairview Park .
2 . A letter from Andrew Sass , attorney regarding Z-4-88.
Adjournment:
The regular January 22, 1991 meeting of the Lansing Planning Board adjourned at
8:40 p .m.
Respectfully submitted,
• Jame Spa kman ,
Deputy Director
for
James N . Foulds , Director
WC
010891 APPROVED 012291
TO CLERK 010794
Regular Meeting 01 -12-94P12 : 22 RCVD
LANSING PLANNING BOARD
7:30 p .m. , Circuit Court Room #2
2nd Floor, Lansing City Hall
January 8, 1991
Emly Horne , Chairman , convened the meeting at 7:30 p .m. with six members
present:
Barnhart , Goolsby , Horne , LeBlanc , Monteith, Wright
Excused: Killips , McNutt
Mr. Wright moved to approve the absences of Rose Killips and Margie McNutt and
Mr. Goolsby seconded; APPROVED
Staff in Attendance: Foulds , Fountain , Spackman , Coscarelli and Stonehouse
PUBLIC HEARINGS:
Community Development Block Grant Objectives and
Projected Use of Funds , 1991-1992
The Chairmain reported , this is an opportunity for citizens to comment on the
proposed Statement of Objectives and the proposed Community Development Block
Grant Activities for fiscal year 1991 to 1992. The draft statement has been
prepared and this public hearing is being held in accordance with the provisions
of the Citizens Participation Plan for the Community Development Program as
adopted by the Lansing City Council on June 11 , 1984.
PRISCILLA HOLMES , 220 Reo Avenue , submitted a letter from Mary James. I wish
to speak to the item "Support to Lansing Neighborhood Council" which is in your
proposed budget as a line item. I bring this evening a two page breakdown of
that budget. The first page gives an idea of activities carried out by the
Neighborhood Council on a yearly basis . We publish the newsletter, do
membership recruitment and publicity for neighborhoods and on behalf of
neighborhoods . We provide technical assistance and administrative services . A
prime motivating factor is the increase in drug traffic in a lot of neighborhoods .
Some periodic projects; we sponsor community forums; our most recent one was on
Planning Board Minutes
January 8, 1991
Page 2
community policing . We sponsor neighborhood pride week , our Bea Christy awards
dinner to honor volunteers and our paint blitz is sponsored primarily through the
Neighborhood Builders Alliance .
The second sheet is a budget breakdown and this year we request an increase for
our Administrative Assistant . This year we were funded by a Block Grant for 15
hours a week which has been very good for our office operation and we appreciate
your support . She has accrued a lot of comp time which she can't take because of
the increased demands from newly organized neighborhoods . That item is for 30
hours a week .
The second item that shows an increase in telephone expense which went from $480
(to $600) . We now have two lines . We have an additional amount in "conferences
and training ." Our request for increases are bare bones and based on actual need
occurring now as opposed to something we may need in the future. We do
appreciate your support .
We increased our request to the State through the Neighborhood Builders Alliance
for additional funds . We have requested a project manager for the paint blitz in
order to split duties . We have had a substantial amount of increase in volunteer
hours spent at the Neighborhood Council . We feel like we provide a real service .
Mr. Barnhart asked is the figure for the paint blitz volunteers a contribution?
Ms . Holmes: That's not an actual dollar amount , but we have to do that for the
State . It's more for your information.
Ms . Horne: What is the expense for the Annual Meeting Volunteers?
Priscilla Holmes: All items on the bottom of the sheet are contributions; cash
awards and other donations .
JOHN DOUGHERTY, 229 Moores River Drive , President of the South Central
Neighborhood Organization . My comment is on line item "Support to Neighborhood
Improvement Activities" for $10,000. Neighborhood improvements have a large
impact, but cost a lot of money. One cleanup last year cost $10,000. We have
several neighborhood organizations within the community development area and
I would like to ask that the $10,000 amount be increased to more adequately cover
realistic cleanup costs. Last year one area spent $10,000 just for dumpsters and
Planning Board Minutes
January 8, 1991
Page 3
we have seven policing areas and other organizations and each could spend that
much .
The question I have is on page 3 "Other Anticipated (revenue ) Sources" for
$700,000, which is combined with CD Revenue Sources for a total of $2,500,000. I
did not understand the use of those funds .
Ronald Stonehouse, Development Division Director responded. The anticipated
revenue sources are for specific activities by categories .
Section 312 Funds are direct loans to property owners to rehabilitate their own
homes . Section 810 Funds is a federal allocation for our Urban Homesteading
Program. It's the money that one pocket of HUD pays the other pocket of HUD.. HUD
Community Planning and Development pays HUD FHA for the mortgage balances on
repossessed homes on FHA inventory which are then turned over to the City at
nominal cost , generally $200 to $300 per house for associated closing costs . That
will be put in our Urban Homesteading Program for select homesteaders for
assistance with rehabbing .
HUD Rental Rehab money is a direct federal allocation aside from the Block Grant,
as are all these items , used exclusively to rehabilitate rental housing .
MSHDA Moderate Rehab Funds are matched loans that we put together with rental
rehab money for rental properties to leverage that money and expand our impact
on rentals .
Weaterization Funds . State Housing Authority is an energy conservation program
that taps into State money for weatherization and rehab wherever we can.
MSHDA HIP , NIP , CHIP Rehab Funds are granted loans from the state to property
owners that we take to the bank, which in turn processess and obtains the
guarantee on the loan.
MSHDA Acquisition and Rehab Program Funds are monies that the State Housing
Authority has available that we tap into on an application basis . This year we
are rehabbing apartments on South Eighth Street just off Michigan Avenue . This
year we are fortunate in having $120,000 for MSHDA to endorse the finance and
expand our program dramatically. In the past we have had similar monies to
Planning Board Minutes
January 8, 1991
Page 4
rehab projects on South Chestnut and various other areas of town . MSHDA puts in
the acquisition , portion, we handle part of the rehab .
Beth Monteith asked, what is meant by acquisition, relocation and clearance?
Mr. Stonehouse: That is a line item and we are projecting up to $100,000 during
the next fiscal year. Traditionally we have run into three to five houses a year
that the cost of rehab is not economically feasible. This would be a source of
funds to deal with that. Relocation--the house is occupied and we would pay
benefits . Clearance and demolition are associated with that acquisition.
Ms . Monteith: Mr. Stonehouse could you give us a brief explanation of each of
these categories?
Mr. Stonehouse: This form before you is required by the federal government. This
is in summary; it is much more detailed . First and foremost is Housing
Rehabilitation , money out of the Block Grant and money derived from previous
rehab efforts . Selling homes to repay loans , is what we call program incomes and
we match that with entitlement in our new allocation and we project having
$500,000 available for housing rehab activities during the next fiscal year.
We also project a budget allocation of$50,000for weatherization activities , which
is another name for rehab, but something we have a separate account for. Our
weatherization money goes directly to property owners occupying houses . We work
with a contracting agency that provides advice and minor weatherization items .
During last fiscal year we did $700,000 under that program. This year we project
approximately $500,000.
Support to Neighborhood Improvements is a line item we have used for
neighborhood cleanup activities and to support various nonprofit agencies that
we are involved with in housing rehab activities . We have found some non-profit
agencies community based that need assistance . We buy homes in anticipation of
rehabbing them and have a hard time coming up with the proper insurance. It's
kind of a catchall item that comes out of the neighborhoods; they include cleanup
and other items directly neighborhood related .
Public Improvements is an allocation of $40,000 and we anticipate during our
rehab work in the next fiscal year there may be areas that need streets ,
sidewalks, curb and gutter, drive approach or street trees as part of the rehab .
Planning Board Minutes
January 8, 1991
Page 5
We provide support to the Neighborhood Council to encourage citizen participation
which in turn promotes participation in our programs .
Code Enforcement is an item that we use to deal with property owners that are not
willing to bring their property up to acceptable standards by their own volition .
This covers primarily inspectors , I believe five.
Project Operation Costs are items related with rehab activities in the
neighborhoods; staff, supplies , interiors .
Planning and Urban Environmental Design is money set aside for the planning
activities associated with this grant. It involves half a person plus the cost of
preparing studies that need to be submitted.
General Administration is the charge of the City back to the grant, the space
persons working on the grant occupy in City Hall, rent , heat , light . There is an
indirect cost plan developed by the City that assesses an amount against the grant
to cover various administrative items the City provides to operate the grant . For
instance, the cost of processing checks for rehab contractors , the cost of hiring
someone would be through the Personnel Department and law suits , the cost of the
City Attorney's staff.
Contingencies are set up to be there in case of unexpected costs.
MARY MARGARET WOLL , President of Eastside Neighborhood Organization. You
supported Neighborhood Council but it doesn't seem reasonable to spend $14,388
without a backup . The help does not have to be of the same intensity, but it has
to be dependable . In addition the new neighborhood policing units . Clean ups
will continue to be necessary. It seems $10,000 is not realistic . The need will be
greater next year and everything went up but this. Neighborhoods and their
condition depends on allocation of funds .
The Chairman accepted the letter submitted by Priscilla Holmes from Mary James ,
President of Lansing Neighborhood Council requesting an increase for code
enforcement .
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Planning Board Minutes
January 8, 1991
Page 6
Comments from the Audience:
RUTH KRUGER , 123 South Eighth Street, regarding NCU-15-90, 828 Prospect. I
would like to clarify my position relating to the Green Oaks Target Area . I began
investing in real estate as my retirement plan. I didn't realize I would be
discriminated against as a landlord . My goal is to improve the quality of life in
the neighborhood. I have spent thousands in repairs and am not in risk of
liabilities in excess of $300,000. I have spent time searching out desirable
tenants . I have cooperated with the Building and Development Divisions . I
cannot understand why I must protect myself. All I am asking for is to improve
my property and without your approval I cannot make this property what it should
be .
The Chairman reported , we have a letter from Ms . Kruger regarding inspections
on property at 812-818 Eureka .
DAVID WALSH , 910 Porter regarding 124 Bell Street and Councilman Lindemann told
me this item would be discussed at this meeting . Mr. Foulds explained we did not
have anything pertaining to that address but Mr. Fountain will meet with you to
determine the best action to take.
BUSINESS SESSION:
Approval of Minutes:
Mr. Goolsby moved for approval of the minutes of November 7, 1990 and Mr.
Barnhartseconded; APPROVED
Ms . LeBlanc moved to approve the December 4, 1990 minutes as printed and Mr.
Barnhart supported; APPROVED
Planning Board Minutes
January 8, 1991
Page 7
Committee Reports:
Zoning and Ordinance Committee: Merle Barnhart, Chairman
SLU-19-90, 3000 West Miller Road
The Committee recommends that the request for approval of a special land use to
construct an addition to an existing church and a 30 by 50 foot pole barn on
property located at 3000 West Miller Road be approved subject to there being no
access to Newark Avenue and a plan for placement of buildings and open space to
enhance visual appearance be submitted .
Mr. Barnhart so moved and Mr. Wright supported; APPROVED
NCU-15-90, 828 Prospect Street
The Committee recommends approval of the request for Class A nonconforming
status for property located at 828 Prospect Street subject to this approval being
probationary for a period of one (1 ) year. If at the end of one year the
rehabilitation and site improvements as necessary are complete , Class A status
shall continue in effect as long as the conditions of approval are satisfied.
If after one year the project is not complete , and if the terms of approval are
violated , the Planning Board may revoke Class A status .
Mr . Barnhart so moved and Ms . LeBlanc seconded; APPROVED
NCU-17-90, 713 North Walnut Street
The Zoning and Ordinance Committee recommends that the request for Class A
nonconforming status for property located at 713 North Walnut Street be approved
subject to the following:
Planning Board Minutes
January 8, 1991
Page 8
1 . Class A status is approved with the understanding that all improvements
will be completed within one (1 ) year.
2 . That providing all improvements are completed within one year, Class A
nonconforming status will continue .
3 . If the project is not complete within one year, or if any parking problems
occur, the Planning Board will review the situation and may require
reapplication or revoke Class A nonconforming status . The applicants have
indicated that off street parking will be provided on site and overflow will
be allowed to park at 720 North Walnut Street, where the applicants are
owner/occupants .
Mr. Barnhart so moved and Mr. Wright supported; APPROVED
PRD-1-90, 2400-2600 Blocks of Forest Road
The Committee recommends that the request for a Planned Residential Development
located in the 2400-2600 blocks of Forest Road, which will consist of 39
condominium units to be served by two private drives extending north off Forest
Road , be approved subject to two conditions:
1 . That a final landscape screening and buffering plan be submitted to and
approved by the Planning Division prior to the issuance of building
permits .
2 . A final resolution for access to the duplex dwelling located at 2411 Forest
Road and owned by Mr. Stuttman be made prior to the issuance of building
permits .
Mr . Barnhart moved for approval based on the nine points stated in the December
12, 1990 Committee Report; seconded by Ms . Monteith, APPROVED
The next meeting of the Committee will be on Wednesday, January 16, 1991 at 2:30
p .m. in the Planning Division Conference Room.
Planning Board Minutes
January 8, 1991
Page 9
Urban Development Committee: Garry Goolsby, Chairman
Martin L. King, Jr. Blvd./Logan St. TSM Improvements
The Committee recommends that the Planning Board endorse the installation of the
signalization modifications to improve traffic movements and circulation in the
King/Logan intersection with Saginaw and Oakland and that evaluation of the
impact of signal changes be closely monitored. And further, that the King/Logan
TSM project be transferred to the Planning staff and deleted from the Committee' s
agenda .
Mr. Goolsby so moved and Mr. Barnhart seconded; APPROVED
Act-41-90, 927 South Washington Avenue
The Committee recommends that the north portion of the parcel at 927 South
Washington Avenue be accepted by donation to the City of Lansing as park land.
It is further recommended that this acceptance be subject to an environmental
assessment prior to acceptance . Finally, that the property be accepted only if
there are no back taxes or other legal difficulties on the land.
Mr. Goolsby moved for acceptance and Ms . LeBlanc seconded; APPROVED
The next Committee meeting is scheduled for January 15, 1991 in the Council
Conference Room at 5:30 p .m.
Executive Committee:
Jim Foulds , Planning Division Director, submitted the 1991 Planning and
Municipal Development Department Budget for perusal andbriefly synopsized what
is included . I would like you to think about what format you may want to use in
updating the Neighborhood Plans and Master Plan document. In the event you
have any comments or questions , please contact the Division.
Planning Board Minutes
January 8, 1991
Page 10
Report from Planning Director: James Foulds
1 . Mr. Foulds submitted an outline for the BTS Planning Committee, which
functions as a neighborhood liaison committee to assist the Department and
Consultant in preparing a conceptual plan. They would further approve that Plan
prior to submission to the City and State .
2 . 1990 Census results . The Department of Commerce is running behind schedule
in putting together their final census profiles for the nation. We had hoped to
have very detailed information for Lansing which we need to make planning and
jurisdictional decisions . The information we do have is interesting . This map
(presented) depicts South Lansing from Mt . Hope south to the City limits by census
tract , the number of housing units and population in each. The composition of
Lansing has shifted to South Lansing .
In 1970 there were 45,300 dwelling units and a population of 131 ,546. South
Lansing at that time had 16,713 housing units and 54,485 population. In the 1980
census the city's housing unit count had increased to 51 ,000. Population was
almost the same, a dramatic drop in household size . In 1990 it's very clear with
the preliminary information we have. Citywide housing units are 53,828 and a
126,509 population count , which we do not feel is accurate. Housing units now are
51% and population is 54%. Changes in the next ten years will be minimal because
we have very little vacant land left .
Communications:
1 . A letter was received from Tri-county Regional Planning Commission
announcing a meeting on January 30 in Prudden Hall .
2 . The Chairman requested that at their next meetings the Committees clear up
their tabled items as much as possible.
Planning Board Minutes
January 8, 1991
Page 11
Adjournment:
The regular January 8, 1991 meeting of the Lansing Planning Board stood
adjourned at 9:05 p .m.
Respectfully submitted,
ZesFoulds , Director
Planning Division
WC
RE0D. i..=,LASING
CI ',' _=RK
Regular Meeting BY: �--
LANSING PLANNING BOARD '91 FEB 11 PM 3 29
7:30 p .m. , Circuit Court Room ##2
2nd Floor, Lansing City Hall
January 8, 1991
Emly Horne , Chairman , convened the meeting :at 730 p .m. with six members
present:
Barnhart , Goolsby, Horne , LeBlanc , Monteith, Wright
Excused: Killips , McNutt
Mr. Wright moved to approve the absences of Rose Killips and Margie McNutt and
Mr. Goolsby seconded; APPROVED
Staff in Attendance: Foulds , Fountain , Spackman , Coscarelli and Stonehouse
PUBLIC HEARINGS:
Community Development Block Grant Objectives and
Projected Use of Funds , 1991-1992
The Chairmain reported , this is an opportunity for citizens to comment on the
proposed Statement of Objectives and the proposed Community Development Block
Grant Activities for fiscal year 1991 to 1992. The draft statement has been
prepared and this public hearing is being held in accordance with the provisions
of the Citizens Participation Plan for the Community Development Program as
adopted by the Lansing City Council on June 11 , 1984.
PRISCILLA HOLMES, 220 Reo Avenue , submitted a letter from Mary James . I wish
to speak to the item "Support to Lansing Neighborhood Council" which is in your
proposed budget as a line item. I bring this evening a two page breakdown of
that budget. The first page gives an idea of activities carried out by the
Neighborhood Council on a yearly basis . We publish the newsletter, do
membership recruitment and publicity for neighborhoods and on behalf of
neighborhoods . We provide technical assistance and administrative services. A
prime motivating factor is the increase in drug traffic in a lot of neighborhoods .
Some periodic projects; we sponsor community forums; our most recent one was on
J
Planning Board Minutes
January 8, 1991
Page 2
community policing . We sponsor neighborhood pride week , our Bea Christy awards
dinner to honor volunteers and our paint blitz is sponsored primarily through the
Neighborhood Builders Alliance .
The second sheet is a budget breakdown and this year we request an increase for
our Administrative Assistant . This year we were funded by a Block Grant for 15
hours a week which has been very good for our office operation and we appreciate
your support . She has accrued a lot of comp time which she can't take because of
the increased demands from newly organized neighborhoods. That item is for 30
hours a week .
The second item that shows an increase in telephone expense which went from $480
(to $600) . We now have two lines . We have an additional amount in "conferences
and training ." Our request for increases are bare bones and based on actual need
occurring now as opposed to something we may need in the future. We do
appreciate your support.
We increased our request to the State through the Neighborhood Builders Alliance
for additional funds . We have requested a project manager for the paint blitz in
order to split duties . We have had a substantial amount of increase in volunteer
hours spent at the Neighborhood Council. We feel like we provide a real service .
Mr. Barnhart asked is the figure for the paint blitz volunteers a contribution?
Ms . Holmes: That's not an actual dollar amount, but we have to do that for the
State. It's more for your information .
Ms . Horne: What is the expense for the Annual Meeting Volunteers?
Priscilla Holmes: All items on the bottom of the sheet are contributions; cash
awards and other donations.
JOHN DOUGHERTY, 229 Moores River Drive, President of the South Central
Neighborhood Organization . My comment is on line item "Support to Neighborhood
Improvement Activities" for $10,000. Neighborhood improvements have a large
impact , but cost a lot of money . One cleanup last year cost $10,000. We have
several neighborhood organizations within the community development area and
I would like to ask that the $10,000 amount be increased to more adequately cover
realistic cleanup costs . Last year one area spent $10,000 just for dumpsters and
Planning Board Minutes
January 8, 1991
Page 3
we have seven policing areas and other organizations and each could spend that
much .
The question I have is on page 3 "Other Anticipated (revenue) Sources" for
$700,000, which is combined with CD Revenue Sources for a total. of $2,500,000. I
did not understand the use of those funds .
Ronald Stonehouse , Development Division Director responded . The anticipated
revenue sources are for specific activities by categories .
Section 312 Funds are direct loans to property owners to rehabilitate their own
homes . Section 810 Funds is a federal allocation for our Urban Homesteading
Program. It's the money that one pocket of 1-IUD pays the other pocket of I-IUD . HUD
Community Planning and Development pays HUD FHA for the mortgage balances on
repossessed homes on FHA inventory which are then turned over to the City at
nominal cost , generally $200 to $300 per house for associated closing costs . That
will be put in our Urban Homesteading Program for select homesteaders for
assistance with rehabbing .
HUD Rental Rehab money is a direct federal allocation aside from the Block Grant ,
as are all these items , used exclusively to rehabilitate rental housing .
MSHDA Moderate Rehab Funds are matched loans that we put together with rental
rehab money for rental properties to leverage that money and expand our impact
on rentals .
Weateri.zation Funds . State Housing Authority is an energy conservation program
that taps into State money for weatherization and rehab wherever we can.
MSHDA HIP , NIP , CHIP Rehab Funds are granted loans from the state to property
owners that we take to the bank , which in turn processess and obtains the
guarantee on the loan .
MSHDA Acquisition and Rehab Program Funds are monies that the State Housing
Authority has available that we tap into on an application basis . This year we
are rehabbing apartments on South Eighth Street just off Michigan Avenue. This
year we are fortunate in having $120,000 for MSHDA to endorse the finance and
expand our program dramatically. In the past we have had similar monies to
Planning Board Minutes
January 8, 1.991.
Page 4
rehab projects on South Chestnut and various other areas of town . MSHDA puts in
the acquisition , portion , we handle part of the rehab .
Beth Monteith asked , what is meant by acquisition , relocation and clearance?
Mr. Stonehouse: That is a line item and we are projecting up to $100,000 during
the next fiscal year. Traditionally we have run into three to five houses a year
that the cost of rehab is not economically feasible . This would be a source of
funds to deal with that . RelocaLion--the house is occupied and we would pay
benefits . Clearance and demolition are associated with that acquisition.
Ms . Monteith: Mr. Stonehouse could you give us a brief explanation of each of
these categories?
Mr. Stonehouse: This form before you is required by the federal government. This
is in summary; it is much more detailed . First and foremost is Housing
Rehabilitation , money out of the Block Grant and money derived from previous
rehab efforts . Selling homes to repay loans , is what we call program incomes and
we match that with entitlement in our new allocation and we project having
$500,000 available for housing rehab activities during the next fiscal year.
We also project a budget allocation of $50,000 for weatherization activities , which
is another name for rehab , but something we have a separate account for. Our
weatherization money goes directly to property owners occupying houses . We work
with a contracting agency that provides advice and minor weatherization items .
During last fiscal year we did $700,000 under that program. This year we project
approximately $500,000.
Support to Neighborhood Improvements is a line item we have used for
neighborhood cleanup activities and to support various nonprofit agencies that
we are involved with in housing rehab activities . We have found some non-profit
agencies community based that need assistance . We buy homes in anticipation of
rehabbing them and have a hard time coming up with the proper insurance . It's
kind of a catchall item that comes out of the neighborhoods; they include cleanup
and other items directly neighborhood related .
Public Improvements is an allocation of $40,000 and we anticipate during our
rehab work in the next fiscal year there may be areas that need streets ,
sidewalks , curb and gutter, drive approach or street trees as part of the rehab .
Planning Board Minutes
January 8, 1991
Page 5
We provide support to the Neighborhood Council to encourage citizen participation
which in turn promotes participation in our programs .
Code Enforcement is an item that we use to deal with property owners that are not
willing to bring their property up to acceptable standards by their own volition .
This covers primarily inspectors , I believe five .
Project Operation Costs are items related with rehab activities in the
neighborhoods; staff, supplies , interiors .
Planning and Urban Environmental Design is money set aside for the planning
activities associated with this grant . It involves half a person plus the cost of
preparing studies that need to be submitted .
General Administration is the charge of the City back to the grant, the space
persons working on the grant occupy in City Hall , rent , heat , light . There is an
indirect cost plan developed by the City that assesses an amount against the grant
to cover various administrative items the City provides to operate the grant . For
instance , the cost of processing checks for rehab contractors , the cost of hiring
someone would be through the Personnel Department and law suits , the cost of the
City Attorney' s staff.
Contingencies are set up to be there in case of unexpected costs .
MARY MARGARET WOLL , President of Eastside Neighborhood Organization . You
supported Neighborhood Council but it doesn't seem reasonable to spend $14,388
without a backup . The help does not have to be of the same intensity , but it has
to be dependable . In addition the new neighborhood policing units . Clean ups
will continue to be necessary . It seems $10,000 is not realistic . The need will be
greater next year and everything went up but this . Neighborhoods and their
condition depends on allocation of funds .
The Chairman accepted the letter submitted by Priscilla Holmes from Mary James ,
President of Lansing Neighborhood Council requesting an increase for code
enforcement .
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Planning Board Minutes
January 8, 1991
Page 6
Comments from the Audience:
RUTII KRUGER , 123 South Eighth Street , regarding NCU-15-90, 828 Prospect . I
would like to clarify my position relating to the Green Oaks Target Area . I began
investing in real. estate as my retirement plan. I didn't realize I would be
discriminated against as a landlord . My goal is to improve the quality of life in
the neighborhood. I have spent thousands in repairs and am not in risk of
liabilities in excess of $300,000. I have spent time searching out desirable
tenants . I have cooperated with the Building and Development Divisions . I
cannot understand why I must protect myself. All I am asking for is to improve
my property and without your approval I cannot make this property what it should
be .
The Chairman reported , we have a letter from Ms . Kruger regarding inspections
on property at 812-818 Eureka .
DAVID WALSH , 91.0 Porter regarding 124 Bell Street and Councilman Lindemann told
me this item would be discussed at this meeting . Mr . Foulds explained we did not
have anything pertaining to that address but Mr. Fountain will meet with you to
determine the best action to take .
BUSINESS SESSION:
Approval of Minutes:
Mr. Goolsby. moved for approval of the minutes of November 7 , 1990 and Mr.
Barnhart seconded; APPROVED
Ms . LeBlanc moved to approve the December 4 , 1990 minutes as printed and Mr.
Barnhart supported; APPROVED
Planning Board Minutes
January 8, 1991
Page 7
Committee Reports :
Zoning and Ordinance Committee: Merle Barnhart , Chairman
SL U-19-90, 3000 West Miller Road
The Committee recommends that the request for approval of a special land use to
construct an addition to an existing church and a 30 by 50 foot pole barn on
property located at 3000 West Miller Road be approved subject to there being no
access to Newark Avenue and a plan for placement of buildings and open space to
enhance visual appearance be submitted .
Mr . Barnhart so moved and Mr. Wright supported; APPROVED
NCU-15-90, 828 Prospect Street
The Committee recommends approval of the request for Class A nonconforming
status for property located at 828 Prospect Street subject to this approval being
probationary for a period of one (1 ) year. If at the end of one year the
rehabilitation and site improvements as necessary are complete , Class A status
shall continue in effect as long as the conditions of approval are satisfied.
If after one year the project is not complete , and if the terms of approval are
violated , the Planning Board may revoke Class A status .
Mr. Barnhart so moved and Ms . LeBlanc seconded; APPROVED
NCU-17-90, 713 North Walnut Street
The Zoning and Ordinance Committee recommends that the request for Class A
nonconforming status for property located at 713 North Walnut Street be approved
subject to the following:
Planning Board Minutes
January 8, 1991
Page 8
1 . Class A status is approved with the understanding that all improvements
will be completed within one (1 ) year.
2 . That providing all improvements are completed within one year, Class A
nonconforming status will continue .
3 . If the project is not complete within one year , or if any parking problems
occur , the Planning Board will review the situation and may require
reapplication or revoke Class A nonconforming status . The applicants have
indicated that off street parking will be provided on site and overflow will
be allowed to park at 720 North Walnut Street, where the applicants are
owner/occupants .
Mr. Barnhart so moved and Mr. Wright supported; APPROVED
PRD-1-90, 2400-2600 Blocks of Forest Road
The Committee recommends that the request for a Planned Residential Development
located in the 2400-2600 blocks of Forest Road , which will consist of 39
condominium units to be served by two private drives extending north off Forest
Road , be approved subject to two conditions:
1 . That a final landscape screening and buffering plan be submitted to and
approved by the Planning Division prior to the issuance of building
permits .
2 . A final resolution for access to the duplex dwelling located at 2411 Forest
Road and owned by Mr. Stuttman be made prior to the issuance of building
permits .
Mr . Barnhart moved for approval based on the nine points stated in the December
12 , 1990 Committee Report; seconded by Ms . Monteith , APPROVED
The next meeting of the Committee will be on Wednesday , January 16, 1991 at 2:30
p .m. in the Planning Division Conference Room .
Planning Board Minutes
January 8, 1991
Page 9
Urban Development Committee: Garry Goolsby , Chairman
Martin L . King, Jr. Blvd./Logan St. TSM Improvements
The Committee recommends that the Planning Board endorse the installation of the
signalization modifications to improve traffic movements and circulation in the
King/Logan intersection with Saginaw and Oakland .and that evaluation of the
impact of signal changes be closely monitored . And further, that the King/Logan
TSM project be transferred to the Planning staff and deleted from the Committee's
agenda .
Mr. Goolsby so moved and Mr. Barnhart seconded; APPROVED
Act-41-90, 927 South Washington Avenue
The Committee recommends that the north portion of the parcel at 927 South
Washington Avenue be accepted by donation to the City of Lansing as park land.
It is further recommended that this acceptance be subject to an environmental
assessment prior to acceptance . Finally , that the property be accepted only if
there are no back taxes or other legal difficulties on the land.
Mr. Goolsby moved for acceptance and Ms . LeBlanc seconded; APPROVED
The next Committee meeting is scheduled for January 15, 1991 in the Council
Conference Room at 5:30 p .m .
Executive Committee:
Jim Foulds , Planning Division Director, submitted the 1991 Planning and
Municipal Development Department Budget for perusal and briefly synopsized what
is included. I would like you to think about what format you may want to use in
updating the Neighborhood Plans and Master Plan document . In the event you
have any comments or questions , please contact the Division .
Planning Board Minutes
January 8, 1991
Page 10
Report from Planning Director: James Foulds
1 . Mr. Foulds submitted an outline for the BTS Planning Committee , which
functions as a neighborhood liaison committee to assist the Department and
Consultant in preparing a conceptual plan . They would further approve that Plan
prior to submission to the City and State .
2 . 1990 Census results . The Department of Commerce is running behind schedule
in putting together their final census profiles for the nation . We had hoped to
have very detailed information for Lansing which we need to make planning and
jurisdictional decisions . The information we do have is interesting . This map
(presented ) depicts South Lansing from Mt. I-lope south to the City limits by census
tract , the number of housing units and population in each . The composition of
Lansing has shifted to South Lansing .
In 1970 there were 45,300 dwelling units and a population of 131 ,546. South
Lansing at that time had 16,713 housing units and 54,485 population . In the 1980
census the city' s housing unit count had increased to 51 ,000. Population was
almost the same , a dramatic drop in household size . In 1990 it's very clear with
the preliminary information we have . Citywide housing units are 53,828 and a
126,509 population count , which we do not feel is accurate . Housing units now are
51% and population is 54%. Changes in the next ten years will be minimal because
we have very little vacant land left .
Communications:
1 . A letter was received from Tri-county Regional Planning Commission
announcing a meeting on January 30 in Prudden Hall .
2 . The Chairman requested that at their next meetings the Committees clear up
their tabled items as much as possible .
Planning Board Minutes
January 8, 1991
Page 11
Adjournment:
The regular January 8 , 1991 .meeting of the Lansing Planning Board stood
adjourned at 9:05 p .m.
Respectfully submitted ,
Jarig' Planning
ulds , Director
La Division
WC
Planning Board Minutes
June 18, 1991
Page 8
acquired by the City of Lansing in 1920 and never developed except for sidewalks .
The peitioner proposes to improve the front yard and the parking space. The City
has no plans for future use of the right-of-way or extending the street further
east.
The Urban Development Committee recommends the City declare the subject 20 by
40 feet section of this street right-of-way excess and sell it to the owners of 517
Jason Court for $1 . Further, the City maintain utility access easement across the
subject parcel.
Ms. McNutt so moved and support was given by Ms. Monteith; APPROVED
The next meeting of the Urban Development Committee will be Tuesday, July
9 at 4 p.m. in the Council Conference Room.
Act-13-91, Oak Park
Ms. Horne reported that the applicant was present at the Committee meeting and
discussion was held because the Parks Board had voted 4 yeas, 1 nay, and one
abstention and were in favor of leasing this property. The Urban Development
Committee, by consensus, was opposed, but before acting would like discussion
with City Council and the Parks Board as to which way the park system in Lansing
will be going. At the same time, it will give insight that we would not be contrary
to what we believe. We would like to have the Parks Board members at a Committee
meeting to discuss our recommendation.
REMAINS AT COMMITTEE LEVEL
Report from Planning Director: Jim Foulds
1 ) A conference is coming up, supported by the Kellogg Foundation, dealing
with ground water protection, which I am personally and professionally interested
in and I think given the environment of Michigan, and geographically, it is an
issue that this State needs to make priority number one in terms of environmental
Planning Board Minutes
June 18, 1991
Page 9
regulations. We are part of the Saginaw formation and receive our total water
supply from the Saginaw formation, a shallow aquifer. The Board of Water and
Light has approximately 75 wells in their system that we and other surrounding
communities depend on for drinking and industrial waters . We are not doing as
good a job as could be in some areas . The Board of Water and Light system is not
adequately protected in terms of development around water well sites; that is ,
runoff occurring from specific land uses adjacent to and within so many feet of
that site and that is a priority.
Second is the issue of new land use and the impact on the aquifer itself and
quality of ground water that exists. You are dealing with one of those right now
and staff's recommendation is that you table this so we can check into the
situation with other agencies (the South Aurelius issue in Committee, which
particularly pertains to that) . Adjacent to the flood plain and adjacent to
Sycamore Creek. The aquifer in that area of Lansing is very near the surface.
It almost has four out of the four; there is no water well close by but it's a
priority item
This conference is educational and aimed at staff people and in all walks of
government dealing with the provision of water supplies, regulation of land use,
simply a governmental decision maker or a general land use planning board, such
as yours.
The MSPO has contracted with consultants to prepare some very excellent
documents, one of which is "Community Planning and Zoning for Ground Water
Protection in Michigan--A Guidebook for Local Officials," specifically tailored to
the types of ground water regulations currently on the books and suggests things
local communities can do.
We need to amend our Zoning Code to include additional protection for the ground
water environment in this particular community. We particularly need to address
our floor drains , one of the biggest polluters of ground water quality in Michigan.
All of us have floor drains in our homes. Most are connected to nothing or they
leak. Floor drains in commercial buildings are notorious for ending in the ground
water supply. In new land uses we should be aware of where the floor drains are
going in. This is a critical area. We have probably 25 years to affect our water
supply in Michigan or have major problems. We're working with the Board of
Water and Light.
Planning Board Minutes
June 18, 1991
Page 10
2) Capitol Loop House Moving . Council approved that concept last night and we
are now authorized to approach the State of Michigan, Department of
Transportation and of Management and Budget to move those four homes on Ottawa
to the northern half of the block bounded by Butler, Ionia, Sycamore and Ottawa .
Board Member Comments:
1 ) Ms . Monteith asked for an update of people on the Board and lists of the other
Boards in Lansing . Also a list of staff addresses and numbers .
2) Mr. Wright: About two years ago v.e had the City Attorney talk to us and it was
educational and informative. Since that time we have several new Board members
and I think we should do that again.
3) Mr. Barnhart requests an excused absence from the July 16 meeting. Monteith
moved for the excused absences of Mr. Barnhart and Ms. NcNutt from the July 16,
1991 meeting , and Mr. Wright seconded; APPROVED
Adjournment:
The regular June 18, 1991 meeting of the Lansing Planning Board adjourned at 8:55
p.m.
Respectfully submitt d,
J es N.. Foulds , Director
L nsin Planning Division
WC
Regular Meeting
LANS I NG PLANNING BOARD
7:301 City Council Chambers
loth Floor, Lansing City Hall
June 18, 1991
m
1 . Opening Session r,_ rn
c
A. Roll Callco
t�
B. Excused Absences ` .
C . Introductions
D . Approval of Agenda
N 6
2. PUBLIC HEARING: cCD
D
Procedures: Staff presentation--5 minutes
Petitioner comments--5 minutes
Audience reaction--3 minutes each
3. Comments from Audience (5 minutes each )
4. Recess
5. BUSINESS SESSION:
A. Approval of Minutes:
1 ) Approval of Minutes of May 21 , 1991 and June 4, 1991
B. Committee Reports:
1 ) Zoning and Ordinance Committee:
a ) SLU-8-91 , 6040 Loretta Street--Residential Care
b) Z-6-91 , 617 South Capitol Avenue DM-4 to D-1
c) Z-3-91 , 4700 Block of South Aurelius Road A to I
d ) NCU-6-' 91 , 109 Allen Street--Reconstruction
e) NCU-7-91 , 1514 West Miller Road--Extension
f) NCU-8-91 , 1000 Lincoln Avenue--Extension
g ) NCU-9-91 , 125-127 South Eighth Street--Restoration
h ) NCU-10-91 , 3200 North Grand River Avenue--Substitution
i ) Next meeting Wednesday , July 10, 1991 at 2:30 p .m. in the
Planning Division Conference Room
Planning Board Agenda
June 18, 1991
Page 2
2) Urban Development Committee:
a) Act-11-91 , North Lansing Railroad Museum
b) Act-15-91 , Jason Court
c) The next meeting is scheduled for July 9, 1991 in the
Council Conference Room at 4 p .m .
3) Executive Committee
4) Report from Planning Director
5) Pending Items: Future action required
a ) Master Plan Goals and Objectives
b) Z-43-87, East End of Paulson--Committee Held
c) Z-34-88, 3001 S. Washington Av .--Staff Held
d) Z-23-90, 2200 Olds Avenue--Committee Held
e) NCU-1-91 , 619 E . Michigan Ave.--Committee Held
C . New Business: Next meeting July 16, 1991
D . Communications
E . Board Member Comments
F . Adjournment
Regular Meeting
LANSING PLANNING BOARD
7:30 p .m . , City Council Chambers
loth Floor, Lansing City Hall
June 4, 1991
Emly Horne , Chairman , convened the meeting at 7:30 p .m . with five members in
attendance and Ms . Monteith arrived at 7:40;
Barnhart , Goolsby , Horne , LeBlanc , Moneith , Wright
Excused Absences: Rose Killips and Margie McNutt
Motion was made by Ms . LeBlanc and seconded by Mr. Goolsby; APPROVED
Staff in Attendance: Fountain and Wynant co cJ
MD :3
CTD
PUBLIC HEARINGS:
SLU-8-91 , 6040 Loretta Street--Residential Care Facility
This case was presented by Donna Wynant , Senior Planner.
The request is by Community Mental Health Board to increase their existing six (6)
bed facility to a 12 bed facility at 6040 Loretta Street . There are special
requirements and they would have to have a certain number of square feet per
person, but with approval the existing structure has the capability of
accommodating up to twelve people.
MIKE STURLEY, representing the Community Mental Health Board , responded to
questions . Twelve is the current limit permitted by DSS code . The bedroom size
required with two occupants is not less than 140 square feet . All bedrooms in this
building are larger than that. The building has two and one-half baths in it .
Ms . Horne read phone communications received:
BARBARA MARTIN , 350 East Miller; objects to 10 or 12, but not to eight (8)
persons .
MARTHA SIMSON , 354 East Miller; does not want 12 people in there , but no
problem with six .
PAMELA MC COURT , 405 East Miller Road; strongly objects to twelve beds .
Planning Board Minutes
June 4, 1991
Page 2
It will change the character of the single family neighborhood . I am also
concerned about the residents being doubled up in bedrooms .
CECIL STEVENS , 400 East Miller Road; rather not have twelve beds , it is not
a problem now. My home probably would not sell with such a facility .
MARJORIE SMITH, 345 East Miller; I am not opposed to two more people , but
do not want to live next to twelve .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
The remaining cases were present by Vern Fountain , Zoning Administrator.
Z-6-91 , 617 South Capitol Avenue DM-4 to D-1
This is a request by Darrell Banks and Michael Fanning to rezone property at 617
South Capitol Avenue from "DM-4" Residential District to "D-l" Professional Office
District . The property is currently developed with an office structure on a lot
that contains approximately 2,277 square feet in area . There is adequate
parking . They have leased parking across the street to the west .
DARRELL BANKS and Mr. Fanning is present also, 617 South Capitol Avenue and my
home address is 1609 North Hayford . This has been used as a law office for at
least ten years and commercially at least since the early 60s . We have ample
parking across the street . We would like to comply with City requirements and
change the zoning so we can put up a sign . We will have law offices on the first
and second floors . We have a building permit and are doing refurbishing which
has been approved . We won't be using any floors that aren't permitted .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
i
,
NCU-7-91 , 1514 West Miller Road--Extension
This request by MBDS Incorporated , Architects for approval of Class A
nonconforming status for property located at 1514 West Miller Road . This will
Planning Board Minutes
June 4, 1991
Page 3
allow the addition of a new sanctuary to the existing church with a seating f;
capacity for approximately 250 persons . They will have the required off street
parking . This site contains 1 .23 acres and that' s why the use is nonconforming .
The Zoning Code requires a minimum of two (2) acres for a church . Some green
space would be taken away by the new addition. The balance of open space is
along the north side between the drive and existing church building , around the Y
perimeter of the site where they plan landscaping .
EDWARD HABILAN , 300 South Waverly , representing the church, along with Carol
Dudley , Pastor of our church at 1315 West Miller. We have been there 28 years ,
back when it was in the township , therefore , we have never come before you with
a request . Our goal is only to improve the building and the site to accommodate
a formal sanctuary to seat approximately 250 people . We now have a multi-
purpose building .
In addition we would redo the existing building and bring everything up to Code .
5
We would add a few classrooms and bring the bathrooms up to handicapped
accessibility . We plan to pave the parking lot and improve grading around the
site . We did plan to have sufficient green space; as much as allowable on site
because that is a concern of our building committee and we think it will improve
the site . Presently we have very good rapport with the community and serve them
with activities and rent the facility out on occasion. Primarily we are Sunday
oriented with small group meetings during the week . We think this would enhance j
the facility and the property . We would like to stay and meet the needs of people i
in Lansing . We have no more expansion plans , or to buy neighborhood homes for
expansion. We had an opportunity to buy the house next door and refused. Our
goal is to provide a community church , but not encroach on the neighborhood. We
hope eventually to expand to do a latchkey or baby care program in the facility .
Play area is a concern of ours , but our primary focus is to provide a permanent
sanctuary and adequate handicapped facilities and improve the present building .
Also to facilitate community involvement in our church. ff3
1
1
LORNA LATOSKI , 6047 Hughes Road. I have no problem with expansion of the
church and have talked to several neighbors . The concern is with the service
drive off Hughes and Haag , adjacent to their property , they would like to have a
Planning Board Minutes
June 4, 1991
Page 4
barrier put up on the north side of the church . There is a chain link fence now .
A wood fence would be better. Another solution may be to plant large bushes or
trees for a barrier and the environment . Then in the fall there would be no leaf
clean up and they would provide a natural buffer.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-9-91 , 125-127 South Eighth Street--Restoration
This is a request by Ruth Kruger for approval of Class A nonconforming status for
property located at 125-127 South Eighth Street for the purpose of rehabilitating
the existing four unit residential building . The site is irregular in shape and
developed with a four unit residential buildir..g , a two car detached garage and
a three car detached garage . The property is currently zoned "C" Residential
District and maintains a Class B nonconforming status because four unit
structures are not a permitted use by right in the "C" District. i
RUTH KRUGER , 123 South Eighth . I am asking for Class A to rehab the building .
You can see in the photos that it is a beautiful building but much in need of
repair. I will go through the City's rental rehab program or in conjunction with
the MSHDA program with the State. The structure needs a roof, storm windows ,
siding and the interior needs revamping , but it is an attractive , very solid
structure. All structures across the street have been rehabbed and we would like j
to do the same. The bathrooms and kitchens are extremely obsolete. It would need
new plumbing and electrical and I want to consider replacing the central boiler
system.
MARY CLARK, Chairman of the Green Oaks Target Area Organization. We have not
discussed this in meeting , but this property , in our Plan was identified as a good
candidate for a Class A status . It is a huge structure and certainly designed as
a four unit when it was built. I suspect it' s historic . We would like to see .this
get a Class A and get the improvements done to it . I would , once again, like the
clarification that if the improvements are not done within a year, the Class A
status is removed.. We certainly support this property as a Class A. Thank you.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
I
's
Planning Board Minutes
June 4, 1991
Page 5
BUSINESS SESSION:
Zoning and Ordinance Committee:
Merle Barnhart reported that the next meeting will on June 12 in the Planning
Division Conference Room.
Urban Development Committee:
Garry Goolsby reported this Committee will meet next Tuesday in the Council
Conference Room.
I
Board Member Comments:
1 ) Floyd Wright commented; over a year ago we had a hearing on the Boys' and j
Girls ' Club on Pleasant Grove Road near the Pleasant View School . At that time
we had considerable opposition from Mary Avenue residents . I stopped into the
area and met Mr . Findley who took me on a tour of the whole building . It's very
impressive and I urge all of you to see what they have now and what is planned
for the future. The residents of Mary Avenue back up to this property and the
Club erected a six feet or higher chain link fence along the entire north property
line. That solved problems they had before with the softball diamond , adult beer
parties while playing ball and there was considerable noise and nuisance. The
building removed that so there is no place to play ball.
Mr. Findley told me that they had open house after completing the building and
i
received four letters from Mary Avenue people who originally opposed it stating
had they known it would be like this , they would have been in favor all of the j
time.
i
2) Emly Horne, I urge you to read the June 1st edition of the APA called "Slapping
Time" regarding suits being brought against organizations . I thought it was
excellent .
1
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Planning Board Minutes
,
June 4, 1991
Page 6 r
Adjournment:
The regular June 4, 1991 meeting of the Lansing Planning Board adjourned at 8:45
p .m.
Respectful submitted, N
erno C. Foun
Zoning Administrator
for
James N. Foulds, Director
Lansing Planning Division
s
WC
i
1
i
4
u
I
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chdtt*.G 28 AN 9 08
10th Floor of Lansing City Hall
May 21, 1991
Emly Horne, Chairman, convened the meeting at 7:30 p.m. with six members
present:
Barnhart, Goolsby, Horne, LeBlanc, McNutt, Wright
Staff in Attendance: Foulds, Wynant, Fountain
PUBLIC HEARING:
Act-12-91, Horsebrook Overpass -- Presented by Donna Wynant, Senior Planner
BETH LONDON, Lansing Transportation Division. We don't have the authority to
install a traffic signal. In April we did request the State do a study at that
intersection. They have opted to postpone that until the Grand River study is done.
The Grand River construction has been postponed until the next construction
season, which would be spring of 1992. We are, therefore, .going to do our own
study and if it is warranted, hopefully, can persuade the State to do something
about the situation prior to the study.
MIKE BIDWELL, 1626 Colorado, East Lansing, co-owner of Bidwell, White and
Associates, a real estate firm. Our Executive Vice President has written a letter to
the City to ask for an evaluation of the possible removal of the footbridge in front
of our building on Grand River Avenue. We have been upgrading that facility the
ten years we have owned it and are currently doing training and seminar work that
brings people from throughout mid-Michigan so we often have 300 people or so. I
understand the bridge does cause a traffic hazard when.people exit our parking
facility. We would like to upgrade the building more; remodel the front, signage,
landscaping so it will look better.
We ask that a study be made to see if the bridge is truly an asset. We feel the
streetscape is not added to by that bridge and hope alternative methods for crossing
could be found. We would like the bridge removed if at all possible.
Maintenance on the bridge may be more than its removal. We would share the
expense if an alternative for safely crossing the street can be developed. We would
like to see traffic slowed on that street. A light at Delta River Drive would help a
great deal.
Planning Board Minutes
May 21, 1991
Page 2
Ms. Horne read communications received on this issue.
VIOLA M. VERHOUGSTRAEDT, Coordinator for the Hosebrook Neighborhood Watch
125. The reasons given for removal by the Board of Realtors are substantially
untrue. It is used by children, older residents and handicapped people who work
on Remy Drive to cross Grand River to the bus stop. The circular drive was taken
into consideration when the bridge was built for the safety of children at Horsebrook
School as well as buses. The installation of a light at Delta River Drive is a State
issue and we cannot control that. The speed limit is 50 to 55 and the signal light
does not always slow them down. This reason alone is enough to keep the skywalk
up. Our biggest concern is that if the skywalk is taken down, it will give the
Lansing Board of Realtors reason to close the parking behind them that we have
already had trouble getting access into. We appreciate your consideration of our
request to keep the overpass in place.
PATRICIA HAYDEN, 1910 Cumberland Road. North Grand River is a very busy
street and traffic flies through there. Should the skywalk be taken down, children
would never be able to cross safely, it would be hard for an adult to cross safely.
I am opposed to having the skywalk taken down.
Several phone calls from:
MARY MARTIN, 1815 Tecumseh River Road; does not want to see crosswalk removed.
Takes the bus and uses crosswalk over Grand River Avenue, which is very busy
during the 5 p.m. rush.
MARY JANETZKE, 3020 Westwood; opposes because the whole family uses it.
HELEN BLOUCH, 2125 Forest Glen; opposed to eliminating it--children use it to get
to the playground.
CHARLES AND MARIE SMITH, 2240 Pembroke; it is an important intersection, there
should be a light at Delta River.
JOHN MEHLING, 2031- Cumberland; a bike rider and uses the overpass, as do the
handicapped.
LEE MASON, Lansing Schools; opposed.
SALLY AUDETTE, 2426 Delta River Drive; opposed to removal.
TERRY CLINE, 2031 Beacon Hill; strongly opposes removal.
The audience continued with comments.
Planning Board Minutes
May 21, 1991
Page 3
JOHN GRANT, Lansing School District, Public Safety Supervisor. We have several
reasons for opposing removal of the skywalk. Elementary students use the skywalk
to go home for lunch. We have high school and middle school students using the
skywalk. Weekend and summer activites make use of the skywalk. There is a
playground/park area behind the old Horesebrook School, currently the Greater
Lansing Board of Realtors, which is used frequently by neighborhood children. A
Parks and Recreation program in the summer is attended by children in the entire
neighborhood, including north of Grand River. Removal of the skywalk would make
it virtually impossible to attend that program.
Our Deputy Superintendent, Lee Mason, today said he had problems as a resident
with high levels of traffic and speed on Grand River, he would not allow his children
to cross the street unless there was a pedestrian overpass. We in the School District
have always taken the position that safety of our children is of paramount
importance.
We in the School District must support retaining the skywalk over North Grand
River. Thank you.
LOREITA BLAIR, Principal at Cumberland School and I was the principal at
Horsebrook School. I have a petition and a letter submitted by the students of
Cumberland School. In part it states; "we feel, (1) The safety factor for children
crossing Grand River Avenue,
a. after school hours
b. weekends
c. summer vacation
d. children crossing bikes on a busy four lane road
e. parks on both the north and south of Grand River Ave.
f. the possibility of saving just one life.
2) Extreme caution should always be practiced when entering a busy four lane
roadway.
3) The cost to the City to maintain this crosswalk is minimal.
We feel the safety factors of the crosswalk far outweigh any reason for having it
removed. Every precaution possible should be used to protect the lives of our
children. If saving only one life, it's worth being there." This petition contained
295 signatures.
MARY ZEINEH, 2252 Tecumseh River Road, mother of six children, and also Vice
President of the Cumberland PTA. I also have a letter to read from Susan M.
Jensen, President of the PTA stating in part, "we are concerned with anything that
would jeopardize our students' safety. The overpass is the only safe way to cross
Grand River. Using proper caution upon leaving the Lansing Board of Realtors'
Planning Board Minutes
May 21, 1991
Page 4
parking lot makes more sense than taking down the walkway and putting extra risk
where it is not needed."
ELDON HALL, 4450 Keller, Holt. I work for Community Mental Health at 3200 Remy
Drive, just west of the overpass. Several clients use that overpass to catch their
buses. If the overpass is removed, because of their ages or their problems in
reacting to cars, they are at risk of injury from vehicles on Grand River. Three of
our folks have been hurt in the last five years. This overpass is an asset. Our
people need time to think about getting across that road. Even putting in a light
would not provide the protection of the overpass. We hope it stays up. Thank you.
KATHY THELEN, 3000 Westwood. I have four children and I oppose taking down the
pedestrian overpass. The traffic is too heavy and too fast and I would not feel
comfortable letting them go across just because of the traffic light. Thank you.
NANCY NORTON, Teacher at Cumberland. We see more kids every year who take
care of themselves a greater percentage of the day and I think that having a skywalk
will help them with the safety their parents used to help them with. If you take this
away, we will have a tragedy happen that could have been prevented. Adults
driving cars could take a couple of extra minutes to get out on a busy road. Whereas
children don't always think that much. So I think you should keep it. Thank you.
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Comments from the Audience:
RONALD SAYA, 914 South Dexter. No matter what efforts are made to turn a
professional building into a residential property, the best result one could hope for
is an office building that someone tried to disguise as a house and will look neither
like the homes behind it, nor the office buildings that surround it. The day care
providers have already been notified by clients of cancellations due to this proposed
facility. The proposed facility will change, in a negative way, the area surrounding
it. I strongly urge you to vote no.
GORDON.ELM, 3219 Alden Drive, regarding Z-5-91, Holden House. Following last
Wednesday's committee meeting, continuing concerns of the residents were put into
letter form and Mrs. Horne would you please read this into the minutes. Thank you.
Ms. Horne complied by reading this letter in full regarding 3300 South Pennsylvania
Avenue from "D-1" to "DM-1" (Z-5-91) . In part it stated; "traffic on South Dexter
and the feeder streets is a problem. All intersections have impaired visibility. The
Planning Board Minutes
May 21, 1991
Page 5
cul-de-sac solution, if not carefully placed, would divide an elementary school
attendance district. A traffic light at South Dexter or Alden Drive would only
increase the use of South Dexter as a Holmes Road extension cut-through between
South Cedar and South Pennsylvania. The difficulty of left turns from or into South
Dexter is the only factor discouraging traffic now. Holden House has a record of
relative success. However, we have no satisfactory answers to the following
questions:
1. What impact does the 55 o failure rate have on this neighborhood?
2. Where do the residents come from geographically?
3. How do they get to Holden House?
4. From which courts?
5. Which statement is correct?
-A supervisor will be with residents when they leave 3300 South Pennsylvania
for meetings, shopping, etc. OR
-Residents walk to local stores and the two area parks without staff members.
6. Do the Ottawa area neighbors agree?
7. Can 14 men be adequately housed in five rooms even if the space requirements
are met?
8. What other locations have been considered?
We seek continuance of the D-1 zoning to help us make the transition of Poxson Park
from the homes of older, long time residents to homes attracting both young families
and single adults. We have seen this developing in recent years improving both our
neighborhood and the City of Lansing."
A petition containing 56 signatures was attached to the letter.
The Chairman responded. This information is from sources other than Holden
House; counselors, etc. My information reveals that these people have a very
structured program starting at 6:30 to 7 a.m. with breakfast. They do have their
walks, of course, for the well being of people. These people all have assigned
duties; cooking or other family life situations. Then they are in group or single
therapy for about two hours. Then lunch and regular balanced meals scheduled by
a dietician. Afternoon activities might be therapy, council meetings among
themselves or other activities. They are always under constant supervision.
Approximately half of these people come from the Lansing area. Maybe one-quarter
from Grand Rapids or maybe Battle Creek.
It might be under different programs. Maybe from South Cedar; private therapist
and couselors, the Dimondale facility or Horizon House.
They can be from any district court. They are not just assigned, they go through
a preliminary interview. They take into consideration their physical and mental
health and their philosophy on what they want from the program.
Planning Board Minutes
May 21, 1991
Page 6
It is very structured and controlled. They know where these people are going. The
impact of the 55% failure--if they do not stay in this program, they go home
or to another program. So there is probably no impact on the neighborhood.
They are under 24 hour supervision, staff having eight hours each. When they go,
they are always under supervision and must ask permission to go so staff people
know where they are.
Regarding the space for fourteen men. One bedroom is 16 by 18 feet and can hold
four men. They have two bedrooms that will contain three men and two bedrooms
with two men apiece. They only sleep in their rooms, everything else is done in a
group.
Some other locations considered were; 3240 South Waverly, 2445 West Jolly, 3040
Holmes and two residences on Barnes Avenue.
CLINTON WALKER, 3201 Alden Drive. I have two questions; one, are these people
assigned by the court and have they had problems other than addiction? Have they
been in trouble with the law for theft, robbery, fighting prior to being sent to one
of these homes?
NANCY SIEGRIST, Executive Director, National Council on Alcoholism, Lansing
Regional Area and we administer Holden House. In response to your question, some
of our men have had drinking and driving offenses. We don't accept people who
come to us only under a court order. The men at Holden House have to express
motivation, they have waited up to three months sometimes to come in. They have
to call us to tell what they have been doing to help their recovery. Our house rules
are very strict and I assure you our concerns include they are good people when
they are at Holden House. Things like not complying with doing their daily chores
break house rules. It doesn't have to be a threat of violence. They are very
committed to their recovery. We have not had any incidents in 20 years of operation
and I think that's the best evidence of how we run our program.
Ms. Siegrist continued; the search for a new Holden House has been long and
frustrating. It's one thing moving because you want to and quite another if you are
forced. Although our search began a number of months ago, we have encountered
several obstacles. Currently, it's a timetable. We face eviction in three months.
Our original intent was to remain downtown. Our residents require access to state
and local services and programs and are reliant on public transportation. The City's
zoning requirements for residential care facilities which provide care for more than
six people, virtually eliminated our hopes to remain downtown. We looked at many
properties, but the requirement that there be 1500 feet between these facilities was
next to impossible to meet given the saturation of residential care facilities
downtown. And the requirement that there be 1,000 square feet of land per resident
Planning Board Minutes
May 21, 1991
Page 7
further limited our options. Facility costs and renovation were also a consideration.
Several properties were eliminated from consideration because they were structurally
deficient, renovation requirements were cost prohibitive, and many were poor real
estate investments.
As we extended our search beyond the downtown area, we ultimately found the
location at 3300 South Pennsylvania and it met both our requirements and the intent
of the city Zoning Ordinance. There is not another residential care facility within
1500 feet and the land area far exceeds the 14,000 feet required for four residents.
The location is on public transportation lines and is convenient to services and
programs. The property is well built, in excellent condition and will require little
renovation beyond the obvious kitchen and bath additions. The property faces
Pennsylvania; away from single family homes. Our plans to install a privacy fence
and landscaping will further insure the separation of our program from the single
family homes to the west and southwest. We are sensitive to the neighborhors'
concerns with having a residential care facility nearby. We took responsibility for
information, for answering questions, for responding to concerns. We have been
open and honest and invited neighbors to learn about us. Our Holden House is a
source of pride to our organization and is well respected in our community. We have
been good for the neighborhood and for the City for the past twenty years. I will
answer questions and do have site plans to share with you. Thank you.
JOAN HURD, 3210 Plymouth Drive. The Poxson Park subdivision opposes the
request by the NCA. We are single family dwellings. There are fourteen or more
men who come into that facility every six months. We consider this a multi-unit
building. In regards to zoning, the residences along the 3300 block of South
Pennsylvania are all currently professional. These business professionals go home.
The men at Holden House don't. They are there 24 hours a day integrating into our
neighborhood. We feel the NCA could find a more suitable location that fits into their
budget as well as integrates into a more appropriate neighborhood. Thank you.
EUGENE BARNES, 3106 Alden Drive. You are bringing people from this community
into our neighborhood that already have an affliction with alcohol. Yet, right across
the street is a store where they can buy beer and also at the Quality Dairy down the
street where they can buy liquor and beer.
MIKE KIWANIS, 3209 Alden. Is there currently remodeling going on at this proposed
Holden House site?
Ms. Siegrist stated, there is not.
Planning Board Minutes
May 21, 1991
Page 8
BUSINESS SESSION:
Approval of Minutes of May 7, 1991
It was stated that Mr. Barnhart has an absence excused from the April 16 meeting.
Ms. LeBlanc noted that on page 2 was a sentence that should be placed on page 5.
Mr. Barnhart moved for approval with two corrections and Ms. LeBlanc supported;
APPROVED
Committee Reports:
Zoning and Ordinance Committee: Merle Barnhart, Chairman
Z-2-91, 1117 May Street B and H to H
This is a request by Joseph Sloane to rezone property at 1117 May Street from "H"
Light Industrial and "B" Residential Districts to "H" Light Industrial District over
the described area. The applicant's request is to bring the zoning into compliance
with the use of the property. No exterior changes are proposed for the building.
The Committee felt, based on testimony and evidence, that the proposed change is
in substantial conformance with the Northeast Area Comprehensive Plan and that it
recognizes the change of zoning will demand improved landscape screening and
buffering for the site to protect the adjacent residential development and make the
land use relationship more compatible.
Mr. Barnhart moved that the request be approved and Mr. Wright seconded;
APPROVED
Z-3-91, 4700 Block of South Aurelius Road A to I
This is a request by Lyle Stephens to rezone the property on the west side of the
4700 block of South Aurelius Road from "A" Residential District to "I" Heavy
Industrial District. The property is currently vacant and lies adjacent to an
additional sixteen acres owned by Mr. Stephens lying west and north of the subject
property. He indicates he would like to locate special transportation buses on the
adjacent acreage and utilize the property in question for a gasoline service station.
We are currently awaiting a site plan. The Committee feels it prudent to table the
matter for thirty (30) days pending submission of a site plan and any further
comments that may be forthcoming from the Michigan Department of Natural
Resources, the Waterfront Development Board and the Forest View Citizens'
Association. REMAINS TABLED IN COMAUTTEE
Planning Board Minutes
May 21, 1991
Page 9
Z-4-91, 4200-4300 Blocks of Glenburne Boulevard A to C
The request by Doug Smith to rezone property in the 4200 and 4300 blocks of
Glenburne Boulevard is to go from "A" Residential to "C" Residential District.
These are six platted lots on the north side of Glenburne Boulevard. The applicant
proposes to combine these lots and develop four (4) duplex dwellings where there
would have been six single family dwellings. The initial request included Lots 297
and 298 which have been excluded from the application.
The applicant has submitted site and building elevation plans indicating how he
proposes to develop those lots. The Committee found that the proposed change
would allow development in substantial conformance with the Southwest Area
Comprehensive Plan, which designates the property for residential use at a density
of 0 to 7 units per acre. Actual density proposed is approximately eight (8) units
per acre. The Committee further found that this development would have ease of
access to Glenburne Boulevard, a collector street. It is further recognized that
these lots would rear to future single family homes, thereby acting as a transition
between the collector street and the lower residential area to the north. City goals
and policies encourage home ownership. Development in the area has been slow for
several years. In taking this course of action, development may proceed in a normal
manner. The Committee believes that the change of zoning will foster new
development and have a positive impact on the area.
Mr. Barnhart moved that the request be approved and Ms. Monteith seconded;
APPROVED
Z-5-91, 3300 South Pennsylvania Avenue--Holden House D-1 to DM-1
This request by Cyril McGuire, President of the Board of Directors, National Council
on Alcoholism, Lansing Regional Area, is to rezone property at 3300 South
Pennsylvania Avenue from "D-1" Professional Office District to "DM-1" Residential
District. The property contains an office building with an attached carport, a
detached garage and a parking lot on the north side. The applicant proposes to
convert this building for use as a residential care facility for up to fourteen (14) men
recovering from alcoholism and other chemical dependencies.
Those of the Committee voting in favor of the proposal were satisfied that the change
in zoning will allow continued use of the property in substantial conformance with the
established land use pattern along Pennsylvania Avenue, which consists of a mix of
residential and office uses. This is not considered a spot zoning, but rather an
application of clear planning principles of transition from more intensive to less
intensive zoning.
Planning Board Minutes
May 21, 1991
Page 10
Those Committee members voting in favor also believe that the companion application
for a special land use permit for this property will further control the land use and
its intensity.
The member voting in opposition did not believe that this was the type of land use
that should be encouraged next to an established low density residential
neighborhood. Mrs. Horne abstained from voting on the request.
Mr. Barnhart moved for approval and Mr. Wright supported;
Ms. LeBlanc volunteered that she voted in favor of both proposals. I had a hard
time making a decision so I continued talking to people and considering the issue.
At this point I will vote against the special use permit, not because Holden House will
be disruptive, but that there will be a neighborhood attitude created that will be an
ongoing problem. As far as the zoning, I don't think it is a spot zoning because we
are voting for a use that is already permitted in the zoning it has now. Because
these two are connected, I plan to abstain from the rezoning.
Mr. Wright stated next month I will have completed ten years on this Board and
heard many controversial issues and not many with the widespread interest and
controversy that this issue has. One thing people bring with them is fear. I see no
problem with it, and I will support this.
Ms. Monteith; I will be voting in opposition. I found this a difficult issue also. I
support the type and necessity of work. I feel in the case of a home for disabled,
these men do not need to be part of a neighborhood. They are going to be in a
situation for six months and we have heard that they chose that facility because it
faced away from the neighborhood. I also feel that as a member of this Board, I am
here to represent the citizens of this Community and their desire to protect the
quality of neighborhoods. That neighborhood has children and elderly as well as
middle aged people and I feel this facility is not a positive thing for them. Maybe
they would adjust; however that is presumptuous of us. The neighbors don't want
it and I respect that. I also have a problem with these people coming from outlying
areas and placed in a Lansing facility. I will be voting against it.
Mr. Goolsby. I will be voting in favor of the request. It is allowed and I have had
the experience of living in the neighborhood with Holden House. They are not bad
neighbors. Providing the site plan is good, that the buffering is done as it should
be, etc. that they will make good neighbors. They have a very structured existence
anyway. I will support.this rezoning.
Emly Horne. I am the Ward 2 representative for this Board and have worked on many
Master Plans for the City. Many areas have changed and I feel we worked long and
hard with that neighborhood to come up with this zoning pattern. I would like to
stick to that Master Plan.
Planning Board Minutes
May 21, 1991
Page 11
McNutt questioned; if they don't find a place within three months, what will happen
to the Holden House? Nancy Siegrist reported, there is a contingency plan for a few
weeks, but nothing beyond that. Because of our licensure and our accreditation--
much the same as hospitals--requirements, it would be difficult to find another
neighborhood.
Motion restated and a roll call vote taken;
with 4 yeas, 2 nays and 1 abstention; FORWARDED WITH NO RECOMMENDATION
Mr. Foulds explained with no recommendation, the perception would be a denial.
SLU-6-91, 3300 South Pennsylvania Avenue--Holden House
This is a request by Cyril McGuire for approval of a special land use for property
located at 3300 South Pennsylvania Avenue for the purpose of establishing a
residential care facility for up to 14 men recovering from alcohol addiction and other
chemical dependencies.
1) That 24 hour supervision be maintained at all times with the attendant awake
and available.
2) That a pass system be developed whereby no resident is allowed to leave the
Holden House premises without supervision or a pass.
3) That if a resident wishes to discontinue the program, the on duty staff person
will first attempt to keep the person in the house. If the resident insists on
leaving, a destination should be determined and transportation be arranged
to that location.
4) There shall be no signs on the property. The residential character of the
building will be maintained by the applicant and enhanced through exterior
cosmetic changes which will include landscape screening and buffering.
5) There shall be continual contact with the neighborhood as necessary through
the National Council's offices and the contact person from Holden House will
be available for the neighbors to contact.
6) That the National Council consider holding an open house at this location for
the neighborhood on a yearly basis.
7) The staff of the facility not cut through the neighborhood to get to Holden
House and this be administered through the administrative program.
Mr. Barnhart moved for approval, supported by Mr. Wright; APPROVED
Planning Board Minutes
May 21, 1991
Page 12
The Board had considered the following in making their determination:
1. That a lot area of 14,000 square feet be maintained for the residents of this
facility. The site contains 22,110 square feet.
2. That twenty-four (24) hour supervision be maintained and that this
supervisory personnel be awake when on the job.
3. There are no other such similar uses located within 1500 feet. The City of
Lansing has mandated dispersion of residential facilities. The initial
recommendation for this was in the River Island Master Plan completed in 1978.
The Ordinance setting the 1500 foot distance was adopted by City Council in
1988.
4. That proper landscaping be established for protection as necessary. The
landscaping, screening and buffering for the property must meet or exceed
the standards established by the City's Ordinances and shall be approved by
the Planning Division.
5. The special land use be designed, constructed (altered in this case), operated
and maintained in a manner harmonious with the surrounding area.
6. The essential physical character of the building will be residential. This
residential character should be enhanced by the site improvements required
as part of the Ordinance for screening and buffering. Clearly residential
uses are compatible with the single family uses to the west. The ability to
control the character of this site and the protection of the neighborhood rests
in requirements set by the City Council of this action as forwarded by the
Planning Board.
7. That the improvements to the property are in a residential character and
proper screening for surrounding land uses is provided. This should include
the provision of open space as required through the removal of pavement as
necessary along the west and south property Lines.
8. The uses, activities, materials and equipment should not be detrimental to the
health, safety or welfare of persons or property by the introduction of traffic
(no cars allowed for residents and no cut-through traffic of the neighborhood
by staff) , noise, smoke, odor, fumes (this will be a residential facility with
24 hour supervision for control) or glare (screening and buffering will be
required) .
9. The facility is adequately served by essential public facilities and services and
it is demonstrated by NCA that they will continually provide for services and
facilities deemed essential to the Holden House.
Planning Board Minutes
May 21, 1991
Page 13
10. This facility does not place demands on public services and facilities in excess
of current capacity. The various utilities have assured this.
11. The special land use is consistent with the intent and purpose of the Zoning
Code and the objectives of the currently adopted Comprehensive Plan.
12. The requirements for a special land use in the "DM-1" District.
The next Committee meeting will be held on Wednesday, June 12, 1991 at 2:30
p.m. in the Planning Division Conference Room.
Urban Development Committee:. Garry Goolsby, Chairman
Housing Goals
The finalized version of citywide goals and objectives related to housing is still a
draft. We plan to add comments where appropriate prior to going to City Council.
We added a, provision dealing with historical districts and also the statement dealing
with energy efficiency in housing.
Act-5-91, East Main at Holmes Street
This is a request to dispose of excess City street right-of-way adjacent to property
owners. The right-of-way is no longer needed due to the alignment of Main Street
and consequently it is recommended that the excess right-of-way be vacated subject
to any easement rights for utilities that may apply.
Mr. Goolsby so moved and support by Ms. McNutt; APPROVED
Act-7-91, Wildwood at Maplehill Avenue
This is a request by property owners to vacate portions of street rights-of-way.
The original plat of the subdivision reserved sufficient land to create either a cul-
de-sac or a traffic circle which cuts into the residential lots on three of the four
corners. The two streets as constructed make a standard 90% intersection,
apparently providing excess right-of-way. There-are no plans to use the excess
rights-of-way and the priority for such changes would be extremely low'for the
City. It is also recommended that the middle island of the planned traffic circle be
transferred from the jurisdiction of the Parks and Recreation Departent to the Public
Service Department for maintenance as a street right-of-way.
Mr. Goolsby so moved and Ms. McNutt seconded; APPROVED
Planning Board Minutes
May 21, 1991
Page 14
Act-12-91, Horsebrook Overpass
This item was presented in Committee last week and was discussed informally. There
will be a Michigan Department of Transportation widening project next year. Also
there is a need to do a utilization study in this area, which will be done by the
Transportation Divison. Further study will be completed.
NO ACTION TAKEN
Act-13-91, Oak Park
This is a request by Mr. Gregory to lease and construct a communications 'tower at
Oak Park to be approximately 250 feet tall. This would be in the area presently used
by the Parks Department for storage, which is fenced from the rest of the park.
The tower will be for wireless communications, such as mobile phones and pagers.
It is low wattage and primarily for hospitals or offices downtown. This matter is
pending before the Parks Board for discussion tomorrow night. We did ask if there
were other alternatives, such as the Diamond Reo site.
No action taken at this time.
Planning Board Evaluation
This has been completed and we did delete one sentence which dealt with City
Council disapproving our recommendations and then communicating the reasons why.
We felt that issue should be approached separately in a follow-up letter.
No further action required this evening.
Evaluation Report
This report is not on the agenda, but is the process we will be using next year.
The next meeting will be June 11 at 4 p.m.
Planning Board Minutes
May 21, 1991
Page 15
Planning Director's Report: James Foulds
1) Regarding Holden House--I appreciate the thoughtful approach and we will be
forwarding this on to Council.
2) New Way In is losing their lease. The Mayor was approached by the Department
of Corrections regarding a new locatio4. They will be going out for bid. They
intend to build a new facility in replacement. There is bad supervision and a lot of
runaways.
3) Community Mental Health is also requesting an increased capacity at the Loretta
Street facility. It's a six bed now; they want twelve. That will be at your June 4
hearing.
4) House moving project in the Capitol Loop. The Division recommended that four
historically significant properties, one of which is the Holden House, be moved to the
block bounded by Ionia, Butler, Ottawa and Sycamore. We will get them for $1 and
rehab through the Block Grant Program to market to owner occupants. The only
viable option is that block owned by the State and we have to get a bill from the
legislature to free up the northern half of that block. We are going to send a
position paper to the City Council asking them to vote on that particular proposal,
then forward it to DMB and ask for their endorsement of the concept. MDOT has a
date for demolition, so we have to move rapidly.
Ms. Monteith moved that the Board support the concept of moving the homes rather
than destroying them. Mr. Goolsby supported. APPROVED
Pending Items:
o
Ms. Horne stated that in the Master Plan Goals and Objectives we will be looking next
at the economic issues.
New Business:
Board Summer Schedule:
1) The Board agreed that two meetings would be canceled. Only one meeting will
be held in July, the 16th, and on August 20.
Planning Board Minutes
May 21, 1991
Page 16
2) Ms. McNutt requested an excused absence from the July 16 meeting. Mr.
Barnhart will be absent also for the July 16 meeting. Ms. Monteith requested an
excused absence from the August 20 meeting.
Board Member Comments:
Floyd Wright suggested, we should go around and see the result of our actions.
Northrup and Cedar (former Action Auto site) came to mind because I noticed the
grass was growing so strong. We can learn from the actions (or inactions) we take.
Adjournment:
The regular May 21, 1991 meeting of the Lansing Planning Board adjourned at 10
p.m.
Respectfully bmitt ,
JJaN. Foulds, Di ector
g Planning Division
WC
050791 APPROVED 052191
TO CLERK 010794
01 -12-94P12 : 26 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30, City Council Chambers__
loth Floor, Lansing City Hall
May 7, 1991
The meeting was convened by the Board Chairman , Emly Horne, at 7:30 p .m. with
six members present:
Goolsby, Horne ,-'Ki4Zi4�s , LeBlanc , McNutt , Monteith , Wright
Excused Absences:
Merle Barnhart requested an excused absence for the evening . Rose Killips also
requested absence . Ms . Monteith moved to accept the absences of Rose Killips and
Merle Barnhart and Ms . McNutt seconded; APPROVED
Staff in Attendance: Foulds , Acheson, Fountain , Spackman
PUBLIC HEARINGS:
Z-3-91 , 4700 Block South Aurelius Road A to I
Presented by Vern Fountain.
LYLE STEPHENS, 6911 South Cedar Street, petitioner and owner of the property in
question . I ask to have this small part fronting on Aurelius Road and acting as
entrance of the sixteen acres I own zoned the same as the rest at that site. This
small 209 by 209 feet parcel was not zoned at the same time because a small house
was on the property .
I own Special Transportation, Incorporated, a 250 bus operation that transports
handicapped students and adults in Michigan. That operation will move from 6911
South Cedar Street address to this address to get the bus company off of Cedar
Street so that property can be developed. Part of the bus operation is
manufacturing and remanufacturing the buses so they are equipped to deal with
handicapped people. This has been a blighted property. Hopefully it will be
cleaned up soon. Thank you .
Planning Board Minutes
May 7, 1991
Page 2
DELORES MAIDLOW, 2806 Forest Road, President Forest View Citizens'
Association . We would like to first thank Mr. Stephens for cleaning the area up .
Other residents are having problems of noise and. vibration from Jet Die
Engineering Company. Most said they would accept retail , which is there now.
Heavy industry would pollute Sycamore Creek and destroy the park. Thank you .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Z-4-91 , 4200-4300 Blocks Glenburne Boulevard A to C Presented by Vern
Fountain
DOUG SMITH , President of Executive Development . My firm, along with Century
Homes , proposes this petition to maintain low density housing currently platted
and the Master Plan calls for. We would be under seven dwelling units per acre .
Duplexes are presently located across the street . A site plan has been prepared
and submitted . There would be a total of six lots; one duplex and on the grouping
of four lots there would be three. Lot sizes combined would be similar to those
across the street. Century Homes has 44 vacant parcels which we plan to put
single family homes on later this summer. Each would have a carport. The lots
would be fully landscaped and be nice .
Beth Monteith questioned, would these duplexes be for sale , or rental units? Mr.
Smith: They were first- erected and held by Century Homes or Executive
Development for a period of six months to 2 to 3 years , but will be for sale in the
future .
A letter was received from the Lansing Housing Commission , Executive Director,
expressing opposition to the proposed zoning changes on Glenburne Boulevard.
The Commission purchased 24 units on lots to promote private residential
construction. The addition of five or more duplexes to that subdivision would lean
toward a rental neighborhood. There are five lots on the south side zoned for
duplexes and are currently vacant . We strongly oppose any rezoning in Glenburne
that would increase the number of rental structures .
Planning Board Minutes
May 7, 1991
Page 3
PAUL HOLMES, 4342 Glenburne Boulevard. The subdivision seems to be
overdeveloped with rental units already and I think more would degrade the value
of existing houses . When the subdivision was developed , six of us built houses
and the rest were city owned rentals. Some houses were added, but most were
modular and that degrades the neighborhood and I don't think anyone else will
want to build in there because of that .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Z-5-91 , 3300 South Pennsylvania Avenue--Holden House D-1 to DM-1
This case was presented by Bill Acheson .
CYRIL MC GUIRE , 401 South Linden , petitioner.
NANCY SIEGRIST, Executive Director, National Council on Alcoholism, Lansing
Regional Area , 3400 South Cedar Street . We think it's important for you to
understand how we came to select this property and why we feel it' s an
appropriate use . Many neighbors we have spoken to do not want Holden House in
their neighborhood . We will be responsive to their concerns . NCA has been
providing substance abuse information, education and referral assistance since
1960. We entered the treatment picture in the early 1970' s when we merged with
the Greater Lansing Halfway House Association. Our Holden House program has
existed since 1968 and at its present Ottawa Street location since 1972. We are
licensed by the Michigan Department of Public Health, Office of Substance Abuse
Services .
Financial support comes through contracts for services from the Capital Area
Substance Abuse Commission , the Veterans' Administration , a health
reimbursement , client fees , a portion from the Capital Area United Way and from
donations and grants . Some residents are self paying based on income . We accept
public assistance payments for indigent clients and are proud of our commitment
that no one be denied services based solely upon inability to pay.
Treatment at Holden House lasts six months. The men we admit often have
completed hospital programs , whose typical 14 to 28 day stay wasn't enough. All
Planning Board Minutes
May 7, 1991
Page 4
men are clean .and sober when they arrive . Newly recovering and willing to learn
how to lead sober, productive lifestyles . Each man must actively participate in
his treatment. The residents participate in group thereapy four times a week ,
individual counseling at lease once a week , two didactic or educational lectures
every week , planned recreation and leisure activity two to four hours a week , 12
step study groups , two twelve step program meetings on site and four in the
community and a family program with the resident and his family members and/or
friends . Each resident must learn to live side by side with thirteen other men ,
cooperatively and in a spirit of support and caring for one another. The men
rotate responsibility for cooking , clean up and house maintenance . The peer
group is the strength at Holden House . It is also the principles and traditions of
Alcoholics Anonymous , which served as the foundation for the program. Each
resident must have two sponsors in AA who offer support and encouragement to the
men , both during and after treatment.
Holden House is seeking a new home because our current facility is being taken by
the Michigan Department of Transportation as part of the Capitol Loop project .
MDOT recently initiated condemnation proceedings to force us out of our current
facility . Fortunately we reached an out of court settlement, but we must vacate
our Ottawa Street location no later than August 7. Our original intent was to
remain downtown and close to our womens' facility , Glass House , located two
blocks north at 219 North Logan/King Boulevard.
The map provided to us virtually eliminated every location we identified in the
downtown area because of the saturation of residential facilities . Those not
eliminated fell far short of the 1 ,000 square foot of land ordinance intended per
resident . We feel the property at 3300 South Pennsylvania and its use as a
residential care facility meets the intent of city zoning ordinances and planning
efforts . The property is not within 1500 square feet of any other care home and
with over 21 ,000 square feet of land space , is well over the 14,000 required to
house fourteen residents . Our program is supervised 24 hours a day. The
property is currently zoned "D-l" Professional Office and in addition to the
special land use permit, we are also applying for a rezoning to "DM-1" Residential
as required for residential care facilities . We feel this property, while adjoining
a residential neighborhood , is clearly on the periphery and not intrusive to the
neighborhood. The property faces Pennsylvania and looks away from the
neighborhood.
The location is on public transportation lines and convenient to health and human
Planning Board Minutes
May 7, 1991
Page 5
services , including Michigan Rehabilitation Services , the Center on Handicapper
Affairs , the Department of Social Services , and Ingham County Health Department .
This location not only meets our needs programmatically , but matches time
constraints for our required move . If we close even for a day , we lose our sources
of revenue . We cannot bill for services we don't provide . People often are
frightened and uncomfortable with things they don't understand. We invited the
neighbors in the area to meet with us last Thursday , and offered contact by phone
to those who could not attend. We received two phone calls, fifteen neighbors
representing ten different residents came to the meeting . Everyone had the
opportunity to ask questions . We have included our most common questions and
responses in your information packet.
Ms . Monteith asked how many bedrooms are provided for the 14 people? Nancy
Siegrist answered; five.
Communications:
RON SAYA , 914 Dexter Drive, is opposed.
MI LDRED DADD , 3144 Plymouth, is opposed. Not a good place, no recreational
area .
MICHAEL AND JOAN HURD , 3210 Plymouth Drive , are opposed because it would be a
bad influence on the neighborhood.
TOM VALLI , is not opposed to this request .
NANCY MILN, 3219 Alden Drive. We have worked hard on our home to keep it up and
to keep this area residential. We fought at City Council a gas station going in .
We fought to prevent a bar from going in across the street . We were told by the
City Council the best thing for those two blocks to do was turn professional, and
we slowly watched that happen . We have half a block away the Michigan Central
Yards and the police helicopters kept that under close supervision--for good
reasons. Half a block south of Dexter is a park, a deep wooded ravine and that's
been a problem too. My son got sprayed with BB shot down there . Lots of kids
have had sex education down there watching the older kids . We kept fighting so
this neighborhood would stay residential and a credit to Lansing . Thank you.
TRACEY LYNN KEATON, 1711 Elizabeth Street. I am here to show my sincere support
for the relocation of Holden House. While Assistant Supervisor and building
Planning Board Minutes
May 7, 1991
Page 6
programmer at Kingsley Community Center for the past six years , I have worked
with residents and staff of Holden House . They have utilized our facility for
recreational outlets and we have utilized them as volunteers for special events for
both youth and adults . The personnel and staff of Holden House have always been
communicative, dependable and responsible. The eagerness of the residents to
participate and work with the community in a healthy and happy environment is
one of our greatest assets of programming . Neighborhoods and residents must
recognize these people as part of the community . Let's do our part by letting them .
be. Thank you.
GREG PULLUM, 2420 Dillingham, Deputy Director of the Capital Area Substance
Abuse Commission. I have a letter from our Chairperson, Dr. Richard Lyles, "on
behalf of. . . .express strong and unconditional support for the proposed new site
for the Holden House residential treatment facility for men. . .would continue a
needed service to the area and in a time when treatment opportunities are
diminishing for the alcohol , chemically dependent individual . The Commission
has provided funding to support the services at Holden House since 1978. During
that time the program has been consistently run by the dedicated professionals of
the National Council on Alcoholism, Lansing Regional Area . NCA has always run
a quality structured program and done a splendid job of balancing the needs of
residents with the surrounding community . This office has never received a
complaint from Holden House neighbors . In fact , we have heard more positive
remarks , such as neighbors expressing thanks for having their snow shoveled by
Holden House residents . The Commission fully expects the same quality of care
and neighborhood cooperation in the new facility . The Lansing area has
developed unique treatment opportunities to serve its chemically dependent
population through a variety of service providers . This treatment enhances the
community by returning individuals into productive role within it. The NCA,
Lansing Regional Area , through Holden House ha-s been more successful than most
in this regard . I hope you allow NCALRA to continue to provide this valuable and
necessary service ."
BARB SMITH, 1395 Yorkleigh. I am a third grade teacher at Post Oak Elementary
School . Two years ago I chose a community service project for my students , which
was to bring pictures to the guys who lived at the Holden House on Ottawa . After
we took the pictures to them, they sent thank you notes to us . Then the students
decided to take presents to the guys for Christmas and they planned a Christmas
party for all the students in my class . It was such a success that this year I
Planning Board Minutes
May 7, 1991
Page 7
decided to do the same thing again. Now my class is planning a picnic with all
the guys at Holden House to end the year with . My entire class wrote letters to
City Council members in support of the Holden House .
MICHAEL HURD , 3210 Plymouth Drive. Concerns I have picked up from the
neighborhood are listed in that letter. My main concern is safety and quality of
the neighborhood . This has been a quality area since I was a little child .
Although Holden House doesn't represent a problem to us by bringing in criminals
and gunfire , we are looking for positive answers or guarantees . The two stores
within walking distance are liquor stores and we would like to keep everything
safe and happy . We have 14 transient residents in this neighborhood and one
supervisor. There are just too many people that harm could come to.
FRED BARRIS , employee of Ingham County Probate Court. The NCA for several
years have done alcohol and drug assessments for gentlemen I have referred
there . I also teach at Lansing Community College and each term people from
Holden House and others come to my class and speak on behalf of their program.
They always indicate this is an opportunity , a six month program in which they
are given an opportunity to change. Staff provides excellent supervision. This
particular program has always had an outstanding record and an outstanding
staff. Thank you.
MICHAEL TERRIZAK, 3111 Andrew, Lansing . Six years , one month and two days
ago I came to the Holden House and previously had been a resident of the Salvation
Army Center in Detroit . I had no money , job or place to live. My family had
turned their back on me. Now I am a taxpaying resident of Lansing and a
homeowner. I can understand fear of something new, unknown and potentially
dangerous . Holden House is not unknown . We're dealing with people suffering
from a disease. Everyone would like to see substance abuse eliminated in their
neighborhoods . I don't know how that's done . But eliminating a solution is not
how to eliminate the problem. I probably would not be alive today without the
benefit of the Holden House . Thank you.
LAUREN CONWAY, my husband Mike and I reside at 3215 Alden Drive . It is a lovely
neighborhood. I attended the NCA information meeting May 2. What I learned was
reassuring and dispelled any reservations I may have had prior to that meeting .
Planning Board Minutes
May 7, 1991
Page 8
I was impressed by the dedication and professionalism of the staff and encouraged
by testimonials of former clients who spoke on behalf of the NCA and Holden House .
We have no fears concerning the possibility of declining property values . This
would only occur because of neighborhood panic and that would only occur because
of gross misconception . We have no objections . We recognize and acknowledge the
right of Holden House to co-exist with us . We believe the staff and resident men
will take impeccable care of the property and show the same kind of pride in their
new location that we all show there now. We also believe staff will work
responsibly and considerately with us and that the resident men will behave
responsibly and considerately as well. If the NCA is permitted to establish Holden
House at 3300 South Pennsylvania , we will be pleased to welcome them to the
neighborhood . Thank you.
RON SAYA, 914 South Dexter Drive . I would like to concur with those stating
opposition . I have highlighted areas in the maps in the materials provided to the
Planning Board. The street I live on has long carried more traffic than the
average residential street. It has been a cut through from Cedar to
Pennsylvania . Holmes Road empties into Poxson Park , hitting Parkview and winds
those folks out onto South Dexter. There is a problem with people cutting through .
The proposed site of this house is at the opposite extreme of the Council on
Alcoholism's office at the corner of Holmes and Cedar. We have been told they
have meetings and obviously will cause us additional traffic problems. At the
intersection of Cedarbrook Avenue and South Dexter, it is pretty much a blind
intersection from the east or west and at the crest of a hill. I have been involved
in many near misses . Dexter is a typical residential street; narrow with parking
on both sides and when cars are there it is impossible for more than one car to
pass .
This is not limited to an alcohol problem facility , as is put in the request for
zoning , this is alcohol and drug addiction . Many residents have multiple
problems . Thank you for the opportunity to address you and we hope you consider
our request not to put this facility in our neighborhood.
MARJORIE MARTIN , 708 Stanton Avenue and my son Sean is at the day care center
at 940 South Dexter. He spends about 20 hours a week there and I have lived in
the area all of my life. I also started the NARNON project at St. Lawrence
Hospital, which is now at Jarvis Acres . I do not want the Holden House to go at the
proposed site . It is a great project , but the people in this level are not what I
Planning Board Minutes
May 7, 1991
Page 9
want my son to grow up near to. More suitable would be in the same area but not
in the neighborhood . Thank you .
RICHARD KELLEY, 4641 Fieldcrest. Five years ago I lived at 1018 West Ottawa .
At the time I went in I had a daughter in the 8th grade and she is now in college.
I am "one of those people ." The Holden House is clean, structured and supervised
and of all the houses in the neighborhood I can guarantee that' s the one that
won't have any alcohol, drugs or other social disturbing behavior! In fact they
are the only clean and sober people on the premises . I can't say that about the
other houses in the neighborhood . The nine people that I went through the Holden
House with are still sober today . I don't know about the 55% or some projections
about what we are. We are your neighbors . I realize the fear of the neighborhood
and I don't know how you deal with that . Thank you.
SHERRY CUMMINS, 940 South Dexter. I am licensed for the day care center and
have two parents with me tonight against the Holden House being on that corner.
I have a letter from a parent against it. I feel that if it is there , I am going to
lose my business and 1 have been there 17 years . Please consider the Holden
House be located somewhere other than a residential area.
KIM TIBBITS , 432 Lincoln, Portland, Michigan . I was a 30 year resident of
Lansing and a substance abuse therapist .- I am a Viet Nam veteran and I know a
lot about the Holden House and the substance abuse system. We are talking about
"people." I support the move to the proposed location . We are talking about a
disease and do understand some of the feelings , being a therapist . I support the
move wholeheartedly. We are talking about people's lives and I have no
reservations to support this move as a terapist . Thank you.
ROBERT CHILDEN , 3209 Plymouth Drive . My main concern is night security at the
Holden House . There are two doctor offices in that same block . What happens if
a person walks away and goes into one of those places. There is a liquor store
across the street . Thank you.
ROBERT WISE , 3200 Plymouth Drive. This is a convenient , attractive
neighborhood . They move in, I move out.
Planning Board Minutes
May 7, 1991
Page 10
MICHAEL HOLMES , 610 West Ottawa. I have a letter from South Lansing Business
Association to hand out . The President , Cindy Ga zarra , couldn't be here this
evening and she asked that I bring this to be read. I have had the pleasure of
having the men at Holden House at a birthday last fall . I meet them every day
walking as I go to work . They're always gentlemen and tell you exactly how they
feel. The best thing about Holden House and Glass House is they have a purpose;
to save people. Close acquaintances have used both facilities and otherwise would
probably not have their lives today . Thank you.
The communication read, in part: At the May 1 , 1991 , Executive Board and
Directors meeting , at which we were given a presentation by Nancy Siegrist, from
the National Council on Alcoholism, regarding the relocation of Holden House to
3300 South Pennsylvania Avenue, our Board voted in support of the relocation. It
is our understanding the fourteen men will reside there for six months under a
planned and structured environment . We are in support of the relocation and
welcome the Holden House to the south Lansing business community .
GEORGE UPRIGHT , 12530 Natts Avenue , DeWitt. I lived for 19 years in the lovely
neighborhood we are talking about . As a former resident of the Holden House I
wish that my 76 year old mother lived within 300 feet of that House because I would
feel a lot safer having her that close to a place that's that well run and has that
type of protection . Thank you.
DUANE CLARK, 816 South Dexter. I recognize the need for this type of facility and
have reservations about my neighborhood . I was not notified about informational
meetings by NCA. I would like to be on a mailing list , if possible. I have a
concern about spot zoning , whether for gas station or other types of facilities .
I believe neighborhoods should be maintained. I don't doubt many people go
through this program and come out successfully . I have had close family members
in a similar situation. I see a failure to communicate on both sides . I will rely
on your good judgment . Thank you .
BUD DOCKTER , 1962 Atherton Way, Okemos , Raltor.. I have been assisting the
National Council on Alcoholism in finding a new home since the middle of January .
They were actively looking before I was involved, I estimate 35 to 40 properties
Planning Board Minutes
May 7, 1991
Page 11
in the last four months . We have physically inspected between 10 and 12
properties . However , until we found the location at 3300 South Pennsylvania, none
of the properties were suitable. Because Holden House is being evicted from its
present location , we have looked seriously in the downtown area and found
buildings and lots too small, incompatible design or buildings in poor repair. In
addition the Ordinance that prohibits new care facilities to be located within 1500
feet of one another rules out many properties . The purpose is to spread new
facilities around the City so they are not congregated. The 3300 address offers a
building large enough to accommodate their needs . This site was also selected
because it fronts a major traffic artery and does not intrude into the residential
neighborhood . Technically , it could be located in the middle of a residential
area. This location is far less intrusive because it fronts South Pennsylvania
Avenue .
Although the Holden House generates a perceived threat to some people in the
neighborhood , a 20 year history in the City of Lansing indicates otherwise.
Unfortunately , no matter what location is selected, we will hear some of the same
objections . Most people are sensitive to the need of the facility , many just don't
want it in their particular area . My opinion is 3300 South Pennsylvania is the
best location for the facility. Therefore , I would recommend approval for both the
special use permit and the rezoning request. Thank you.
TOM VALL I , 805 Hamilton. I indicated to staff that I was not per se opposed. If
the Board recommends issuance of a special use permit, I recommend it be
conditioned as follows and I would hope Holden House would continue to be
operated at the standards it now is:
A. A 24 on duty supervision.
B . During the first 35 days of treatment , patients not leave the facility without
staff.
C . That a pass be required for patients to leave the facility and be only issued
if the patient reports and staff approves the specific times of absence , destination
and if the patient is required to be accompanied.
D . That patients be allowed to leave the facility without accompaniment only after
five months of treatment.
E . A patient who uses alcohol or drugs be terminated from the facility.
F . A patient who has committed a violent crime or a burglary, with the exception
of a crime committed while under the influence of drugs or alcohol , be excluded.
G. Residents requiring psychotherapy be terminated from the program.
Planning Board Minutes
May 7, 1991
Page 12
H . No signs suggesting the nature of the facility will be on the premises .
I . The Board consider imposing other conditions that the Holden House has
represented as assuring a high quality facility .
Finally , I am concerned about the size of the facility and its affect on the
character of the neighborhood . Thank you for your attention.
DENNIS MARTIN , 708 Fenton . We heard from Holden House that we are in danger of
losing our drug treatment and alcohol program. Just down the street from the
proposed site is Lansing General Hospital . They have a very good program with
the Horizon House . We also have Jarvis Acres . Unfortunately the 55% they're
talking about I feel they are more prejudiced against because if a person is not
ready to recover , he won't. Concerns are the two day care centers , one within 300
feet . I know Holden House has provided good care for the community , but at that
particular site , I think I am still opposed . Thank you.
MARIE HURD , 3205 Plymouth. We are opposed because when five o'clock comes most
of those buildings are closed. When we get home from work , they're gone. Thank
you.
Bill Acheson explained that the special land use is required to have a residential
treatment facility. The zoning and special land use have to track together for
this establishment to go into the 3300 South Pennsylvania address .
DAN LAFAVE , 1235 Climax Street, Director of Admissions at Lansing Community
College. I am familiar with the Holden House and served on the Auxiliary for 15
years and watched residents participate in the community, as well as have eight
of these people live in my home upon recovery after they left Holden House. I
understand the concern of a potential threat . For 20 years I have worked with
alcoholics and recovery rate is not 100%. I have seen people go back into society
from professional opportunities they had come from and return to a very
productive life. I have also seen people go back to drinking . In all my years
with them , there has never been a major crime take place in the community. We
had an incident of someone breaking into the Holden House , but we don't know if
that was a past resident. Many people have said they never had better neighbors
than the Holden House . Thank you.
Planning Board Minutes
May 7, 1991
Page 13
JOHN DODGE , 1039 Cliffdale , Haslett. I represent my boss, Mr. Baker, owner of
Troy Design. People should recognize that we have people who work at our facility
and leave between 2:30 and 3 in the morning and there are more concerns about the
railroad tracks behind us . We have had things stolen out of cars . From what I
have heard tonight , this is a very controlled activity and our opinion is we
support this proposal. Thank you.
FRED KLETKE , 3115 Plymouth Drive. About 12 years ago we started looking for a
new neighborhood because the house was too small . So we invested in a family
room on the house. The problem I have is adding 14 males to that neighborhood.
I am opposed.
Garry Goolsby added, I am an individual who lives in the Holden House
neighborhood now. The police were out twice in nine years to Holden House. Last
year they were out 24 times next door to me . We lived in the neighborhood for two
years before we realized Holden House was there. This is a diverse area , age and
race. It is an excellent neighborhood. Children play outside unsupervised and
have no problem. Those residents who have concerns , we could not have a better
neighborhood and will be sorry to see them go. Thank you
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Approval of Minutes:
Mr. Wright moved for approval of the minutes of April 2, 1991 and Ms. McNutt
supported; APPROVED
Ms . LeBlanc moved for approval of the April 16, 1991 minutes and Mr. Goolsby
seconded;
Ms . LeBlanc pointed out that on page 4, the last paragraph should state "no
impact on enjoyment. . APPROVED
Committee Reports:
Planning Board Minutes
May 7, 1991
Page 14
Zoning and Ordinance Commitee:
Helen LeBlanc , Vice Chairman, reported the next meeting will be Wednesday, May
15 , 1991 at 2:30 p .m. in the Planning Division Conference Room.
Urban Development Committee: Garry Goolsby reported .
1 ) Mr. Spackman submitted housing under the Master Plan Goals and Objectives .
The Committee went over it and made some changes . If you have any further,
contact me or Jim and we will bring this to a Committee meeting on Tuesday .
2) Jim Spackman submitted the Planning Board Evaluation and the form previously
discussed. We want you to get comments back on those for action on the 21st.
3) Jim Spackman: I would also like to pass out background information on the
Holden House . The resolution City Council passed in 1988 identified the need to
acquire properties to expand the roadway .
The next meeting will be Tuesday at 4 p .m. in the Council Conference Room.
Adjournment:
The regular May 7, 1991 meeting of the Lansing Planning Board was adjourned at
10:56 p .m.
Respectfully submitted,
Ja tN. ulds, Director
Lansing Planning Division
WC
041691 APPROVED 050791
TO CLERK 010794
01 -12-0, 012. : 26 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30 p .m. , City Council Chambers
loth Floor, Lansing City Hall
April 16, 1991
Emly Horne , Chairman, convened the meeting at 7:30 p .m. with seven members
present:
Barnhart , Goolsby , Horne , Killips , LeBlanc , Monteith , Wright
Excused: Margie McNutt
Mr. Goolsby moved to approve the absence of Margie McNutt and Ms . LeBlanc
seconded; APPROVED
Staff in Attendance: Foulds , Fountain , Spackman
PUBLIC HEARING:
Z-2-91 , 1117 May Street B and H to H
Vern Fountain , Zoning Administrator, presented this case and responded to
questions from the Board. The long thin strip is residential. Residences have
access onto Johnson Street. It is an unpaved area .
DAVE DETTLAFF , present occupant. I understand Mr. Sloane has owned this
building since the 40's and it has been used for light industrial purposes . It was
only as a result of licensing contingencies in the City that it was not zoned light
industrial . It has been a business use for decades and this is among a number of
connecting businesses . It seems peculiar this one building would be singled out
as residential when it has never been used for residential purposes . We moved
with the understanding it was zoned accordingly for our use and found that was
not the case .
A communication was received from:
PHILLIP BRANSTETTER , owner of 1121 May Street; has no objections to the
rezoning .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
April 16, 1991
Page 2
Comments from the Audience:
DON HINES, Attorney representing property owners of 1012/1016/1018 Walsh Street
(SLU-18-90) . We reviewed the comments from the public and Board following the
public hearing of December 4, 1990 and made an effort to respond to those . There
were concerns with; (1 ) traffic, (2) drainage, (3) aesthetics and (4) possible loss
of low income housing . A site plan was submitted .
The existing curb cut permits traffic to come out of the off street parking facility
onto Walsh Street. We are expanding the size of the curb cut onto Pennsylvania
Avenue , which will be the only way in and out of the parking facility and will
keep people off Walsh Street. We would be happy to take the curb cut off of Walsh
as proposed, but will leave it in if the neighbors desire .
Secondly , the drainage . We will not create a problem but will improve it because
of engineering techniques . Thirdly , loss of low income housing . There are three
houses we propose to switch . One we will move to a vacant site in the
neighborhood . The other two we are trying to make arrangements to see if one of
the persons at the last hearing would be able to make use of those houses on the
other site. As far as aesthetics , we show a sizable buffer area on the north and
east sides and a fence on the east side . We will make improvements to the north
side of the building .
In the neighborhood we secured three letters . We have satisfied Rick McKire's
concerns about low income housing being taken away. He has no objection to our
project. The second letter from Mrs . Kirkbride, directly across the street, has
expressed support. The third communication encompasses all contiguous
neighbors indicating no objection to the request being granted. They do think we
might create a traffic problem with more traffic onto Pennsylvania Avenue. That
might follow, however, they prefer coming out onto Walsh particularly in winter
because there is not a grade .
We have now no neighborhood objection. They are supportive of our concept. We
will have a well thought out , well designed facility the neighbors would like to
see there and, therefore , respectfully request you make a favorable
recommendation to Council.
Planning Board Minutes
April 16, 1991
Page 3
BUSINESS SESSION:
Approval of Minutes:
A correction was noted to the minutes submitted. Mr. Wright moved for approval
of the minutes of March 19, 1991 and Mr. Barnhart supported; APPROVED
Committee Reports:
Zoning and Ordinannce Committee: Merle Barnhart , Chairman
Z-1-91, 323 Lincoln Avenue/400 East Rockford Road B/C to J
This is a request to rezone property at 323 Lincoln Avenue and 400 East Rockford
Road. The property at 323 Lincoln Avenue measures 41 by 124 feet , contains
approximately 5,084 square feet and is developed with a single family home and
garage . The requested change is from "B" Residential to "J" Parking District .
The property is currently occupied by two single family homes and the proposal
is to demolish these structures and expand off street parking facilities in
conjunction with the Coscarelli Restaurant and Lounge operation .
It was moved by Mr. Barnhart , seconded by Ms . Monteith that this request be
denied;
Mr. Barnhart explained, it was the Committee' s belief that the proposed change
would have a negative impact on the adjacent residential neighborhood, primarily
through increased traffic and activity, which would have a direct impact on the
residences immediately abutting the new parking lot . Also the hours of operation
on this proposed development would extend well into evening hours and this would
add to the adverse impact on the residential area to the west. The Committee
further believes that continued expansion of off street parking will reduce the size
of the residential area of that block to the point where the residential development
is no longer the predominant use and therefore threatens the vitality of the
remaining residential properties .
In addition the Committee indicated their concern about the intensity of the
Planning Board Minutes
April 16, 1991
Page 4
proposed use of this property as it relates to minimum requirements of off street
parking . More specifically, there are other types of uses where the minimum off
street parking requirements were met, but were not adequate and the overflow
parking took place on adjacent residential streets .
At the March 5, 1991 public hearing on the request residents did speak in
opposition indicating they did not want to see further expansion of non-
residential uses into their neighborhood.
Motion was restated and; DENIED
SLU-3-91, 433-435 South Cedar Street
This is a request by Leon Parker, President of the City Rescue Mission, for
approval of a special land use for property located at 433-435 South Cedar Street .
The property currently is zoned "DM-4" Residential District and is developed with
two residential homes and a detached garage on the property located at 435 South
Cedar . The applicant's proposal is to establish a temporary shelter for homeless
women and their families at 433 South Cedar Street and a residential care facility
with counseling at 435 South Cedar for female ex-offenders.
Mr. Barnhart moved and Ms . LeBlanc supported that the special land use be
approved subject to conditions:
1 . Compliance with all Building and Fire Code requirements .
2. Installation of an opaque fence along the north property line to buffer
the residence from the commercial parking lot to the north .
Mr. Barnhart added; the criteria on which the evaluation was made are, the use
proposed appears to be compatible with surrounding land uses. The proposal will
retain the residential character of the immediate properties . It would appear that
the proposed change would not interfere with enjoyment of the surrounding
properties and would result in an improvement to the physical structure if they
are brought up to Code standards . There should be no negative environmental
impact and the implementation of this proposal will not negatively impact any
public services or utilities serving the site. The proposal represents an
opportunity to establish a reasonable residential use in accord with existing
Planning Board Minutes
April 16, 1991
Page 5
sustain existing development , while recognizing there is a potential eventually
for changes in the land use patterns , as identified in the Cedar/Larch , Capitol
Loop plans that have developed in recent years . The proposal would appear to be
in compliance with uses permitted in the "DM-4" Residential District.
Motion was restated adding condition number three:
3) That no signage be displayed on the structure or property so the
appearance will remain in a residential character. APPROVED
SLU-4-91, 2117 South Cedar Street
This request is by Richard Ramont for approval of a special land use for property
located to the rear of 2117 South Cedar Street . The property in question measures
95 by 110 feet and contains approximately 10,450 square feet. It is currently
zoned "J" Parking and was previously used for off street parking in conjunction
with adjacent commercial establishments . Approval of this special land use will
allow continued use for the property for parking and sale of used automobiles in
conjunction with Ramont Auto Sales .
It was moved by Mr. Barnhart, supported by Mr. Wright that this request be
approved subject to conditions:
1 . Elimination and relocation of the curb cut on Riley Street as discussed as part
of the staff report and the continuation of a landscape buffer along the south
property line to the west , directly to the south of the house on Riley Street.
2. The adjustment/shielding of parking lot lights to the confines of the lot.
In making this recommendation the Committee evaluated nine criteria for land use
and the evaluations pointed out that the proposed use of the parking lot can be
operated in a manner harmonious with adjacent land uses . The parking lot
changed its character positively by reducing its impact on the adjacent
residential use . The special land uses should not impact the general enjoyment
of surrounding development. The environmental character of the lot should
improve . The use of the parking lot for the sale of used vehicles will not
adversely impact the adjacent residential uses . Additional public services are
Planning Board Minutes
April 16, 1991
Page 6
not required for this special land use as requested. The special land use is a
commercial use and , therefore , meets the intent of the Master Plan .
APPROVED
SLU-5-91, 552 East Jolly Road
This is a request by Merle Ammerman representing Lansing/Mason Ambulance
Service to approve a special land use for property located at 552 East Jolly Road .
The applicant proposes to establish an ambulance service from this property that
would consist of two vehicles and four crew members . The property is currently
zoned "D-1" Professional Office District and is developed with an office in a
converted residential building and detached garage.
Mr. Barnhart moved for approval of this special land use as outlined in the staff
report subject to the provision of a hard surface driveway and parking area as
well as providing for appropriate landscape screening and buffering . This motion
was seconded by Mr. Wright . APPROVED
SLU-18-90, 1012, 1016, 1018 Walsh Street
This is a request by David Nussdorfer for approval of a special land use to expand
off street parking for the Hager Fox Center. The properties are located at 1012,
1016, 1018 Walsh Street and are developed with three single family homes
currently .
This request was before the Zoning and Ordinance Committee at their meeting of
March 13, 1991 , at which time the Committee tabled further action on the request
because they felt they needed more time to evaluate the proposal . The Committee
has evaluated the additional materials and formulated the recommendation for
denial.
Mr. Barnhart moved for denial of this request and Ms . LeBlanc supported;
The Committee, in formulating this recommendation, based their evaluation on
nine critieria . The increase in intensity of use will certainly impact the
Planning Board Minutes
April 16, 1991
Page 7
adjoining residential properties . The essential residential character would be
diminished. THis action could cause increased runoff to adjacent properties and
adversely impact the general enjoyment of the surrounding land use . A hard
surfaced parking lot could increase storm water runoff and water problems for
adjacent homes . The project could be considered detrimental to the health, safety
and welfare of persons or property through the excessive production of traffic .
Noise from entering and exiting of patients possibly in their work vehicles would
undoubtedly be increased. Engineering of the parking lot would require approval
by the Public Service Department . The Master Plan reflects the maintenance of the
existing land use pattern does not promote the expansion of non-residential uses
into this neighborhood. The proposed parking lot can meet the dimensional
requirements of the district in which it is located.
Floyd Wright stated; I did vote against denial because I have felt from the outset
that there are several things that make this project different from others of a
similar nature. Two of these home, the furthest to the east , are not in good
condition; in fact , in deplorable condition and if they are left as residential
homes would have to be improved . However, being in the flood plain, improvement
would not be possible unless we granted the Class A status to improve the
property. My feeling is removal of the homes and then left as vacant land will
require someone to maintain the properties. In this case I am impelled to go
against staff recommendation--which I seldom do--and will be voting against
denial.
DENIED
NCU-4-91, 2201 South Cedar Street
This is a request by Joe Maguire, Vice President of Wolverine Development
Corporation for approval of a substitution of use for property located at 2201 South
Cedar Street . The property was previously occupied by Sir Pizza . Mr. Maguire
will substitute another restaurant use called Jersey Giant Sub Shop .
The Committee received a written communication from Mr. Maguire indicating his
concern to have this removed from further consideration because his potential
tenant found a new location.
Planning Board Minutes
April 16 1991
Page 8
Mr. Barnhart moved that this matter be removed from further consideration .
However, it should be transmitted back to the applicant that any further use of the
property may require approval of a substitution of use by the Planning Board.
Mr. Wright supported; APPROVED
The Committee had one more piece of business--to see if we could forward a letter
to the Mayor and City Council regarding our concern about noncompliance of the
petitioners to the screening and buffering requirements. We have recent evidence
of a misuse of what was intended by the petitioner. This brought to our attention
that this is not the number one issue in Code compliance because they are short of
staff and long on problems .
The next Zoning and Ordinance Committee meeting is Wednesday , May 15,
1991 at 2:30 in the Planning Division Conference Room.
Urban Development Committee:
Garry Goolsby, Chairman , reported the next meeting will be May 14 at 4 p .m. in
the Council Conference Room.
Report from Planning Director: James Foulds
1 ) Master-Plan Goals and Objectives; Willow-Pine Master Plan amendment. A
meeting is scheduled for 7 p .m. Thursday at Walnut Street School to finalize that
plan amendment. We will have Donna Wynant at the next Board meeting to report
on that issue .
2) April is Fair Housing Month nationally and the City Human Relations
Department and Commission is sponsoring a fair housing observance tomorrow
evening with presentations from the Fair Housing Center from Metropolitan Detroit ,
Michigan Department of Civil Rights , the Lansing Housing Resource Center, the
Lansing Board of Realtors on fair housing outlook in the City of Lansing . You are
Planning Board Minutes
April 16, 1991
Page 9
welcome to attend.
3) BTS Planning Process--Staff and the citizen subcommittee have.been reviewing
the BTS plan with consultants . We have responses from six qualified firms. The
Committee , this afternoon, narrowed the choices down to three and it was their
decision to recommend Howard Deardorff Design Resources/Inc. be the consultant
for the planning process and design work for the BTS property. He is a local
Lansing architect and brings in a unique design skill and tremendous enthusiasm
for this project . After full endorsement the City could move forward to execute a
contract with that firm.
4) Board Evaluation--Comments have been drafted including yours submitted .
This is for your consideration and approval . This will be REFERRED TO THE URBAN
DEVELOPMENT COMMITTEE for further discussion .
5) Jim Spackman gave an explanatory presentation on Goals and Objectives . We
are doing this to update the Master Plan . We focused on housing and housing
goals , which now includes neighborhood aspects . I request the Urban Development
Committee have a meeting before our next Board meeting to go over this item.
Tuesday , April 23 at 4 p .m was set.
Mr. Spackman continued, in 1976 Planning staff and Board were the primary actors
in creating city goals and policies to provide direction in dealing with capital
improvements projects . We attempted to adopt a set of goals/objectives/policies
and used those as a framework for policies for the four areas of the city. A lot of
those identified objectives have been accomplished , some are obsolete. So we are
attempting to clean out this old document to restate, toss out or add in.
Mr. Foulds added, five objectives have been added; neighborhood, existing
housing , new housing construction, special housing needs and mixed and adaptive
uses . These areas may be creating policies under those objectives . To answer
where we are going with this . We would like to take to Council the Master land use
goals and objectives for this community to amend the current ones . It is not easy
to do, but it is worth it.
After going through the process in the late 70' s, we felt the Board was too distant
Planning Board Minutes
April 16, 1991
Page 10
from neighborhood discussions putting those goals , objectives and policies
together and only saw the finished project. I feel you need the benefit of that
information to better judge whether it's a valid document .
Adjournment:
The regular April 16, 1991 meeting of the Lansing Planning Board adjourned at
9:20 p .m .
Respectfully submitted
21
Ja e N. Foulds , Director
L sing Planning Division
WC
Planning Board Minutes
August 20, 1991
Page 3
GEORGE F. SAGHY, D.D.S. , 1421 East Michigan Avenue. I heartily approve the
request. It will enhance business community on East Michigan and does not in any
way damage the residential area.
RODNEY E. PALMER , 1422 East Michigan, Lansing Mercy Ambulance. I believe Mr.
O'Neil's intentions were good when he extended parking for his tenants, but in the
process he has made a mockery of rules and regulations the City of Lansing
mandate. He is a good neighbor but the question remains, how will four parking
spaces and a storage unit solve his dilemma. The garage should be removed also.
DOLORES BURLEY, President GNS Channel 39, in support of rezoning the vacant lot
at 110 Clifford Street .
RICK KIBBEY, President Board of Directors , Community Builders, Inc. While the
structure at 110 was deteriorated, it was not beyond repair. The demolition
permit required that the attached garage also be demolished. In the matter of
rezoning to "J" Parking District we express our strong opposition. We urge the
Planning Board to consider affects that additional parking on Clifford Street may
have regarding traffic and noise in a residential area. Community Builders is a
private, non-profit community revitalization group working in that area. We did
not make an assessment of that property because two days after we were notified
of its availability, he started tearing it down. If you want a parking lot on
Michigan Avenue, then you pay Michigan Avenue prices, not Clifford Street prices
converted to Michigan Avenue prices. That is an unfair imposition on the
neighborhood. Thank you.
RITA COOK, 121 South Clifford. I am not against growth, progress or commercial
use but where parking for commercial purposes encroaches into the neighborhood,
I am opposed to that. This is not just a Clifford Street issue, it represents what
is happening all along Michigan Avenue. Businesses are encroaching too deep
into our residential neighorhood. This should be turned down. If you give Mr.
O'Neil his "J" Parking, other businesses will soon follow.
PRISCILLA HOLMES, 220 Reo Avenue, member of South Central Neighborhood
Organization and Director of Lansing Neighborhood Council. I speak tonight as
a concerned individual. Deletion of housing stock and encroachment on
neighborhoods is a matter of concern to all of us. When housing removal occurs,
Planning Board Minutes
August 20, 1991
Page 4
the complexion of the neighborhood changes. This Board has a history of
supporting neighborhoods by recommending against zoning changes that have a
negative affect on residential neighborhoods . We should begin looking at a
different possibility for demolitions. I would like to offer services to develop an
Ordinance so these confrontations do not occur. A plan should be developed before
a demolition occurs. Thank you.
SUSAN CHRISTIAN, 301 Allen, member of the Eastside Neighborhood Organization.
I hope you deny this rezoning request from residential to parking . We need more
housing in the City. I would hate to see a precedent set where someone can tear
down a house and get rezoning later. I hope you recommend it not be approved.
Thank you.
MIKE FLANNAGAN, 114 Clifford. Over the weekend, with the rain we had, there was
sand going into the street and gutter. Since Mr. O'Neil has taken his building
down, we are getting more street noise and light from people turning off of
Michigan Avenue. There is enough parking on Michigan Avenue and Clifford so
he does not need that little lot. Thank you.
R ICHARD OLSON, 123 Clifford. We are in support of Mr. O'Neil's proposed parking
area. I don't see all the problems with fence and shrubs and if there are rules,
they should be brought forward. Something needed to be done with that lot.
Thank you.
RON THELEN, 1317 East Kalamazoo Street. I was interested in purchasing the house
at one time. I was in the house about a week before demolition started and agree
that it did need an amount of work to bring it up to Code. I concur there is plenty
of parking on Michigan and Clifford for one hour at a time in the 100 block, which
should be sufficient. Their parking lot is not half full most of the time. He does
not need additional parking unless he plans future expansion. I don't like the
way he addressed the whole situation. He started tearing down the house without
a demolition permit. I would recommend you not encourage the rezoning permit.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
August 20, 1991
Page 5
LS-7-91 , 5637 Hughes Road
Vern Fountain, Zoning Administrator, presented this case. This is a request by
Kelly Mendez to divide the property at 5637 Hughes Road into two lots. Each lot
would have 56 feet of frontage and a depth of 134 feet. The lots are approximately
four feet below the minimum of 60 feet.
Ms Killips asked, are they planning to build a house? Mr. Fountain; yes, as far
as I know. Mr. Wright asked, have there been other lot splits in that area?
Mr. Fountain responded, two lots were created on the south side. There have been
other lots, but nothing below 60 feet. Further north and west, there were lot
splits done .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-11-91 , 215 South Eighth Street Presented by Bill Acheson
The owner, KLD Enterprises, wishes to get a Class "A" nonconforming status for
this property. There are 5,445 square feet available on the property at 215 South
Eighth Street, which would allow an efficiency and a one bedroom. This structure
was scheduled for demolition in August of 1990. It was found to be uninhabitable.
The owner attempted to gain a building permit, which was denied because it
exceeded the 35% maximum allowed. They have since gone to the court system and
the Court ordered the structure be rehabilitated and the applicants/owners apply
for Class "A" status. A site plan was submitted today.
R. CHRISTOPHER BRATSCHI , Attorney for KLD Enterprises, on behalf of the
petitioner. The Green Oaks Neighborhood Association has done several favorable
things in that area. The former owner had problems making improvements to the
property. He now has hired professionals. Our intent is to improve the property.
There is adequate parking and the property can be improved. A parking site plan
will be provided which does allow adequate parking space.
Planning Board Minutes
August 20, 1991
Page 6
CHERRYL VALLEAU, 226 South Eighth. There will be no green space left if they get
the parking they need. Class "A" will be forever. This property has always been
a problem. We would like to see it not get its Class "A" nonconforming status. Mr.
Dewey can afford to rehab this and sell it as a one unit. He does not have that
much invested. We ask that you turn this down.
MARY MARGARET WOLL , President, Eastside Neighborhood Organization. The house
definitely needs help . It might be a nice single family home. There would be no
space left in the back yard. This house should be confined to a two family, but
no larger than that. Thank you.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Approval of Minutes:
Ms. LeBlanc moved for approval of the minutes of June 18, 1991 and Mr. Barnhart
seconded; APPROVED
Ms. LeBlanc moved for approval of the July 16, 1991 minutes and Mr. Wright
supported, APPROVED
Committee Reports:
Zoning and Ordinance Committee: Floyd Wright, Chairman, reported.
The Board Chairman extended congratulations to Mr. Wright on his election to
Zoning and Ordinance Committee Chairman.
Mr. Wright reported that Helen LeBlanc will serve as Vice Chairperson for the
Committee.
Planning Board Minutes
August 20, 1991
Page 7
Z-7-91 , 607 S. Chestnut/416 W. St. Joseph DM-4/D-1 to D-1 and
Z-8-91 , 1900 Block West Mt. Hope Avenue A to DM-1
NO ACTION
SLU-10-91, 3600 Simken Drive
This is a request by Patti Holland for approval of a special land use for the
purpose of establishing a twelve bed residential care facility for elderly on the
property located at 3600 Simken Drive. The intent is to convert the entire
structure for the residential care facility to house elderly individuals. The
Committee found that this site is located in an area developed with multi-family
housing designated in the Master Plan as residential at a density of 7 to 14 units
per acre. The Committee's recommendation is based on the applicant making
modifications to the structure that will meet the required Building, Fire and other
related Codes.
Mr. Wright moved for approval and Ms. LeBlanc supported; APPROVED
SLU-12-91, 120/124/128/130 South Holmes Street
There are four parcels involved, at 120, 124, 128 and 130 South Holmes Street and
this is a request by William Vincent, on behalf of Sparrow Hospital to develop off
street parking in this area. These are the only residential structures in this
block, bounded by Michigan Avenue, Holmes Street, Jones and Eureka Street. The
property is currently zoned "DM-3" Residential.
The Committee found that the comprehensive plan designates this block for
commercial and/or office uses and related accessory uses , which includes off
street parking.
Mr. Wright moved for approval, and Mr. Barnhart supported, subject to the
proposed site plan being redesigned to provide appropriate landscape, screening
and buffering, provide storm water detention in accordance with the Public
Service Department and the parking lot will be hard surfaced with asphalt or
concrete. Further, staff will work out appropriate ingress/egress to the parking
lot. APPROVED
Planning Board Minutes
August 20, 1991
Page 8
The Committee felt strongly about the parking issue and the Hospital and the fact
that it has not yet been addressed with a long range plan. The Committee
indicated concerns with piecemeal off street parking expansion and believes that
Sparrow Hospital needs to address the parking issue on a comprehensive basis and
commit to a long range plan.
SLU-13-91, 3016 Risdale
This is a request by Patti Holland for approval of a special land use for a
residential care facility at 3016 Risdale for a maximum of nine (9) persons. The
property is zoned "A" Residential and is developed with a home that has been
operating as a residential care facility for six or less persons for approximately
two years.
Mr. Wright moved for approval subject to conditions; (1 ) there is no change in the
parking area unless problems arise, and these must be heavily landscaped and
adequately drained. (2) there is no change in exterior dimensions of the
structure. (3) there are provisions for fencing along the rear of the open back
yard at 4314 Ballard Street. (4) Approval is site and applicant specific. It
should be understood by the applicant that no additional increase in intensity or
size of this facility will be supported.
Mr. Wright moved for approval with these conditions; support was given by Ms .
LeBlanc; APPROVED
NCU-11-91, 215 South Eighth Street
This is a request for property located at 215 South Eighth Street for Class "A"
status for the purpose of renovating the property. The property is very narrow—
only 33 feet in width. The structure was originally a single family residence with
a shared driveway. The proposal by the developer is to continue the use as a
three unit. The Green Oaks Master Plan does not recommend a three unit at this
location due to a very narrow lot, very little room for additional parking and of
course, the shared driveway.
Planning Board Minutes
August 20, 1991
Page 9
The recommendation of the Zoning and Ordinance Committee is to concur with
staff's recommendation that the Class "A" status not be granted for this property.
Mr. Wright so moved, Mr. Barnhart supported;
Mr. Wright added, in our discussion we felt a desirable use of the property would
be to rehab the structure, perhaps for single family. We are not in favor of
demolition of any properties, concurring with most people in the City of Lansing
that housing stock needs to be preserved. If this house could be preserved and
rehabbed into its original use as a single family, we as a Committee feel that
retaining the structure for a one or two family dwelling is worth consideration .
We would vote for that if possible, but we had no choice except to recommend
denial as Class "A."
Mr. Barnhart explainted, the reason I supported the motion for denial is also to
support the Green Oaks Neighborhood Master Plan, which in essence tries to
improve the quality of life in that area. Part of that improvement is to downsize
some over intense uses, which a three unit certainly would be. It is not intended
to eliminate the unit from the housing market.
Motion restated; DENIED
The next meeting will be Wednesday, September 11 at 2:30 p.m. in the
Planning Division Conference Room.
Urban Development Committee: Rose Killips reported.
Act-17-91, Pine Tree Road Property
The Wieland-Davco Corporation has offered to purchase 25 acres of property from
the City, under the jurisdiction of the Parks Department. The Committee
recommends that this be approved. That the City of Lansing sell 25 acres of
Parcel "C" to the Wieland-Davco Corporation with conditions:
Planning Board Minutes
August 20, 1991
Page 10
1 . The sale revenues be earmarked for park development and improvement and
go into a City Parks Department account.
2. The final development and drainage plan be reviewed and approved by the
city.
3. That proper zoning be obtained.
4. That storm drainage from the site be in a covered system and slopes be
adequately protected to prevent erosion.
5. Future development excludes any commercial outdoor billboard advertising
and this provision be part of the deed.
Ms. Killips so moved and Ms. LeBlanc supported;
Ms. LeBlanc asked if the Parks Board had acted on this matter. Mr. Spackman
stated; Pete Stoughton attended the meeting and did not think the Parks Board
would make a formal recommendation to this Board.
APPROVED
Act-22-91, Cooley Law School Proposal
This is a request by Cooley Law School for a curb cut in the 300 block of South
Washington Square. It is the feeling of Committee that access to the Cooley parking
lot be confined to the alley and the City should coordinate with Cooley for the
installation of appropriate pedestrian warnings and safety devices at the access
to Kalamazoo Street.
Ms . Killips moved for denial of the requested curb cut conditional on the three
stipulations stated in the Staff Report and Mr. Wright supported; DENIED
Mr. Spackman added that a letter was received from the Mall Advisory Board, who
made a recommendation for denial.
Planning Board Minutes
August 20, 1991
Page 11
The next meeting of the Urban Development Committee is scheduled for
September 10 in Council Chambers at 4 p .m.
New Business:
The next meeting will be Wednesday, September 4, 1991.
Board Member Comments:
1 ) Helen LeBlanc reported; I spoke with Rita Cook regarding problems we have
enforcing the Landscape, Screening and Buffering Ordinance. She stated that
Grand Rapids requires a bond for screening , buffering and landscaping, which
is not refunded until this is put in place.
Mr. Acheson reported that in the Ordinance submitted to Council it was stated that
a security deposit, or something of a similar nature be included. Council removed
that. Board consensus was that they would like to go on record as expressing
support to Council that a bond be required for landscaping , screening and
buffering. Ms. LeBlanc so moved and Mr. Barnhart supported; APPROVED
2) Mr. Wright may be absent on September 4 due to his wife having open heart
surgery.
3) Ms. Horne reported she attended the Willow-Pine meeting July 15 and they will
have a neighborhood walk through the end of August. Ms. Wynant will send
notification to the Board.
4) Ms. Horne reported she had visited the funeral home for Vivian Preston and
expressed the Board's condolences.
1
I
Planning Board Minutes
August 20, 1991
Page 12
Adjournment:
The regular August 20, 1991 meeting of the Lansing Planning Board adjourned at
10 P .M.
Respectfully submitted,
' wli�malll�
James R. Spack n, Deputy Director
for
James N. Foulds, Director
Lansing Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD
loth Floor, Lansing City Hall
Special Meeting
Wednesday, July 31 , 1991
The Chairman, Emly Horne, called the meeting to order at 7:30 p.m. with six
members present and Beth Monteith arrived at 7:50 p .m.
Barnhart, Goolsby, Horne, Killips, LeBlanc, Monteith, Wright
Exc sE:, Ms. Killips moved for the excused absence of Margie McNutt and Ms.
LeB an
seconded; APPROVED
`Sitaff imEttendance: Foulds, Spackman
CID
c� C-0
-,
-- P4-T:BLIC HEARING:
P--4
rn
Expansion Plans for Cooley Law School Jim Spackman presented this case.
This is a request by Cooley Law School to construct a parking lot and for the City
to grant access from the 300 block of South Washington Square. The curb cuts will
be between the two planting areas and would require removal of one tree well. It
would be two-way access and designed for 49 vehicles.
Mr. Foulds added, the Board will also be considering whether a Master Plan
amendment may be necessary for this block in view of the increased intensity of
use for the Law School at this particular location. In addition there is a concern
that potentially additional parking regulation may need to be imposed to control
surface parking lots within the downtown area .
THOMAS E. BRENNAN, President and Chairman of the Board of Thomas M. Cooley
Law School. The School was founded 20 years ago and had its first home at 507
South Grand Avenue where we now have our administration building. We started
there in January of 1973 with 75 students . We now enroll over 1500 students and
if someone is admitted, they would begin attending the class of January 1994. We
are the seventh largest accredited law school in the United States and have 2,000
applicants for future classes. Seventy-five percent of our students come from
outside the State of Michigan. A typical class will have anywhere from 30 to 40
Planning Board Minutes
July 31 , 1991
Page 2
students represented in the student body. Most go back to their home states to
practice. In 1974 we acquired the old Masonic Temple building for about $400,000
which is now on our books at $7,000,000 due to substantial improvements made
through the years. About eight years ago we purchased the J .C. Penney building
to expand our law library. We started reconstruction about two years ago. It
will be a modern showplace library, the envy of many law schools throughout the
country. We have looked for other possibilities of expansion in the area. The
demand for legal education is that high in the country.
If it were my choice, I would expand the school immediately and dramatically
because all of those people waiting to attend the School are individual stories of
achievement and desire to get ahead . We can only expand as fast as ordered
growth allows us to. There are preparations, property acquisitions, pay for them
and ready them for students.
The Thomas Cooley Law School currently operates on a budget of about $15,000,000
a year. That is a substantial economic impact on the community, downtown and
Lansing completely.
We have improved our properties. I am puzzled that there is any concern about
a curb cut for this parking facility. This is an interim use, I suppose eventually
we will want to build something there. We do not own the bagel shop between the
parking lot and Library—perhaps someday we will. We do need parking for our
faculty and will assign specific spaces to each member. The lot on Grand will
then be used for other employees and faculty members .
I have pictures with a view of the approach from the south side of that block. It's
a very narrow alley. Two vehicles won't pass in there. The decision to put a
curb in the back of the lot and not use the alley was a very considered decision.
This is a dangerous alley for pedestrians on Kalamazoo Street and certainly not
anything we would like to exacerbate running a lot of cars in and out.
The Law School, Community College and State of Michigan are the institutions
spending money and improving the downtown area. What we end up with will be
a definite improvement. It's not a question of whether we can use the land; just
a question of if it's reasonable and convenient.
Planning Board Minutes
July 31 , 1991
Page 3
Ms. Monteith stated, we recognize your impact on the City and I would hope that
your interest in this city would be greater than simply removing buildings to put
in parking lots. The parking issue in Lansing is important, has been debated in
public forums for a couple of years and I think a person of your status should be
aware that any parking lot in downtown would certainly cause a concern on behalf
of a lot of people.
NANCY OUKENBACH, Creator of Ma-Ahs at 333 South Washington. Since they closed
the street to through traffic we need more public rather than private parking .
Thank you.
PENNY RUFF, 814 Bates Street. I have no business downtown, but have worked as
a citizen promoting the downtown area. This plan looks great. I am not sure how
much administrative staff they have , but they only allocated 49 spaces . It is my
understanding that this will be private parking and be gated. The other concern
is where they are going from the administration building . Alley traffic should not
be a problem unless we're talking semis or some big mobile truck. I don't see that
there is a problem using the alleyway. I am opposed to the curb cut, we need to
keep it the way it is and build on it. Thank you.
BRIAN COTTER , Director of Administration of Foster, Swift, Collins and Smith , 313
South Washington Avenue. We feel the Thomas M. Cooley Law School has already
enhanced our neighborhood substantially by construction of their library, which
is an asset to the 60 lawyers of our firm. We hope that Cooley will be able to
utilize this space for a building and will continue to enhance the downtown area
by construction. In the meantime they need this space for a parking lot and we
support their use of this lot and have no objection to the curb cut. Thank you
very much.
BRUNO TEWS, downtown merchant and representing the Downtown Advisory Board.
I am also a member of Lansing 2000 and President of Downtown Merchants'
Association. Cooley Law School is an excellent neighbor. All of the
aforementioned Boards and Committees have a concern about putting a curb cut on
the Washington Mall. We would like to retain the integrity of this being a
pedestrian mall. We also are looking at the future growth of downtown. The City
Planning Board Minutes
July 31 , 1991
Page 4
and private sector is investing in Lansing as a convention and visitor area. The
one, two and three hundred blocks of South Washington are important for the retail
community. Putting a curb cut into the Washington mall would be disasterous .
The history of Lansing has not been written away for retail. There is still a
potential for fine quality specialty shopping. Thank you.
HARVEY ALTMAN, owner of the Town Center Building , 333 South Capitol Avenue and
also the Market Square Building at 309 North Washington Avenue. I know Cooley
Law School has done a wonderful job of enhancing the downtown area. I was glad
to see the older buildings torn down for progress , not stagnation. The original
intent of Cooley was for a small campus on the block. Today it looks as though
Cooley has a new Law Library and a parking lot next door on prime business
commercial building property. This curb cut opens other possibilities for other
downtown investors . I believe this approval or disapproval should be scheduled
for six months to see the intentions of the Law School. Thank you very kindly.
H.A. WELCH, owner of Capitol Fur Company in the 400 block. I have a lot of
customers that are Cooley students and it's good for downtown. It concerns me
that downtown should be bulldozed for a parking lot for 49 spaces plus paying top
dollar for those. It's great if something is going to go up in its space. I have
watched progress of the Penny's building for four years. It has taken a long time
and is still not done so it concerns me how quickly something will go up in that 300
block. Downtown may not be what it was, but there will always be a downtown and
specialty stores. It's sad to see the demise of Maurice's and Liebermann's
because there is no reason for someone to come downtown other than for isolated
stores and that's not the way it should be—not for a Capitol City. I hope you
make the right choice.
ELEANOR DILLON, 328 North Walnut. I am here as the Chairperson of the Land Use
Committee for the Downtown Neighborhood Association. The DNA is vitally
interested in the downtown residential area as well as the downtown shopping
area. The downtown retail area is within our boundaries. We oppose the curb cut
for several reasons; (1) the public would lose three parking places. (2) The
increase in traffic would be a detriment. (3.) I look into the future and someone
else in another block downtown may want a curb cut. There would already be a
precedent set for Washington Mall. The parking lot will be lovely, all of Cooley's
Planning Board Minutes
July 31 , 1991
Page 5
improvements have been lovely, but this will not benefit anyone but Cooley and
its employees. The curb cut would change the character of the Washington Mall.
The DNA wants to cooperate as much as possible with downtown merchants and see
a viable downtown, but we don't think this will help it. Thank you very much .
CARL HAUSSMAN, President of Haussman Construction. For fifteen years we have
done Cooley's building and everything has been of a first class, hard to beat
quality. Work done in downtown Lansing the last few years has been a disaster.
To say this parking lot only benefits the Cooley people just is not so. It
beautifies the Downtown Mall. This would be an asset. If you extend the ripple
affect of those 1500 students, you are probably putting 15 million to 20 million in
our downtown area and they are asking to put in a beautiful parking lot. The rest
of the lots in downtown are just blacktopped. This is a quality operation.
Anything they have done has been first class . To worry about three spaces—if
you want to worry about something , worry about the flagrant abuse of
handicappers parking downtown free.
KEVIN MC KINNEY, owner of residential property downtown and a partner in Prime
Management which owns property across the street from the site we are discussing .
I am only speaking for myself. While you are not a mediating Board, I think
questions I would have to Cooley would be (a) what is their master plan, (b) what
is.their timetable. They have been financially prudent but I do not want to wait
another seven to ten years while they accumulate dollars to construct a facility
on the property. I believe the community should ask Cooley why they are not
talking to the City relative to available parking spaces in South Capitol Ramp ,
why they are not considering using the Fast Trak and why they are not in
discussion with developers or the City regarding the parking ramp proposed on
the E-1 and E-2 site.
I disagree with Mr. Brennan that we have a dying retail business in the central
city. There are many of us still trying to build, recruit and retain retailers in
the Central Business District. We think it's important in terms of what out-of-
towners need who use the Lansing Center trying to feed the Radisson Hotel. We
need to work with all interested parties. There are people who do not believe that
well landscaped parking is the alternative we want. Thank you.
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Planning Board Minutes
July 31 , 1991
Page 6
BUSINESS SESSION:
Approval of Minutes:
Ms. LeBlanc moved for approval of the minutes of June 18 , 1991 and Mr. Barnhart
seconded; APPROVED
Ms. LeBlanc moved to approve the July 16, 1991 minutes and Mr. Wright
seconded;
APPROVED
Zoning and Ordinance Committee
Mr. Barnhart reported that the next meeting will be August 14 at 2:30 p.m. in the
Planning Division Conference Room.
Urban Development Committee
Mr. Goolsby reported that the next meeting will be held Thursday, August 8 at 4
.p.m. in City Council Chambers.
Executive Committee
Ms. Horne reported there was an informal meeting held tonight at 6:30 to discuss
Policies and Procedures of the Lansing Planning Board, adopted in 1979.
Report from Planning Director .
Mr. Foulds asked for opinions on tonight's discussion. A synopsis of comments
from Board members follows. Opening the mall was a potential danger and this
curb cut will just add to it. A policy on surface parking in the downtown area
should be created. We have to make downtown pedestrian friendly, give it a safe
feeling and that requires activity on the street level. One option would be to walk
from the mass transit stops or parking to their activity.
Planning Board Minutes
July 31 , 1991
Page 7
They could use the alley as a one way ingress/egress and put up light signals ,
as Capitol Federal Savings does.
City Council drafted a long term plan for solving traffic problems downtown in
terms of parking. For Cooley to come in with this now after the Council debate and
much input from the public at several hearings is not being a good neighbor; his
is not a prudent proposal.
Lansing does not have a vision of downtown. We are in limbo without a mutual
plan. No metropolis is going to have a downtown shopping district. All the
planning in the world will do nothing unless merchants want to come downtown.
People condemn parking lots but those who drive downtown are hypocrites unless
they take public transportation.
We need to have a plan for the downtown area . We have more than just the one
problem. In our goals for the future we have to solve our communication problem.
Will private ownership or public funds pay for these things?
In Columbus, Ohio businesses got together and bought about three blocks , put in
ramps and security lighting and more people are shopping in this big complex
than the mall because they have quality stores. But those Urban Renewal funds
will never be available again.
Mr. Foulds stated; a Downtown Development Authority or separate financial
organization from the City needs to create this new vision for downtown. A
practical problem is I've got seven staff people and 32 square miles in this City.
We cannot focus all of our energy in the downtown area in expense of the other 31
square miles. Our thrust is neighborhoods .
Money and impetus has got to come from outside City Hall in terms of making it
happen. Second this Board and staff need to do something relatively soon to get
control on surface parking in the downtown area. I think we are going to have to
do some Zoning Code amendments; either create a zone, special land use
requirement or special conditional requirements.
Which brings us to the curb cut. We cannot prevent them using it for parking . It
is zoned "G-1" Business and they can, under our present Ordinance, use it for
surface parking . The City has the right of whether they want to issue the curb cut
or not. For the Committee we will present positives and negatives on whether the
Planning Board Minutes
July 31 , 1991
Page 8
curb cut should be granted. We'll make our recommendation and then you would
be advising the Mayor whether they should grant the permit. That issue can be
handled administratively.
New Business:
Mr. Spackman, Eleanor Love and Ray Severy from Public Service went to the
Ground water Conferences and Tri-County Regional Planning has a system showing
where toxic sites are in the county and the soils and where they can overlay
zonings which they want to present to the Planning and Public Service Boards.
We informally discussed a joint meeting . We will try to plan that for the November
19 meeting.
The next meeting will be August 20.
Communications:
I have a letter in regards to the Mall from HOWARD JONES (dated July 29, 1991 and
on file) stating in part; . .urge the Planning Board to refuse to grant a curb cut
for the soon to be paved Cooley Law School parking lot in the 300 block of South
Washington Avenue. Access to this lot should be by alley only. Allowing a curb
cut will take out several on street parking spaces and disrupt traffic flow on
Washington Avenue. . .put in place . . .a greatly expanded CATA commuter service
to enhance the environment and keep more space available for small business
development. We should declare an immediate moratorium on any further parking
lot expansion downtown and in residential neighborhoods of Lansing .
MARY MARGARET WOLL, President Eastside Neighborhood Organization, regarding
110 South Clifford Street (Z-9-91) . I respect the right of Mr. O'Neil to demolish
the house on his own property; however, I question the right of any property
owner to interfere with the rights of adjacent property owners, to change noise
level of a residential district, to increase traffic on a narrow street and in
general to interfere with the right of citizens to their neighborhood. How can
I . .protect the integrity of the neighborhood and still encourage and promote the
business aspect of Michigan Avenue?
Planning Board Minutes
July 31 , 1991
Page 9
MARY MARGARET WOLL, President Eastside Neighborhood Organization, regarding
Sparrow Hospital expansion. (Sparrow's ) re-hab of a house on Jerome Street for
a guest house was . . . . . .to be a positive part of the Community. While loss of
housing on Holmes Street is regretted, the Eastside Neighborhood Organization
must look at it realistically and offers no objections.
New Business:
Election of Officers
Nominations were opened for the office of Chairman for the fiscal year through
June 30, 1992.
Floyd Wright moved to nominate EMLY HORNE as Chairman. Merle Barnhart
seconded and moved to close nominations and cast a unanimous ballot.
APPROVED
Mr. Barnhart moved and Helen LeBlanc supported that the office of Vice Chairman
be filled by GARRY GOOLSBY. Mr. Wright moved to close nominations and a
unanimous ballot be cast. Mr. Barnhart seconded; APPROVED
Adjournment:
The special meeting of July 31 , 1991 stood adjourned at 9:20 p.m.
Respectfully submitted,
James N. Foulds, Director
Planning Division Director
WC
071691 APPROVED 073191
TO CLERK 010794
01 -12-9012 : 27 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th -Floor, Lansing City Hall
July 16, 1991
Emly Horne, Chairman, convened the meeting at 7:30 p.m. with five Board members
present:
Goolsby, Horne, LeBlanc, Monteith, Wright
Excused: Barnhart, McNutt
Staff in Attendance: Foulds, Fountain, Love, Spackman
PUBLIC HEARINGS:
Z-7-91, 607 South Chestnut and 416 West St. Joseph Street DM-4 and D-1 to D-1
This is a request by James Riley to rezone property at 607 South Chestnut and 416
West St. Joe from it's present DM-4 Residential classification to D-1 Office. The
purpose of this request is to put two properties into a zoning district to be
compatible with the existing funeral home location on the northeast corner of
Chestnut and St. Joe and subsequently made for parking . They plan to demolish
the house at 609 South Chestnut Street.
JAMES RILEY, petitioner. The reason we are here is for an enlargement of the
funeral home.
REFERRED TO THE ZONING AND ORDINANCE COMMITTEE
The Chairman reported the Committee will meet August 14 at 2:30 P.M. in the
Planning Division Conference Room.
Planning Board Minutes
July 16, 1991
Page 2
Z-8-91 , 1900 Block West Mt. Hope Avenue A to DM-1
This is a request by PMCS Development Group to rezone the property in the 1900
block of West Mt. Hope from its present A Residential classification to DM-1
Residential District for the purpose of developing elderly housing on the property.
The subject property is irregularly shaped and contains approximately six acres.
A three wing , three story building is proposed to be constructed near the rear of
the site. Vehicular access will be off Mt. Hope.
Ms . Monteith asked, with a piece of property this large, has there been any
neighborhood input on plans for this land. It seems owners are deciding to piece
it off. Mr. Fountain answered; there was discussion during development of the
Master Plan which indicated that it should develop as either PRD (Planned
Residential Development) or low density multi-family. There have been several
plans for this property; this is the first that's developed into an official request.
We did notify Joanne Jagaer of the hearing .
Petitioner, SKIP FOREMAN, with PMCS Group, 705 West Lake Lansing Road, East
Lansing . I have a drawing showing conceptual development plans. PMCS Group
is a development, construction and architectural company located in East
Lansing . We are doing other multi-family projects in Grand Rapids, as well as out
of the state. We have done a number of small office projects in East Lansing. This
is our first attempt at a senior project, even though our architectural firm has
numerous experiences. We have done designs for 2,000 plus units in Michigan.
We are planning this as an independent living area, not a nursing home type
facility. Each unit in here has self contained kitchen, living room, dining area ,
etc. A security system will be in place, ample parking and community spaces
within the building itself. I am a member of the church to the east and we have
discussed what they would like behind their facility. We also have discussed with
Grace Methodist Church on the corner on how much land they wanted to retain and
what they wanted to see done with the property.
We also held meetings with neighbors and the consensus was that senior housing
was a good use for that land, with the shopping center and doctor offices on Mt.
Planning Board Minutes
July 16, 1991
Page 3
Hope and a very quiet residential area, with the Country Club across Mt. Hope.
It seems to be ideally suited to senior housing. The building would be wood frame
and very residential in character. We don't want anything institutional or
commercial.
Ms. Horne asked who owns the rest of the property? Mr. Fountain answered, to the
best of my knowledge it is property owned by Grace United Methodist Church.
Mr. Foreman , a portion of this area belongs to Colonial Village Baptist Church and
the balance is owned by Grace Methodist. We have an option on a portion.
TOM CAMPBELL, 9511 Western Highway, Eaton Rapids, as Chairman of the Board
of Trustees for Grace United Methodist Church, and representing them. We
purchased this property three years ago because we needed room for additional
parking and future growth. We formed a planning committee to decide what we felt
should be done with the rest of the property and the Committee of the Whole
endorsed this recommendation. This will be an improvement to the property.
Thank you.
HERBERT CHASE, 1937 Cooper Avenue. I would like to know what this will do to the
value of our property Also, is this group financially sound?
FREDERICK BARNARD, 2004 Cooper Avenue. We met with Mr. Foreman last night.
The building they propose is about the best we could hope for in there. It's a
good idea.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-10-91 , 3600 Simken Drive—Residential Care Facility
This is a request by Patti Holland for approval of a special land use for property
at 3600 Simken Drive for the purpose of increasing the capacity of the present
residential care facility for up to twelve people. The property is located on the
south side of Simken and is developed with a four unit structure with parking in
Planning Board Minutes
July 16, 1991
Page 4
the rear. There are apartment buildings east, west and northwest of this
property.
Ms. LeBlanc asked if all required repairs and alterations have been made and do
you know why the decision was made for six? Mr. Fountain responded, the initial
request was inspected for twelve persons. No reinspection was done. The facility
was subsequently licensed for six persons.
PATT I HOLLAND, petitioner, 3600 Simken Avenue. For four years we have operated
as an adult foster care home for six residents. I propose not to add on, there is
room for twelve people. There are eleven private rooms and two floors in the
home. We remodeled the top floor and plan the other the same to have twelve rooms.
We would have two living and dining rooms , one on each floor. Everyone will have
a private room. There are six bedrooms on the upper level and five on the lower.
We could accommodate twelve, but are planning on eleven. These people are in
between independent living and nursing home care. We are very well staffed. We
have had a positive impact on Simken Drive.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-12-91 , 120/124/128/130 South Holmes Street--Parking
This is a request by William Vincent, representing Sparrow Hospital, for approval
of a special land use for property located at 120, 124, 128 and 130 South Holmes
Street. These homes will be demolished and the land subsequently used for off
street parking. Directly across the street there is off street parking for the
medical offices east of this. property. To the south are residential homes.
BILL VINCENT, Director of Engineering, Sparrow Hopistal. Part of this proposal
is to provide 24 additional parking spaces to support businesses in this block.
I received a copy of a letter from the property owner to the east.
Ms. Monteith: Is Sparrow's plan to continue to pave the east side of Lansing and
Planning Board Minutes
July 16, 1991
Page 5
park one car in every 12 by 6 foot space. Is that the master plan? We wonder if
Sparrow is ever going to consider parking one car under another, as in
underground parking or become creative in any way.
Mr. Vincent responded, it is not cost effective for Sparrow Hospital to continue a
flat land park throughout the neighborhood—it has been our only alternative for
the past years. We do have a new Chief Executive Officer. We are in the final
stages of a mass strategic five year planning process. Reports are expected to be
produced within the next month. Immediately following that we will have a master
site plan and parking is one of our number one issue, roughly for 2,200 spaces.
Business is changing to much more out patient clinical visits on a daily basis,
producing more cars. This is not an answer other than the request for an
additional 24 spaces at this time. I would much prefer having a parking ramp.
Thank you.
Mr. Goolsby asked who owns the four homes?
Mr. Vincent answered, Sparrow owns the three homes to the south and another
person owns the northernmost home, which will be available in February of this
year.
Communications were read by the Chairman which were received from:
JAMES M. MC CLUR KEN, Ph.D., 221 South Holmes Street. The properties held by
Sparrow Hospital have been used for storage with little or no upkeep. I am not
pleased with the prospect of yet more hospital paved space at the edge of my
neighborhood. These lots have little or no landscaping and have as much charm
as the Lansing Oldsmobile plants. I am dismayed that Sparrow proposes adding
to their already substantial investment in blacktop. This will increase traffic
through our neighborhood and decrease the value of houses facing the lot.
I propose that Sparrow Hospital be allowed to demolish the houses on blocks 120,
124, 128 and 130, but that they landscape this small plot as a park to serve their
own employees and patients, as well as the people of the Prospect neighborhood.
By doing so, the Hospital can prove itself a good neighbor and responsible member
of our community (see letter dated 7/16/91) .
DICK NELLER, Walter Neller Enterprises, Incorporated. We support the Hospital's
Planning Board Minutes
July 16, 1991
Page 6
request and urge the Planning Board to approve it. There is a need for more
more
parking in the area. The character of the 100 block of Holmes Street has changed
dramatically over the years and should no longer be considered a prime
residential area (see letter dated 7/11/91) .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-13-91 , 3016 Risdale Avenue--Adult Foster Care
This is a request by Patti Holland for approval of a special land use for property
located at 3016 Risdale Avenue for the purpose of expanding the present six bed
facility to a total of nine. The property is in southwest Lansing and presently
contains a residential structure with an addition on the rear for the housing of six
foster care people. The entire block is zoned and built for single family
residential, as are the homes to the north, east and west.
Petitioner, PATTI HOLLAND , 3600 Simken Avenue. For two years we have operated
3016 Risdale as an adult foster care home for six elderly people. They each had
their own private rooms and we had three rooms for our live in staff person. Our
proposal would be to use all nine private rooms for elderly people, so there would
be no additional building. I would have a staff person come in at night. I don't
think a water problem exists, so I could expand my parking lot with no additional
water problem. I have made an offer on the house next door. It would be ideal
for me to live right next door.
Communications:
JUDITH D. BOICE, 3101 Risdale, objects to any further increase in the number of
people living in the adult foster care facility located at 3016 Risdale. Ms. Holland
continues to have difficulty keeping the current residents under control without
increasing their numbers. Ms. Holland has intentionally deceived the Board,
Council and neighbors as to her actual use of the property. Many other problems
still need to be resolved; (1 ) what happens to a nine bedroom home if she leaves
the business. (2) Additional parking space will be required to expand to nine
residents; will the drain pattern be affected or on street parking be utilized? (3)
Planning Board Minutes
July 16, 1991
Page 7
If she can't control six residents , what additional steps is she going to implement
to secure the safety of nine residents? (4) What happens to our property values
when potential buyers discover an adult foster care facility of this large size
located in the area? I strongly request denial of a special land use permit so this
property can be expanded to nine and probably twelve residents at a later date
(see letter dated 7/16/91 ) .
Also a petition containing eleven signatures of neighborhood residents objecting
to further expansion of 3016 Risdale.
CLAUDE YOUNG, Charlotte. All we're asking for is to utilize the rooms available.
Ms Holland stated, we did not attempt to deceive them. We did have six, but were
originally approved for nine. I don't think my people cause a disturbance to the
neighborhood.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-11-91, 215 South Eighth Street—Restoration
This is a request by KLD Enterprises, Ltd. for approval of Class A nonconforming
status for property at 215 South Eighth Street, which is on the east side of the
street between Eureka and Prospect and is currently vacant. The purpose of this
request is get a Class A status to invest more money for restoration to a three
family unit.
The petitioner wished to have the hearing postponed, however, we informed him
it was advertised. So we will take testimony tonight and subsequently schedule
another public hearing in August.
Ms. Horne questioned if they are already tearing this apart or reconstructing?
Mr. Fountain responed; it's hard to tell. There has been activity there.
Communications received were read:
Planning Board Minutes
July 16, 1991
Page 8
THEA MILLER , 222 South Eighth Street; opposed to any more multi dwelling. This
house is old, in bad shape and has been a problem for years.
BILL BELIEW, son of Mary Baliew, 812 Prospect. The building is run down and I
am opposed. I am disturbed at taking a house only big enough for a small family
to make into a three family dwelling.
MARY CLARK, 223 South Eighth Street. My property shares a drive with 215 South
Eighth and I was caused continual problems for 12 years. Other problems were
ventilation and square footage per unit, plumbing and electrical service. It has
been a repeated source of criminal activity ranging from Noise Ordinance
violations to being a major source of prostitution and drug activity. It was
targeted for building and Zoning Code compliance by Green Oaks. I ask that you
not perpetuate these problems by giving the Class A status requested (see letter
dated 7/3/91 ) .
CHERRYL L. VALLEAU , 226 South Eighth Street, listed seven objections to a Class
"A" status:
(1 ) The structure should never have been permitted to have three units, it is not
large enough.
2) The lot size is much too small. It is only a 33 foot lot. Residents could not back
out of their parking spaces without encroaching on the adjoining property.
3) The adjoining property has had the responsibility of maintenance of the
driveway because the present owner has taken it only once in the time he has
owned the house and that was a $30 contribution toward $200 and neither he nor
his tenants offered to help spread that gravel.
4) This property has been an eyesore for years. I have seen nothing in the
owner's past record to indicate his care of the property would improve.
5) The residents of this property have complained on a regular basis about the
condition inside this building and any desirable tenants left quickly.
6) The back of this lot has a cement slab which was put in with no thought to
drainage and has caused a great deal of water problems for the surrounding area.
7) For over two years residents of Green Oaks met to form a master plan which was
accepted and adopted by the City Council. In that plan 215 South Eighth was
targeted for acquisition and demolition to reduce density and the lot was to be
split by the two adjoining properties, freeing up property to the north to allow
that property parking for its residents (see letter) .
Planning Board Minutes
July 16, 1991
Page 9
PAT SULLIVAN, 219 South Eighth. When people in the back were living there, the
roof of the porch fell down on him. It took Mr. Dewey four days to remove this and
another week to put the platform you see there for a porch. All other construction
materials are from the basement. They've got a good 25 yards of dirt, along with
tubes, metal, bricks, everthing back there. This house has always been a
problem. The window facing the driveway was broken seven months ago and
nothing has been done, even when tenants were in there. Mr. Dewey doesn't care
who's in there. Thank you.
AMY VALLEAU, 219 South Eighth. That house has been a continuing problem. I
don't think it's big enough for him to have three units . There were two units and
one oriental family was there with a billion people with very bad conditions and
I think they just didn't know enough to say whether it was proper. Mr. Dewey has
shown no interest in the property until the past three weeks when he started
digging out the basement and putting stuff in the back yard. If he is granted a
Class A, he will not comply with everything that needs to be done. And he will not
maintain it once it is done. I think the house needs to come down to add to the
neighborhood, rather than detract from it. Thank you.
MARY CLARK, 223 South Eighth Street. An architect pointed out that the physical
nature of the place we live affects our social behavior, and I think this is a
classic example of that. It's been a physically difficult place for people to live
and has constantly generated negative social behavior. I want to add what the
TAO planned with demolition. The property to the north is a five family and is
short of parking area. So we talked about tearing down 219, attaching most of the
square footage to that property. A problem may be the one family one property in
from the corner of Eureka and Eighth facing Eureka (906) at one time had an
easement between the five family and the two family on Eighth Street. The drive
entered to its back yard. The woman living there felt she didn't need the drive
or parking area so she sold it to the owner of the five family. That has caused a
landlocked piece of property. It's a wonderful house, but has no drive or
parking .
We had hoped to tear down 215, give the five family more square footage for
parking and re-establish the easement for 906 Eureka. It would also give the
family to the south a full drive. So we would solve a shared drive problem, a
parking problem and a no drive problem by eliminating that house. Thank you.
Planning Board Minutes
July 16, 1991
Page 10
Mr. Goolsby asked, if we were to turn down this request, what would happen? Mr.
Foulds answered, the demolition proceedings pending on the property would
proceed and City Council, after deliberation and recommendation from various
departments, would make a final decision.
Mr. Goolsby questioned, if we vote it down, will it remain in Mr. Dewey's
ownership? Mr. Foulds: correct, it would remain in fee simple ownership of the
individual and then they would have the right to market to anyone. For the
demolition, in key properties like this the City would try to intervene; either
purchase the property and split it and sell it, or in this case, make the
arrangement suggested. Our offer to purchase would be in accord with the plan
for the neighborhood. We would negotiate that .
Ms. Monteith questioned how the demolition process gets started? Mr. Foulds
explained, the procedure can begin at any of a number of points; either a
neighborhood complaint, by city inspection, complaint by a health officer,
referral by another public agency and at that time the City schedules a series of
hearings that begin in the Building Division to gather information from the
property owner as to (A) why the property is in this condition and (B) why it
should not be demolished. Under the ordinance the City operates under it gives
a lot of time for the property owner to restore the property and make it decent,
safe and sanitary. At that point administration makes its recommendation to
Council, who again holds a hearing which gives the property owner the
opportunity basically to defend why it's in that condition and should not be
demolished. It is referred to a Council Committe; they make their recommendation
and then Council makes its final decision.
Demolition of a structure can result from two places, initiation by the City is the
process I was describing . That's the result of an unsafe/unsanitary situation.
It can also be initiated by the property owner themselves. That does not mean it
does not meet Code. A permit from the City is required to demolish the structure
either by themselves or if it's over a certain cubic yards, they will need a
certified demolition contractor. This could take 24 hours to seven days to
ascertain if a land use issue is involved or whether the property has historic
significance.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
July 16, 1991
Page 11
A recess was taken by the Board. Mr. Wright stated that the Zoning Committee
wishes to meet briefly on their item 1) (a) , P-1-87, Lancen Village Subdivision #5.
BUSINESS SESSION:
Approval of Minutes:
Ms. LeBlanc noted a correction on page 2 of the minutes of May 21 , 1991 to the
spelling of a name and reference to a "city" park within that paragraph.
Ms. Horne stated she wished the vote be reported for the case on page 11 for
clarification purposes.
Ms. LeBlanc moved for approval of .the May 21 , 1991 minutes with corrections as
noted and Mr. Goolsby supported; APPROVED
Ms. LeBlanc moved for approval of the Board minutes of June 4, 1991 as printed
and Ms. Monteith supported; APPROVED
Zoning and Ordinance Committee: Reported by Helen LeBlanc
P-1-87, Lancen Village South #5 Subdivision—Final Plat
This is a proposal by Geert Mulder and Sons to develop 38 single family lots. The
Committee recommends that final approval be given to the plat subject to the
following conditions:
1 . That a Deed or Abstract of Title, accompanied by an attorney's opinion as
to the marketability of the land, or a Certificate of Title Insurance be
submitted to the City Clerk prior to the signing of the plat and affixing of
the Municipal Seal.
Planning Board Minutes
July 16, 1991
Page 12
2. That final security be posted in the amount specified by the Public Service
Department and the Department of Parks and Recreation.
3. That all conditions of approval of the preliminary plat be adhered to.
4. That the pedestrian walkway identified between Lots 196 and 197 be labeled
as a public pedestrian walkway with hard surfacing and fencing to be
installed by the developer in conjunction with other required public
improvements.
Ms. LeBlanc moved for approval and Mr. Wright supported; APPROVED
The next meeting of the Zoning and Ordinance Committee is scheduled for
Wednesday, August 14, 1991 at 2:30 p.m. in the Planning Division
Conference Room.
Urban Development Committee: Garry Goolsby, Chairman
We met July 9 to discuss with Mr. Reickel of the Parks Department and Margaret
Woll of the Parks Board the plans for City parks development by private
individuals and things such as privatization of parks. Essentially the Parks
Board at this point has no plan regarding development. This was spurred by a
request to erect a tower in Oak Park (Act-13-91) and we thought it was important
to get help from the Parks Department and Board.
Act-13-91, Oak Park
A letter was received from Mr. Gregory withdrawing his request to place a tower
in Oak Park. The City has worked with him to find an alternative site. He is
currently looking at another site in the area.
Mr. Goolsby moved to accept the request for withdrawal of this issue and Ms.
LeBlanc supported; ACCEPTED
There will not be a Committee meeting in August.
Planning Board Minutes
July 16, 1991
Page 13
Report from Planning Director
1 ) Regarding the purpose of the special meeting for a hearing on Cooley Law
School expansion. Cooley Law School asked for and was granted a demolition
permit for the structures fronting on South Washington Square, which they own.
They have submitted plans to construct a surface parking lot for 50 spaces on that
site. Mr. Tubbs and I met with President Brennan of the Law School and asked him
if the School had specific plans, other than a parking lot, for that property.
Our Master Plan shows retail use for the block and did not address a surface
parking lot. His response was that his goal for the block was to turn it into a law
school campus and he would like to purchase all the buildings in the block,
construct a ramp, and high rise structure on the demolition proceeding now.
His Board, however, has not taken a position on that goal and he cannot express
the plans publicly as they are unapproved. The City is, therefore, unwilling to
grant a curb cut on South Washington Avenue because it would not be in keeping
with the Master Plan. The goal for South Washington is to create a retail
pedestrian environment.
Administration feels that the role the Board is playing is to put this issue in a
public forum to be debated. We will bring out the Downtown Mall Advisory Board
position, the Downtown Merchants Association, the Downtown Neighborhood
Association, Lansing 2000, as well as other groups so the City will have the
benefit of how these groups who have been involved in downtown planning for
several years view this change in direction. At that point the City will have the
advice and counsel of these groups prior to making a decision on this curb cut.
In my view the curb cut is not a make or break issue, but the policy question—if
we grant a curb cut for them, the door is open for turning much of that area into
a surface parking lot for anyone. Further, staff is concerned that we need to
amend the Zoning Ordinance to require special land use approval for surface
parking lots in that particular district.
So the Board will be hearing comments, deliberating as to whether several things
should happen; grant the curb cut, amend the Master Plan to reflect a law school
campus in that block, amend the Zoning Ordinance to require special land use
Planning Board Minutes
July 16, 1991
Page 14
approval in the G-1 Business District for surface parking lots , which will get the
Board and Council directly involved. Those are the issues.
2) Regarding moving four structures on King-Logan. I met with the Department
of Management and Budget. The person in charge of property in the State of
Michigan, Patti Woodworth, is formulating a recommendation on this issue and will
make a recommendation to the Governor next week. I believe they will not support
it because they have over one-half million dollars sunk in the north half of that
block in acquisition costs and, as a city, we can't give them that much because
we have to go by fair market value—about $100,000.
3) The Boys Training School site development planning committee is holding a
communitywide meeting that you should have gotten an invitation to at 6:30 this
Thursday night. We will have the consultant present a number of alternatives for
land uses on that property.
New Business:
There will be a special meeting on Wednesday, July 31 , 1991 in City Council
Chambers at 7:30 p.m. for discussion on Cooley Law School development plans.
Board Member Comments:
1) An Executive Committee meeting will be held August 31 at 6:30 p.m. for further
discussion on Cooley development. Also our Policies and Procedures will be
reviewed for those members who arrived since we last revised it.
2) Mr. Goolsby will be out of town from August 14 to 21 and requests an excused
absence from the August 20 meeting.
Planning Board Minutes
July 16, 1991
Page 15
Adjournment:
The regular July 16, 1991 meeting of the Lansing Planning Board adjourned at 10
p.m.
Respectfully submitted
Ja es N Foulds, Direc or
La g Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
loth Floor, Lansing City Hall
June 18, 1991
The Chairman, Emly Horne, convened the meeting at 7:30 p.m. with six members
present;
Barnhart, Horne, LeBlanc, McNutt, Monteith, Wright
Excused: Goolsby , Killips
Motion made for these absences by Ms. LeBlanc and seconded by Mr. Wright;
APPROVED
Staff in Attendance: Foulds, Fountain
Approval of Agenda:
The minutes were unavailable and removed from action under the Business Session.
0
0
, omme is Aom the Audience:
JOHN GO&EY, Bernath-Coakley Associates, 4104 West St. Joseph Highway,
represent8g Bethany Baptist Church (NCU-8-91 ) offered to provide any further
informatian.
rn
BUSIA'SS SESSION:
Zoning and Ordinance Committee: Reported by Chairman, Merle Barnhart
SLU$91, 6040 Loretta Street
This is a request by Michael Sturley, representing the Clinton-Eaton-Ingham
Mental. Health Board for approval of a Special Land Use for the purpose of
increasing the capacity of the existing facility from six to twelve persons. They
have 24 hour supervision. The property contains a new residential structure on
a lot containing approximately 38,800 square feet.
Planning Board Minutes
June 18, 1991
Page 2
The Committee recommends approval with conditions and further, staff will then
evaluate any future expansion of that facility up to twelve.
Mr. Barnhart moved to approve for a capacity of eight (8) persons , provided:
1 ) The number of residents does not exceed eight.
2) A landscape, screening and buffering plan be submitted that meets approval
of the Planning Division. Such plan should show, at minimum, screening of the
off street parking area from adjoining properties as well as some screening of the
facility along the west property line.
3) Twenty-four hour supervision by Community Mental Health is required.
4) The facility shall comply with all Building and Fire Codes for facilities
serving 7 to 12 residents .
5) The applicant shall submit a letter regarding his position on the proposed
expansion of other foster care facilities previously approved by the Lansing City
Council.
Mr. Wright added, that letter is in your packet, so #5 is fulfilled.
The motion was supported by Ms. Monteith; APPROVED
Z-46-91, 617 South Capitol Avenue DM-4 to D-1
This is a request by Darrell Banks and Michael Fanning to rezone property at 617
South Capitol Avenue from "DM-4" Residential District to "D-l" Professional Office
District. The property is currently developed with an office structure on a lot
that contains approximately 2,277 square feet in area. There is limited off street
parking on the site, however, the applicants have leased parking on adjacent
property. The proposal is to bring the zoning into conformance with the use of the
property, currently for law offices. There is no plan to change the existing use.
The applicants indicated their desire to install an identification sign in accord
with the Sign Code.
The Committee found that the site in that area designated for office development
is appropriate for the River Island Master Plan. Mr: Barnhart therefore moved
for approval and Mr. Wright supported; APPROVED
Planning Board Minutes
June 18, 1991
Page 3
Z-3-91, 4700 Block of South Aurelius Road A to I
This is a request by Lyle Stephens to rezone property in the 4700 block of South
Aurelius Road from "A" Residential to "I" Heavy Industrial District. The
Committee will not report at this time. They are waiting for public agencies to
report before making a recommendation. HELD IN COMMITTEE
NCU—(>-91, 109 Allen Street—Reconstruction
This is a request by Joann E. Neuroth for approval of Class A nonconforming status
for property at 109 Allen Street so they may do reconstruction work. The property
maintains a nonconforming Class B use status because it is developed with a
single family home located in the "F" Commercial District. The current Code does
not permit single family homes as the priniple use in a commercial district. The
property was developed several years ago when single family homes were allowed
in the "F" Commercial District. The petitioner proposes to expand the existing
single family dwelling by'constructing a new rear- porch 13 feet from the rear
property line. `
The Committee found it was in conformance and a reasonable request, therefore,
requests approval of nonconforming Class A status, subject to two conditions:
1) Approval by the Board of Zoning Appeals for a rear yard variance.
2) That the proposed expansion be completed within one year of the date of the
Board's approval. Otherwise, Class A status will be rescinded.
Mr. Wright reported that the issue of distance from the rear property line was
discussed at the June 13 meeting of the Board of Zoning Appeals, so condition #1
has been met. Mr. Barnhart moved for approval and. Mr. Wright supported;
APPROVED
Planning Board Minutes
June 18, 1991
Page 4
NCU-7-91, 1514 West Miller Road—Extension
This is a request by MBDS, Incorporated, Architects for Reorganized Church of
Jesus Christ of Latter Day Saints for approval of Class A nonconforming status for
property located at 1514 West Miller Road. The property in question is developed
with a church on a parcel of land that contains approximately 1 .2 acres. The
applicant proposes to expand the existing church facility by constructing a new
sanctuary for 210 persons and expanding and improving off street parking which
will meet the minimum requirements of the Zoning Code . The existing church
building will be used for new classrooms and a new fellowship hall. This property
maintains a Class B nonconforming status . It was developed approximately 28
years ago, prior to being annexed to the City of Lansing . Though the current
Zoning Code standards for churches requires a site size of at least two acres of
land , this site is 1 .2 acres which makes it nonconforming .
The Committee felt the request was reasonable and are asking for approval subject
to four conditions:
1 . The submission of a landscape screening and buffering plan which may
include the use of public right-of-way. The site plan shall be acceptable
to the Planning Division, Public Service Department and Transportation
Engineer if public right-of-way is involved.
2. Removal of the drive north of the building which connects the parking lots.
3. Approval of a drainage plan by the Public Service Department.
4. A final site development plan be submitted to and approved by the Planning
Division, Transportation Division and Public Service Department.
It is recommended that the proposed improvements be completed within one year;
otherwise, Class A nonconforming status will be rescinded.
Mr. Barnhart so moved and Ms. Monteith supported; APPROVED
Planning Board Minutes
June 18, 1991
Page 5
NCU$91, 1000 Lincoln Avenue Extension
This is a request by Jerry Bernath, Architect representing the Bethany Baptist
Church for approval of Class A nonconforming status for property located at 1000
Lincoln Avenue. The property in question is currently developed with a church
in two different structures. The owners propose to connect these two structures
with an improved entryway for barrier free access . The property currently
maintains a Class B nonconforming status because development of the site does not
meet the minimum requirements of the Zoning Code which includes both the minimum
off street parking spaces and site size.
Before Class A nonconforming status can be approved the minimum requirements
for off street parking must be met or varied by the Board of Zoning Appeals. The
number of off street parking spaces required for this facility is 135 although only
99 are available on site. The Board of Zoning Appeals is requested to consider a
variance for the number of parking spaces at their meeting of June 13, 1991 .
Therefore, the Committee feels this is a reasonable request. The proposed use
should not increase the intensity of use nor cause removal of any existing off
street parking . It was further found that the Southeast Comprehensive Plan of
1990 designates the property for community facilities.
Mr. Wright reported the Board of Zoning Appeals voted to grant the requested
variance, the difference between 99 and 135 parking spaces. That requirement
has been taken care of.
Mr. Barnhart moved for approval provided;
(1 ) the parking lot be striped according to an approved plan,
(2) that any proposed delays in building the structure would have to be approved
by the Board, and
(3) that improvements be completed within one year of the Board's approval.
Otherwise, Class A nonconforming use will be revoked.
Ms. Monteith seconded; APPROVED
Planning Board Minutes
June 18, 1991
Page 6
NCU-9-91, 125-127 South Eighth Street—Restoration
This is a request by Ruth Kruger for approval of Class A nonconforming status for
property located at 125-127 South Eighth Street for the purpose of rehabilitating
the existing residential building on that property. The site is irregular in shape
and developed with a four unit residential building, a two car detached garage
and a three car detached garage . The property is currently zoned "C" Residential
District and maintains a Class B nonconforming class because four unit structures
are not a permitted use by right in a residential district. The Committee felt that
the request was reasonable and would ask for approval with the following
conditions:
1 . That all proposed improvements for this property shall be completed within
one (1 ) year; otherwise Class "A" nonconforming status will be revoked.
2. There should be provided sensitive restoration of the exterior and proper
hard surfaced parking be required in the yard areas surrounding those two
garage structures.
Mr. Barnhart moved for approval and Ms. LeBlanc supported; APPROVED
NCU-10-91, 3200 North Grand River Avenue—Substitution
This is a request by Mike Dyer, representing the owner, Dr. Stumpos , for approval
of a substitution of use for property located at 3200 North Grand River Avenue,
currently used as a dentist's office and maintains a Class B nonconforming status.
The site is developed with a residential type structure and has off street parking
for approximately six automobiles. The proposal is to establish an owner occupied
residence which will have a counseling office at this location for health therapy
counseling . When a change of use to a Class B nonconformity is proposed,
Planning Board approval is required pursuant to Chapter 1294.05 of the Planning
and Zoning Code.
Mr. Barnhart moved that the Board approve this request; supported by Ms .
LeBlanc; APPROVED
Planning Board Minutes
June 18, 1991
Page 7
Mr. Barnhart added: the Committee, in evaluating this matter saw that the
residence and counseling office would be a lower intense use than the dentist use
had been and felt this was a more appropriate substitution. Signage will be
coordinated with the Planning Division.
Mr. Fountain reported, they indicated they would use the same signs and just
change the panels; not put up anything larger or smaller.
The next meeting will be Wednesday, July 10 at 2:30 p .m. in the Planning
Division Conference Room.
Urban Development Committee: Margie McNutt reported.
Act-11-91, North Lansing Railroad Museum
The North Lansing Railroad Museum is now defunct. Assets have been transferred
to the Durand Union Station, Incorporated, Railroad Museum, who have offered to
donate the railroad crossing gate control tower located on Factory Street to the
City of Lansing .
The Committee recommends that the City accept the tower and monument from the
Durand Union Station as a donation. It is further recommended that the site be
placed under the Parks Department jurisdiction and that the North Lansing
Community Association be requested to accept responsibility for maintenance and
use.
Ms . McNutt so moved and Ms. LeBlanc supported the motion; APPROVED..
Act-15-91, Jason Court
The petitioner, Dennis Rogozinski, requests vacating the the east 20 by 40 feet
portion of Jason Court right-of-way. The section of this street was originally
CITY OF LANSING
• 0, INTEROFFICE COMMUNICATION
PLANNING OFFICE
DATE: January 4, 1994
TO: Dixie Gilmore, City Clerk' s Office
FROM: Eleanor K. Love, Planning Manager
RE: Your Memorandum of 11/4/93, 1991 Planning Board Minutes
Thank you for the above-referenced memorandum, a copy of which is
attached, listing minutes on file in the Clerk' s office. We have
reviewed our records and have determined that several sets of
minutes for 1991, as follows , apparently were never received in
your office. Approved minutes showing approval annotation dates
are enclosed for the meetings of :
1 . January 8, 1991
2 . March 19 , 1991
3 . April 16 , 1991
4 . May 7 , 1991
5 . July 16 , 1991
6 . August 20, 1991
7 . October 1, 1991
8 . November 19 , 1991
These sets of Planning Board minutes complete the filings for the
years 1991 and 1992 . Thank you for assisting us in the task of
filing minutes for the Planning Board.
EKL:LC
Enclosures
cc : Marilynn Slade, City Clerk
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01 -10-94P01 : 13 RCVD
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CITY of L A N S I N G4T �,,�_
` *•,.,!�.__ � * INTEROFFICE COMMUNICATION �•r..,,,,,,,,r�,,,,.-- __ Irrl l
1/4/93
TO: Eleanor Love, Planning Department DATE:
FROM: (�-) Dixie Gilmore, City Clerk's Office
SUBJECT: 1991 Planning Board Minutes
In response to your request of earlier this week, the following
1991 Planning Board minutes are on file in this office:
January 22, 1991
February 19, 1991
March 5, 1991
April 2 , 1991
May 21, 1991
June 4, 1991
June 18, 1991
July 31, 1991
September 4, 1991 f�ItiP1i�!1N�; DIV1,10^!
September 17, 1991
November 61 1991
December 3 , 1991
December 17, 1991
RV
/dlg
Regular Meeting
LANSING PLANNING BOARD
7:30 p .m. , City Council Chambers
loth Floor, Lansing City Hall '
December 17, 1991
3
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N
Emly Horne, Chairperson, convened the meeting at 7:30 p .m . with six members
present:
Barnhart , Goolsby, Horne, Killips , Monteith , Wright
Excused: LeBlanc, McNutt
Staff in Attendance: Foulds, Fountain
Approval of Agenda: Mr. Wright added NCU-18-91 to the Zoning and Ordinance
Committee agenda. APPROVED
PUBLIC HEARING:
NCU-17-91 , 117 West Kilborn--Restoration
Vern Fountain, Zoning Administrator, presented this case to the Board and
audience.
This is a request by Dave Whitcomb for Class A nonconforming status for property
at 117 West Kilborn. The property in question is on the south side of Kilborn lying
between Capitol and Washington Avenues. The property is zoned multiple and
currently contains three living units that have been registered in the past. The
purpose of a Class A request is to allow substantial improvement to be made to the
structure. They are in the Community Development Program . It is over 35% of its
market value . There are three apartments; one on the first and second floors and
a basement apartment they will renovate.
DAVE WHITCOMB , 4331 Gull Road, petitioner. It is our desire to rehab this house.
We have owned it for about 15 years and maintained it as a three unit during that
time. It needs major work done to give it long lasting stability for the
neighborhood as well as upgrading that block . The increased driveway on the
other side would bring it into compliance with what the City normally requests for
Planning Board Minutes
December 17, 1992
Page 2
a three family building . It will increase the green area also. The estimated cost
of rehab is $42,000, which is substantial. Without a Class A we can't do that much
rehab .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Comments from the Audience:
LAURA SIMONS, on behalf of Cin-Lan, Incorporated, for items SLU-19-91 and SLU-
20-91 . Both are applications for special use for parking at 1000 West Jolly. We
are willing to amend our plan to lower the requested parking count from 196 spaces
to 123 spaces . That is the number Planning staff has determined as dimensional
conformity for the uses in the building . Currently there are approximately 57
spaces in use. Concerns are that additional parking would intensify a
nonconforming Class B use. We are not intensifying the present use, it would
bring up the parking required for that building . Positives to this plan; parking
would be brought back away from any residential areas on SLU-20, much less
intrusive than the original plan submitted. In addition the modified plan would
add to the green space the Master Plan calls for in this area . I request this be
approved with the amended plan .
Mr. Goolsby moved to table this item for further study and Ms. Monteith seconded;
TABLED
DAVID GRENFELL , Stephens-Kyes and Associates. We will probably have to submit
two site plans to you because one will be dependent on whether SLU-19-91 is
approved. If so, it would have a different affect on the east end of the parking
lot. We will attend the January 15 subcommittee meeting .
DEAN DODGE , 3417 Lowcroft . I submitted a proposal for an alternate use permit for
5852 South Logan (NCU-18-91 ) . If you allow us to open , we will pave two spaces
in the back to be conforming . Mr. Fountain asked for a detailed description of the
intended use of that property, hours of operation and number of employees.
Mr. Dodge responded; mostly it will be just me and one other person. We plan to
be open from 9 or 10 a .m . until 9 p .m . and selling truck accessories; such as ,
Planning Board Minutes
December 17, 1992
Page 3
visors , running boards and bug guards. We have one bay inside to do
accessories . It will be only installation of parts; visors , tops of trucks, wheels
and tires and head light covers .
A brief recess was taken by the Board.
BUSINESS SESSION:
Approval of Minutes:
Mr. Barnhart moved for approval of the minutes of December 3, 1991 as printed and
Mr. Goolsby seconded; APPROVED
Committee Reports:
Zoning and Ordinance Committee: Floyd Wright, Chairperson
P-1-91, Oakwood Executive Park—Tentative Preliminary Plat
This is a request by Jeffrey Ledy, P .E . for Wieland-Davco Corporation, for
approval of a tentative preliminary plat to be known as Oakwood Executive Park.
The subject property is located on the south end of Pinetree Road, just north of the
the 1-96 freeway.
The Committee recommends that P-1-91 , Oakwood Executive Park subdivision be
approved subject to the following eight (8) conditions:
1 ) That the final plat be developed with all public improvements as required
by the Lansing Subdivision Regulations and the Michigan State Plat Act.
2) That all lots shall be graded so surface water will drain therefrom so as not
to adversely affect adjacent properties.
3) That the developer utilize an underground electrical distribution system as
specified in Section 37-33.1 of the Lansing Subdivision Regulations.
Planning Board Minutes
December 17, 1992
Page 4
4) That the necessary easements be provided for the installation of utilities .
5) Pavement and right-of-way widths per Public Service Department and
Ingham County Road Commission.
6) Change or clear street names.
7) Compliance with requirements of all responding agencies .
8) That this tentative approval of the preliminary plat is effective for a period
of twelve (12) months .
Mr. Wright so moved and Ms . Monteith supported; APPROVED
NCU-14-91, 316 South Pennsylvania—Class A and
The petitioner requests approval of Class A nonconforming status for both parcels .
The petitioner does own three parcels; 314, 316 and 318 South Pennsylvania
Avenue. It has been requested that these three parcels be combined into one for
the purpose of rehabilitating with a single plan for parking , open space,
landscaping and access (which has been submitted) be approved by the Planning
Division .
The Committee recommends that Class A designation be approved for the parcels
subject to the following two stipulations:
1 ) 314, 316 and 318 South Pennsylvania Avenue are combined as one parcel and
rehabilitated as a package with a single plan for parking , open space,
landscaping and access to be approved by the Planning Division.
2) The Class A designation be provisional for a one year period. At the end of
the year if the restoration project is complete, the provisional status will
be removed and the Class A status made permanent. If, however, the
project is not completed, the Planning Board may require reapplication or
revoke Class A status .
Planning Board Minutes
December 17, 1992
Page 5
Mr. Wright added that the Green Oaks Neighborhood is in support of this and their
only request is the three parcels be combined into one, which the owners have
agreed to do.
Mr. Wright moved for approval of NCU-14-91 and Ms . Monteith supported;
APPROVED
NCU-15-91, 314 South Pennsylvania Avenue lass A
This is a request by Robert L. Schenk for approval of Class A nonconforming status
for property located at 314 South Pennsylvania Avenue. The property in question
currently maintains a Class B nonconforming status because it is developed with
a two family structure on a lot that does not meet the minimum lot area
requirements , subject to three stipulations:
1 ) 314, 316 and 318 South Pennsylvania Avenue are combined as one parcel and
rehabilitated as a package with a single plan for parking , open space,
landscaping and access to be approved by the Planning Division.
2) The Class A designation be provisional for a one year period. At the end of
the year if the restoration project is complete, the provisional status will
be removed and the Class A status made permanent. If, however, the
project is not completed, the Planning Board may require reapplication or
revoke Class A status.
3 ) That the curb cut into this property located along the south property line
be closed and all the necessary improvements to the property in question be
made to eliminate the existing driveway as well as the necessary
replacement to the curb in the public right-of-way.
Mr. Wright moved for approval and Mr. Barnhart supported; APPROVED
NCU-16-91, 1012 East Grand River Avenue— Class A
This property is located at 1012 East Grand River Avenue. The petitioner is
asking for approval of Class A nonconforming status for this property . It
Planning Board Minutes
December 17, 1992
Page 6
presently maintains Class B status because it is a single family home located in
an "F" Commercial District, which is not permitted by right. The Committee feels
that this nonconforming use should be approved.
Mr. Wright moved for approval subject to the following stipulation:
1 ) The Class A designation be provisional for a one year period. At the end of
the year if the restoration project is complete , the provisional status will
be removed and the Class A status made permanent. If, however, the
project is not completed , the Planning Board may require reapplication or
revoke Class A status .
2) That the drive and parking areas be hard surfaced to meet the minimum
requirements of the Code.
Mr. Barnhart supported; APPROVED
NCU-17-91, 117 West Kilborn—Restoration
The petitioner was present this evening and also visited the Zoning and Ordinance
Committee meeting . This is a request for approval of Class A nonconforming status
for property located at 117 West Kilborn.
Mr. Wright moved for approval with the understanding that:
The Class A designation be provisional for a one year period. At the end of the
year if the restoration project is complete , the provisional status will be removed
and the Class A status made permanent. If, however, the project is not completed,
the Planning Board may require reapplication or revoke Class A status .
Ms. Monteith supported; APPROVED
SLU-19-91, North of 1000 West Jolly Road and
SLU-20-91, East of 1000 West Jolly Road REMAINS IN COMMITTEE
Planning Board Minutes
December 17, 1992
Page 7
SLU-21-91, 1273 Oak Ridge Avenue
This is a request by Amber Management for approval of a special land use to allow
construction of a three story apartment building containing 24 living units in the
100 year flood plain on a lot containing more than one-half acre of land area. The
subject property is located within the 100 year flood plain of the Red Cedar River.
It is a lot that measures 158 by 220 feet and contains approximately 33,000 square
feet . It is currently developed with a duplex dwelling and a large swimming pool;
both of which will be removed to make way for the development of the new 24 unit
apartment building .
The Committee considered the eight items listed on page 15 of the December 11 , 1991
Committee Report plus all of the items of explanation following that. Based on all
the information in the Committee Report Mr. Wright moved for approval. Mr.
Barnhart supported; APPROVED
NCU-18-91, 5852 South Logan/M.L. King Blvd.
This is a request for a substitution for nonconforming property. it is
nonconforming because it is located in a residential area . Before this was
annexed to the City of Lansing , this property was substantially in a commercial
setting . The immediate past use was a print shop and before that other uses such
as; a water softener store, a small grocery store, etc. Areas used for parking are
also either unpaved or unstriped. Five parking spaces are available. Two
unpaved spaces are north of the building and one in the bay. The five spaces
would meet the minimum Code requirement for the proposed use providing the two
spaces in back are hard surfaced. Also the petitioner is required to submit in
writing exactly what he proposes to do with operating hours , etc.
Mr. Wright so moved and Ms. Monteith supported; APPROVED
The Committee will meet on Wednesday, January 15, 1992 at 2:30 p .m. in the
Planning Division Conference Room.
Planning Board Minutes
December 17, 1992
Page 8
Urban Development Committee: Garry Goolsby, Chairperson announced this
Committee will meet Tuesday, January 14, 1992 at 4 p .m. in the City Council
Conference Room.
Report from Planning Director: Jim Foulds
1 ) The Mayor requests that I receive input from the Board on our Work Program
so I would like to request a meeting of the Executive Committee to review the
proposed Work Program for next budget year beginning July 1 , 1992 through June
30, 1993. It is laid out under the requirements of the Finance Department. We
basically have four functions in the Division. (1 ) Comprehensive Land Use
Planning (Spackman's section) , (2) Land Use Controls (Fountain's section) , (3)
Clerical Services and (4) Information and Graphics Services . The activity of each
of those functions is laid out in the document. I would like to have you all look
at it. The Executive Committee will meet for detailed discussion .
2) A couple of weeks ago we had a retirement , Cynthia Wheatley our Computer
Data Processing staff member. We are. not filling that position but reassigning
duties and upgrading equipment. Eventually we hope all staff members will have
a PC at their work station to increase their capabilities .
3 ) Mr. Wright questioned approval by the Council last night concerning the
ongoing item of adult entertainment to have immediate affect. The City Attorney
said it couldn't be discussed because it is currently in litigation. Can you tell
us anything without going beyond the rules?
Mr. Foulds responded; the litigation referred to was brought by William Ensley
against the City of Lansing regarding the site on King/Logan Street that he wants
to open, but we are not sure what for. It is undefined adult entertainment. It
could be a show bar, a bookstore or all of the above . The new Ordinance
amendments you approved , which includes regulation of show bars (cabarets) for
the first time in the Zoning Ordinance, would impact that site. As of today they
are subject to regulations of 1 ,000 feet and 300 feet.
Planning Board Minutes
December 17, 1992
Page 9
4) A question was raised regarding a zoning case on East Michigan Avenue, that
is now tabled pending a study we are doing on the East Michigan Avenue Corridor,
as to how long that study will take.
I put it in the Work Program as being completed in July of 1992. I expect it will
be done before that . We need to take time to work with the neighbors/property
owners . The outcome will be a policy recommended to the Board by Staff about
establishing a "line of demarcation" between the residential area along East
Michigan and the non-residential or commercial area . Should we allow or not
allow commercial to expand in some blocks and under what circumstances and do
that all along so we can remove the problem every time a building is demolished,
a building permit is requested or a rezoning is requested.
You will have a set of policies you may decide you want to put in the Master Plan
for the whole area around East Michigan Avenue. This will include from
Frandor/City limits to Cedar/Larch.
Comments from Chairperson:
--A reminder that on Wednesday, January 22 we will be at the Eastern High School
Social Room.
Adjournment:
The regular December 17, 1991 meeting of the Lansing Planning Board adjourned
at 9:07 p .m.
Respectfully submitted
ate Foulds , Director
g Planning Board
WC
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
loth Floor, Lansing City Hall co
'December 3, 1991 r10 ;
JD
Emly Horne, Chairperson, convened the meeting at 7:30 p .m. with seven rrcgwb rs
present. Ms . Monteith arrived at 7:45 p .m. ui
Barnhart, Goolsby, Horne, Killips , LeBlanc, McNutt , Monteith, Writ I
Staff in Attendance: Fountain and Acheson
PUBLIC HEARINGS:
P-1-91 , Oakwood Executive Park--Tentative Preliminary Plat
(I-96 at Pine Tree Road
Vern Fountain , Lansing Zoning Administrator, reported and presented slides .
This is a request by Jeffrey Ledy on behalf of the Wi eland-Davco Corporation for
approval of the tentative preliminary plat for property on the south end of
Pinetree Road in the City of Lansing . Pinetree Road runs south off of Jolly Road
at the extreme east edge of the city limits and terminates on the north side of the
I-96 freeway.
Ms. LeBlanc asked what is involved in a plat, as one has not been acted on since
she has served with the Board. Mr. Fountain explained; it is a requirement in
Lansing to subdivide land and tentative preliminary plat is the first stage of that
process , which requires a public hearing , a recommendation from the Planning
Board to the Council and approval would be good for a year. Then Council needs
to confirm that. After that has taken place, they are required to go through
preliminary plat approval . That is merely a re-looking at the tentative plat and
if everything conforms , Council will endorse that for two years . The final plat is
the next stage , which also goes back through the Planning Board and Council.
This is the first and only public hearing .
CRAIG WIELAND , 416 North Cedar, Wieland-Davco Corporation , petitioner. One of
the overall proposals we are looking at is to develop a 65 acre industrial park
that is partially in Delhi Township , partially City of Lansing . We would like to
Planning Board Minutes
December 3, 1991
Page 2
put in something that would resemble the type of buildings in Midway Industrial
Park (west about lZ miles); light industrial buildings but with an upscale look—
no wooden pole barns , no outside storage, parking areas will be bermed, lighted
and landscaped. It will be a very nice business park. There will be a mix of
both business , warehouse and manufacturing which we think will be an asset to
Lansing . The building being erected is in Delhi Township . Last month Delhi
Township approved that. Rick Royston, Zoning Administrator, is present. We will
proceed with dual plat approval from both municipalities . The building permit
was issued on a metes and bounds description ahead of the preliminary plat.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-14-91 , 316 South Pennsylvania Avenue
This is a request by Robert Schenk for approval of Class A nonconforming status
for property at 316 South Pennsylvania Avenue. The property in question is
located on the west side of Pennsylvania Avenue , midway between Prospect and
Kalamazoo Streets and involves the building at the rear of the existing lot. There
are two residential structures on this lot; one fronts on Pennsylvania Avenue, the
other is directly behind it. They are nonconforming because there are two
primary structures on one lot , as well as the issue of land area . The entire block
is zoned "C" Residential with the exception of the immediate northwest corner of
Kalamazoo and Pennsylvania , which is zoned Commercial and contains an office
building .
The purpose of this request is to allow substantial investment into these properties
and retain a Class A nonconforming status to protect their investment and also
allow any necessary improvements.
ROBERT SCHENK, 12818 Newberry Drive , Grand Ledge, petitioner. The purpose is
to make substantial improvements to the building; mainly siding and re-roofing .
I own 314, 316 and 318. 318 is already zoned Class A. The parking area is behind
the two buildings in front.
CHERRYL VALLEAU , 226 South Eighth . This is in the Green Oaks Area . Mr. Schenk
is a wonderful landlord . He participated in our beautification through the Green
Planning Board Minutes
December 3, 1991
Page 3
Oaks Investment Corporation this summer. My biggest concern is I would like all
three structures to have the same Class A status because they are taking out a
driveway. I understand they will use only one drive for the three structures . If
it is not a package , the separation and sales could be a problem.
MARY CLARK , 223 South Eighth Street , Chairperson of the Green Oaks Target Area
Organization . We met to discuss this proposal. Our concern was that this be a
combined package similar to the one at 130 South Eighth Street where three houses
were combined to have one parking area. We are concerned about the potential of
them being sold and not having adequate parking or ingress and egress . Thank
you.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-15-91 , 314 South Pennsylvania Avenue
This is a request by Robert Schenk for approval of Class A nonconforming status
for property at 314 South Pennsylvania Avenue. This property, again, is on the
same lot as the one we just looked at; however it is on the front of that lot on
Pennsylvania Avenue. It is a two (2) family structure and is nonconforming
because of the two primary uses on the same lot .
Petitioner, ROBERT SCHENK, 12818 Newberry Drive, Grand Ledge. I would like to
put on a new roof and repair the entrance to the basement . I have no problem
having the three houses sold together. The main purpose of closing off the one
drive is to give more green area around the buildings.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
NCU-16-91 , 1012 East Grand River Avenue
This is a request by Greg Arntson for approval of Class A nonconforming status for
property at 1012 East Grand River Avenue, south of Grand River just east of
Pennsylvania Avenue. The block is zoned commercial on the Grand River Avenue
frontage . However, predominant development is residential . The south half of the
Planning Board Minutes
December 3, 1991
Page 4
block is C residential zoning and is developed with residential homes. Single
family homes are not a permitted use by right in the commercial district, which
makes it nonconforming . The intent is to have this a Class A status so substantial
improvements can be made to the dwelling . There is a lot of work to be done on
that building . They want to retain it as a residence. The structure is currently
vacant and has a double drive on the west side to allow vehicles into the back
yard to this property and the property to the west .
GREG ARNTSON, 1001 North Verlinden , petitioner. The purpose of this request is
to put rehab money into this single family dwelling . The amount of money for
repairs would exceed the amount of monies allowed for rehab .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Approval of Minutes:
Ms . LeBlanc moved for approval of the minutes of November 19, 1991 and Mr.
Goolsby supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee:
Floyd Wright , Chairperson, reported that the Zoning and Ordinance Committee will
meet next at 2:30 p .m. on Wednesday, December 11 , 1991 in the Planning Division
Conference Room. The proposed agenda for that meeting was presented.
Urban Development Committee:
Garry Goolsby, Chairperson, reported that the next meeting is scheduled
tentatively for next Tuesday, December 10, 1991 at 4 p .m.
Planning Board Minutes
December 3, 1991
Page 5
Executive Committee:
Ms. Horne reported that the draft agenda for December 17, 1991 is before us and
we will have one excused absence. Ms. McNutt indicated she would need to be
excused also. Mr. Goolsby so moved and Ms . LeBlanc supported; APPROVED
New Business:
1992 Schedule of Planning Board meeting dates
Ms. Horne reported; Ms. Monteith and I served on the BTS Planning Site Committee
and have concluded our meetings for this project. We would like to combine our
Planning Board meeting with the Eastside Neighborhood Organization to have only
one public hearing . This will be at Eastern High School's Social Room Wednesday,
January 22 to get more community input.
Adjournment:
The regular December 3, 1991 meeting of the Lansing Planning Board stood
adjourned at 8:21 p.m.
Respectfull mitted ,
ernon C. Fountain
Zoning Administrator
for
James N. Foulds , Director
Lansing Planning Division
WC
111991 APPROVED 120391
TO CLERK 010794
01 -1 ?-94P12 : 29 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
November 19, 1991
Chairperson, Emly Horne, convened the meeting at 6 p.m. with eight members
present:
Barnhart, Goolsby, Horne, Killips, LeBlanc, McNutt, Monteith, Wright
Staff in Attendance: Foulds, Fountain, Spackman
BUSINESS SESSION:
Approval of Minutes:
Mr. Wright stated that on page 10, paragraph two that the last sentence should read
"alleviating 'or not' delaying any improvements. ."
Ms. Horne reported that there were more names submitted in regard to cases SLU-
19-91 and SLU-20-91.
Mr. Barnhart moved for approval of the November 6, 1991 minutes as amended and
Ms. LeBlanc supported;
APPROVED
Committee Reports:
Zoning and Ordinance Committee: Floyd Wright, Chairperson
Zoning Code Amendments: G-1 Business District
Chapter 1270 02, Principal Uses Permitted
Chapter 1270.04, Special Land Uses
This is an Ordinance amendment that has been introduced by the Lansing City
Council to amend Chapter 1270 of the Planning and Zoning Code, which is the G-1
Business District, more specifically 1270.02, Principal Uses Permitted and 1270.04,
Special Land Uses. The amendments proposed for these two sections will require a
special land use for any off street parking facility in the G-1 Business District.
The purpose of this amendment is to assure compatible design and development
within the downtown area of Lansing, more specifically the Central City area where
the G-1 Business zoning district is predominant.
The Committee was satisfied, based on testimony and evidence and the Findings of
Fact, that the proposed amendments will further regulate and allow for more detailed
review of use of the land in the downtown area, which is in keeping with the overall
Planning Board Minutes
November 19, 1991
Page 2
goals and policies for the Central City area.
Mr. Wright moved for approval and Ms. LeBlanc supported; discussion followed.
Ms. Horne asked, should we have buildings on Michigan Avenue taller than the
Capitol Building? Mr. Foulds responded; in regard to height limitations, there is a
State law called the Capitol Control Zone which in effect limits the height of buildings
within a prescribed area around the Capitol that supersedes any control that we
might bring to the issue.
Motion restated; by 7 yeas and one abstention: APPROVED
Z-11-91, 401 and 405 East Mt. Hope Avenue J and C to E-2
This is a request by Lao Peng Wang to rezone property at 401 and 405 Mt. Hope
Avenue from C Residential and J Parking Districts to E-2 Local Shopping District
over the entire site. The purpose of this request is to bring the use of this
property, which is a restaurant facility, into conformance with the use requirements
of the Zoning Code and establish additional off street parking. The property in
question is located on the immediate northeast corner of Mt. Hope and Herbert
Street. It is developed with a commercial building and one residential structure.
The residential structure is proposed to be removed to accommodate additional off
street parking for the restaurant.
The Committee found, based on testimony and evidence, that the Southeast Area
Comprehensive Plan shows residential development for this site at a density of 15 to
20 dwelling units per acre. However, the Committee further recognizes that the
property, as well as the property adjacent to the east of this site, is developed for
commercial purposes. Based on the desire of the applicant to expand the
existing commercial facility by providing more off street parking and the fact that
this property is located on a minor arterial. It is remote that any residential
development will occur on the site.
The Committee further believes that commercial use of this property as proposed can
be made compatible with the adjacent residential development simply by requiring
improvements for landscape screening and buffering, controlling ingress and egress
to the site so the amount of traffic is not increased onto the adjacent residential
streets.
Mr. Wright moved for approval of this request and Mr. Barnhart supported;
APPROVED
Planning Board Minutes
November 19, 1991
Page 3
Z-12-91, 1112 and 1114 Rose Court DM-4 and B to J
This is a request by Thomas Grost, representing St. Lawrence Hospital, to rezone
property at 1112 and 1114 Rose Court from DM-4 and B Residential Districts to J
Parking District. The purpose of this request is to expand existing off street
parking facilities for St. Lawrence Hospital. The property in question measures 77
by 100 feet and contains approximately 7,700 square feet. Access to the site will be
from Rose Court and will be an extension of the existing parking facilities located to
the west, east and north.
Mr. Wright moved for approval subject to three conditions and Mr. Barnhart
supported:
1. The proposed zoning supports the existing uses which are in conformance with
the Comprehensive Plan.
2. The proposed surface parking lot will not adversely impact the use of the
surrounding properties.
3. The site can be improved without adversely impacting public services with
proper detention.
Mr. Barnhart questioned if there was a site plan. Mr. Fountain answered; we have
an overall site plan and a preliminary site plan, but the storm water detention area
has not been completed yet. APPROVED
SLU-18-91, Northwest corner Aurelius and Jolly Roads--Flood Plain
This is a request by Wolverine Development to construct a convenience store (711
store) in the floodway of the Sycamore Creek. The Department of Natural Resources
denied the flood plain permit as filed, but offered some suggestions for an alternate
plan.
Mr. Wright reported until a plan acceptable to the DNR has been developed and
resubmitted to the Planning Division and Board this request would be;
HELD IN COMMITTEE
Proposed Zoning Code Amendments: Residential Care Facilities
The map and printout information previously requested was included in tonight's
report. Therefore, Mr. Wright moved to take this item from the table and Ms.
LeBlanc seconded. By a 7 yeas, 1 nays vote this was;
REMOVED FROM THE TABLE
Planning Board Minutes
November 19, 1991
Page 4
This proposed Zoning Code amendments for residential care facilities includes the
following Chapters and Sections:
1248.04(f) A, A-1 and B Residential Districts, Special Land Uses
1250.04(f) C Residential District, Special Land Use
1252.04(g) DM-1 Residential, Special Land Use
1254.04(f) DM-2 Residential, Special Land Use
1256.04(e) DM-3 Residential, Special Land Use
1258.04(e) DM-4 Residential, Special Land Use
The Committee recommends approval of these Zoning Code amendments and Mr.
Wright moved for their adoption. Mr. Barnhart supported;
Ms. Monteith: In my opinion the issue of residential care facilities should be looked
at as a regional issue and not just Lansing. We are going to put more facilities closer
together. We should recognize that Lansing is carrying much more than its weight.
I will vote no on this matter.
Ms. Horne: I voice the same opinion. I have deep considerations in some places it
has an impact on the community and feel we should place these people in other areas.
I also will be voting no. A service organization (Salvation Army or Volunteers of
America) cannot expand on their site, but can get an auxiliary building a few houses
down. This should be looked at in a different light.
Mr. Goolsby: I agree of looking at it regionally. I will vote yes because I see the
regional issue as separate.
By a vote of six yeas and two nays; APPROVED
The Chairperson reported the next meeting will be Wednesday, December 11, 1991
at 2:30 p.m. in the Planning Division Conference Room.
Urban Development Committee:. Garry Goolsby, Chairperson
Act-25-90, Cumberland/Cambridge and Oxford Drives
This is a request by the City of Lansing City Assessor to clear up platted land in the
vicinity of Frances Park and to transfer jurisdiction to appropriate property owners.
Cumberland is now known as Nottingham. It was originally designed to be a right-
of-way and was never used for that purpose. This recommendation will send part
of the property to the Parks Department and part to the State of Michigan.
Planning Board Minutes
November 19, 1991
Page 5
The Committee recommended that this property be placed in Parks jurisdiction for
maintenance except portions may be disposed of to the State of Michigan and where
a 40 foot public easement for a 12 inch sewer shall be maintained. Further, that the
Development Division should be authorized to take appropriate action.
Mr. Goolsby so moved and Ms. McNutt supported; APPROVED
Act-8-91, Allegan Street East of Grand Avenue--Vacate Right-of-way
The Allegan Street right-of-way is located under the South Grand Parking Ramp,
which was constructed on the property in 1967. The public right-of-way is not
required for street purposes. Therefore, it is recommended that the portion of
Allegan Street east of Grand Avenue be vacated as requested by the Development
Division. It is further recommended that the Development Division be allowed to take
appropriate action to accomplish this vacation, which includes filing a request with
the Ingham County Circuit Court, as required by State law.
Mr. Goolsby so moved and Ms. Killips seconded; APPROVED
Act-20-91, 100 Block of South Grand--BWL Easement
This is a request by the Board of Water and Light to formalize a utility easement
along the access walkway between the Grand View Building and the South Grand
Parking Ramp.
The Committee recommended approval with the stipulation that all equipment, poles,
wires, appurtenances and lines be either underground or affixed to the abutting
structures in order to maintain safe and unimpeded pedestrian access.
Mr. Goolsby so moved and Ms. McNutt seconded; APPROVED
Act-31-91, 6035 Annapolis Drive
This is a request by Mr. and Mrs. Kevin Carrasco to remove the segment of the
easement that the garage is constructed on so clear title may be obtained. There is
a 100 foot easement going through the area. They constructed a garage in the
middle of the easement and are now asking that be cleared.
The Committee feels the easement should not be vacated and, therefore,
recommended that the request to vacate 25 foot of the easement at 6035 Annapolis be
denied, but that the City authorize the owner of the property a continuance for the
garage that is built into the easement. Also, there are to be no other structures or
construction of buildings in the easement right-of-way. Finally, the City be held
harmless in the event the garage is damaged during public agency work on utilities
Planning Board Minutes
November 19, 1991
Page 6
in the right-of-way easement on-this parcel.
Mr. Goolsby so moved and Ms. Killips seconded.
Ms. LeBlanc asked how the drain and garage are connected. Mr. Goolsby
responded; the garage goes 25 foot into the easement. It's a 100 foot wide easement
and the garage extends into a foot of that easement. It should not interfere with
drainage. Mr. Spackman added; the drain is located along the center line.
Mr. Wright stated; it seems if the property owner of 6035 Annapolis cannot obtain a
clear title to the entire parcel, it would be impossible for them to ever sell any part
of it. Mr. Goolsby explained; they do have clear title to the property, but anytime
they would sell it, it would be subject to this easement. That could affect the sale.
Ms. Monteith: Does the easement go right up to the house? Mr. Spackman
explained, the easement is located in the south half. The parcel is 94 feet wide. The
easement distance is 50 feet on this parcel, which means there are only 44 feet of the
lot that is buildable and that's where the house is. That does not cause any problem
in itself because the sewer and use of the easement currently is located right at the
south property line 50 feet away so there is still adequate space to move in drainage
work equipment. The garage along with the concrete drive is 25 feet in. But the
footings are down further into the ground, where the driveway probably does not
exceed six inches below grade.
DENIED
Act-32-91, Northwest Corner Washtenaw at King/Logan
This is a request by the Board of Water and Light to obtain a public utility easement
from the Michigan Department of Transportation. This is on the west side of
King/Logan and will not be affected by the widening that will occur.
The Committee recommended that the City acquire the requested utility easement for
$1.00, as requested by the Board of Water and Light. Mr. Goolsby so moved and Ms.
McNutt supported; APPROVED
Economic Development Goals and Objectives have been looked at by the
Committee and we are in the process of drafting those now as part of the overall
package. We are committed to having those goals and objectives early next year for
submission to the Board.
The next meeting of the Committee is scheduled for Tuesday, December 10 at
4 p.m. in Council Chambers.
Planning Board Minutes
November 19, 1991
Page 7
Executive Committee: Emly Horne reported
Procedures of the Lansing Planning Board were discussed. The Committee is
revising page eight (8) in regard to attendance, updating references, etc. and that
will go to Mr. Goolsby to correlate it with the City Charter. We are a unique Board
in that we are chartered by the State of Michigan and every governing jurisdiction
has to have a zoning or planning board. The Board in Lansing is unique in that it
is advisory and it usually takes six votes to override our issues. The City Council
relies on us as we expedite the.petitions, amendments to Zoning Codes, etc. We
talked about our commitment as mentors from the Planning Board. We are all
involved in many things, but do rely on presence at Board meetings.
This brings up'an economic issue. We try to keep within the City budget and if we
do not have hearings on because of a meeting cancellation, we have to readvertise.
For example, the senior citizen housing on Mt. Hope issue cost $600 and had to be
readvertised--that's $1200 coming out of our advertising budget. It was suggested
that I submit a letter to the Mayor regarding attendance of Board members from
September of 1990 to September of 1991.
LeBlanc: I suggest submission of a draft agenda with each report.
Mr. Wright: I spoke at the Board of Zoning Appeals on the subject of attendance and
they want me to bring back a report on our solutions. They have a more difficult
problem (9 member board) than we do. Ms. Horne added that this probably will be
completed in January of next year.
Report from Planning Director: Jim Foulds
1) To help Board members plan their schedules and anticipate upcoming meetings,
we will give you a draft agenda which will change probably from the one in your
packet. We hope to alert you to specific upcoming issues to let you know the
importance of meetings. At the next meeting we have four hearings scheduled.
2) Regarding East Michigan Avenue. You have a rezoning application_ tabled on
Clifford Street (Z-9-91) and we have recommended the Committee initiate a "Michigan
Avenue Corridor Study" from our City limits east, basically to the front door of the
Capitol which will look at the relationship of frontage properties on East Michigan
Avenue, most specifically the relationship between residential and non-residential
uses. The issue was addressed in the Northeast Area Master Plan, how much
commercial expansion should occur along east Michigan Avenue. This review will
involve the Eastside Neighborhood Organization. Emil Winnicker has been assigned
that duty.
Planning Board Minutes
November 19, 1991
Page 8
Mr. Barnhart: How wide is that Corridor?
Mr. Foulds: In some cases the non-residential uses on East Michigan encompass a
whole block north and south of East Michigan Avenue. In some cases the property
will only go 50 to 100 feet back into the neighborhood so the area, in a linear fashion,
will vary on both the north and south side. We will probably go up to the first block
of East Michigan Avenue and look at the relationship. We would like to, through this
Board and the neighborhood association, establish a policy which would be an
addendum to the Master Plan to help us review cases that come before you and hold
that up against the policy, what we believed the Corridor was going to look like, and
the request changes it in some way.
We are trying to get more definitive about this relationship between the non-
residential uses on East Michigan and the abutting residential neighborhood.
Mr. Barnhart: I request a letter from us explaining to Mr. O'Neil what is
happening.
3) On another east side issue, today we received from the City Attorney's office a
law suit filed on 218 South Eighth Street, which this Board had before it for
nonconforming use and you denied. It was a former three unit. The owner wanted
to continue it as a two unit and the Board denied it. The only option at this point
is to continue as a single family detached use. It is in the Green Oaks Neighborhood
Area Plan and the property owner is claiming a taking of the property by action of
the Board. So we will work with City Council, legal counsel and take it through the
court system.
4) Staff is going to do Zoning Code Amendment work on the ground water issue and
will bring it to the Board in six to eight months. We have a fairly effective site plan
review process, but it is a much bigger problem because we draw over 95% of our
water from our well system. It is critical to make sure we don't create problems 20
years from now for this community.
BOARD MEMBER COMMENTS:
Helen LeBlanc requests an excused absence from the April 7, 1992 meeting. Also
requested an excused absence for the December 17, 1991 meeting.
Ms. Monteith moved, and Mr. Barnhart supported, to excuse the absence of Ms.
LeBlanc from the December 17 meeting. APPROVED
Mr. Barnhart stated he will miss the March 3 and July 21, 1992 meetings.
Planning Board Minutes
November 19, 1991
Page 9
ADJOURNMENT:
The regular November 19, 1991 meeting of the Lansing Planning Board stood
adjourned at 9 p.m.
Respectfully submitted
4. l�
J me N. Foulds, Director
n ng Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD �764 —
7:30 p.m . , City Council Chambers
loth Floor of Lansing City Hall �C -� "A,"a
Wednesday, November 6, 1991 -
Emly Horne, Chairperson , convened the meeting at 7:30 p .m. with seven members
present:
Barnhart , Goolsby, Horne , LeBlanc , McNutt , Monteith , Wright
Excused Absence: Rose Killips
Mr. Wright moved to excuse the absence of Nis . Killips and Ms . McNutt supported .
By a 5 yeas , 2 nays vote this was; ,APgYOVED
N ;•
Staff in Attendance: Foulds , Fountain , Spackman ' r?
PUBLIC HEARINGS:
Community Development Block Grant/Capitol Improvements Needs Hearin 1992-1�9j -
The Chairperson prefaced; this is the time for a public hearing which w Tpovide
an opportunity for citizens to express preferences for the use of approximately
$1 .5 million in Community Development Block Grant Funds that the City expects to
receive from the federal government during the fiscal year commening on July 1 ,
1992 and ending on June 30, 1993. It is also appropriate at this time for citizens
to comment on their needs and priorities in regard to projects that should be
funded under the City' s Capital Improvements Program for fiscal years 1993 to
1998. Any person in the audience that wishes to address the Planning Board on
these matters should come to the microphone , state your name and address and
provide your comments .
PRISCILLA HOLMES , 220 Reo Avenue . The Neighborhood Council is funded partially
from this source. The Lansing Neighborhood Council has had a busy year. We
have four new member groups in the last eighteen months and our budget is not
complete, but we will have an opportunity to submit it to you in writing during the
month of November . We will have a detailed activity report for you by the end of
the month. There will not be a marked increase in that budget; keeping in mind
the fiscal constraints that affect us all . There will be a slight increase in office
expenses since we are serving a much larger population this year. There is also
an item pertaining to the paint blitz. We have worked in cooperation with the
Redevelopment Division on painting houses this year . I will be available to
attend your committee meeting when you consider that item .
Planning Board Minutes
November 6, 1991
Page 2
I am here this evening also to speak on behalf of South Central Neighborhood
Organization . We have an area designated for Master Plan revisit; approximately
a year ago. That Master Plan is in process . This is a 9 to 12 block area
immediately south of I-496, sometimes known as Riverpoint , just off of South
Washington . There were improvements to the area . There is a small residential
area that has not been in good shape , but an area that South Central and area
residents feel is worthy of preserving as a residential area . We will be looking
at the housing in that area; we have had good code enforcement going on for about
six months . We do have increased owner occupancy , some young people moving in .
We would like priority housing rehab money for that area because in a lot of cases
the houses will need substantial repairs and all families are not capable of doing
that without some financial incentives .
In addition there is strong interest in the area for an historic grant program . I
have no official budget-requests . We hope there will be some allowances for Block
Grant funds in the 1992-93 budget . Thank you .
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Chairperson Horne acknowledged the attendance of Tony Benavides , C0 ncilmember
from the Third Ward.
Zoning Code Amendments: G-1 Business District;
Chapter 1270.02, Principal Uses Permitted
Chapter 1270.04, Special Land uses
Vern Fountain reported , this public hearing is being conducted to consider
amending the Planning and Zoning Code to regulate off street parking areas ,
primarily in the downtown business district , where it is zoned G-1 Business
District. The amendments include removing them from a permitted use by right in
that district and allowing them by special land use in the same district . Off
street parking facilities include in that term, a surface parking lot or a parking
structure .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
November 6, 1991
Page 3
9
Z-11-91 , 401/405 East Mt . Hope Avenue J and C to E-2
This is a request by Lao Peng Wang to rezone the property at 401/405 East Mt. Hope
Avenue from its present C Residential zoning classification and J Parking District
to E-2 Local Shopping District for the purpose of both making improvements to the
existing commercial facility as well as expanding off street parking . . The
property in question is on the immediate northeast corner of Mt . Hope Avenue and
Herbert Street . It is presently developed with a restaurant and there is a single
family home just east of the restaurant , which is proposed to be removed to make
room for additional off street parking for the restaurant facility . Adjacent land
uses include a service station directly to the east , which is zoned commercial;
directly to the north along Herbert and directly to the west along Herbert and Mt .
Hope are residential homes . The entire area is zoned C Residential . Directly
south , the Walter French Junior High School is zoned D-1 Professional Office
District and contains a variety of office uses . To the southeast of Mt . Hope and
Cedar is another commercial activity--a muffler shop . To the northeast of Mt .
Hope and Cedar is a church .
The property is nonconforming and the change will bring it into conformance with
zoning regulations as well as allow removal of that home for off street parking
expansion . Slides and an aerial photo of the area were shown . The petitioner has
no comments.
ROGER MERRILL , 1805 Herbert Street . I am opposed to rezoning 401 and 405 East
Mt . Hope Avenue from C Residential and J Parking Districts to E-2 Local Shopping
District . The owner of 401 has previously requested rezoning to commercial and
was denied. Residents were opposed to the rezoning because of noise, traffic and
parking congestion and the presence of undesirable elements with some types of
businesses. There was talk that a video games parlor was interested in this
location . An undesirable business is still possible and we think it could be
incompatible with the neighborhood. I am, therefore opposed to this rezoning .
Thank you .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
November 6, 1991
Page 4
y
Z-12-91 , 1112 and 1114 Rose Court DM-4 and B to J
Mr. Fountain reported; this is a request by Tom Grost , representing St . Lawrence
Hospital to rezone property on the north side of Rose Court , formerly developed
with two residential homes , from residential to J Parking District for the purpose
of developing these two lots in conjunction with existing parking lots for off street
parking . The two lots immediately east and west are properly zoned for parking
and will be incorporated . The property to the west is also J Parking . Everything
around the subject property is zoned and developed for off street parking . The
immediate use is a one level ramp which has its access off Rose Court . The
Hospital owns the other properties on Rose Court . They may decide in the future
to vacate Rose Court.
TOM GROST , petitioner. This is a matter of trying to improve that area , which was
a pocket area when we built the ramp . This would improve the area and give us
30 more parking spaces . One house was taken down this past summer and the other
about eight years ago.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-19-91 , North of 1000 West Jolly Road—Parking Expansion
This is a request by Laura Simons , representing Cin-Lan , Incorporated (DeJa Vu) ,
for approval of a special land use to allow expansion of off street parking onto
adjacent property for the facility located at 1000 West Jolly Road. The property
in question has frontage on Belaire Drive, a residential street , abuts M.L .
King/Logan Boulevard and also directly abuts existing off street parking for DeJa
Vu , which is located immediately to the south .
LAURA SIMONS , Attorney for Klein and Shafer in Okemos , representing Cin-Lan ,
Inc . , the petitioner on this special use application . I would like to point out that
this petition is in tangent with the following case on the agenda and the two are
part of a comprehensive site plan . Present with me is David Grenfel.l of Stephen-
Planning Board Minutes
November 6, 1991
Page 5
Kyes Engineering , East Lansing . Also present is Mr . Don Krontz, President of
Cin-Lan , Inc. and Tom Signs, Manager of the business on the site, DeJa Vu.
The purpose of submitting both applications is to address a longstanding problem
of parking at that site . My client advises me there has been a problem with
overflow parking for several years which has forced parking into this grassy
area , part of the zone requested for a special use permit for parking . In
addition , overflow parking is on adjacent commercial parking lots; the Shop Rite
to the west and a muffler store on the southeastern corner.
It is our position that this integrated plan will be beneficial to everyone and
improve the appearance of the site dramatically . It will have paved parking with
striping . It calls for a permanent dumpster location and extensive landscaping
on borders to the residential areas. Drainage may be improved.
DAVID GRENFELL , Stephens-Kyes and Associates , East Lansing , Land Surveyors
and Engineers. The Engineering and Traffic Departments have no problems with
the site plan . We will propose parking and a storm water detention area . We will
utilize the two driveways already in use . No additional driveways are proposed.
Chairperson Horne read communications received regarding SLU-19-91 and SLU-20-
91 .
JOSEPHINE EALLONARDO, 529 Shepard Street and owns 1005 West Jolly Road ,
is very opposed due to (a) having a hard time renting her property because of the
use across the street , (b ) too much traffic all hours of the night , (c) school
children go by, and (d) there are all residential uses around it. It is an
inappropriate expansion.
BEVERLY AND ALBERT RACH, 1401 Pompton Circle, who are opposed. (a )
crime has risen since that business was established and will get worse, (b )
children from the junior high and high school are affected , (c) too many families
are in the area , (d) it attracts molesters , seedy characters , (e) will cause
"weirdos" to come here from Michigan Avenue, (f) people don't want to go to
regular stores (L&L Shop Rite) in the vicinity especially after dark and (g) it will
generate more noise and bright lights at night .
Planning Board Minutes
November 6, 1991
Page 6
TED E . NORTH, 933 West jolly Road. I consider Deja Vu to be a place of filth
and do not support anything they are connected with . I do not wish to have this
despicable place any closer than they are .
PAUL WALDRON , 5301 Starr Avenue , very opposed to any expansion. The use
is objectionable . Crime is generated from this type of use . No additional benefits
should accrue to this nonconforming use .
PAUL AND MARY WINEGAR , 1012 Belaire Court; totally opposed to this
proposal . This is a residential neighborhood and this will devalue the property.
We have a lot of drugs and violence . This will drive people from the
neighbhorhood .
LORI BONAPARTE , 1016 Belaire Drive . (1 ) fence neighborhood to Shop Rite ,
(2) neighbor move dumpster ,, (3) lighting--big flashing lights and parking lot
lights , (4) people climb fence and (5) limit parking on Belaire.
OSCAR CHAMPOD , 5021 Delray Drive; very opposed.
Other neighborhood residents signed a form letter stating:
-This adult operation is nonconforming and does not comply with City Ordinance.
-This SLU is not harmonious with the character of other properties which are
primarily residential family homes .
-This SLU will allow intrusion of adult related parking in residential
neighborhood.
-This will cause tremendous damage to the existing families and children .
-This will be hazardous to adjacent properties .
-This SLU interferes with general enjoyment of adjacent properties and families
in the area .
-This SLU is not consistent with the intent and purpose of the Zoning Code and
future land use .
-This SLU does not promote usage in socially desirable manner.
-This SLU will cause further deterioration of the neighborhood, families and
children .
These were signed by:
LUCILLE MOSHER , 5143 Bogart
HELEN M. ESTRADA, 5032 Delray Drive
Planning Board Minutes
November 6, 1991
Page 7
ANTHONY JONES , 5125 Bogart
LOWELL T. HAYLAND , 5032 Delray Drive
STEPHANIE BIRMINGHAM, 4924 South Logan
STANLEY AND ROBERT LEVANDOWSKI , 4924 South Logan
SANDRA L . STEWART , 4924 South Logan
ROBERT FOWLER , 3820 Ronald Street
MR & MRS LA VERN STOVER , 1004 Belaire Avenue
JUANITA WAINER , 5140 Balzer
RALPH MORALES, 5200 Balzer
MARIO AND MARIA SANCHEZ , 5224 Balzer Street
MARY A. JENKS, 5208 Balzer Street
KEVIN J . AND PENNY LEITZ , 5216 Balzer
BRENDA L . ODE , 1316 Ferley Street
MARGARET AND JERRY DOWKER , 5300 Balzer Street
CHERRY MC ALLISTER , 5236 Balzer
GLENDA BROOKS, 5223 Balzer
L&L SHOP RITE, STANLEY LEVANDOWSKI . We vehemently oppose the proposed
expansion of DeJa Vu parking lot. Giving additional parking would only serve to
draw more of the undesirable element into our South Lansing community. We are
adverse to DeJa Vu for both moral and economic reasons. This is a busy
intersection within a few blocks of both middle and high schools and creates
discomfort for many families. Many customers notified us they avoid this corner
because DeJa Vu offends them.
BETH RI KER , 5011 Delray Drive . I am opposed. The paper said they wanted to
increase parking from 57 to 196 spaces. The people writing the letters failed to
tell you that elementary school children use the cut in the fence to walk to and
from school. They find pornography magazines in the parking lot. The back door
is unlocked so they can look inside . The Mayor is opposed to pornography and so
am I . It is in my front yard . If they are allowed to triple their parking , traffic
is going to be even worse than it is now. They cannot handle the problems they
have. Before the fence was there the kids didn't have to be on DeJa Vu property .
Kids go in at night and steal things off cars .
Planning Board Minutes
November 6, 1991
Page 8
LYNDA DAFOE , 5230 Balzer Street , coordinators for our Neighborhood Watch
Program. I have more communications from my neighbors . We are greatly opposed
to any expansion . We are opposed to the sign that is very distracting . Their
business decorations do not conform with the rest of the neighborhood.
DALE D'MELLO, 5026 Delray Drive . I want to lend support to the opposition to the
expansion . This is a neighborhood of families and I agree with all sentiments
stated earlier . Thank you .
J IM MOSHER , 927 West Jolly Road . I am opposed to expansion of DeJa Vu parking
for the reasons already listed . I have lived here for 25 years and watched it go
from the National Food Store to a teen center to DeJa Vu . We have never had this
many problems before DeJa Vu. We have had show girls parading around there and
had a topless car wash . I am opposed to this .
The Chairperson added that the petitioner submitted pictures for the Board' s
deliberations .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
SLU-20-91 , Vacant Parcel East of 1000 West Jolly Road
Vern Fountain showed slides and reported; this again is a request for approval
of a special land use by Laura Simons , representing Cin-Lan , Incorporated (DeJa
Vu ) for property located on the north side of Jolly Road, immediately east of the
DeJa Vu business . The property is bordered on the east side by residential homes .
There is one office building on the corner of Jolly and Delray. Directly north is
a single family neighhborhood . Directly south, across Jolly Road, the
predominant use is residential with the exception of one office building east of
Bogart Street . To the west is a commercial activity (muffler shop ) .
Planning Board Minutes
November 6, 1991
Page 9
LAURA SIMONS, Attorney from Klein and Shafer , 4121 Okemos Road . As stated
earlier this is part of an integrated plan that accompanies the prior SLU. In
response to a few comments , I would like to point out that some comments don't
specifically address the topic at hand; expanded parking . It is our position that
the business has a right to exist . We are sensitive to the fact that it is a
nonconforming use . In submitting this request we worked with our Engineer, Mr.
Grenfell, to design a plan with a very large buffer zone into the neighboring
residential uses . The site plan provides for 20 to 40 foot buffer zones with
landscaping on the borders of these expanded areas in addition to the fence . In
contrast , the use across the street , the Shop Rite , has a very large parking area
and has no buffers or,landscaping and it backs up to A Residential also. We have
been sensitive to the use and political nature surrounding it in putting together
a comprehensive site plan . Thank you .
BETH RIKER , 5011 Delray Drive. I am opposed and if you lived by a pornography
place that wanted to increase its parking , you would oppose it also. Thank you .
LYNDA DA FOE , 5230 Balzer Street . I am opposed . If they expand the parking ,
then they will expand the building , and so on, and it is not good for our
neighborhood . L&L is a lot better business to have in a residential neighborhood
than an adult entertainment center. Thank you .
DALE D'MELLO, owner of 5026 and 5032 Delray. I reiterate my opposition to this
second phase of expansion . Thank you.
TONY BENAVIDES, 3rd Ward Councilman , I am here on behalf of my constitutents .
I have had many calls on this request . I am totally opposed to any expansion.
Thank you.
JIM MOSHER , 927 West Jolly Road . According to the article by the Mayor, the law
does state that any adult business cannot be within 300 foot of a residential area .
The expansion to the north and east both would fall within that . Thank you .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
November 6, 1991
Page 10
BUSINESS SESSION:'
Approval of Minutes:
A correction was noted to page 4, in the third paragraph , it should state $4 ,000
down on a house , rather than $40,000. Ms . LeBlanc moved to approve the minutes
of October 1 , 1991 with the correction noted and Ms . McNutt supported .
APPROVED
Committee Reports:
Zoning and Ordinance Committee: Floyd Wright , Chairperson
Proposed Zoning Code Amendments:
1240.03 Definitions
1248.04(f) A, A-1 and B Residential Districts, Special Land Uses
1250.04(f) C Residential District, Special Land Use
1252.04(g) DM-1 Residential, Special Land Use
1254.04(f) DM-2 Residential, Special Land Use
1256.04(e) DM-3 Residential, Special Land Use
1258.04(e) DM-4 Residential, Special Land Use
The amendments include expanding the special land use sections in the A, A-1 , B,
C, DM-1 , DM-2, DM-3 and DM-4 residential districts to allow residential care
facilities for more than six persons by special land use . If the care facilities are
located more than 500 feet from .one another and are separated by a principal
arterial as defined in the Master Plan , the Grand River, Red Cedar River or
Sycamore Creek and are separated by main railroad trackage right-of-way .
The purpose of this amendment is to allow more flexibility when there are these
types of physical separations between residential care facilities since normally
these separations also divide neighborhood areas . As an example , this proposed
amendment would allow a residential care facility on either side of Cedar Street
providing they are no closer than 500 feet from one another. Cedar Street is a
principal arterial and definitely divides residential areas from one another. It
Planning Board Minutes
November 6, 1991
Page 11
is not anticipated that this proposed amendment will affect the policy of
dispersement throughout the City of Lansing , but will add flexibility for the
establishment of these facilities .
Mr. Wright moved for approval and Mr. Barnhart supported . A map was presented
by Mr. Fountain showing locations of these facilities. A request was made for a
printout of all those residential care facilities .
Ms . McNutt moved to table this item until that printout was received and Mr.
Goolsby seconded; by a vote of 5 yeas , 2 nays this item was TABLED
Chapter 1296.01 Supplementary Regulations:
Adult Motion Picture Theaters, Adult Bookstores and Health Clubs
At the Committee meeting a report entitled "Findings of Fact" was presented and
discussed and subsequently discussed this evening , November 6, 1991 , as a
Committee of the Whole. The Zoning and Ordinance Committee concurs with the
Findings of Fact , therefore , Mr. Wright moved to adopt the proposed amendments
for 1296.01 and Ms . Monteith supported.
Mr. Foulds added that the amended Findings of Fact handed out at your earlier
meeting tonight I have changed any reference of 500 feet back to 300 feet and tied
that into the dimensional requirements as we discussed. So there is no change to
the 300 foot dimensional requirement in the Ordinance.
On page 2 under the definition of adult business , I would like to suggest we
include an additional definition that relates to a significant portion of stock in
trade or service of an adult business and have that reflect those three following
statements as "significant portion ." Our current Ordinance contains the statement
"significant or substantial portion of material" and was never defined. So we
would like to have it stand on its own .
Planning Board Minutes
November 6, 1991
Page 12
Mr. Goolsby commented that after #1 where it says "adult bookstore . . put in #2
as "significant portion" and then define it as "for purposes of this Ordinance ,
significant portion means . . ." then list the three items and then have the Attorney
check it .
Mr. Goolsby so moved to amend the motion and Ms . LeBlanc seconded;
APPROVED
The original motion was restated with the amendment and Mr. Wright moved to
adopt the section on Supplementary Regulations . Ms. Monteith supported;
APPROVED
Z-10-91, 605 South Capitol Avenue DM-4 to D-1
This is a request by Tracy Weinzapfel for FISCL Real Estate, Incorporated to
rezone property at 605 South Capitol Avenue from "DM-4" Residential District to "D-
1" Professional Office District . The property in question is irregular in shape and
contains 9,300 square feet . Current use of the property is an office building
which was established several years ago under previous zoning regulations and
has maintained a Class B nonconforming status since subsequent amendments were
made to the Zoning Code requiring this type of use to be professional office
district . It has been determined that even if the zoning is approved, the property
will still maintain a Class B nonconforming status unless Class -A nonconforming
status is approved by the Planning Board.
The applicant proposes to continue the office use and erect an identification sign
on the property . It was moved by Barnhart and supported by Monteith that the
Committee recommends that this property be rezoned from "DM-4" Residential to "D-
1" Professional Office District and further that Class A nonconforming status be
approved for this property with the thought of alleviating or not delaying any
improvements to the property in the future.
The Committee found , based on testimony and evidence , that the property is
identified in the River Island Master Plan as office development and therefore the
recommended change is in conformance with that Plan . It was further found that
the predominant use in this vicinity is office development . Therefore , the use of
Planning Board Minutes
November 6, 1991
Page 13
the property and the recommended change is in conformance with the established
land use pattern .
Mr. Wright moved for approval and Mr. Barnhart supported; APPROVED
Z-34-88, 3001 South Washington Avenue A, F and J to F
This case has been held in Committee since 1988 . This is a request by Charles
Smith to rezone property at 3001 South Washington Avenue from A Residential , F
Commercial and J Parking Districts to F Commercial District over the entire site.
The applicant indicated he proposes no change in the current use . However,
subsequent conversations indicate he was interested in constructing a storage
building at the rear of the property.
The property in question is irregular in shape and contains a commercial building
and detached garage. There is a residence above the main building . The
Committee considered the rezoning of this property following the public hearing
in 1988, at which time they held the matter in Committee pending the owner being
advised that he was operating in violation of the Zoning Code and that he had
outside storage of junk and inoperable bicycles in the rear yard.
Since 1988 the Code Enforcement Division has tried to work with Mr. Smith to abate
the violation; however, this has been to no avail--the violation still exists. The
Committee was advised of the foregoing .
The Committee found, based on testimony and evidence , that there was no effort
on the owner's part to discontinue outside storage of bicycle parts and materials .
Therefore , the use of the property is still in violation of the Zoning Code
requirements . Therefore, the Committee believes that a positive recommendation
on the rezoning of this property could only compound the problem and could
indicate to the owner that the use of the property is being condoned. Mr. Wright
further stated that the only thing that has taken place in three years is the
building of an opaque fence completely around the storage area to shield it from
public view. Ms . Horne added that the fence was topped with barbed wire and
neighborhood residents feel this has deteriorated the area .
Planning Board Minutes
November 6, 1991
Page 14
v
Mr. Wright moved for denial of this request and Ms . Monteith supported;
DENIED
The next meeting of the Zoning and Ordinance Committee will be held on
Wednesday, November 13, 1991 at 2:30 p.m . in the Planning Division
Conference Room .
Urban Development Committee:- Garry Goolsby, Chairperson
Act-24-91, 300 Block South Foster at Kalamazoo Street—Donate Land to City
This is an offer by Donald Busch to donate land to the City at the corner of
Kalamazoo and Foster Streets . In 1989 the City adopted a policy requiring an
environmental audit of land and we are recommending that it be waived in this
case because the audit would cost about the same as the property is actually
worth . History of this property indicates there • is probably nothing
environmentally wrong with it .
No City agencies expressed interest in the property . However, with the City' s
efforts to develop plans and work toward making affordable housing available,
it maybe beneficial to have the City accept the land and provide it to a nonprofit
housing organization for development .
The Committee recommended the City accept the offer to donate this parcel at the
northwest corner of Foster and Kalamazoo Streets and that a stated amount of
value be provided to him. It is also recommended that the required environmental
audit by the owner be waived so the transfer of land can be made thereby settling
the ownership prior to the end of the calendar year.
Mr. Goolsby so moved and Ms. McNutt supported.
Mr. Barnhart questioned, does this environmental audit apply only to vacant land
or every home owner? Mr. Spackman explained; the environmetal audit applies
to any land being considered for either purchase by or donation to the City . This
was to avoid the pollution and hazard waste removal we had happen with the
Planning Board Minutes
November 6, 1991
Page 15
Diamond Reo plant and Paulson Park . Mr? Goolsby added, it has been in this
family for about seventy years and is in the flood plain , but has potential for use
by the City .
Mr. Barnhart also asked, if the City put this on the market and someone attempts
purchase , would there be any environmental audit taking place then? Mr. Foulds
responded , the City will hold itself harmless and the purchaser buys it as is .
Motion restated; APPROVED
Act-30-91, 1200 Block Regent Street
This is an offer to donate land to the City. There are no City agencies requring
this parcel . This land would sit idle and possibly be abandoned if not accepted
by the City . It would be in the best interest of the City to accept the parcel and
either split it to adjacent owners or provide it to a nonprofit housing organization
to build an affordable housing unit . This is a parcel of land that First of America
now holds on behalf of the Bertha Everett Estate . It is valued at approximately
$900 in 1991 and the owner has been unable to sell the parcel and wishes to deed
it to the City for a statement of value . The same situation applies with the
environmental audit. Based on the review we don't think there are environmental
problems .
Therefore , the Committee recommends the City accept the offer to donate this parcel
of land in the 1200 block of Regent Street . It is also recommended that the
required environmental audit by the owner be waived so the transfer of land can
be made, thereby settling the estate of the late Ms . Everett .
Mr. Goolsby so moved and Ms . McNutt supported; APPROVED
Comprehensive Housing Affordability Strategy
This was taken to Committee for review and we are now recommending that the full
Board endorse the application on to the Mayor and City Council . Mr . Goolsby so
moved and Ms . McNutt supported; APPROVED
Planning Board Minutes
November 6, 1991
Page. 16
Y
The next Urban Development Committee meeting will be held Tuesday ,
December 12 at 4 p .m . in the Council Chambers .
Executive Committee
Ms . Horne reported a meeting will be held November 13 at 1:30 p .m . in Mr. Foulds '
office .
Communications:
JANET FORAN, 3400 Delta River Drive . I want to reinforce my comments to the
October 1 Planning Board meeting during discussion on adult businesses . I urge
you to recommend to City Council the amendments that would put more distance
between adult businesses and residences and other places where the public
congregates . We need to have you take control of adult businesses and put them
in areas where neighborhood children are not close by.
Adjournment:
The motion by Mr. Goolsby was supported by Ms . LeBlanc and received support
from the Board . The regular November 6, 1991 meeting of the Lansing Planning
Board adjourned at 9:30 p .m.
ectfully submitted
J mes N. Foulds , Di ector
L n ng Planning Division
WC
100191 APPROVED 110691
TO CLERK 010794
01 -12-90 12 : 2o RCVD
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
October 1, 1991
Emly Horne, Chairperson, called the meeting to order at 7:30 p.m. and addressed the audience.
We thank you for your interest and concern and for being here this evening. The Lansing
Planning Board consists of eight members, appointed by the Mayor and confirmed by Council.
Roll call; seven members present:
Barnhart, Goolsby, Horne, LeBlanc, McNutt, Monteith, Wright
Staff: Jim Foulds, Planning Division Director intoduced his staff in attendance. Representing
the zoning hearings is Vern Fountain. Representing the CHAS, Comprehensive Housing
Affordability Strategy, Emil Winnicker will make the presentation and Ron Stonehouse, Director
of the Development Division is also here to answer questions. Eleanor Love will make a
presentation on the Zoning Code Amendments for the various Chapters cited on the agenda.
PUBLIC HEARINGS:
Ms. Horne explained the procedures would be a staff presentation followed by petitioner
comments and then audience reaction.
Z-10-91, 605 South Capitol Avenue DM-4 to D-1
Presented by Emil Winnicker. This is a request by FISCL Real Estate to rezone property located
at the corner of Hillsdale and Capitol Avenue from DM-4 Residential to D-1 Professional Office
District. This property is nonconforming by virtue of use as office for many years even though
it was zoned for multiple residential development.
The petitioner is not present.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Comprehensive Housing Affordability Strategy (CHAS)
Planning Board Minutes
October 1, 1991
Page 2
This case is being presented by Emil Winnicker. This hearing provides persons the opportunity
to comment on the draft Comprehensive Housing Affordability Strategy (CHAS) for fiscal years
1992 to 1996, including the annual plan for 1992.
Mr. Winnicker explained; tonight we want to give a brief review of the City's Comprehensive
Housing Affordability Strategy (CHAS). In 1990 the U.S. Congress passed what is known as
the National Affordable Housing Act. Essentially, this will be the policy of federal government
providing assistance to local communities for housing in the 90s. CHAS is a planned strategy
of goals and objectives for your community; how you propose to apply particular assistance
programs which are available and may become available to the community over a five year
period.
The major components to the CHAS include; A community profile made up of two separate
categories; a Needs Assesment to look at community needs and a market analysis and inventory
to see what you have.
We need updated data to fully evaluate our housing needs. This admission is also made by HUD
(Housing and Urban Development Authority) .
The strategy of CHAS is that once you identify what the needs are, you can identify what gaps
exist. What we are required by HUD to do is establish a five year strategy to address those gaps.
Tables and descriptions were presented and Mr. Winnicker continued; we have come up with
objectives for five years which outline these strategies:
a. Improve the existing stock of housing within the four NSAs. This has been the cornerstone
of our Community Development Block Grant Program for nine years (showed a map with the
four areas) .
b. Contimue assistance for low and moderate income households. We continue our Section 8
programs--not spending more than 30 0.
c) Home Ownership Program--given high priority--is to offset the trend to more rental properties
in the City.
d) Support home with shelter and services. We need more data, but the City does, from the
General Fund, contribute operational funds for shelter facilities each year and we know there is
a demand out there for that.
Planning Board Minutes
October 1, 1991
Page 3
The Five Year Strategy leads us into the annual plan; the one year component of the five year
strategy. We look at our resources, the ones we feel confident will receive such funding as
Community Development Block Grant or money through the State, MSHDA or through
Homeless Assistance. These are programs we have received for a number of years, so we feel
confident we will receive that money.
There are also new initiatives which are less certain. We expect approximately$9 million from
federal funds. The rehabilitation program will replace the moderate rehabilitation program now.
Sources of funding there are less certain, particularly from HOPE, Homeless Entitlement. We
are assuming 3/4 of a million
dollars for 1992. HOPE is the Home Ownership Program with three components;
HOPE 1 would result in home ownership of public housing.
HOPE 2 would result in ownership of multiple dwellings.
HOPE 3 would result in ownership of single family dwellings.
We have plugged in a figure of$25,000 for each of those programs. The biggest component of
the $9 million is CISP (Comprehensive Improvement System Program) is an application made
by our Public Housing Commission to receive $6 million for the purpose of rehabilitating about
360 units of public housing. That would be substantial rehabilitation.
Besides the amount of money available and programs we see as essential for community needs.
Also to be considered is the likelihood of aclieving goals and objectives, the capacity to deliver
assistance, feasibility relevant to the time frame--funds that will be applied in 1992. The
uncertainty of funding sources, programs themselves we may have to delay some to 1993 or 1994
and they may not be available at all, depending on the acts of Congress.
This is a draft and we have 60 days for public comment, which we are about halfway through.
Based on input from the community as a result of this hearing, we are required to do a summary
of the comments we receive tonight and any others received in the 60 day comment period. A
copy of that summary will be attached and submitted as part of the CHAS application to Housing
and Urban Development. After our recommendations and comments from the general public
regarding any information in the document, then we must also comment on why we have rejected
those recommendations. The purpose is only public hearing, there is no formal action of
Planning Board or City Council, it's merely a planning document.
JOHN HAUSER, #6 Lawler Court. Pursuant of affordable housing and ownership you will
undertake to renovate and rehabilitate, unfortunately I feel landscaping in some areas would help.
For ninety years the street has remained with no blacktop, sewers or gutters. One house has been
Planning Board Minutes
October 1, 1991
Page 4
for sale for three years and the first thing people see is landscaping. Take into consideration that
maybe for this man to sell his house or another rental unit become a home owner unit. Instead
of having the street remain in the 1800s, we should upgrade it and blacktop it. We also have a
lot owned by the DNR. I researched it. It can't even be built on, it's just sitting there. I call
to have it mowed and maintained at taxpayers expense. We are going to renovate homes in the
area, which is a step forward. We had a bad neighborhood; Pine, Chestnut. It's come a long
way in the last year. Our goal is to keep going forward and get more home owners in there.
I suggest we research this as probability of improving it and bringing it up with the rest of the
neighborhood to the 1900s, if that's possible. I would appreciate that.
PRISCILLA HOLMES, speaking on behalf of two organizations. First I would like to have the
Planning staff, Code Compliance Officers in the Building Division and in some cases, community
policing officers for a concerted effort to develop an open process as this CHAS plan has put
together. It is refreshing to see people out there working in neighborhoods together and the
results of that joint effort will go above and beyond this funding source.
On behalf of South Central Neighborhood Organization, there was a slight oversight which will
probably not be a problem but should be a part of the public record. There is an area (first map
after summary) that designates the target area. SCNO had already focused in the riverpoint area
and Fabulous Acres to look at housing. We did not do a walk-through in the area immediately
west of Washington with Moores River Drive as a boundary and actually a four block area.
There was a murder there two weeks ago. It is the site of 1600 Coleman, which was the first
house to be raided twice. It is an area of intense housing and intense problems go along with
that. We requested and Mr. Winnicker did a walk-through of that area. I respectfully request
that when the document is submitted, you designate that as a target area. I think it will take a
minimum amount of money. There are some density issues, an alley where houses actually sit
on the alley--which has resulted in high crime and low home ownership. That's the request on
behalf of South Central.
My primary goal this evening is as Chairman of Neighborhood and Home Ownership Promotion
Committee. If 45 0 of housing stock in Lansing is rental property and the people living there
pay rents, make house payments, pay mortgage insurance and taxes, plus a profit to landlords,
theoretically people who live there can afford to purchase them. We have a lot of landlords
backing out of the landlord business. The tax benefits are gone for the most part. The housing
code enforcement has made it expensive for landlords to remain in the business. The new
ordinances that hold landlords responsible for housing made it less attractive to be a landlord.
I believe we have in Lansing a market for home ownership for whatever reason we are not
Planning Board Minutes
October 1, 1991
Page 5
getting to that eligible audience for home ownership. In some cases it may be the down
payment, may be concern for rehab costs.
I believe our market for housing in Lansing is in our rental population. Out of those 24,000
households of rental property, there are potential home owners. If we go after that target
population, we are going to find people able to buy houses if we provide financial incentives for
them to do that. We know we have an affordable housing stock. Some of it's aging. We have
to help people figure out how to fix the houses they live in--tell them you really don't have to
wait until you have$4,000 to pay down on a house. We have committees within this group;
financial, media, board of realtors and neighborhood promotion. We have asked each to present
ideas of how we can actually convince people to buy in Lansing. In addition a motion was
adopted that I ask for tonight, you designate $50,000 specifically for home ownership promotion.
The suggestion was we request a sharing of costs and create a position specifically for someone
to promote home ownership and a cost sharing party request would go to the Chamber of
Commerce and the School District, who are very interested. So I submit that to you.
In the State Journal were four maps and the entire City of Lansing is not on those maps. So we
have, at the very least, a communication problem. If we wonder why people are not buying
housing in the City of Lansing and you open up the little directory and the City of Lansing is
not there, we have a problem.
Home ownership is going to take money to promote it. It will take money to leverage some
down payments, to advertise and get word out to the right group of people that Lansuzg is not
a horrible and dangerous place to be. Thank you for your patience.
RICK KIBBEY, I work with a number of neighborhood groups including neighborhood based
nonprofit housing developers. Tonight I only speak for myself. I have been optimistic that a
combination of active citizens, honest government and thoughtful investors could solve the
problems of older neighborhoods. I am not so optimistic this evening, I am seeing disturbing
trends in older neighborhoods. I know of lots of units that are affordable and setting empty
either because the landlord is afraid to rent it or the potential resident is afraid to move in to that
neighborhood. These units are going to be lost. To fix them up and then be unable to rent them
or get private people to invest in them.
Lansing has a good network of neighborhood groups, certainly not enough. Among those groups
are five neighborhood nonprofit housing developers. These groups are attempting to reweave the
fabric of the neighborhood. You cannot solve the problem of affordable housing in your spare
Planning Board Minutes
October 1, 1991
Page G
time. If the groups are going to continue that work, there is a need for the work to be
recognized, rewarded and compensated. The slumlords get paid, drug dealers get paid very well
and the neighborhood people get to fight back in their spare time after work and on weekends.
It's not fair and it won't work. Through the Mayor's forum and individual meetings
neighborhood groups are working with the City to identify what they need to survive.
I ask you now to think about what sort of role you expect from the neighborhoods as we develop
a policy. I would like to see a section in the CHAS on what the City expects from the
neighborhood nonprofits and how those activities will be supported. If not by October 31, 1 think
this needs to happen within the next 90 days. Many neighborhoods are about out of time. We
need a clear policy soon that reflects the urgency of the situation and a commitment from the
City to the neighborhood residents fighting this thing to deal with this.
if you apply the 15 0 of federal money set aside, I think you start talking about a scope in which
you can expect people to solve a problem of size. I feel a strong sense of urgency about this.
Thank you.
ROSE NORWOOD, Executive Director of the Housing Resource Center, 300 North Washington
Avenue, Suite 30/. The Housing Resource Center is a nonprofit organization dedicated to
comprehensive housing counsel which are funded in part by the City of Lansing. We have a
number of programs that address housing concerns in our area. We have home ownership
programs, including free home ownership counseling for low and moderate income people to
become home owners. We have rental housing counseling to help both landlords and tenants
resolve housing problems and we have homeless prevention activities to prevent a homeless
situation from occurring or to resolve a situation once it has occurred. At the Housing Resource
Center we see a crisis in affordable housing for low income clients. Housing might be affordable
for moderate and upper income people, despite the barriers. Rental housing is no longer
available for our low income residents in the City. There are multiple reasons for that. There
isn't enough income available for our lowest income people--a minimum wage job for someone
raising a family no longer is enough to live on. People are shut out of housing and don't have
adequate credit or references, so they may be homeless for months even though they work and
have an income. We are going to have an even worse crisis now that General Assistance has
been cut off; that's 3,000 recipients in Ingham County, people who no longer have an income
at all or have not worked in the last five years. It is not likely they will find work to pay them
enough to prevent them being evicted.
We need to be careful when looking at housing needs to be sure we provide the linkage
necessary. Housing is directly linked to medical services, to educational opportunities, day rare
Planning Board Minutes
October 1, 1991
Page 7
and other types of social problems of families. We also need to be careful of areas for special
assistance. A lot of demoliton has been low income housing. Thank you.
REFERRED TO URBAN DEVELOPMENT COMMITTEE
Proposed Zoning Code Amendments
This is a public hearing for amendments to the Planning and Zoning Code to amend part 12 of
the Ordinances of the City of Lansing, Michigan. This case is being presented by Eleanor Love.
The majority of the sections for change this evening relate to adult residential foster care
facilities. The major change we propose is to permit flexibility in the location of residential care
facilties when there is the presence of a major physical barrier between such facilities. Items
such as principal arterial streets, rivers and major rm7road traffic. Presently, the existing language
requires that the proposed residential care facilities be located more than 1500 feet from an
existing residential care facility which provides care for more than six persons. This was
designed to insure separation between facilities within the same neighborhood. We found that
1500 feet sometimes can be a barrier in itself when you have two facilities in a neighborhood
totally disparate from each other. The 1500 foot rule really does not meet the untended purpose.
So in the residential sections of the Code we are proposing to include an additional point under
the residential care section in each of the residential zoning districts under special land uses to
indicate that if any of the following conditions exist, the proposed residential care facility may
be located not less than 500 feet from another existing residential care facility and that one of
those three conditions be either that it's separated by a principal arterial street; such as
King/Logan. It could be that the residential care facilities would be separated by one of the three
rivers inside the City of Lansing, the Grand, Red Cedar or Sycamore, or that the residential rare
facilities are separated by a main railroad track; such as the C&O track. The same wording
appears in each of the districts.
The last section we are proposing amendments to this evening is Section 1296 which is entitled
"Supplementary Regulations." This has to do primarily with the regulations regarding adult
businesses. The proposed amendments will further clarify the purpose, expand the definitions
and alter certain locational criteria regarding placement of adult businesses in the City of Lansing.
First, it will establish a single major category of adult business. Secondly, it will further clarify
those additional land use areas, which according to our research and findings of fact require
separation from adult businesses. In addition to residential uses, these are generally categorized
Planning Board Minutes
October 1, 1991
Page 8
as places of public congregation. In addition we are proposing to expand the definitions section
from eight to a total of sixteen definitions with specific language. These are available in the City
of Lansing Planning Division and the office of the City Clerk and does increase the number of
definitions to further clarify situations.
The last area of substantial changes is the Section entitled "Location of Uses." Number one
would continue to require the 1,000 foot separation between existing and the placement of any
new adult business. In the second paragraph--in response to our research and finding of fact--we
propose the increase of a separation between adult businesses from residential land from 300 feet
to 500 feet and specify the distance be from residentially used, as well as residentiallly zoned
land.
The third section will prohibit any adult business from locating closer than 500 feet to any
school, library, park, playground or other place of public congregation, licensed group day rare
center, church, convent, monastary, synagogue or similar place of worship.
Under the remaining miscellaneous requirements a condition will be that no person shall reside
i i an adult business. Lastly, it will continue to exempt legitimate massage therapists holding a
current license.
RAY FELDPAUS CH, I would like to present over 2,000 signatures of objection to what we
believe will be a show bar or adult entertainment established on Martin Luther King and Logan
Street. There are over 100 businesses involved in these petitions. Thank you.
JANET FORAN, resident in the Delta River Drive area. Our neighborhood is south of North
Grand River. We support two elementary schools, four churches, a city park and represent a
public housing project and halfway house for early released prisoners. I can personally tell you
that we have had six break-ins (out of 27 homes) since May of this year. I am concerned about
what we are proposing for our neighborhood. I feel we must protect the integrity of the
neighborhood and community. I hope you will support these changes. I want to preserve that
neighborhood. Thank you.
JERRY LEONARD. I don't think I would like a place such as proposed next to my business.
JEAN BRADLEY, 2721 North Grand River Avenue. We have watched that area turn down three
Planning Board Minutes
October 1, 1991
Page 9
multimillion dollar projects. Slum landlords came in and there have been fifteen years of
Ordinance violations which no one seemed to be able to do anything about. It has cost city
dollars to watch this property be misused. You have beautiful vacant land that can be used in
a very productive way. I do agree with this amendment.
Chairperson IIorne: These findings of facts as submitted today will be reviewed by the Board.
All of tonight's information will be submitted to the Zoning and Ordinance Committee for further
study. This will be brought back to the Board and then sent to City Council who will go through
the same procedure.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Approval of Minutes:
Mr. Barnhart moved to accept the September 17, 1991 minutes as printed and Mr. Goolsby
supported; APPROVED
Committee Reports:
Zoning and Ordinance Committee:
Floyd Wright reported that the Committee will be meeting October 9 at 2:30 p.m. in the Planning
Division Conference Room. This, of course, is an open meeting.
Urban Development Committee:
Garry Goolsby reported that the next meeting will be Tuesday, October 8 in Council Chambers
at 4 p.m.
New Business:
Planning Board Minutes
October 1, 1991
Page 10
1) Emly Horne requests an excused absence from the October 15 meeting. Ms. LeBlanc moved
for approval and Mr. Wright seconded; APPROVED
2) The first meeting in November will be on Wednesday the 6th because of elections on
November 5.
3) Mr. Wright's birthday was yesterday and Ms. Horne's is today. IIAPPY BIRTHDAY! !
Adjournment:
Mr. Goolsby moved to adjourn and Ms. LeBlanc seconded. The regular meeting of the Lansing
Planning Board adjourned at 8:55 p.m.
Respectfully submitted,
James N. Foulds, Direelfor
Lansing Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD
7:30, City Council Chambers
loth Floor, Lansing City Hall
September 17, 1991
The Chairperson, Emly Horne, called the meeting to order at 7:30 p .m. with seven
members present:
Barnhart, Goolsby , Horne , LeBlanc , McNutt , Monteith, Wright
Rose Killips had requested an excused absence.
Staff in Attendance: Foulds , Fountain , Spackman
There are no public hearings this evening .
ti
BUSINESS SESSION:
Approval of Minutes: ?
co 5
Ms . LeBlanc moved for approval of the minutes of September 4, 19911--wi h the
corrections noted to pages 3 and 4, and Mr. Goolsby supported; APP OVED
Committee Reports:
Zoning and Ordinance Committee: Floyd Wright, Chairman
Z-9-91, 110 South. Clifford Street C to J
This is a request by Jerome H. O'Neil to rezone property at 110 South Clifford
Street from C Residential to J Parking District. A public hearing was held on this
request on August 20, 1991 . The Committee discovered that staff wants to conduct
a land use study of the area along East Michigan Avenue with the thought of
determining the needs for residential and commercial uses and improving land use
relationships. As a result, the Committee agreed that this item be held for sixty
days so staff could look at the zoning and land use issues along East Michigan
Avenue . HELD IN COMMITTEE
Planning Board Minutes
September 17, 1991
Page 2
LS-7-91, 5637 Hughes Road
This is a request by Kelly Mendez to divide the property at 5637 Hughes Road into
two lots; each of which would have 56 feet of frontage on Hughes Road and a depth
of 134 feet . That would be four feet below the minimum of the 60 foot requirement
of the Subdivision Control Ordinance. The property is zoned A Residential, has
112.1 feet of frontage and a depth of 134 feet and is developed with a home on the
southeasterly side of the property. Division of this land would allow a second
home to be constructed on the northwesterly part of the property.
The Committee was satisfied, based on testimony and evidence, that the division
would allow development in substantial conformance with the Master Plan which
designates this area at a density of 0-7 dwelling units per acre.
Mr. Wright moved for approval of LS-7-91 and Ms LeBlance supported;
APPROVED
NCU-12-91, 1709 Stanley Court
This is a request by Mr. Yip H. Tan for approval of Class A nonconforming status
for the property located at 1709 Stanley Court. The property is zoned C
Residential District, measures 33 by 115.5 feet and is currently developed with a
structure which contains two residential livng units. The reason it maintains a
Class B nonconforming status is the total square footage is less than required
under the Code for two family units.
The Zoning and Ordinance Committee supports this request for Class A
nonconforming status and recommends approval subject to the following
conditions:
1 . That the drive and parking area be hard surfaced to meet the minimum
requirements of the Code.
2. That these improvements be completed within one (1 ) year of the date of the
Board's approval. Otherwise, Class A nonconforming status may be revoked.
Planning Board Minutes
September 17, 1991
Page 3
The Committee was satisfied, based on testimony and evidence, that the use of the
property is in conformance with the use of existing zoning and continued
residential use of the property and in conformance with the recommendations of the
Master Plan.
Mr. Wright moved for approval and Mr. Barnhart supported; APPROVED
NCU-13-91, 202/204 East North Street
This is a request by Thomas S. Davis for approval of Class A nonconforming status
for the property at 202/204 East North Street. The applicant is requesting Class
A nonconforming status to allow continuation of three residential units on the
property and to allow additional developments to be made into the property.
The Committee is recommending approval subject to the following conditions:
1 . That the drive and off street parking area be hard surfaced to meet the
minimum requirements of the Zoning Code.
2. That a satisfactory arrangement continue with the joint drive in conjunction
with property immediately to the east. The applicant has acknowledged use of the
joint drive and accepts continuation of the use.
3. That Class A status is approved with the understanding that all improvements
will be made within one (1.) year of the Board's approval. Otherwise, Class A
status may be revoked.
Mr. Wright moved for approval and Ms. Monteith supported; APPROVED
This will allow continuation to utilize the property for three (3) residential
dwelling units providing all of the above conditions are adhered to and all
Building and Fire Codes are met.
Planning Board Minutes
September 17, 1991
Page 4
Z-34-88, 3001 South Washington Avenue A, F and J to J
This is a request by Charles Smith to rezone the property at 3001 South Washington
Avenue from A Residential, F Commercial and J Parking Districts to J Parking
District over the entire site. The property is currently developed with a
commercial bike shop on the lower level and a residence on the upper level.
The request for rezoning of the property was made in 1988 with anticipation that
the land would be sold for some other commercial activity . However, that did not
materialize. Following the public hearing (November 1 , 1988 ) the Board and
Committee agreed that further consideration would not be given until the site was
cleaned up . It was agreed unanimously to hold this in Committee.
The Committee has asked Planning staff to direct a letter to Mr. Smith indicating
the Committee's thoughts on this matter and request he respond prior to the
October 9, 1991 Zoning and Ordinance Committee meeting .
NO ACTION TAKEN
The next Zoning and Ordinance Committee meeting will be Wednesday,
October 9, 1991 at 2:30 p.m. in the Planning Division Conference Room.
Urban Development Committee: Garry Goolsby, Chairman
Act-41-88, Brookdale Drive—Street Vacation
This is a request by Lyle Stephens to vacate Brookdale Drive, which is between
6900 and 7000 block of South Cedar and the east side of the street. Mr. Stephens
owns the land to the north and south and the street currently serves two single
family residences which are vacant. The remainder of the right-of-way has never
been developed.
The Committee recommends that Brookdale Street be vacated as a public right-of-
way to the interest of the adjacent property owner. Also Outlot A be sold for $150
to the same property owner. Utility easements as requested will be maintained.
Planning Board Minutes
September 17, 1991
Page 5
1 . The owner will be financially responsible for relocation and rearrangement of
existing facilities .
2. That we authorize sale of the Outlot (052 on the map ) to the applicant.
Mr. Goolsby so moved and Ms . McNutt supported; APPROVED
The next Urban Development Committee meeting is scheduled for Tuesday ,
October 8 at 4 p .m. in the Council Conference Room.
Report from the Planning Director: James Foulds
1 ) On October 1 a public hearing is scheduled which deals with the Adult
Entertainment Section of the Zoning Ordinance. Presently in the Zoning Ordinance
adult entertainment uses are basically sexually oriented businesses; book stores ,
adult movie theaters , etc. As a result of several court decisions , Circuit Court
and Federal District Court , as well as a refusal by the United States Supreme Court
to hear a case challenging our current Ordinance, our Ordinance is clearly
legally valid at this point. Our feeling is we would like to strengthen it so the
number of potential sites in the community would have minimal impact on
residential areas . It is clear from Supreme Court decisions that these businesses
cannot be banned from a community. It is illegal. What has been accepted by the
Courts is a reasonable plan for distribution or location throughout the community.
Most communities look at a dispersion theory that is to spread them into
appropriate areas which don't necessarily impact residential areas .
Initially in the late 70s and early 80s some communities , such as Boston and New
York City, attempted a concentration of these uses in so called "combat zones."
That did not prove successful. That type of locational approach further
deteriorates the areas they are in, drives out marginal businesses and businesses
without that kind of orientation and creates a policing public service nightmare
for those communities .
The approach most communities have taken is to disperse them. Our Ordinance
requires them to be located no closer than 1 ,000 feet from each other and a
distance requirement of 300 feet from residentially zoned property.
Planning Board Minutes
September 17, 1991
Page 6
We propose to maintain the 1 ,000 foot separation between those businesses ,
increase the residential distance to 500 feet and change the language in the
residential requirement from residentially zoned property to residentially zoned
and/or used property . So property that may not be zoned residentially but is used
as residential also would fall under that distance requirement .
In addition we are suggesting adding another dimensional requirement of 500 feet
from any public park , public facility; such as a library , public plaza , school
because of impact on the general public in those particular areas . That method
has been used in several ordinances throughout the country.
We are not trying to drive them out of the community; although a lot of people
would like us to do that, it is illegal . So we are trying to more tightly regulate
the space within which they can locate within the community and make those
spaces as far removed from residential neighborhoods as possible.
Mr. Wright stated, when the issue came up many years ago I think the original
distance was 500 feet and we got legal advice that told us if we reduced to 300 feet
perhaps our ordinance would stand up in court .
Mr. Foulds reported, there have been several federal district and supreme court
decisions upholding larger distance requirements , such as Renton, Washington,
several federal district court cases in Michigan, several in Indiana. We didn't
have a legal precedent back in 1983 for what we were trying to do. Now there is.
While we can't ban them, we can reduce the number of sites that would have
negative impact on residential areas .
The 1 ,000 feet is what we have been able to get through the courts and uphold
here . If we went larger and eliminate sites, I would be concerned that ordinance
would be thrown out. Courts are very conservative now. Our Ordinance tries to
recognize the kind of business it is and then regulate the business itself.
Vern Fountain, Zoning Administrator, added that the other amendments advertised
would include modifying distances between residential care facilities. Right now
it has to be at least 1500 feet from one facility to another. We are not changing
that in the predominant residential areas. We would change it where there was
Planning Board Minutes
September 17, 1991
Page 7
a residential care facility in one neighborhood separated from another
neighborhood by maybe a river or major street and we are drafting language to
reduce that distance to 500 feet. As an example, if you had a residential care
facility on the west side of Logan Street , you could put another one on the east
side of Logan Street , but it would have to be at least 500 feet from the one on the
west side.
We look at these physical boundaries as separating neighborhoods. Primary
concern in the past has been concentration in one individual neighborhood, such
as the downtown area , and in some cases , the east side. Looking at that on the
map, it will loosen it up a bit, but still will not promote concentration in one
residential neighborhood.
2) You have in your packet the CHAS (Comprehensive Housing Affordability
Strategy) which is also scheduled for public hearing on October 1 . This is a
requirement of new federal. housing legislation. Previously we have had hearings
on the Housing Assistance Plan. This is a broader approach to looking at housing
problems at the local level and recommending a strategy to address those
particular problems.
It is incredibly extensive in terms of the data required, the amount of input
required, the amount of housing organizations at the local level and public input.
We have gone beyond what is required within the next three years to do this. It
has to be submitted this year. HUD told us this initial submission is a trial and
communities will not be held to the standard they will be next year. That means
we have a year to plan and begin to put together a more meaningful housing
strategy to deal with the problems we have .
In summary, the Mayor created seven task forces which are composed of fellow
citizens; from Boards , the private and public sector looking at housing issues in
the City of Lansing . Those task forces are:
1 ) Housing Needs Committee, which I chair, is a statistical function, has
representation from financial institutions , housing nonprofits , the City and
housing supportive service organizations throughout the community. We are
putting together statistical housing needs of the City; that is , how does the
Planning Board Minutes
September 17, 1991
Page 8
supply by income group compare with our demand for housing and where the
problem areas are.
2) Nonprofit Housing Needs Committee . We have several nonprofit housing
corporations functioning in the City; some successfully, some not so successfully.
This Committee, which is chaired by Peter Ohren, who is the Chairperson of an
oversight nonprofit housing corporation association in the mid-Michigan area , is
looking at how can Lansing best support and meet the needs of these nonprofit
organizations, which in many ways are in a better position to deal with housing
problems than either the City, State or federal government .
3) Special Housing Needs Committee, Chaired by Jackie Warr, looks at
unique needs of the elderly, handicapped and homeless; those that have special
needs which usually are difficult to meet.
4) Housing Affordability Committee, chaired by Jim Kzeski, Building
Division Director, looking at public policy barriers such as building codes,
zoning codes, public policy that may drive up the cost of housing for low income
groups. They are looking at ways to remove those barriers and try to bring new
housing on line at a much more reasonable cost .
5 ) Public Housing Committee, Chris Stuchell, head of the Public Housing
Authority--aimed specifically at our public housing authority looking at some
unique things to be done with the Public Housing Commission to upgrade their
units and get people out of public housing into non-assisted housing .
6) The sixth is very interesting and added at my suggestion , Neighborhood
and Home Ownership Promotion Committee, Priscilla Holmes . That Committee is
looking at ways to promote the strengths of Lansing's neighborhoods and the
affordability of its housing stock. How to increase the home ownership percentage
in Lansing? What are the things this community has to do to stop the trend toward
being a rental occupied community? The Committee is composed of media,
neighborhood and financial people and the discussion is fascinating . I think
there will come out some substantive recommendations in terms of what this
community has to do to attract first time home buyers and middle and upper income
home buyers into our housing stock.
Planning Board Minutes
September 17, 1991
Page 9
7) Housing Financial Issues Committee, Will Coultas , President of Old Kent
Bank--looks at a range of investment options for rehabilitation and home
ownership . How we can finance everything we said we need to do. Federal and
State resources are drying up . Some communities are floating their own bond
issues for housing programs. They feel their survival depends on creating some
resources so housing can be rehabilitated, first time home buyers can have
reasonable interest rates to buy homes, etc.
Those committees will probably be meeting for a year and the results of their
efforts will go into our plan for next year.
Ms . Horne: I am glad to see this , as part of our citywide goals was to increase
ownership and you are working on this before it's formalized.
Board Member Comments:
Beth Monteith requested that the term "Chairman" be altered to "Chairperson."
Adjournment:
The regular meeting of September 17, 1991 adjourned at 8:15 p .m.
Respectfully submitted
Jam Foulds, Director
Lansing Planning Division
WC
Regular Meeting
LANSING PLANNING BOARD
7:30, City Council Chambers
10th Floor, Lansing City Hall
September 17, 1991 co
cn 3
rn
'ram
1 . Opening Session -� r
A. Roll Call ro n
B . Excused Absences tv
Co
C. Introductions
D . Approval of Agenda
2. PUBLIC HEARING:
Procedures: Staff presentation--5 minutes
Petitioner comments-5 minutes
Audience reaction-3 minutes each
3. Comments from Audience (5 minutes each)
4. Recess
5. BUSINESS SESSION:
A. Approval of Minutes of September 4, 1991
B. Committee Reports:
1 ) Zoning and Ordinance Committee:
a) Z-9-91 , 110 South Clifford Street C to J
b) LS-7-91 , 5637 Hughes Road
c) NCU-12-91 , 1709 Stanley Court
d) NCU-13-91 , 202/204 East North Street
e) Z-34-88, 3001 S. Washington Ave. A, F and J to F
f) Next meeting Wednesday, October 9, 1991 at 2:30 p.m.
in the Planning Division Conference Room
Planning Board Agenda
September 17, 1991
Page 2
2) Urban Development Committee:
a) Act-41-88, Brookdale Drive—Street Vacation
b) Next meeting will be held Tuesday, October 8, 1991
at 4 p .m. in City Council Conference Room
3) Executive Committee
4) Report from Planning Director
5) Pending Items: Future action required
a) bta=ter Plan Goals and Objectives
b) Z-43-87, East End of Paulson—Committee Held
c) Z-23-90, 2200 Olds Avenue—Committee Held
d) NCU--1-91 , 619 E. Michigan Ave.—Committee Held
e) Z-3-91 4700 Block Aurelius Road - Committee
C. New Business
D. Communications
E. Board Member Comments
F. Adjournment
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
loth Floor, Lansing City Hall
Wednesday, September 4, 1991
\�Emly Horne, Chairman, called the meeting to order at 7:30 p .m with six members S
present:
Barnhart , Goolsby , Horne, LeBlanc , McNutt, Wright
Absent: Beth Monteith
Staff: Foulds , Fountain , Love
PUBLIC HEARINGS: Presented by Eleanor Love , Senior Planner.
NCU-12-91 , 1709 Stanley Court--Class A
This is a request by Yip Tan at 215 North Foster for Class "A" nonconforming
status for property at 1709 Stanley Court, which is a short, one block street
between Shepard and Leslie, approximately half a block off of Michigan Avenue.
The subject property is on the north side of the street. It was at one time used as
a three unit with a unit in the basement, however, the new owner intends to
renovate the structure for use as a two family dwelling . Class "A" is not actually
required. The petitioner wanted to protect future investment of the property and
one of the mortgage companies was reluctant to loan money on a Class "B"
nonconforming use. They feel much more comfortable loaning money on a property
on which they feel they can secure the same property rights again .
YIP TAN, petitioner. I am requesting this action because I am having difficulty
arranging financing, which has been delayed for over a month. If Class "A"could
be approved, they would be more amenable to financing . I want to make
improvements in general . I painted the outside, trim and windows and improved
the back yard for parking . There is space for four or five cars . We will bring it
up to Code standards .
REFERRED TO ZONING AND ORDINANCE COMMITTEE
Planning Board Minutes
September 4, 1991
Page 2
NCU-13-91 , 202/204 East North Street--Class A
This is a request by Tom Davis to receive Class "A" nonconforming status. The
property is zoned "C" Residential and has maintained three units within the
building for years . Mixed zoning and land use surround this property .
TOM DAVIS, petitioner, 1232 Bombay Road , Hope. This house was built in 1860 and
was the old Turner House before the Turner Dodge House. People in the
neighborhood would like the renovation also.
Communications were received from:
DONALD PACKARD , 1506 James Street--my wife and I feel that any renovation
of 202 East North Street would be a step in the right direction.
EVA CHALIMAN, 121 East North Street--approves of this request.
JACK GUNTHER , 211 Black Court, speaking also for two neighbors; DON SMITH, 209
Black Court and MRS. MARION COLE , 215 Black Court . We are in favor of improving
this property. Several years ago there was a fire and shingles on the structure
were not available so were patched. The neighborhood has never had a problem
with property owners or tenants. The Code requires two parking spaces per unit
and I believe there are adequate spaces . All of the houses on the street are well
maintained. Neighbors are favorable to this request. Thank you.
REFERRED TO ZONING AND ORDINANCE COMMITTEE
BUSINESS SESSION:
Approval of Minutes:
Mr. Goolsby wished to make a correction to page 9 of the July 31 , 1991 minutes.
The motion should state that I supported that Ms . LeBlanc fill the Vice Chairman's
Planning Board Minutes
September 4, 1991
Page 3
Ms . LeBlanc reported that on page 8 of those minutes , the paragraph should
mention that Vern Fountain and Helen LeBlanc attended the Ground Water
Conference .
Mr. Barnhart moved for approval of the minutes of July 31 , 1991 as corrected and
Mr. Goolsby supported; APPROVED
Approval of Minutes:
Minutes of August 20, 1991:
Ms . LeBlanc stated in the last paragrah on page 7, second line--stating the
sentence "provide access . . . . .of the lot" should be deleted.
Ms . LeBlanc moved to approve the corrected minutes and Mr. Barnhart supported;
APPROVED
Committee Reports:
Zoning and Ordinance Commitee: Floyd Wright, Chairman reported.
Z-7-91, 607 South Chestnut and 416 West St. Joseph Street DM-4/D-1 to D-1
This property is located at 607 South Chestnut and 416 West St. Joseph Streets and
is a request to rezone from "DM-4" Residential and "D-l" Professional Office
Districts to "D-l" Professional Office District. The request is by James Riley for
the purpose of allowing additional off street parking expansion in conjunction
with the Riley Funeral Home located at 426 West St. Joseph. Both properties are
currently developed with residential structures which will be removed. The
Master Plan designation is professional office.
Mr. Wright moved for approval with the understanding that plans for water
detention and landscape, screening and buffering are required to meet the City
Ordinance requirements and policies for development in the vincinity and Mr.
Barnhart supported; APPROVED
Planning Board Minutes
September 4, 1991
Page 4
Z$91, 1900 Block West Mt. Hope Avenue
This is a request to rezone the property at 1900 West Mt. Hope Avenue from "A"
Residential to "DM-1" Residential District by the PMCS Group , Incorporated. The
property is irregular in shape, contains approximately six acres and is currently
vacant . The proposal is to construct a three wing , three story, independent
senior living apartment building with 91 units; 40 one bedroom units and 51 two
bedroom units .
Mr. Wright moved for approval subject to a final site plan being submitted and
approved prior to the issuance of building permits and Ms. LeBlanc supported;
APPROVED
The next Committee meeting will be Wednesday, September 11 , 1991 at 2:30
p .m. in the Planning Division Conference Room.
Urban Development Committee:
Mr. Goolsby reported that the next Committee meeting will be held on Tuesday,
September 10, 1991 at 4 p.m. in City Council Chambers.
Report from Planning Director: Jim Foulds, Director
1 ) Regarding Jerome O'Neil's request for 110 South Clifford Street (Z-9-91 ) . I
have talked with Mary Margaret Woll, Chairperson of the Eastside Neighborhood
Organization. Staff will suggest to Committee that this be tabled until staff deals
with the East Michigan Avenue corridor; parking or non-residential commercial
use into the residential area. There needs to be room allowed on East Michigan
Avenue for reasonable growth for circulation and parking accommodations to
preserve as much housing as possible. Staff will suggest that prior to taking
action on this case we would like to establish a firm guideline and clear backing
from ENO.
Planning Board Minutes
September 4, 1991
Page 5
2) Staff will bring the Board a series of amendments to the Adult Entertainment
Ordinance to strengthen application of locational regulations for adult
entertainment uses .
Board Member Comments:
1 ) Helen LeBlanc reported that the Neighborhood Council is preparing a formal
request to City Council to follow Grand Rapids'example and place a moratorium on
housing demolitions until a policy is established.
2) Ms. Horne reported Mr. Wright' s wife is doing better after heart surgery.
3) Beth Monteith called to request an excused absence because she was not feeling
well. Mr. Goolsby moved for approval and Ms. McNutt seconded; APPROVED
Adjournment:
The regular September 4, 1991 meeting of the Lansing Planning Board adjourned
at 8:20 p .m.
Respectfully submitted
J me N . Foul s, Director
sing Planning Division
WC
082091 APPROVED 090491
TO CLERK 010794
01 -12-94P12 : 28 RCVD
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
loth Floor, Lansing City Hall
Meeting of August 20, 1991
Emly Horne, Chairman, called the meeting to order at 7:33 p.m. with five members
present:
Barnhart, Horne, Killips , LeBlanc, Wright
Excused: Goolsby, Monteith and McNutt
Ms. LeBlanc moved, supported by Mr. Wright, to excuse the absence of Ms. McNutt;
APPROVED
Staff in Attendance: Fountain, Spackman, Acheson
PUBLIC HEARINGS:
Z-9-91 , 110 South Clifford Street C to J
This case was presented by Bill Acheson, Senior Planner. This is a request by
Jerome O'Neil to allow the use of 110 South Clifford Street for off street parking for
the businesses at 1430 East Michigan Avenue.
JERRY O'NEIL, petitioner, 616 Orchard, East Lansing. The lot in question is
presently zoned residential and I have applied to have it rezoned commercial to
use for additional parking to serve the building at 1430 East Michigan Avenue, at
the southwest corner of East Michigan Avenue and South Clifford Street. The lot
at 110 South Clifford abuts my property on East Michigan Avenue directly to the
south. There has been controversy regarding this matter.
I purchased the house and land at 110 South Clifford in May of this year. The
house had stood vacant for 22 years prior to that. The house was an eyesore and
in bad repair for the neighborhood, not a structure that lent itself to
rehabilitation. The house is now demolished and the foundation pit filled with
sand. I also applied for rezoning of the lot. Since 1975 1 have purchased about
a dozen homes in Lansing and rehabilitated them to one degree or another to turn
them into low income rentals. The need for parking has been of concern for many
years. Other private businesses along East Michigan Avenue have acquired
adjacent residential properties and converted those sites into additional parking .
Planning Board Minutes
August 20, 1991
Page 2
It will not remove any viable businesses or residential structures from the
neighborhood. I will put in a fence, appropriate landscaping, install a nighttime
security lock and pave the lot. Thank you very much for your time.
Communications were received from:
PENNIE IVEY, Silver Shears Inc. 1423 East Michigan Avenue has no objection, it
would relieve parking congestion.
J . FERRARO, 1417 East Michigan Avenue; wants to clean up and improve his area
and this will improve the area.
ALAN GRAY, 128 Clifford; residents try to keep their property in good shape. This
house has stood vacant and has been an eyesore. The area is trying to make a
comeback. I hope this will be an asset to our street.
MAUREEN OLSON, 123 Clifford, progress is essential to growth and vitality of a
community. The building was vacant and run down. The cost to rehabilitate the
structure to meet required codes would have made this a losing investment for Mr.
O'Neil and the City of Lansing .
MARY MARGARET WOLL, 210 Ferguson, President Eastside Neighborhood
Organization, objects strongly to rezoning 110 Clifford Street. A change to "J"
Parking would allow and encourage further commercial intrusion into a
residential district, resulting in further loss of housing in our neighborhood.
Another problem is excess traffic on Clifford Street, which will cause congestion
and risk to pedestrians. We are also concerned about drainage. Runoff from
another paved lot will be in the yards and basements of low lying neighbors. The
north side of Michigan Avenue is different from the south side. There is plenty of
property on Michigan Avenue to develop—empty places. I asked Mr. O'Neil to take
his bushes out of the driveway of the next house and put them in front of his house
where they belong. Also the drainage is not adequate and Clifford Street has a
tremendous problem with water flow. Thank you.
CARDIOLOGY ASSOCIATES OF LANSING, 1401 East Michigan. I totally support your
plan and agree it is a definite step forward in improving this area.