HomeMy WebLinkAbout1993 Planning Board Minutes FINAL APPROVED AS AMENDED 010494
TO CLERK 011494
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Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
Tuesday, December 7 , 1993
I . OPENING SESSION
The Chairman called the meeting to order at 7 : 30 p.m.
A. Roll Call . Present: Fountain, Goolsby, Horne, LeBlanc,
Ruge, len, Witherspoon, Barnhart.
B . Excused Absences . None.
C . Introductions . Ms . Eleanor K. Love, Planning Manager.
Mr. James A. Ruff, Zoning Administrator. Mr. John M.
Roberts, Jr. , Senior Assistant City Attorney, City
Attorney' s Office.
D . Approval of Agenda. Mr. Ruff handed out an amended
agenda showing, under V. D. 1 . Pending Items for Zoning
and Ordinance Committee, the addition of Items e and f,
Z-6-93 and SLU-9-93, 5400 S . Waverly, Mobile Home Park.
The items do not change the activities for tonight--the
items were inadvertently omitted. The agenda was
approved as amended.
At this time, Mr. Ruge made a disclosure . An issue had
been raised of a possible conflict of interest on his
part concerning SLU-13-93 , the child care facility on
North Pennsylvania which falls within the boundaries of
the Eastside Neighborhood Organization of which he is a
member and officer. The ENO has sent the Citv a letter
of support. Mr. Ruge notified the Board in case of some
type of conflict. Since SLU-13-93 will receive a hearing
only, it will not be necessary for Mr. Ruge to vote
tonight.
Mr. Fountain asked the attorney' s office to look into the
legal status of neighborhood organizations as it relates
to the recommendations which they offer to the Planning
Board in the planning process , and whether or not there
is an ethical problem with Planning Board members serving
concurrently on neighborhood organization boards .
Chairman LeBlanc said that the issue will be determined
before the Board votes on the case. Regarding the
summary of conflict of interest laws on the City Charter
and state laws contained in the Board packet, she urged
members ' perusal of the material .
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 2
II . PUBLIC HEARINGS
A. Z-10-93 , 1208-10-12 Turner Street, "H" Light Industrial
District to "G-1" Business District.
Mr. Ruff presented the case .
EMIL WINNICKER, DEVELOPMENT MANAGER, DEVELOPMENT OFFICE,
CITY OF LANSING. This would be an anchor project for the
entire historic area in North Lansing. Sixteen years
ago, the City invested substantial amounts in facade
restoration, and public improvements such as street
trees , brick work on Turner street, etc . It never took,
because organizational structure did not exist to follow
up on the bricks-and-mortar investment. That is no
longer the case, because now there are two organizations
active in the area with an investment in seeing that the
area is turned around--the North Lansing Community
Association, and the Old Town Nonprofit Corporation.
There is precedent for rezoning the property to "G-1"
Business , in Board support for and ultimate rezoning
several years ago of the property immediately to the
north owned by Robert Busby. When we market the property
in the future, we want to be sure the property is not
used in a way that is contra to our proposal . When we
acquired the property, we proposed to sell it to a
nonprofit corporation, have the second floor renovated
for residential use, and the first floor for commercial
and office development. The City would participate in
the financial aspects of renovating the residential
development. A nonprofit group in the area is now
putting together a proposal to purchase the property and
renovate it. The rezoning request is made to protect the
City' s interest in the property and make sure that it is
not put to an inappropriate use.
TOM POWERS, 208 EAST GRAND RIVER, REPRESENTING North
Lansing Community Association. The Association supports
the rezoning request and wants to have the entire Old
Town Business District rezoned to "G-1" Business .
LYLE LAYLIN, 204 EAST GRAND RIVER. Supports rezoning but
wants City to stipulate in the sale that the lot behind
the building will definitely be converted to parking.
Entire area should be rezoned.
The Chairman read two letters , the first from Old Town
Business and Art Development Association, Board of
Directors, in support of rezoning and also of rezoning
the entire commercial district to "G-1" ; and the second
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 3
from Suzanne Sawyer Burleson, Chairman of the Historic
District Commission, in support.
B. SLU-12-93 , 916 East Mt. Hope Avenue,
Mr. Ruff presented the case . This is a request by
Richard B. Johns for a Special Land Use permit for a 2-
to 4-chair beauty salon.
RICHARD B. JOHNS, 2700 TEEL AVENUE, LANSING. I have
purchased the property. The offer, which expires January
31, 1994 , is contingent to the special land use petition
being approved.
Referred to to the Zoning and Ordinance Committee .
III . SLU-13-93 , 821-825 N. Pennsylvania Avenue.
Mr. Ruff presented the case . This is a request by
Ballentine Stepping Stones to operate a child care
facility for a maximum of 24 children as an accessory use
to the property as an independent living facility for
single homeless women with children. The hearing is for
the day care, not for the residential portion.
JACK COGLEY, VICE PRESIDENT, MHT HOUSING, one of three
joint sponsors ; Catholic Social Services of Lansing,
which will be the day care operator and provider of the
services ; and the Greater Lansing Housing Coalition. The
impact on neighboring properties will be positive.
Referred to Zoning and Ordinance Committee.
A. NCU-2-93, 812 Eureka, Class A Status
Mr. Ruff presented the case . This is a request by Ruth
Kruger, property owner, for a Class A nonconforming
status for an eight-unit apartment building.
DALE GOODRICH, 209 NORTH CHURCH STREET, POTTERVILLE.
Option to purchase, subject to receiving a Class A
nonconforming status for the property. A new roof is
needed.
MARY CLARK, 223 S . EIGHTH STREET. Appearing as an
individual . Comments will soon be forthcoming from the
Green Oaks Target Area Organization.
Referred to Zoning and Ordinance Committee.
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 4
IV. COMMENTS FROM THE AUDIENCE (5 minutes each)
DAVID WIENER, WITH MAYOR ELECT HOLLISTER' S TRANSITION TEAM.
Asked for five major Board priorities or issues for 1994 .
V. RECESS
VI . BUSINESS SESSION
A. Minutes for Approval :
November 3 , 1993 . Mr. Fountain made a motion, seconded
by Ms . Witherspoon to approve the minutes of the meeting
of November 3 , 1993 .
Mr. Ruge noted a correction: the meeting was held in the
City Council Chambers , rather than in the Planning
Division Conference Room.
Mr. Thelen noted a correction on his letter concerning
possible conflict of interest with regard to approval of
the Community Development Block Grant budget, as a member
of the Board of Directors of Urban Options, Inc . , : on
Page 4 . . . .and he DOES NOT receive any salary or payment
for the position, nor any remuneration. . . .
PLANNING BOARD ACTION was by a roll call vote as follows :
Ruge Yea Thelen Yea
Witherspoon Yea Barnhart Yea
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
On a roll call vote, there were : Yeas : 8 ; Nays : 0; the motion
carried unanimously; minutes of November 3 , 1993 , as amended, were :
APPROVED.
September 1, 1992 . Mr. Goolsby made a motion, seconded
by Mr. Barnhart, to approve, to the best of the Board' s
knowledge, the minutes of the meeting of P:evombr 3, 1993
SEPTEMBER 1, 1992 .
Ms . Witherspoon made a motion, seconded by Ms . Horne, to
excuse Mr. Ruge and Mr. Fountain from voting, since they
were not members of the Board at that time .
PLANNING BOARD ACTION was by a Roll Call vote as follows :
Thelen Yea Witherspoon Yea
Barnhart Yea Goolsby Yea
Horne Yea LeBlanc Yea
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 5
Yeas : 6 ; Nays : 0; carried unanimously; Mr. Ruge and Mr. Fountain
were excused from voting on the minutes of September 1, 1992 ;
APPROVED.
On the motion to approve the minutes of September 1 ,
1992 :
PLANNING BOARD ACTION was by a Roll Call vote as follows :
Thelen Yea Witherspoon Yea
Barnhart Yea Goolsby Yea
Horne Yea LeBlanc Yea
Yeas : 6 ; Nays : 0 ; carried unanimously; the minutes of September 1,
1992 to the best of their recollection were : APPROVED.
B. Committee Reports :
1 . Zoning and Ordinance Committee, Mr. Thelen, Chair.
a. Next meeting is scheduled for Wednesday,
December 15, 1993 , at 2 : 30 p.m. , Planning
Division Conference Room.
2 . Urban Development Committee, Mr. Barnhart, Chair.
a. Next meeting Tuesday, December 14, 1993 at 4
p.m. , Planning Division Conference Room.
3 . Executive Committee : (Committee Chairs , Planning
Board Chair and Vice Chair) .
a. . Next meeting Thursday, December 16 , 1993, at
noon, a brown bag luncheon.
( 1) Work Program - for review and submission
to the Mayor-Elect .
C. Report from Planning Manager:
At last night ' s City Council meeting, the Council
authorized the mayor to sign contracts to move the next
two houses off the Emanuel Lutheran site, 225 W. Maple on
December 17 (to the west side of Capital Avenue, where it
will remain until December 27 ) , and 1026 N. Capitol . On
December 27 , both houses will be moved down the street .
The one at 1008 , which is one of the brick houses, will
be moving to the north corner of Maple and Kilborn; the
one at 1012 Seymour, upon identifying a site, a moving
contractor and a nonprofit corporation will move it
approximately 9 months from now. Finding a site is the
most difficult venture right now.
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 6
The East Michigan Avenue study committee met and a
recommendation was forthcoming from the subcommittee
regarding the selection of a consultant. The tentative
selection, Deardorff Design, came in over the budgeted
amount. Next we must indicate to Purchasing whom we wish
to contract with, and negotiate to reduce the contract
without damaging the scope of services .
Regarding the Classic Cat, we are proceeding with Miller
Canfield to notify Mr. Ensley regarding the building and
zoning code violations on site . Mr. Ensley has been
notified by letter what the code violations are . One
element is going to be expansion of a nonconforming use;
that will be coming back to the Board.
Another thing you received tonight is a copy of the
Planning and Zoning News . It is a very comprehensive set
of articles dealing with adult foster care and
residential care facilities . Please take the opportunity
to read the articles in the issue .
Regarding SLU-3-93 , 300 East Michigan Avenue, Church in
the City, the Planning Board recommended denial of the
special land use request . Yesterday, a letter was sent
to Mr. Lilly withdrawing the request.
D . Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a . Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee
Held)
c . - ,_.:Z.- -93 , 1829 Coleman, "C" Residential and "J"
Parking Districts to "C" Residential District
(Tabled--Comm. )
d. SLU-5-93 , 1829 Coleman, telephone equipment
structure (Tabled--Comm. )
e . Z-6-93 , 5400 Block S . Waverly, "A" Residential
District to "DM-1" Residential District;
f . SLU-9-93 , 5400 S . Waverly, Mobile Home Park
2 . Urban Development Committee :
a. East Michigan Avenue Land Use Policy
b . ACT-49-92 , Kaplan Street
VII . NEW BUSINESS
A. 1994 Calendar.
Ms . Horne made a motion, seconded by Mr. Fountain, that
the tentative 1994 meeting schedule be approved as
corrected with September 7 being shown as a Wednesday.
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 7
On a voice vote, Planning Board action was for unanimous
approval of the 1994 Calendar, 8-0 ; the Calendar was
APPROVED.
Chairman LeBlanc asked Ms . Love to send a copy of the
calendar to Mayor Elect Hollister.
VIII . COMMUNICATIONS
A. City Signal Contract. Mr. Goolsby made a motion,
seconded by Ms . Horne, to recommend to City Council that
they look into charging City Signal a fee for the use of
utij • networksystem an a the public right-of-way.
l
PLANNING BOARD ACTION was by a roll call vote as follows :
Barnhart Yea Fountain Yea
Goolsby Yea Horne Yea
LeBlanc Yea Ruge Yea
Thelen Yea Witherspoon Yea
On a roll call vote, there were: Yeas : 8; Nays : 0 ; the motion
APPROVED.
carried unanimously;
B. Letter from Doris Witherspoon addressed to Mayor
Crawford, resigning from Planning Board effective
December 31, 1993 (accepted position in Planning Office) .
C . Communication from Keith and Josepha Family estate
communicating their intent to establish a condominium
project at 3535 Wood Street.
D. Communication from Marilynn Slade, City Clerk, asking
for
a copy of our rules of procedure, bylaws or articles of
incorporation. Ms . Love has sent these to the Clerk.
for a
E . Letter from Mayor Elect Hollister, asking policies
membership list of the Board, and copy of our p oli li the
and procedures . Ms . Love sent these, with a copy
o with
Goals and Objectives . He asked about Board policy
regard to attendance and participation at meetings . Ms .
LeBlanc addressed both the public notification and public
hearing policies . He also requested a meeting schedule
and location, upcoming vacancies , and our five priorities
for next year.
Ms . LeBlanc also said Priority No . 1 has to be to fulfill
our legal mandate of processing rezonings , special land
uses , and other matters . " Other things members mentioned
were complete staffing with trained personnel having a
knowledge of planning and policy; computers ; board member
training both from a legal standpoint and state-of-the-
art theory; revision of Board policies and procedures ;
PLANNING BOARD MINUTES DECEMBER 7 , 1993 - PAGE 8
establishment of a performance bond for screening and
buffering to ensure that wordK is done; computers ; a
graphics person and graphics software; a functioning
library staffed with a paraprofessional; master plan
review; more staff both for current work and for
industrial and commercial needs for use by the Economic
Development Corporation, as well as the Chamber of
Commerce; site plan configuration and data base software,
site additional staff for graphics and for implementation
of the Seven Block Area Development Plan; Planning Board
member IDs; a city-wide computer network would be useful
for determining floodplains , easements , property lines ,
etc . ; open the counter five mornings per week; providing
help to fledgling neighborhood groups ; a design review
committee .
Ms . LeBlanc said she would come up with five categories
and would emphasize that staff is needed, along with
computers , books and magazines and a library and
training. She will separate ongoing and those that are
immediate needs . Ms . Horne said certain sections of the
Zoning Ordinance that need to be updated because of new
state laws ; also some of our needs have changed through
the years--home occupations , adult foster care and foster
care facilities , parking, child care, parking sections ,
bed-and-breakfasts .
The Chairman will list and order the priorities
IX. COMMENTS FROM CHAIRPERSON
The Chairman reported the possibility of a grant for a county
park at the Solomon Gravel Pits .
X. BOARD MEMBER COMMENTS
XI . ADJOURNMENT
Adjournment was at 10 : 47 p.m.
Respectfully submitted
�l
Eleanor K. Love
Planning Manager
C:\WP\DATA\PLANBD\mn120793
44-
v { � _,CITYof LANSING
INTEROFFi_�GE COMMUNICATION
C'j3 ,�
DATE: October 7 , 1993
TO: Marilynn Slade, City Clerk
FROM: Louise H. Christian, CPS, Planning Board Secretary
RE: Minutes Transmittal
Enclosed are approved Planning Board minutes together with agenda
for Tuesday, January 5 , 1993 ; Tuesday, February 2 , 1993; and
Tuesday, April 20, 1993 . Also enclosed is a cancellation notice
for the regular meeting of February 16 , 1993 .
o $
'�r�cu�s►'�
Office of City Clerk
City of Lansing
Marilynn Slade
City Clerk
TO: Eleanor Love, Planning Manager
FROM: Marilynn Slade, City Clerk
DATE: October 5, 1993
SUBJ: Planning Board Minutes
This memo is in response to your memo dated October 4, 1993 regarding minutes of the Planning Board.
For clarification, I do not believe that the City Clerk's Office has received and placed on file any minutes of
the Planning Board for 1993 other than for March 2nd and March 16th. We have received audio tapes of other
meetings, but no minutes.
According to my interpretation of the Open Meetings Act to which all city boards must comply:
"Public record" is defined as a writing prepared, owned, used in the possession of, or retained by a
public body in the performance of an official function, from the time it is created."
This Act seems to me, therefore, to state that minutes must be in writing since they are defined by our
Charter to be public records. An audio tape may also be provided, but the public record is the written
record. The Act further states that a record of all decisions made at the meeting and a record of all roll
call votes must be maintained. I do not believe that a citizen could take an audio tape of a Planning
Board meeting and make any determination with regards to which members made motions and which
members supported or opposed the motion.
Further, the Open Meetings Act states that approved minutes of meetings must be available within 5
business days after the meeting at which they were approved. I do not see how the Planning Board
could possibly have approved minutes that have not been transcribed.
I recommend that you request a legal opinion from the City Attorney with regards to this issue. Until such
time as an opinion has been given, I shall remain of the conviction that Planning Board minutes for the audio
tapes submitted have not been placed on file in our office in compliance with City Charter 5-105.10 and the
Open Meetings Act.
cc: Helen LeBlanc, Chairman, Planning Board
Sid Worthington, Interim Director
James A. Crawford, Mayor
Alvan Knot, City Attorney
Ninth Floor, City Hall, 124 W. Michigan Ave., Lansing, MI 48933-1695 • 517-483-4131 • 517-483-4088 TDD
81
CITY of LANSING
' INTEROFFICE COMMUNICATION
IN I GO
C -�� a 11111
TO: Marilynn Slade, Lansing City Clerk
FROM: Eleanor Love, Planning Manager
Department of Planning and Neighborhood Development
DATE: October 4 , 1993
SUBJECT: Planning Board Minutes
As required by City Charter Article 5-105 . 10 and the Planning Board
Policies and Rules of Procedure, copies of the Planning Board
minutes are being placed on file with your office.
Should you have any questions, or require additional information,
please do not hesitate to contact me .
Enclosures
cc: Helen LeBlanc, Chairman—
Lansing Planning Planning Board
Sid Worthington, Interim Director
Planning and Neighborhood Development
LA 11
02
TO: Marilynn Slade, Lansing City Clerk
FROM: Eleanor Love, Planning Manager
Department of Planning and Neighborhood Development
DATE: October 4, 1993
SUBJECT: Planning Board Minutes
As required by City Charter Article 5-105 . 10 and the Planning Board
Policies and Rules of Procedure, copies of the Planning Board
minutes are being placed on file with your office.
Should you have any questions, or require additional information,
please do not hesitate to contact me.
Enclosures
cc : Helen LeBlanc, Chairman
Lansing Planning Board
Sid Worthington, Interim Director
Planning and Neighborhood Development
12-20-95A09 : 08 RCVD
g� PLANNING OFFICE
Department of Planning and Neighborhood Development
��. Washington Square Annex,Second Floor
119 North Washington Square
44 Lansing, Michigan 48933-1668
r (517) 4a3-4066
James A.Crawford, Mayor
TO: LANSING PLANNING BOARD MEMBERS
Love Planning FROM: Eleanor K. g Manager
DATE: December 16, 1993
RE: CANCELLATION OF REGULAR DECEMBER 21, 1993, MEETING
The regular meeting of the Lansing Planning Board set for Tuesday, December 21, 1993
has been canceled. The next regularly scheduled meeting is TUESDAY,
JANUARY 4, 1994.
JAA:LC
C:\WP\DATA\PLAN3D\CANCLDEC.19
"Equal Opportunity Employer"
APPROVED 120793
TO CLERK 120993
12-13-93P03 : 01 RCVD
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
WEDNESDAY, November 3, 1993
I . OPENING SESSION
The Chairman called the meeting to order at 7 : 30 p.m.
A. Roll Call . Present: Fountain, Goolsby, Horne, LeBlanc,
Ruge, len, Witherspoon, Barnhart.
B. Excused Absences . None.
C. Introductions . Ms . Eleanor K. Love, Planning Manager.
Mr. John M. Roberts, Jr. , Assistant City Attorney, City
Attorney' s Office.
D. Approval of Agenda. Mr. Thelen said 1 . Zoning and
Ordinance Committee, Item B can be struck from the
agenda. The agenda was approved as corrected.
II . COMMENTS FROM THE AUDIENCE (5 minutes each)
III . RECESS
IV. BUSINESS SESSION
A. Minutes for Approval - SPECIAL MEETING October 25 , 1993 .
Ms . Witherspoon made a motion, seconded by Mr. Ruge, to
approve the minutes of the special meeting of
October 25 , 1993 .
Mr. Fountain asked to have his comments at the last
meeting made part of the record. Regarding the minutes
and the way it came about, and the pressure that was put
on the Planning Division as well as the Council, he
thought it came about in a very unprofessional way. It
came in the back door. We should think about this in the
future. Mr. Fountain commended the staff on the work
they did to get these out.
Ms . LeBlanc said under Minutes Items 1 . , 2 . , 3 . , and 4 . ,
the way it reads , it sounds like the motion to excuse
members and the motion to approve the minutes were
together. Those were made as separate motions and should
be separated with the vote for each motion shown.
PLANNING BOARD MINUTES NOVEMBER 3 1993 - PAGE 2
PLANNING BOARD ACTION:
Ruge Yea Thelen Yea
Witherspoon Yea Barnhart Yea
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 8; Nays : 0; the motion
carried unanimously; minutes of the Special Meeting of October 25,
1993 were: APPROVED.
B. Committee Reports :
1 . Zoning and Ordinance Committee: (Mr. Thelen,
Chair)
a. NCU-6-92 , 1230 W. Ottawa - Class A Extension
Mr. Thelen made a motion, seconded by Ms .
Horne, to approve NCU-6-92 , 1230 W. Ottawa,
Class A Extension, to June 16 , 1994, with the,
potential for further extensions if necessary.
PLANNING BOARD ACTION:
Ruge Yea Thelen Yea
Witherspoon Yea Barnhart Yea
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 8; Nays : 0; the motion
carried unanimously; NCU-6-92 , 1230 W. Ottawa - Class A Extension
was :
b. Report of Elections - New Chair and Vice Chair
( 1) Chair: Mr. Thelen; Vice Chair: Mr.
Ruge.
C. Next meeting is scheduled for Wednesday,
November 10, 1993 at 2 : 30 p.m. , Planning
Division Conference Room.
2 . Urban Development Committee:
a. Report of Elections - New Chair and Vice Chair
( 1) The Urban Development Committee met this
evening for the purpose of election of
officers, as follows . Chair: Mr.
Barnhart; Vice Chair: Ms . Witherspoon.
PLANNING BOARD MINUTES NOVEMBER 3, 1993 - PAGE 3
b. Next meeting Tuesday, November 9 , 1993 at 4
p.m. , Planning Division Conference Room.
3 . Executive Committee: - Did not meet.
D. Report from Planning Director:
Last week we conducted interviews for two senior planner
positions . We should know in about a week whether or not
we can offer the two positions . Then we will begin work
on the entry level planning position, and the principal
planner position. We have been sued again; Mr. Ensley is
suing regarding 2525 North King/Logan under the ordinance
as amended in 1989 contending that we are harassing him,
and that the ordinance is not legal . A dismissal hearing
is scheduled for mid-November.
B. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee
Held)
C. Z-1-93, 1829 Coleman, C Residential and "J"
Parking Districts to "C" Residential District
(Tabled--Comm. )
d. SLU-5-93, 1829 Coleman, telephone equipment
structure (Tabled--Comm. )
2 . Urban Development Committee :
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
I . NEW BUSINESS
A. Discussion of Board Policies and Procedures
Considerable discussion ensued regarding Board policies
and procedures . The Chairman will have the Executive
Committee consider the Board policies and procedures .
II . COMMUNICATIONS
The Chairman received a letter from Mr. Ruge concerning a
possible conflict of interest he may have as a Planning Board
member with regard to Board review- and approval of the Lansing
Neighborhood Council ' s annual budget request. His wife,
Jennifer Grau, is director of LNC. Mr. Ruge has filed an
affidavit of disclosure of the potential conflict with the
PLANNING BOARD MINUTES NOVEMBER 3 , 1993 - PAGE 4
Lansing City Clerk, indicating he will not participate in any
decision-making on items concerning the potential conflict.
The Chairman also received a letter from Mr. Thelen concerning
a possible conflict of interest he may have as a Planning
Board member with regard to approval of the Community
Development Block Grant budget, or at least the portion
allocated to Urban Options, Inc . Mr. Thelen, as a member of
the Board of Directors of Urban Options, Inc. , wishes to
abstain from voting on that portion of the CDBG budget. His
responsibilities do not include specific program
implementation, and he does not receive any salary or payment
for the position, nor any remuneration resulting from any
programs or activities of the CDBG program.
The letters were noted and placed on file.
III . COMMENTS FROM CHAIRPERSON
The Chairman made some comments concerning fiber optics .
IV. BOARD MEMBER COMMENTS
Board members commented on the desirability of better ballot
language, more information on public access, and the
willingness of ballot petitioners to publicize their request
as it related to the sale of the strip of land in Tecumseh
Park.
V. ADJOURNMENT.
A. Mr. Goolsby made a motion, seconded by Mr. Ruge to
adjourn the meeting; Yeas : All; Nays : None; motion
carried unanimously. The meeting was adjourned at
9 : 45 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn110393
CITY OF LANSING
INTEROFFICE COMMUNICATION
PLANNING OFFICE
z * SPECIAL MEETING 1 1 -12-9 3 P 0 2 : 5 2 R C`d D
LANSING PLANNING BOARD
��CNIGQ'� 12 noon, Second Floor
Lansing Planning Division Conference Room, Second Floor
Washington Square Annex, 119 North Washington Square
MONDAY, OCTOBER 25, 1993
AGENDA
I. OPENING SESSION
A. Roll Call
B . Excused Absences
C. Introductions
D. Approval of Agenda
II. COMMENTS FROM THE AUDIENCE (5 minutes each)
III. RECESS
IV. BUSINESS SESSION
A. Minutes for Approval:
1. January 20, 1993
2. May 4, 1993
3. May 18, 1993
4. June 2, 1993
5. June 15, 1993
6. July 7, 1993
7. (July 20, 1993 Canceled)
8. August 3, 1993
9. August 17, 1993 (Special Meeting)
10. August 31, 1993 (Special Meeting)
11. September 8, 1993
12. September 21, 1993
B. Adjournment
c:\wp\data\p1anbd\17spmt10.25
APPROVED 110393
TO CLERK 111093
Minutes of the SPECIAL MEETING
LANSING PLANNING BOARD
12 Noon, Planning Division Conference Room
Second Floor, Washington Square Annex
119 N. Washington Square
Monday, October 25, 1993
I . OPENING SESSION
The Chairman called the meeting to order at 12 : 15 p.m.
A. Roll Call-. Present: Fountain, Goolsby, Horne, LeBlanc,
Ruge, Thelen, Witherspoon. Absent : Mr. Barnhart.
B. Excused Absences .
C. Introductions . Ms . Eleanor K. Love, Planning Manager;
Mr. Sidney P. Worthington, Interim Director; Mr. John M.
Roberts, Jr. , Asst. City Attorney.
D. Approval of Agenda. The agenda was approved as printed.
II . COMMENTS FROM THE AUDIENCE (5 minutes each)
III . RECESS
IV. BUSINESS SESSION
A. Minutes for Approval . The Planning Board approved,
without substantive changes, minutes as follows . Only
minor editorial emendations were necessary.
1 . January 20, 1993 . Mr. Thelen made a motion,
seconded by Ms . Horne, to excuse Mr. Fountain and
Mr. Ruge from voting, since at that time, they were
not members of the board.
PLANNING BOARD ACTION en bet-h metiens was by a roll call vote as
follows :
Goolsby Yea Horne Yea
LeBlanc Yea Thelen Yea
Witherspoon Yea
YEAS : 5; NAYS : 0; CARRIED UNANIMOUSLY; MOTION TO EXCUSE MR.
FOUNTAIN AND MR. RUGE FROM VOTING ON THE MINUTES OF
JANUARY 20, 1993 WAS APPROVED.
PLANNING BOARD MINUTES OCTOBER 25 , 1993 - PAGE 2
Ms . Witherspoon made a motion, seconded by Mr.
Goolsby, to approve the minutes of January 20,
1993 .
PLANNING BOARD ACTION WAS BY A ROLL CALL VOTE AS FOLLOWS :
GOOLSBY YEA HORNE YEA
LEBLANC YEA THELEN YEA
WITHERSPOON YEA
Yeas : 5 ; Nays : 0; carried unanimously; minutes of January ,ppRO1993
were
2 . May 4 , 1993 . Mr. Thelen made a motion, seconded by
Ms . Horne, to excuse Mr. Ruge from voting, since at
that time, he was not a member of the Board.
PLANNING BOARD ACTION ^" t ens; was by a roll call vote as
follows :
Fountain
Yea Goolsby Yea Horne Yea LeBlanc Yea
Yea Witherspoon Yea
Thelen
YEAS : 6 ; NAYS : 0; CARRIED UNANIMOUSLY; MOTION TO EXCUSE MR. REDE
UG
FROM VOTING ON THE MINUTES OF MAY 4 , 1993 WAS
Mr. Fountain made a motion, seconded by Ms . Witherspoon, to approve
the minutes of May 4, 1993 .
PLANNING BOARD ACTION WAS BY A ROLL CALL VOTE AS FOLLOWS :
YEA GOOLSBY YEA
FOUNTAIN LEBLANC YEA
HORNE YEA YEA
THELEN YEA WITHERSPOON
Yeas : 6 ; Nays : 0; carried unanimously; minutes of May 4 , were
APPPP ROVED.
3 . May 18, 1993 . Mr. Fountain made a motion, seconded
om
ng, since
by Ms . Horne, to excuse Mr. Ruge that time, he was not a member rof the Board.
at Board.
PLANNING BOARD ACTION_ + j ^"c was by a roll call vote as
follows :
Yea Horne Yea
Goolsby Yea
LeBlanc Yea Thelen
Yea Fountain Yea
Witherspoon _
YEAS : 6 ; NAYS : 0; MOTION TO EXCUSE MR. RUGE FROM VOTING ONPMINUTES
OF MAY 18, 1993 CARRIED UNANIMOUSLY; A .
PLANNING BOARD MINUTES OCTOBER 25 , 1993 - PAGE 3
Mr. Fountain made a motion, seconded by Mr. Horne,
to approve the minutes of May 18, 1992 .
PLANNING BOARD ACTION WA-Q__BY A ROLL CALL VOTE AS FOLLOWS :
GOOLSBY YEA HORNE YEA
LEBLANC YEA THELEN YEA
WITHERSPOON YEA FOUNTAIN YEA
Yeas : 6 ; Nays : 0; carried unanimously; minutes of May 18, 1993 were
APPROVED.
4 . June 2 , 1993 . Ms . Witherspoon made a motion,
seconded by Ms . Horne, to excuse Mr. Ruge from
voting, since at that, he was not a member of the
Board. Mr. Fountain offered a friendly amendment
to include excusing Mr. Ruge from voting on the
minutes of June 15 , 1993 .
PLANNING BOARD ACTION en beth m^}'^T�was by a roll call vote as
follows :
Horne Yea LeBlanc Yea
Thelen Yea Witherspoon Yea
Fountain Yea Goolsby Yea
YEAS : 6 ; NAYS : 0; CARRIED UNANIMOUSLY; MOTION TO EXCUSE MR. RUGE
FROM VOTING ON THE MINUTES OF BOTH JUNE 2 AND JUNE 15, 1993 WAS
APPROVED.
Mr. Goolsby made a motion, seconded by Ms . Horne,
to approve the minutes of June 2 , 1992 .
PLANNING BOARD ACTION WAS BY A ROLL CALL VOTE AS FOLLOWS :
HORNE YEA LEBLANC YEA
THELEN YEA WITHERSPOON YEA
FOUNTAIN YEA GOOLSBY YEA
Yeas : 6 ; Nays : 0; carried unanimously; minutes of June 2 , 1993were
APPROVED5 . June 15, 1993 . Mr. Thelen made a motion, seconded
by Ms . Witherspoon, to approve the minutes of June
15, 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
LeBlanc Yea Thelen Yea
Witherspoon Yea Fountain Yea
Goolsby Yea Horne Yea
Yeas : 6; Nays : 0; carried unanimously; minutes of June A15 , 1993
were
PLANNING BOARD MINUTES OCTOBER 25 , 1993 - PAGE 4
6 . July 7, 1993 . Mr. Fountain rode ate motion,minutes of
by Mr. Goolsby, PP
July 7 , 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
Ruge Yea Thelen Yea
Witherspoon Yea Fountain Yea
_Goolsby Yea Horne Yea
LeBlanc Yea
Yeas : 7 ; Nays : 0; carried unanimously; minutes of July APPROVED 1993
were
7 . (July 20 , 1993 Canceled)
8 . August 3, 1993 . Mr. Fountain made a motion,
seconded by Mr. Thelen, to approve the minutes of
August 3, 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
Thelen Yea Witherspoon Yea
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
Ruge Yea
Yeas : 7 ; Nays : 0; carried unanimously; minutes of AugusAP3, 1993
were
9 . August 17 , 1993 (Special Meeting) • Mr. Goolsby
made a motion, seconded by Mr. Ruge, to approve
minutes of the Special Meeting of August 17 , 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
Mr. Thelen left the meeting at this time.
Witherspoon Yea Fountain Yea
Goolsby Yea Horne Yea
LeBlanc Yea Ruge Yea
Yeas : 6 ; Nays : 0; carried unanimously; minutes of the pecial
Meeting of August 17 , 1993 were
PLANNING BOARD MINUTES OCTOBER 25 , 1993 - PAGE 5
10 . August 31, 1993 (Special Meeting) . Ms . Horne made
a motion, seconded by Ms . Witherspoon, to approve
the minutes of the Special Meeting of August 31,
1993 . J-
PLANNING BOARD ACTION was by a roll call vote as follows :
Witherspoon Yea Fountain Yea
Goolsby Yea Horne Yea
LeBlanc Yea Ruge Yea
Yeas : 6 ; Nays : 0; carried unanimously; minutes of the pecial
Meeting of August 31, 1993 were
11 . September 8, 1993 . Mr. Fountain made a motion,
seconded by Mr. Goolsby, to approve the minutes of
September 8, 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
Ruge Yea Witherspoon Yea
Yeas : 6 ; Nays : 0; carried unanimously; minutes of September 8, 1993
APPROVEDwere
12 . September 21, 1993 . Mr. Fountain made a motion,
seconded by Ms . Witherspoon, to approve the minutes
of September 21, 1993 .
PLANNING BOARD ACTION was by a roll call vote as follows :
Fountain Yea Goolsby Yea
Horne Yea LeBlanc Yea
_Ruge Yea Witherspoon Yea
Yeas : 6 ; Nays : 0; carried unanimously; minutes of Sept er 21,
APPROVED.
1993 were
V. NEW BUSINESS
VI . COMMUNICATIONS
VII . COMMENTS FROM CHAIRPERSON
VIII . BOARD MEMBER COMMENTS
MR. FOUNTAIN COMMENTED THAT HE WAS DISTURBED THAT THE
ENTIRE "MINUTES" ISSUE CAME TO THE BOARD IN "THE BACK
DOOR. " WHILE MINUTES ARE AN IMPORTANT RECORD AND NEED TO
PLANNING BOARD MINUTES OCTOBER 25 , 1993 - PAGE 6
BE KEPT, THEY ARE NOT THE PRIMARY WAY BOARD ACTIONS AND
DELIBERATIONS ARE FORWARDED TO COUNCIL. THE BELIEF ON
THE PART OF COUNCIL THAT SANCTIONS WOULD OCCUR IF THEY
CONSIDERED AND ACTED UPON ANY FURTHER REFERRALS FROM THE
PLANNING BOARD-DUE TO MINUTES NOT BEING FILED WITH THE
CLERK IS NOT A CONSTRUCTIVE WAY TO DEAL WITH THE
EXTENSIVE WORK LOAD AND MINIMAL STAFF IN THE PLANNING
OFFICE. THE HANDLING OF THE ISSUE CREATED A NEGATIVE
SITUATION WHICH PUT UNNECESSARY PRESSURE ON THE BOARD AND
STAFF. HE FURTHER INDICATED THAT HE WISHED TO GO ON
STAFF
COMPLETE ALL N
ALL THESE MINUTES ALL THE HARD WORK IT TOOK
TO C N SUCH A SHORT AMOUNT OF
TO CO
TIME.
IX. ADJOURNMENT - was at 1 : 20 p.m.
Respectfully submitted
Eleanor K. Love, ecretary
Lansing Planning Board
c:\wp\data\p1anbd\mn102593
APPROVED 102593
TO CLERK 102593
Minutes of. the Regular Meeting
LANSING• PLANNING BOARD
7 : 30 p.m. , City Council chamber
1.0t.h. Floor, Lan-sing City Hall
Tuesday,; l Set ember 21, 1993
J
I . OPENING SESSION
The Chairman called the meeting to order at 7 : 30 p.m.
A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne,
LeBlanc, Thelen, Witherspoon. Seven present; one absent
(Ruge) .
B. Excused Absence.
C. Introductions . Staff : Eleanor K. Love, Planning
Manager; James A. Ruff, Zoning Administrator.
D. Approval of Agenda.
Mr. Goolsby requested under Zoning and Ordinance
Committee, Item A, addition of a Land Use Resolution as
A. ( 1) pertaining to that zoning request and other zoning
requests in that area.
Mr. Barnhart said under IV.B. Pending Items of Zoning
and Ordinance Committee, Future Action, should be (e) Z-
6-93 5400 Block S . Waverly Road, "A" Residential to
"DM-1" Residential District, and ( f) SLU-9-93 , 5400 Block
S . Waverly Road, 5400 Block Waverly Road, Mobile Home
Park. Mr. Ruff said the items will be restored. The
agenda was approved as amended.
II . COMMENTS FROM THE AUDIENCE (5 minutes each)
RONALD HECK, 900 Long Boulevard, #421, Lansing.
Concerning Z-5-93, 1921 W. Holmes Rd. , "A" Residential
District to "DM-1" Residential District. Some
compromises have been worked out with the Zoning and
Ordinance Committee; in support.
III . RECESS - None.
A. Minutes for Approval : April 20, 1993 . On Page 3,
regarding the denial of SLU-3-93, the motion should read:
"Based on that information, Mr. Thelen made a motion. . . "
On the same issue on page 2 under b. near the bottom of
the page, Mr. Thelen said the sentence should read "It
was moved in committee to deny the request. "
Mr. Barnhart made a motion, seconded by Mr. Fountain,
that the minutes of April 20, 1993 be approved as
corrected; Yeas : 7; Nays : 0; minutes of April 20, 1993
were unanimously APPROVED.
PLANNING BOARD MINUTES SEPTEMBER 21, 1993 - PAGE 2
B. Committee Reports :
1 . Zoning and Ordinance Committee:
a. Z-5-93, 1921 W. Holmes Rd. , "A" Residential
District to "DM-1" Residential District.
Mr. Thelen made a motion, seconded by
Ms . Horne, to deny the request as filed for
Z-5-93, 1921 W. Holmes Rd. , "A" Residential
District to "DM-1" Residential District, and
further that the north 437 . 15 feet of the
property be rezoned from "A" Residential to
"DM-1" Residential District, which retains a
portion zoned "A" Residential for the future
extension of Simken Drive and future
development of parcels east of the subject
parcel .
Thelen Yea Witherspoon Yea
Barnhart Yea Fountain Yea
Goolsby Yea Horne Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7 (Thelen, Witherspoon,
Barnhart, Fountain, Goolsby, Horne, LeBlanc) ; Nays : 0; 1 absent; Z-
5-93 was unanimously
APPROVED.
( 1) Mr. Fountain read a draft of a resolution
concerning land use of existing
properties around the subject rezoning
.( Z-5-93) and the need to maintain a land
use pattern here to make sure land uses
will be compatible. "The Zoning and
Ordinance Committee further recommends
that any further changes of zoning and
development in this vicinity that are
proposed be in concert with an overall
development plan with the thought of
promoting the most efficient use of the
vacant land in the vicinity and to
establish compatible land uses to
discourage piecemeal development in the
future. "
PLANNING BOARD ACTION:
Mr. Fountain made a motion, supported by Ms .
Horne, that any further development in the
vicinity be in concert with an overall
development plan with the thought of promoting
the most efficient use of this vacant land in
the vicinity and to establish compatible land
PLANNING BOARD MINUTES SEPTEMBER 21, 1993 - PAGE 3
uses and to discourage piecemeal development
with specified geographic boundaries; Yeas :
7; Nays : 0; the motion for the land use policy
statement was unanimously
APPROVED.
The resolution will be attached when the
letter goes to the City Council .
b. Z-9-93, 3200 Delta River Drive, Immanuel
Community Reformed Church, "A" and "B"
Residential and "J" Parking Districts to "A"
Residential District, expansion of existing
church building.
Mr. Thelen made a motion, seconded by Mr. Fountain,
to approve Z-9-93, 3200 Delta River Drive, Immanuel
Community Reformed Church, to rezone the property
from "A" and "B" Residential and "J" Parking
Districts to "A" Residential District, for
construction of a 10, 000 ft . family center, with
the understanding that all code requirements of the
City of Lansing will be met.
Thelen Yea Witherspoon Yea
Barnhart Yea Fountain Yea
Goolsby Yea Horne Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7 (Thelen, Witherspoon,
Barnhart, Fountain, Goolsby, Horne, Leblanc) ; Nays : 0; Z-9-93 was
unanimously APPROVED.
C. SLU-11-93, 3200 Delta River Drive, Immanuel
Community Reformed Church, Expansion of
Existing Church Building.
PLANNING BOARD ACTION:
Mr. Thelen made a motion, seconded by Mr. Fountain,
to approve SLU-11-93, a request by Immanuel
Community Reformed Church, 3200 Delta River Drive,
to construct an approximate 10,000 square foot
addition onto the church with the condition that a
site plan showing access, parking, on-site
detention of storm water and landscape screening
and buffering be submitted and approved by all
necessary agencies; on a voice vote, there were:
Yeas : 7; Nays : 0; SLU-11-93 was unanimouBpi?ROVED.
PLANNING BOARD MINUTES SEPTEMBER 21, 1993 - PAGE 4
d. Next meeting is scheduled for Wednesday,
October 13, 1993 at 2 : 30 p.m. , Planning
Division Conference Room.
2 . Urban Development Committee: (Goolsby)
a. Act-16-93, Old Newsboys Historical Marker, 100
North Washington Square
Mr. Goolsby made a motion, seconded by Ms .
Witherspoon, to approve Act-16-93, Old Newsboys
Association to place a Historical Marker, 100 North
Washington Square, because the Old Newsboys started
in Lansing, and this block has some significance
for the organization (more famous people sell the
most newspapers for the most money) , subject to
administrative approval of the specific site with
the three criteria: ( 1) not in the pedestrian way;
(2) not directly south of the Jose De Rivera
"Construction #150" ; ( 3) and that it not create
clutter, and also specifying that this is not
creating a precedent; Yeas : 7, Nays : 0; Act-1-6-93
was unanimously APPROVED.
b. Act-18-93, 2611 Northwest Avenue, Reduction of
Drain Easement
Mr. Goolsby made a motion, supported by Mr.
Barnhart, to reduce the drain easement at 2611
Northwest Avenue by 1 . 5 ft. for the entire depth of
the property, which would be 127 feet; also that
the City Attorney be directed to prepare a release
of easement and right-of-way; Yeas : 7 ; Nays : 0;
Act-1-8-92 was unanimously APPROVED.
C . Next meeting Tuesday, October 12, 1993 at 4 p.m. ,
Planning Division Conference Room
3 . Executive Committee: - Did not meet.
A. Report from Planning Manager:
The agenda now carries a notice of compliance with
Americans with Disabilities Act. Ms . Love attended a
Performance Evaluation seminar, a system for developing,
planning, monitoring and evaluating job requirements
using objective criteria applied to job performance on a
task basis . At 6 this evening, Ms . Love met with Sparrow
Hospital representatives and Eureka Street residents
concerned with interactions with the new Ambulatory Care
facility and parking ramp. The first meeting of the East
PLANNING BOARD MINUTES SEPTEMBER 21, 1993 - PAGE 5
Michigan Avenue Revitalization Study (policy committee)
is September 22 . We have sent out RFQs to 6 firms . The
firm selected will work with the Revitalization Committee
to develop land use, circulation, and aesthetic
recommendations for eventual application to the entire
length of Michigan Avenue corridor. We will be doing
Master Plan amendments to the corridor after completion
of the policy phase. The City has received 3 more
requests for Foster Care Facilities . On September 17 ,
Ms . Love attended a meeting at the School for the Blind.
The State of Michigan is pursuing a policy of
consolidation; a proposal is being considered to co-
locate a facility for the blind and deaf in Flint. At
the meeting, she indicated that we (the City) wish to
work closely with the State of Michigan concerning reuse
of this facility if co-location in Flint does occur.
Superintendent Schiller agreed.
B. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee
Held)
C. Z-1-93, 1829 Coleman, "C" Residential and "J"
Parking Districts to "C" Residential District
(Tabled--Comm. )
d. SLU-5-93, 1829 Coleman, telephone equipment
structure (Tabled--Comm. )
2 . Urban Development Committee:
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
I . NEW BUSINESS
II . COMMUNICATIONS
III . COMMENTS FROM CHAIRPERSON
IV. BOARD MEMBER COMMENTS
V. ADJOURNMENT - was at 9 : 31 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
C:\WP\DATA\PLANBD\mn092193
APPROVED 102593
TO CLERK 102593
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:3Q_p.m. , City Council chamber
loth Floor, Lansing City Hall
] ,�W6dnesday, September 8, 1993
I. OPENING SESSION
The Chairman called the meeting to order at 7:40 p.m.
A. Roll Call. Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc,
Ruge, Thelen, Witherspoon.
B. Excused Absence. Mr. Fountain was given an excused absence for the
special meeting of August 31, 1993.
C. Introductions. Staff: James A. Ruff, Zoning Administrator; Emil
Winnicker, Development Manager, Development Division, representing
the needs hearings for Comprehensive Housing Affordability Strategy,
Community Development Block Grant, and Capitol Improvements
Program.
D. Approval of Agenda.
No additions, deletions, or comments. The agenda was approved as
printed.
E. Election of Officers.
Chairman Horne thanked colleagues, staff, and citizens of Lansing for
their support for the last three years.
Mr. Fountain made a motion, supported by Mr. Barnhart, to elect Helen
LeBlanc Chairman, and that a unanimous ballot be cast; carried;
unanimously APPROVED.
Chairman LeBlanc presided over the remainder of the meeting.
Mr. Fountain made a motion, supported by Mr. Barnhart, to elect Garry
Goolsby Vice Chairman, that a unanimous ballot be cast; carried;
unanimously APPROVED.
II. PUBLIC HEARINGS
A. Public hearing to allow citizens an opportunity to indicate needs, views,
and proposals for:
1. Needs within the City'of Lansing relevant to preparation of the
Comprehensive Housing Affordability Strategy (CHAS) .
2. The use of Community Development Block Grant (CDBG) funds
of approximately$1,800,000 during the fiscal year commencing on
July 1, 1994 and ending on June 30, 1995.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 2
3. To help the City establish needs and priorities in the preparation
of the Capitol Improvements Program (CIP) for fiscal years 1995
to 2000.
The Chairman announced the time for a public hearing to provide an
opportunity for citizens to express preferences for the use of approximately
$1,800,000 in Community Development Block Grant funds that the City expects
to receive from the federal government during the fiscal year commencing on
July 1, 1994 and ending on June 30, 1995. 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 Capitol Improvements Program (CIP) for
fiscal years 1994-1999. Any person in the audience wishing to address the
Planning Board on these matters should come to the microphone, state your
name and address and provide us your comments. First, we will have the
hearing on the Comprehensive Housing Affordability Strategy, or CHAS, for
the first part of the public hearing. This public hearing is to provide citizens
the opportunity to identify housing needs in the community relevant to
preparation of the City's Comprehensive Housing Affordability Strategy. Any
person in the audience that wishes to address the Planning Board on this
matter should come to the microphone, state your name and address, and
provide your comments.
First of all, it is the needs within the City of Lansing relevant to the
preparation of the Comprehensive Housing Affordability Strategy, or CHAS.
Is there anyone in the audience wishing to speak on this?
ROSE NORWOOD, Executive Director, Housing Resource Center, 300 N.
Washington Square. We serve the greater Lansing community. I worked on
the development of the CHAS when it was first put out, and I wanted to
express my thanks for allowing myself to come here tonight and make a few
comments. We have a continuing need for service to homeless populations.
That issue has not gone away, despite the fact that publicity may come and go
on that issue, there is still on-going need, and I think the City recognizes
that need through its programming, and is in fact helping working on
developing some new programs that address not only the immediate emergency
needs, but also the long-range needs. I want to say that the City is on the
right track in promoting home ownership, especially for low income
populations. It's the way to stabilize our neighborhoods and our tax base
here in the City, and at the same time meet the housing needs of our families
by helping them stay stable through home ownership. I want to say that the
basic plan--there are some issues in the plan that we can always work on
developing more--but the basic outline is in the right direction for the CHAS
in terms of looking at homeless populations and focusing on home ownership.
Thanks.
RON THELEN, member, Planning Board. At this time, I would like to
announce a disclosure as a Board member when the time comes to vote on this
issue, I will abstain from voting because I am a member of the Board of
Directors of a nonprofit corporation that does receive block grant moneys
through the CHAS program. At this point in time, I wanted to make that
disclosure, and when the time comes, I will abstain from voting. Thank you.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 3
The Chairman called for any other speakers on the Comprehensive Housing
Affordability Strategy. The hearing proceeded to the second part of the
hearing, which is on the use of Community Development Block Grant funds of
approximately $1,800,000 during the fiscal year commencing on July 1, 1994
and ending on June 30, 1995. Speakers should approach the podium and state
name and address for the record.
PRISCILLA HOLMES, Director of the Lansing Neighborhood Council. We do
not*have a completed budget proposal for you as yet. Our board is meeting
next Tuesday, September 14, 1993, and at that time, we will submit to you a
written document adopted by the Board. Tonight, I am going to take a little
bit of poetic license and tell you about what is happening in Lansing
neighborhoods in terms of block grant funds. Or rather, I should say what
has not happened. I appeared at the needs hearing for 18 consecutive years.
I think I missed one year, possibly last year. Eighteen years ago, many cities
began to fund neighborhood centers and neighborhood workers with block
grant funds, and as a result of that, if you go to Kalamazoo, or Grand Rapids,
every major neighborhood organization has not only their own neighborhood
center which is staffed, but they also are managing housing redevelopment
and commercial redevelopment on their own in their neighborhood. In
Lansing, the block grant funds were actually implemented in another way, and
so Lansing neighborhoods, while they have gained a lot of political strength
and strength in other ways, have no staff; they have no neighborhood
centers, and they have not been directly in charge of housing redevelopment,
except for the east side. Now, you understand, I am not chastising you--I
see many friends up here--and I am not chastising you for what did or did not
happen eighteen years ago; however, it does point out that the Lansing
Neighborhood Council has taken on a whole variety of duties that in other
cities would not be necessary, because neighborhoods would be doing it for
themselves. And we have, over the last--well, first of all, neighborhood
organizations, active neighborhood organizations have gone from 11 that we
recognized less than 3 years ago, to 23, with 3 more groups in the process of
forming now. We have painted 140 houses since 1989; we've sponsored
conferences that led to anti-drug organizing, recycling--whether you like it
or not, that came out of a neighborhood movement, and we also have worked
diligently although not very publicly on home ownership projects and
neighborhood. We have provided technical assistance to 3 new groups this
week, and I guess I would say to you that I am hoping that 1994 will be the
beginning of a new era where the Neighborhood Council doesn't do all of this
for neighborhoods, they somehow find funding sources to do some of it for
themselves. So that is not the official Lansing Neighborhood Council position,
but when the budget comes to you, I am hoping that you will keep in mind that
we for instance are doing things like we were requested (and honored that
request) to organize trash cleanups this year because there was inadequate
staff in City Hall to do that, and as the workload increases and the demands
from the community increase, we hope that your budgetary priorities will
follow. Thanks.
ROSE NORWOOD, Housing Resource Center. I want to say thank you.
Currently we have a grant from CDBG to provide home ownership counselling,
and I look forward to working with the City on that grant again next year.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 4
What I would like to do is tell you about a new program that we are launching,
using those funds this year, called out Home Buyers Club. That program is
designed to help low income families learn the skills necessary to become home
owners, so that when they are stable enough and have enough income, that
they can become home owners. This is to help not only the nonprofit housing
developers that the City is working with, but also anybody who is interested
in buying a home, but they are 6 months to 5 years away from buying a home.
Anybody who has an interest in housing, in owning their own home, can join
our Home Buyers Club, where we will be helping them on a case management
basis, with learning the skills necessary to become strong home owners. We
are real excited about this program, and we are looking forward to working
with the City on it. Thanks for your support.
BEVERLY MILLER, Lansing Community Association. I would like to ask the
Planning Board when you developed a comprehensive plan for the northeast
area of Lansing back in 1981 (I believe Helen was in on the development of that-
plan) , a lot of it you have done, but a lot of it in the north Lansing area,
which was not really a lot to start with, but what you did have, some of it was
completed, like putting the traffic signs in certain areas, things that did not
cost an enormous amount to the City from the Block Grant were developed in
North Lansing; however, it is no secret that we have been overlooked. I am
not sure if the Planning Board has overlooked North Lansing, or if it is the
community themselves who are not doing what they should be doing, but I
would like to know if some of the physical development for the North Lansing
area--it was a ten-year plan--if you still have any plans for the North Lansing
area, specifically, Grand River Avenue, and that area--is there any plans at
all, any proposals that the City--
The Chairman said that Mr. Ruff would answer.
Mr. Ruff. It is my understanding that we look at the needs that are coming
out of these hearings as well, and we developed the CIP. My understanding
is that we would like to see is to do a specific study in the North Lansing area
centered around Grand River and Turner so that would be a direct effort as
we have available staff and input. That is one of the goals of the Planning
staff, and also pick up some of those areas in the North-East Area plan that
still need to be implemented.
Ms. Miller. I know we have the mini park that we are doing, is taking care of
that. Four years it has been in the fixing. It is just a little park. It's not
really a big thing, it's just that it has taken us four years to get done,
something that could have been done practically overnight. When you put in
the extension of the River Walk to Turner Street, you dug out the dirt that
had been buried. There was a big fire there, most of us remember. the fire.
Debris was buried. The debris was dug up and left as top dirt on top of the--
if you go down there, you will see--and then the debris is all there. A lot of
bricks, concrete pieces. The big chunks, the glass was exposed, but
somebody got smart and did cover that. I asked, I said why didn't you
replace the dirt. You replaced the dirt in REO development area, for REO
project. Why couldn't they replace the dirt there? At least a foot deep, so
that we didn't have to walk over this debris. They say there is no money.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 5
You say there is no money. This is what I hear every time we have something
wrong in the north end, or something you fix in the North end, you don't fix
it. You don't have any money. So that's why I am here, I want to know if
you've got some money, I need some dirt. And instead of planting grass
there, I am not sure why, but you planted wheat. Wheat that grows up this
tall that it's actually, it could be a security problem there. Somebody could
get mugged. You can't see over that wheat. I don't know why that was
planted. Probably to cover up the debris, so that nobody would see that.
But this is just an example of some of the projects in the North Lansing area
that you have done that have actually been botched. That was bad. You
shouldn't do that to us. We have a lot of things that we would like to do. If
we have projects or proposals, do we just bring them to you? That's all we
do? Or do we have to get up like this and complain all the time about
something.
Mr. Ruff. No, if there are proposals directly from the neighborhood
association, we would be more than happy to receive those and consider them.
Ms. Miller. I am just wondering, can you undo some of those things?
Mr. Ruff. I can't promise to undo anything tonight, Ma'am, but to take your
information into consideration. We would be more than happy to try to
address those issues.
Ms. Miller. Okay. Thank you.
The Chairman called for anyone else in the audience wishing to speak on the
Community Development Block Grant funds for the Fiscal Year of July 1, 1994
through June 30, 1995.
SHIRLEY MURRAY, South Central Neighborhood Organization. In October of
1992, we presented a plan to the Planning Board dealing with approximately
6 square blocks of our neighborhood that is bordered by Moores River Drive
on the north, Mt. Hope on the south, South Washington on the east, and Todd
on the west. These 6 blocks of our area are extremely congested. They have
a very high percentage of multi-unit rental properties and also a complex
system of alleys with many abandoned garages. A couple of the things we
requested the City to do in this area last year was to purchase the house at
125 Moores River Drive and demolish it. We are very pleased that is in the
process. And we also wanted the purchase of 222 West Barnes, which we felt
could be rehabbed, and the City has also done that and are proceeding with
finding a developer to rehab that particular house. At this time, we would
like to suggest that the Planning Board consider for the upcoming year going
further with this plan that we have of reducing the density in that area and
encouraging home ownership as opposed to rental properties. There is a
house at 116 West Barnes, although it is actually in the alley. It doesn't sit
on Barnes, it is on an alley. It is in bad shape, and we requested a year ago
that it be considered for demolition, and we would like to reiterate that at this
point. There is also a house in a similar situation on Smith, and the address
in question on Smith is 114Z, and this house is currently red-tagged, it is
vacant, and it is a HUD property. So we would ask the City to look into
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 6
purchasing that house for demolition, as it is in an alley. There is no street
access to it, except via an alley, and it eliminates any possibility for green
space for a couple of properties in that area. Also on Smith, 114 which is on
the street, is also vacant, and a HUD property, and we feel that would be a
good house for the City to consider purchasing and offering it as some kind
of a homesteading program to convert it back to home-owner-occupied. Also,
in our original request, we hoped that the City would consider grants,
whatever, to both homeowners and rental property owners in the 100 Block of
Barnes to help cut down the alley traffic in that block since the removal of 125
Moores River Drive will make it so that the houses on Coleman, which are now
served by the alley, would have off-street parking, and the alley access
would no longer be necessary. With some redefining of the alley back there,
we could give three homes on Coleman actually a back yard, whereas now all
they have now is asphalt or parking or a dilapidated garage. Those are some
things I wanted to stress this evening. We will be sending a written letter
with what we would like to see happen in the upcoming year for the CDBG
funds and who should I address that to, and how many copies would you like?
Thanks.
Mr. Winnicker: Me. One.
ANN SMILEY, 423 West Grand River. I am a current Board member for the
Franklin Street Community Housing Cooperative. I would just like to ask you
to include in your plans a critical need that we have, and that is continued
funding for our staff person. We couldn't do what we do without having
someone who can try and help write grants and to comply with all of the nitty-
gritty stuff that we have to comply with. I would hope in looking at CHAS and
at Community Development Block Grants that you keep in mind that we
couldn't do that unless we had staff. Thank you.
The Chairman called for anyone else in the audience wishing to speak on
Community Development Block Grants. Seeing no one, we are down to Part 3
of the hearing, which is to help the City establish needs and priorities in the
preparation of the Capitol Improvements Program for the fiscal years 1995-
2000. If there is anyone who would like to speak on this part of the hearing,
please step forward to the podium, and speak your name and address.
PRISCILLA HOLMES. Could you tell me what are considered to be Capital
Improvements? I know it is streets and sidewalks and bridges--
Mr. Ruff. Capitol Improvements is basically defined as any improvement that
exceeds $10,000 in cost and will have a life and duration of 10 years or more.
That is my understanding of a capitol improvement for a public area.
MS. HOLMES. Does the City ever designate funds for changing street lights
in cooperation with the Board of Water and Light, I mean, the style of street
lights. Is that ever shown in a Capital Improvement Plan.
Mr. Ruff. I am not sure.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 7
Mr. Goolsby. Priscilla, we had this discussion last year when we considered
this project and we were told in very definite terms the answer to that has
been no.
Ms. Holmes. The City doesn't contribute money, you go to the Board of Water
and Light and request them, even if it is special street lighting for a
neighborhood, there is not a contribution.
Mr. Goolsby. And then of course, the other side of that coin is that the Board
of Water and Light doesn't like to have street lights like you are talking about,
they like to have the ones way up high.
Ms. Holmes. Yes, I understand that; that is why I am asking the question
because--and I am sorry to badger you with my questions, but I have
repeated requests from neighborhoods saying part of what we want changed
in our neighborhood are the street lights, and I am assuming that we don't
want to spend a major portion of our grant funds on street lights, you know,
but I thought perhaps in the event where there was something else occurring
in that area, it would be a possibility to have a street light change. Then
Parks and Recreation improvements show in the Capital Improvements Plan.
Mr. Goolsby. Yes.
Ms. Holmes. Thank you.
The Chairman called for anyone else wishing to speak on Capitol
Improvements. Seeing no one else, this concludes the public hearing. Any
member of the audience wishing to submit other written comments or proposals
regarding the CDBG funds in fiscal year 1994-95 or who wishes to comment in
writing on housing needs in the Community relevant to the CHAS should direct
the written comments to the Development Division of the City, 119 North
Washington Square Annex, Second Floor, Lansing, Michigan 48933. We thank
you for your interest.
The next public hearing, and we will hold these two together, are as follows:
B. Z-6-93, 5400 Block S. Waverly Road, "A" Residential to "DM-1"
Residential District
C. SLU-9-93, 5400 Block S. Waverly Road, Mobile Home Park
Mr. Ruff presented the requests. This is a request by Mary Ettinger and
Arnold Rinvelt to receive rezoning and special land use for the property on
the west side in the 5400 Block of S. Waverly Road. The property is divided
by the Consumers Power right-of-way which runs east and west through that
area. The proposal is to rezone the property from "A" Residential to "DM-1"
Residential District, which would allow the second part of the proposal, to get
a special land use permit to develop a mobile home park. The proposal is to
develop a 259-unit mobile home park on this 66-plus acre set of parcels (it is
composed of 3 parcels) . A proposal had been in front of the Planning Board
in 1988, and also a proposal to plat this was in front of the City of Lansing in
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 8
the 1970's, to plat this property. I have a graphic I would like to show. It
is a blue-line graphic which shows the basic tentative lay-up or conceptual
plan of the mobile home park, with Waverly being on the far right side of the
graphic, Consumers Power right-of-way extending through the center of the
property, and numbers of units on each side of the property. The proposal
is to develop the mobile home park in the 5400 block of Waverly Road. An
entrance would be off the north side north of the Consumers Power right-of-
way to serve the proposed mobile home park. That is the request in front of
the Board. There are some other details proposed. Proposed lot sizes in the
mobile home park are 60 feet x 110 feet average.
Mr. Ruge asked what is in the right-of-way. Mr. Ruff said the large
Consumers Power towers that carry high-voltage electrical transmission lines.
It is a 160-foot wide right-of-way by 6,000 feet from Waverly to the west
border.
MICHAEL BROWN, from the law firm of Dykema-Gossett representing the
petitioner, Mary Ettinger and Arnold Rinvelt. Unless the Board would like to
see conceptual plans, or if the Board has any questions for me based upon the
packet of information we provided, I will reserve comment at this time. Thank
you.
The Chairman called for members of the audience wishing to speak on these
two items, SLU-9-93 and Z-6-93.
RICHARD GLENHAM, 6100 Newport Road, Kalamazoo, Michigan. Spoke on
behalf of Edward Rose and Sons, the developers, builders, owners, and
managers of Waverly Park Apartments, in opposition for a number of reasons.
1. Another mobile home park would not be compatible with surrounding
land uses.
2. The special land use would be hazardous to adjacent property and will
cause property values to decrease further.
3. There is a demonstrated demand for single family residences in this
neighborhood. The requested zoning change is not necessary for the
owners of this land to use it in its highest and best use. There is no
hardship that could justify hurting the adjoining properties.
GERALD A. HUCKABA, 5410 S. Waverly Road, also speaking on behalf of
Dennis and Janet Barker at 5413 S. Waverly and for the family at 5429 S.
Waverly, in opposition.
SUSAN BRUNNELL, 5825 Rockingham Drive, Lansing, on opposition. A mobile
home park is going to devalue my home.
BILLIE KAY MILLER, 6031 Rockingham Drive, Lansing 48911 in opposition.
We want property values to increase, not decrease.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 9
KEN TURNER, representing Lansing Christian Center Church, 5640 South
Waverly Road. We are concerned about a driveway adjacent to our property;
about traffic patterns; site changes that may effect the storm sewer and
water; about property values; and about the longevity issue.
MILDRED YAUL. Has 482 acres adjoining this property on Waverly Road.
Opposed; concerned about traffic increase.
SUE BUTLER, 7188 Williams Road, Lansing, opposed. We don't need the
additional burden of 259 more units of housing congregated in the same corner
of the City.
LLOYD HACKNEY, 10882 Hart Highway, Dimondale, opposed. I don't want to
see it extended to the west.
TERRENCE J. KING, 5925 Rockingham Drive, opposed; does not want
development that would lower the property values.
PAT WELLING, 10198 Hart Highway, Dimondale; opposed because of traffic
danger to her children who bus through area.
BILL BRUNNELL, 5825 Rockingham Drive, Lansing, opposed because of power
lines, and high water table in this area.
SOPHIE SATA, 3433 Cooley in Lansing, opposed; owns 5651 S. Waverly Road.
Received assessment for City sewer; resents having to provide sewers for
users at minimal rates.
The Chairman said the matter would be referred to the Zoning and Ordinance
Committee of the Planning Board on September 15, 1993 at 2:30 p.m. in the
Planning Division Conference Room.
Mr. Thelen said the next Zoning and Ordinance Committee meeting after the
September 15, 1993 meeting would be October 13, 1993.
D. Z-9-93, 3200 Delta River Drive, "A" Residential, "B" Residential and "J"
Parking Districts to "A" Residential District
E. SLU-11-933 3200 Delta River Drive, Expansion of Existing Church Building
Mr. Ruff presented the cases.
RICHARD HUSINGFELD, 2747 Mornngside Drive (the parsonage) ; pastor, presented
information concerning the church's applications.
The Chairman called for audience comment on the items.
LYLE MATHER, 3305 Sunny Lane. Supports church's application. Had questions
about height of berms and pressures on the combined sanitary-storm
sewer.Chairman LeBlanc said the River Forest Neighborhood Association did not
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 10
object, but said landscaping is needed, especially on the west side near the
residential home.
The Chairman said the matter will be referred to the Zoning and Ordinance
Committee, which will meet on September 15, 1993 at 2:30 p.m. ; that concludes the
public hearings for this evening.
I. COMMENTS FROM THE AUDIENCE (5 minutes each)
HAROLD LEEMAN, 529 North Francis. Asked about City's provisions for enforcing
screening and buffering that has not been done.
II. RECESS (to conclude Zoning and Ordinance Committee previously begun
before Planning Board meeting.)
Mr. Thelen made a motion, supported by Ms. Horne, to recess for
approximately 20 minutes; yeas 8-0; APPROVED.
III. BUSINESS SESSION
A. Minutes for Approval: No minutes for approval.
B. Committee Reports:
C. Zoning and Ordinance Committee:
Mr. Thelen gave the report of the Zoning and Ordinance Committee.
a. Z-5-93, 1921 W. Holmes Rd. , "A" Residential District to "DM-1"
Residential District
This is a request by Ronald F. Heck, representing Barbara
Johnson, owner, to rezone the properties at 1921 West Holmes
Road from "A" Residential District to 11DM-1" Residential District
for the development of apartments. Applicants propose to
construct three apartment buildings with a total of 32
apartments.
The Committee voted and passed, 4-0, to table the issue for
further study and deal with it at the September 15 meeting.
b. Z-7-93, 913, 915, 917 & 921 W. Allegan, "C" Residential District
to "D-1" Professional Office District
This is a request by V.I.P. Real Estate & Management, Inc. ,
1515 W. Mt. Hope, Suite 7, Lansing, Michigan, representing
owners Mr. and Mrs. Charles Wrigley, 5349 Sleight Rd. , Bath,
Michigan to rezone 913, 915, 917 & 921 W. Allegan, from "C"
Residential District to "D-1" Professional Office District to allow
the structures to be.utilized for office use.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 11
The Committee found, based on testimony and evidence, that the
proposed rezoning from "C" Residential to "D-1" Professional
Office District is in conformance with the Master Plan, and
adequate lot area exists to make all necessary improvements
without adversely affecting the neighboring properties.
It was moved by and seconded that the request to rezone the
property from "C" Residential to "D-1" Professional Office
District be approved with the understanding that all code
requirements of the City of Lansing will be met and with the
understanding that the character of the structures will be
consistent with the neighborhood; that this rezoning would be
lessen the pressure from commercial redevelopment in that area
and it is also consistent with the Master Plan; also it was an
encouragement for residential on the second floor.
PLANNING BOARD ACTION:
Mr. Thelen made a motion, seconded by Ms. Horne, that Z-7-93,
"C" Residential District to "D-1" Professional Office District be
approved. Mr. Fountain suggested that the site plan be
designed to allow for the rehabilitation of those existing
structures so as not to isolate that other house not included in
either petition. It is understood that they are going to rehab the
existing structures.
Goolsby Yea Horne Yea
LeBlanc Yea Ruge Yea
Thelen Yea Witherspoon Yea
Barnhart Yea Fountain Yea
On a roll call vote, there were: Yeas: 8; Nays: 0; Z-7-93 was APPROVED.
C. Z-8-93, 927, 1001 & 1007 W. Allegan, "C" Residential District to
"D-1" Professional Office District
This is a request by V.I.P. Real Estate & Management, Inc. ,
1515 W. Mt. Hope, Suite 7, Lansing, Michigan, representing
owners Mr. and Mrs. Charles Wrigley, 5349 Sleight Rd. , Bath,
Michigan to rezone Z-8-93, 927, 1001 & 1007 W. Allegan, "C"
Residential District to "D-1" Professional Office District to allow
the structures to be utilized for office use.
The Committee found, based on testimony and evidence, that the
proposed rezoning from "C" Residential to "D-l" Professional
Office District is in conformance with the Master Plan, and
adequate lot area exists to make all necessary improvements
without adversely effecting the neighboring properties.
It was moved and seconded that the request to rezone the
property from "C" Residential to "D-1" Professional Office
District with the understanding that all code requirements of the
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 12
City of Lansing will be met. This motion was adopted by a vote
of 4 yeas and nays, with the following conditions (1) encourage
residential on second floor; (2) character be consistent with
neighboring residential properties; (3) consistent with the
Master Plan; (4) also will take pressure off other residential
properties that could request rezoning to office in less acceptable
areas; (5) recognize rehabilitation of structures versus clearing
of land which would affect 923 W. Allegan adversely.
PLANNING BOARD ACTION:
Mr. Thelen made a motion, supported by Ms. Horne, to approve
Z-8-931 "C" Residential District to "D-1" Professional Office
District with the understanding that the site plan be designed
sensitively to take into consideration the concerns listed above.
Horne Yea LeBlanc Yea
Ruge Yea Thelen Yea
Witherspoon Yea Barnhart Yea
Fountain Yea Goolsby Yea
On a roll call vote, there were: Yeas: 8; Nays: 0; Z-7-93 was APPROVED.
d. SLU-10-93, 501 West Saginaw Street, Child Care Facility
This is a request by Trinity Lutheran Church, 501 West Saginaw
Street, Lansing, Michigan, owner, for a Special Land Use permit
to operate a child care facility in the church at 501 West Saginaw
and to provide outdoor play space at the rear of 612 and 616 N.
Pine Street.
The Committee found, based on testimony and evidence:
1. The Trinity Lutheran day care center will be compatible
with the use of adjacent properties.
2. It will not change the essential character of the area which
will remain predominantly residential to the north, south
and east, and convenience retail and office to the west.
3. The day care facility and use of the outdoor space should
not interfere with the use of the adjacent properties.
4. The day care will be an improvement to the property by
putting the church's underutilized classroom space to good
use.
5. The proposal will not create negative environmental
impacts.
6/7. The proposal will not negatively impact public service or
utilities to the site.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 13
8/9. The proposal is in compliance with the River Island
Comprehensive Plan and with the requirements of the
Zoning Ordinance.
It was moved by and seconded that the day care for up to 65
children be approved, subject to the following four conditions:
1. The outdoor play space be fenced;
2. Any signage for the day care be limited to six square feet;
3. The required outdoor play space be relocated if and when
the church sells the rental properties at 612 and 616 N.
Pine Street;
4. The site plan be approved by the City Transportation
Engineer as it pertains to internal traffic circulation and
drop-off of children.
5. Landscaping be added to all parking areas including the
lot on Chestnut Street.
PLANNING BOARD ACTION:
Mr. Thelen made a motion, seconded by Mr. Fountain, to approve SLU-10-93
subject to all conditions; on a voice vote, there were: Yeas: 8; Nays: 0;
SLU-10-93 was APPROVED.
d. SLU-6-93, Sablain Pits
This is a request E. F. Solomon, 4000 N. Grand River, Lansing,
Michigan, owner, for a Special Land Use permit to rehab the
borrow pit, which is in the floodplain of the Sycamore Creek, to
make the parcel developable in conformance with a 1973 court
order.
The Committee found based on testimony and evidence that the
request for the property is a significant step in the reclamation
of the land involved. Even though the plan does not propose a
use, the land is being reshaped into a more natural setting
versus the past appearance of a strip mine.
In summary, the work proposed includes the following:
• dredge 11,000± cubic yards to connect 2 pond areas,
• dredge 5,000± cubic yards enlarging the "beach areas",
• fill area adjacent to "beach" with 35,000± cubic yards of clean
inert material,
• connect island to upland area with 25,000± cubic yards of
material,
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 14
• dredge 12,000± cubic yards of material to enlarge north end of
pond,
• place 35,000± cubic yards of material in upland area, and
• remove 5,000± cubic yards off-site.
The Committee found based on testimony and evidence that the removal
of sand material from the site would constitute a borrow pit and is not
allowed under the present zoning of the property; therefore, it cannot
be approved with this special land use permit. Michigan Department of
Natural Resources permit has been issued, and the Public Service
Department has reviewed the proposal and made comment.
It was moved and seconded to approve the Special Land Use permit with
the following conditions:
1. Borrow pit activities (removing from the site materials such as
sand and gravel) are not permitted.
2. All requirements of the MDNR and Public Service Department
shall be adhered to by the applicant.
3. The changes in grade shall not be done in such a way as to
adversely affect adjacent properties.
4. Any development of the site shall go through site plan review and
any other procedure necessary prior to implementation.
5. Following completion of the work, an affidavit shall be submitted
by the applicant verifying that all work was done in accordance
with this permit and other permits issued by City and state
agencies.
6. A final topographic survey shall be submitted following
completion of the rehabilitation.
7. The rehabilitation work shall be completed by November 15,
1995, and the documents required in conditions 5 and 6 above be
submitted by April 1, 1996.
8. The City Council resolution should be kept together with the
DNR permit and be placed on file with the City Clerk.
9. The following disclaimers shall be included if deemed appropriate
by the City Attorney:
Permittee covenants not to sue the City of Lansing, or any of its
departments, boards, commissions, officers, employees, or
agents for any claim, whether legal or equitable, arising under
or in any manner related to the privileges granted in this Permit.
Permittee hereby releases, waives, and discharges the City of
Lansing and all of its departments, boards, commissions,
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 15
officers, employees, and agents from any and all liability to
permittee arising under or in any manner related to the
privileges granted under this permit.
Permittee agrees to indemnify the City of Lansing and all of its
departments, agencies, boards, commissions, officers, employees
and agents from any and all liability arising under or in any
manner related to the issuance of the Permit or the privileges
granted under this Permit.
PLANNING BOARD ACTION:
Mr. Thelen made a motion, seconded by Mr. Ruge, to approve
SLU-6-93, Sablain Pits, with above conditions; on a voice vote,
there were: Yeas: 8; Nays: 0; SLU-6-93 was
APPROVED.
a. Next meeting is scheduled for Wednesday, September 15, 1993 at
2:30 p.m. in the Planning Division Conference Room.
A. Urban Development Committee:
a. Next meeting Tuesday, September 14, 1993 at 4 p.m. in the
Planning Division Conference Room
3. Executive Committee: Did not meet.
E. Report from Planning Director: No report.
F. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee Held)
C. Z-1-93, 1829 Coleman, "C" Residential and "J" Parking
Districts to "C" Residential District (Tabled--Comm. )
d. SLU-5-93, 1829 Coleman, telephone equipment structure
(Tabled--Comm.)
2. Urban Development Committee:
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
I. NEW BUSINESS
II. COMMUNICATIONS
1. Burrell A. Colonich, 7789 Williams Road, Lansing. Opposed to
Waverly Road mobile home park.
2. Josephine Keel, 11389 W. Jolly Rd. , Lansing.
Opposed to Waverly Road mobile home park; urges denial.
PLANNING BOARD MINUTES SEPTEMBER 8, 1993 - PAGE 16
3. Concerned property owners at 7484 Williams Rd. , Lansing.
Opposed to Z-6-93; SLU-9-93.
4. Communication from Sparrow Hospital, previously distributed.
5. Letter from Mayor to Ms. Horne re: East Michigan Ave.
Revitalization Study, previously distributed. There should be
two Planning Board members on the East Michigan Avenue
Revitalization Study; if only one, Vernon C. Fountain, and Ron
Thelen as an alternate. Also a Planning Board member should be
on the Design Review Committee.
III. COMMENTS FROM CHAIRPERSON
For next meeting, elect Committee chairs. Thanked Board for their
confidence in her; thanked Ms. Horne for her chairmanship over the
last several years.
IV. BOARD MEMBER COMMENTS
Mr. Ruge requested an excused absence for October 19, 1993; moved,
seconded, approved.
V. ADJOURNMENT was at 11:10 p.m.
Respectfully submitted
i
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn090893
APPROVED 102593
TO CLERK 102593
Minutes of the SPECIAL MEETING
LANSING"PTXNNING BOARD
p n �- 6:0.0^p T.Hsecond Floor
`� ��Plaririing`6ivision Conference Room�
City Hall Annex, 119 N. Washington Square
Tuesday, August 31, 1993
I. OPENING SESSION
The Chairman called the meeting to order at 6:10 p.m.
A. Roll Call
Present: Barnhart, Goolsby, Horne, LeBlanc, Ruge, Thelen,
Witherspoon. Seven present; one absent (Fountain) .
B . Excused Absences
C. Introductions
Eleanor K. Love, Planning Manager, was present.
D. Approval of Agenda
II. COMMENTS FROM THE AUDIENCE (5 minutes each)
III. RECESS - None.
IV. BUSINESS SESSION
A. Minutes for Approval: None
B . Committee of the Whole
Mr. Goolsby made a motion, seconded by Mr. Ruge, to discharge the
Committee of the Whole from considering the amendment; Yeas: 7; Nays:
0; carried unanimously; APPROVED.
1. AMENDMENT TO THE PLANNING AND ZONING CODE TO BE
KNOWN AS CHAPTER 1217, WHICH WOULD PROVIDE FOR THE
USE OF COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS TO
PREVENT AND ELIMINATE CONDITIONS OF BLIGHT AND
DETERIORATION WITHIN THE CITY.
The draft now reflects the concerns of Planning Board members.
Mr. Goolsby made a motion, seconded by Mr. Thelen, to approve Draft
No. 2 of Chapter 1217; Yeas: 7 (LeBlanc, Ruge, Thelen, Witherspoon,
Barnhart, Goolsby, Horne) ; Nays: 0; the amendment to the Planning
and Zoning Code to be known as Chapter 1217, was APPROVED.
PLANNING BOARD MINUTES TUESDAY AUGUST 31, 1993 PAGE 2
V. NEW BUSINESS
A. P-1-92, R.E. Olds Plat, Request to Reapprove Final Plat
Mr. Barnhart made a motion, seconded by Mr. Goolsby, to reapprove
P-1-92, R.E. Olds Plat, Final Plat; Yeas: 7 (Ruge, Thelen,
Witherspoon, Barnhart, Goolsby, Horne, LeBlanc) ; Nays: 0; carried
unanimously; P-1-92, R.E. Olds Plat, Request to Reapprove Final Plat
was APPROVED.
B. Committee Reports
1. Committee of the Whole
a. The Committee of the Whole was discharged from
considering the amendment.
2. Zoning and Ordinance Committee:
a. Next meeting is scheduled for Wednesday, September 8,
1993 at 6:30 p.m. in the City Council Conference Room.
3. Urban Development Committee:
a. Next meeting Tuesday, September 14, 1993 at 4 p.m. in
the Planning Division Conference Room
4. Executive Committee
C. Report from Planning Director - None
D. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee Held)
C. Z-1-93, 1829 Coleman, "C" Residential and "J" Parking
Districts to "C" Residential District (Tabled--Comm.)
d. SLU-5-931 1829 Coleman, telephone equipment structure
(Tabled--Comm. )
e. SLU-6-93, Sablain Pits (Tabled--Comm. )
2. Urban Development Committee:
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
PLANNING BOARD MINUTES TUESDAY AUGUST 31, 1993 PAGE 3
VI. COMMUNICATIONS
A. Informational Packet from M. Brown, Dykema Gossett regarding Z-6-93,
SLU-9-933 5400 Block S. Waverly Road (to be handed out at meeting)
VII. COMMENTS FROM CHAIRPERSON
VIII. BOARD MEMBER COMMENTS
Ix. ADJOURNMENT
Adjournment was at 6:45 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
C:\WP\DATA\PLANBD\MN083193.SPC
APPROVED 102593
TO CLERK 102593
Minutes of the SPECIAL Meeting
LANSING PLANNING BOARD
.7 : 30 p.m. , City Council Chambers
Tenth•Floor, Lansing City Hall
1 ; CT day, August 17, 1993
I . OPENING SESSION
The Chairman called the meeting to order at 7 : 30 p.m.
A. Chairman Horne announced that this is a special meeting
of the Lansing Planning Board to consider an amendment to
the Planning and Zoning Code to be known as Chapter 1217,
which will provide for the use of Community Development
Block Grant funds to prevent and eliminate the conditions
of blight and deterioration within the City.
B. Roll Call . Present: Witherspoon, Goolsby, Barnhart,
Horne, Thelen, Ruge, Fountain; seven present.
C . Excused Absences . Helen LeBlanc.
D. Introductions . Sidney P. Worthington, Interim Director,
Department of Planning and Neighborhood Development;
staff: James A. Ruff, Zoning Administrator; Emil
Winnicker, Development Manager.
E . Approval of Agenda.
Agenda was approved as presented.
II . PUBLIC HEARINGS
A. AMENDMENT TO THE PLANNING AND ZONING CODE TO BE KNOWN AS
CHAPTER 1217 , WHICH WOULD PROVIDE FOR THE USE OF
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS TO PREVENT AND
ELIMINATE CONDITIONS OF BLIGHT AND DETERIORATION WITHIN
THE CITY.
The City is required to meet at least one of the three
national objectives mandated by the federal.government in
carrying out its Community Development Block Grant
program. Those objectives include
1 . Activities that directly benefit low income and
moderate income households;
2 . Activities that result in the ' prevention or
elimination of slum and blight; and
3 . Activities that meet a particular urgent need in
the community.
PLANNING BOARD MINUTES TUESDAY, AUGUST 17, 1993 - PAGE 2
Activities that result in prevention or elimination of
slum and blight must be carried out according to
procedures specified by the federal regulations including
that the blighted area delineated by the City must meet
a definition of a slum, blighted, deteriorated or
deteriorating area under the state or local code. The
purpose of this evening' s public hearing is to consider
a proposed local ordinance that would allow the City
Council to define slum and blighted areas by local
ordinance as required by law for application of the CDBG
activities . The intent of the ordinance is to provide
the City with a greater flexibility in carrying out
housing and neighborhood improvement projects funded out
of the Block Grant.
The Chairman began reading the proposed ordinance.
Mr. Goolsby made a motion, supported by Mr. Thelen, that
the ordinance stands as read; Yeas : 7; Nays : 0; carried
unanimously.
Mr. Worthington provided background information, and Mr.
Winnicker explained CDBG requirements . Considerable
discussion by the Board ensued.
No audience members were present wishing to speak to or
address the issue; so noted in the minutes .
Chairman Horne said additional information relating to
the ordinance may be obtained by contacting the City
Attorney' s office at 483-4320 or the Development Division
in the Department of Planning and Neighborhood
Development on City business days Monday through Friday,
between 8 a.m. and 5 p.m. at 483-4040 .
III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
A. RECESS - None.
IV. BUSINESS SESSION
A. Minutes for Approval : None
B. Committee of the Whole
Mr. Goolsby made a motion, seconded by Mr. Barnhart, that
the Board dissolve to the Committee of the Whole, Mr.
Goolsby, Chair; Yeas : 7; Nays : 0; carried unanimously;
APPROVED.
PLANNING BOARD MINUTES TUESDAY, AUGUST 17, 1993 - PAGE 3
1 . AMENDMENT TO THE PLANNING AND ZONING CODE TO BE
KNOWN AS CHAPTER 1217, WHICH WOULD PROVIDE FOR THE
USE OF COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS TO
PREVENT AND ELIMINATE CONDITIONS OF BLIGHT AND
DETERIORATION WITHIN THE CITY.
More discussion followed concerning word
substitutions followed. Ms . Witherspoon made a
motion, seconded by Mr. Barnhart, for the Committee
of the Whole to rise; Yeas : 7; Nays : 0; carried
unanimously; APPROVED.
Mr. Goolsby reported that the Committee of the Whole has
met, considered the proposed ordinance to add a new
chapter, 1217, to the City of Lansing Code of Ordinances,
to provide the use of Community Development Block Grant
funds to prevent and eliminate conditions of blight and
deterioration. The Committee has made several
suggestions for changes in wording, and the Committee
believes the Planning Board should be prepared to meet in
a special meeting to consider the ordinance once the
changes are incorporated therein.
C . Committee Reports
1 . Committee of the Whole
a. AMENDMENT TO THE PLANNING AND ZONING CODE TO
BE KNOWN AS CHAPTER 1217 .
Mr. Goolsby, Chairman of the Committee, made
the report, and comments were made by the
Board. Additions were suggested, and a
recommendation was made, following completion
of the additions in order to meet the deadline
of Council, that another meeting date be set.
The Board tentatively set 6 p.m. on August 31
for a special meeting to meet to consider the
additions and changes in amendment to the
Planning and Zoning Code to be known as
Chapter 1217 .
2 . Zoning and Ordinance Committee:
a. Next meeting is scheduled for Tuesday,
September 8, 1993 at 6 : 30 p.m. in the City
Council Conference Room.
PLANNING BOARD MINUTES TUESDAY, AUGUST 17, 1993 - PAGE 4
3 . Urban Development Committee:
a. Next meeting Tuesday, September 14, 1993 at 4
p.m. in the Planning Division Conference Room.
4 . Executive Committee
A. Report from Planning Director - None
B. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee
Held)
C . Z-1-93, 1829 Coleman, "C" Residential and "J"
Parking Districts to "C" Residential District
(Tabled--Comm. )
d. SLU-5-93, 1829 Coleman, telephone equipment
structure (Tabled--Comm. )
e . SLU-6-93, Sablain Pits (Tabled--Comm. )
2 . Urban Development Committee:
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
C. ACT-5-93; 2500 Block of South Cedar Street
(Tabled--Staff)
I . NEW BUSINESS
A. P-1-89 , Jet Place Plat, Request to Reapprove Final Plat.
Mr. Thelen, as Chairman of the Zoning and Ordinance
Committee, made a motion, seconded by Mr. Barnhart, that
P-1-89 , Jet Place Plat, which is a Final Plat Extension,
with the four conditions in the staff report (the Board
found that the final plat meets the requirements of Title
IV of the Subdivision Regulations of the City of Lansing;
Yeas : 7 ; Nays 0; carried unanimously; APPROVED.
II . COMMUNICATIONS - None.
III . COMMENTS FROM CHAIRPERSON - Mentioned upcoming
conferences; congratulated staff managers; as retiring
chair, thanked members for cooperation.
PLANNING BOARD MINUTES TUESDAY, AUGUST 17, 1993 - PAGE 5
IV. BOARD MEMBER COMMENTS
V. ADJOURNMENT - was at 8 : 15 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
C:\WP\DATA\PLANHD\MN081793
APPROVED1UZ- rya
TO CLERK 93
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
Tuesday, August 3 , 1993
I . OPENING SESSION
Vice-chairperson LeBlanc called the meeting to order at
7 :45 p.m.
A. Roll Call. Present: Fountain, Goolsby, Thelen, LaBlanc,
Witherspoon, Ruge.
B. Excused Absence. Horne, Barnhart, one vacant chair.
C. Introductions . Planning Manager Eleanor K. Love
Introduced; Jim Ruff, Zoning Administrator.
D. Approval of Agenda. Added Committee of the Whole to
Business section, Committee of the Whole to Committee
Reports . Approved unanimously as corrected, on a voice
vote.
II . PUBLIC HEARINGS
A. Z-5 -93 , 1921 W. Holmes Rd. , "A" Residential District to
"DM-1" Residential District. Ronald Heck and Barbara
Johnson, co-developers .
Stuart King, 1909 W. Holmes Rd. , spoke against Z-5-93
Sheila Kniffen, 1901 W. Holmes Rd. , spoke against Z-5-93
Referred to Zoning and Ordinance Committee.
B. Z-7-93 , 913 , 915, 917, & 921 W. Allegan, "C" Residential
District to "D-1" Professional Office District, and
C. Z-8 -93 , 927, 1001, & 1007 W. Allegan, "C" Residential
District to "D-1" Professional Office District. V. I. P.
Management representing Mr. and Mrs . Charles Wrigley,
owners .
Clint VanNocker, 1605 Moores River Drive, of V. I. P. ,
spoke for Z-7-93 and Z-8 -93 .
PLANNING BOARD MINUTES AUGUST 3, 1993 PAGE 2
Tenant, 1007 W. Allegan, spoke against Z-7-93 and Z-8 -93 .
Paul Scott, 412 W. Kilborn, spoke concerning Z-7-93 and
Z-8 -93 .
Charles Wrigley, owner of properties, spoke concerning Z-
7-93 and Z-8-93 .
Referred to Zoning and Ordinance Committee.
D. SLU-10 -93, 501 W. Saginaw Street, and 612 & 616 N. Pine
Street, Child Care Facility. Trinity Lutheran Church.
Craig Hahn, 2728 Arlington Rd. , representing Trinity
Lutheran Church, spoke.
Letters : from Jon Addiss of 913 W. Holmes Rd
from John Keel, Rathbun Insurance Office
response from Mr. Hahn to Mr. Keel
Referred to Zoning and Ordinance Committee.
E. ACT-12 -93, Closure of Hosmer at Prospect. Request by
Green Oaks T.A.O. to temporarily (perhaps permanently)
close the street, to alleviate parking problems in the
300 block of S . Hosmer, and to alleviate cut-through
traffic.
Bruce Whipple, 300. S . Hosmer, spoke .against ACT-12 -93
Mary Clark, Chairman. of Green Oaks T.O.A. spoke in favor
of ACT-12 -93
Pat Flanagan, 223 S. Hosmer, spoke concerning traffic
patterns on S . Hosmer
Mary Margaret Woll, brought letter of support addressed
to Ms . Horne, for ACT-12 -93
Amy Valleau, 217 S . Hosmer, spoke in support of ACT-12 -93
Letters : from Auto Speedometer, opposed
from Dale Goodrich, opposed
Petition of 60 signatures in favor of ACT-12 -93
Paul Dionese, property owner, spoke against ACT-12 -93
PLANNING BOARD MINUTES AUGUST 3, 1993 PAGE 3
Referred to Urban Development Committee
III . JURISDICTIONAL HEARING
A. Z-6 -93 , 5400 Block S. Waverly, "A" Residential District
to "DM-1" Residential District, and
SLU-9 -93, 5400 S. Waverly, Mobile Home Park
V. Fountain requested to be excused from discussion and
voting on this issue as he had worked on this issue as a
staff person. G. Goolsby moved and R. Thelen seconded a
request to excuse V. Fountain. Motion passed unanimously
on a voice vote.
Michael Brown, attorney, 800 Michigan National Tower,
representing Mary Ettinger, petitioner, spoke.
Hearing closed.
IV. COMMENTS FROM THE AUDIENCE (5 minutes each)
No Comments
III . RECESS
Zoning and Ordinance Committee met in Conference Room during
recess to consider:
A. SLU-8 -93, 430-440 N. Larch Street, Transitional Housing
for additional 24 Individuals , operated by the Volunteers
of America.
V. Fountain moved to approve SLU-8 -93 , seconded by D.
Witherspoon. Motion passed 4 -0 .
IV. BUSINESS SESSION
A. Minutes for Approval : None
B. Committee Reports
A motion was made by G. Goolsby and seconded by D. Witherspoon to
disolve into a Committe of the Whole. Motion carried unanimously,
on a voice vote.
1 . Committee of the Whole.
a) Z-6 -93 and SLU-9 -93, 5400 block S . Waverly.
The members believed that sufficient
PLANNING BOARD MINUTES AUGUST 3, 1993 PAGE 4
differences are being proposed in these
petitions from previous ones filed for this
site, that these cases should be heard on
their own merit. A motion to consider Z-6 -93
and SLU-9 -93 was made by G. Goolsby and
seconded by R. Thelen. The motion passed
unanimously.
G. Goolsby moved to arise from Committee of the Whole, R. Thelen
Seconded, motion carried. Committee arisen.
2 . Zoning and Ordinance Committee, Chairman Ron
Thelen.
a) SLU-8-93, 430-440 N. Larch Street,
Transitional Housing for an additional 24
Individuals .
Planning Board Action: R. Thelen made a motion, seconded by V.
Fountain, to approve SLU-8 -93 , subject to the conditions of the
Zoning and Ordinance Committee report, which is attached hereto and
made a part thereof; the motion was carried unanimously on a voice
vote.
b) The next meeting of the Zoning and Ordinance
Committee is scheduled for Wednesday,
September 8, 1993 , at 6 : 30 p.m. in Council
Conference room.
3 . Urban Development Committee, Chairman Garry
Goolsby.
a) Act-9 -93, 6028 Coulson Court, Reduction of
Drain Easement.
Planning Board Action: G. Goolsby moved to approve Act-9 -93 as per
staff report, seconded by D. Witherspoon. The motion was carried
unanimously on a voice vote.
b) Act-13 -93, Vacation of 1100 Block of W.
Hillsdale, creation of single buildable
parcel .
Planning Board Action: G. Goolsby moved to approve Act-13 -93 , as
per staff report, R. Thelen seconded. The motion was carried
unanimously on a voice vote.
PLANNING BOARD MINUTES AUGUST 3, 1993 PAGE 5
c) Act-17-93, Private Utility Easement - McKinch
Park, Utility Service from Immanuel ' s Temple
Church.
Planning Board Action: G. Goolsby moved to approve Act-17-93 , as
per staff report, seconded by D. Witherspoon. The motion was
carried unanimously on a voice vote.
d) The next meeting of the Urban Development Committee
will be Tuesday, August 10, 1993 , at 4 p.m. in the
Planning Division Conference Room
4 . Committee of the Whole
a) Z-6 -93 and SLU-9 -93, 5400 block S . Waverly,
G. Goolsby reported that the Committee of the
Whole recommends that these be set for public
hearing, and to be considered on their merits .
Planning Board Action: A motion was made by G. Goolsby, and
seconded by R. Thelen, to set the public hearings for Z-6 -93 and
SLU-9 -93 to consider their merits . The motion was carried
unanimously.
C. Report from Planning Director
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-23 -90, 2200 Olds Avenue (Committee Held)
b. Z-3 -91, 4700 Block Aurelius Road (Committee
Held)
C. Z-1-93 , 1829 Coleman, "C" Residential and "U"
Parking districts to "C" Residential District
(Tabled- -Comm. )
d. SLU-5 -93 , 1829 Coleman, telephone equipment
structure (Tabled- - Comm)
e. SLU- 6 -93 , Sablain Pits (Tabled- -Comm. )
2 . Urban Development committee
a. East Michigan Avenue Land Use Policy
b. ACT_49 -92 , Kaplan Street
C. ACT-5-93 , 2500 Block of South Cedar Street
(Tabled- -Staff)
VII . NEW BUSINESS
PLANNING BOARD MINUTES AUGUST 3, 1993 PAGE 6
VIII . COMMUNICATION
A. ACT-5 -93 , 2120 S . Cedar St. , vacation of alley.
Withdrawn on unanimous vote of Planning board.
VII . COMMENTS FROM CHAIRPERSON
VI . BOARD MEMBER COMMENTS
XI . ADJOURNMENT AT 9 :45 P.M.
Respectfully Submitted,
Eleanor Love, Secretary
Planning Board
wenty
SLU-8-93
430-440 N. Larch Street
GENERAL INFORMATION
APPLICANT: Volunteers of America of Greater Lansing,
Inc.
430-440 N. Larch Street
Lansing, MI 48912
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Office/Warehouse
EXISTING ZONING: "H" Light Industrial District
PROPERTY SIZE & SHAPE: 198 ft. x 198 ft. /39,204 square feet
SURROUNDING LAND USE: N: Commercial/Wholesale
S: Office
E: Vacant/RR right-of-way
W: Commercial/Wholesale
SURROUNDING ZONING: N "H" Light Industrial
S: "H" Light Industrial
E: "H" Light Industrial
W: "H" Light Industrial
MASTER PLAN DESIGNATION: Commercial, Central Business District support
services, Cedar/Larch Plan, 1989
CASE HISTORY: A Special Land Use permit was approved at
this location for up to 50 men and 25 women
and children by the City Council 6/8/92. The
Board of Zoning Appeals approved a variance
of 36,000 square feet from the required lot
area for residential care facilities 5/14/92.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant proposes to construct an
addition onto the existing structure at 430-
440 N. Larch St. to provide transitional
housing for an additional 24 individuals. The
applicant formerly received approval for a
residential care facility (emergency overnight
shelter) for 75 homeless people under a
Special Land Use permit approved June 8,
1992. This is therefore considered an
amendment to SLU-4-92 to increase the
PLANNING BOARD PAGE 2 - SLU-8-93, 430-440 N. Larch Street
number of people served by the residential
care facility from 75 to 99.
AGENCY RESPONSES:
Assessor: No comments.
BWL: The Board of Water & Light has no
objections or concerns regarding the
request for special land use at the
above address:
Fire Marshal: Providing all fire codes are complied
with during and after construction.
Continental Cablevision: No comments or requirements.
Cedar/Larch CDC: The City has already designated this
(Emil Winnicker) location as a homeless shelter. There
appears to be capacity for expansion
as proposed. BZA for lot area
variance will be required.
Transportation Engr. : Recommend approval with no additional
requirements.
ANALYSIS
Evaluation
Section -1282.03(f)(1)-(6) sets forth the criteria which must be used to
evaluate a Special Land Use permit request. The criteria and evaluation are
as follows.
1. Compatibility with Use on Adjacent Properties
The site is located in the Cedar/Larch corridor in an area characterized
by office, commercial and warehouse activity. This proposed homeless
shelter would be the only residential use in the area. The likelihood is
that the activities on adjacent properties will have more impact on the
subject property than vice versa. Even then the relationship should
not pose much of a problem since surrounding nonresidential activities
are mostly daytime operations and would be closed when the major
activity was ongoing at the shelter facility.
To increase the number of homeless individuals from 75 to 99 with the
proposed addition should not make the overall facility incompatible with
the surrounding area.
PLANNING BOARD PAGE 3 - SLU-8-93, 430-440 N. Larch Street
2. Change in the Essential Character of the Area
The proposal to add onto the facility will still result in an activity that
is less intense than the surrounding nonresidential area. There will be
an increase in mostly pedestrian traffic in the area as clients seek to
use the facility. No appreciable increase in vehicular traffic in the area
is anticipated. Twenty-four hour supervision should be effective in
controlling daily activities at the site and keep the facility a low-key
operation that will not change the character of the area.
3. Interference with Use of Adjacent Properties
None anticipated.
4. Improvement to Property and Surrounding Area
Substantial improvements to the existing building and site are
necessary to prepare the shelter facility for human habitation. The
building is a warehouse structure that must be modified to accommodate
the proposed shelter. The structure must be improved to meet building
code and health and safety standards. The 52.5 ft. x 63 ft. addition will
include twelve units housing 24 individuals, a kitchenette, laundry
facilities and an area for congregate meals. Some landscaping will be
added along the property's frontage along Larch Street.
5. Environmental Impacts
None anticipated. The impact of the facility with its proposed addition
will be positive if the site and building are renovated and utilized in a
productive manner.
6. Impact on Public Services
None anticipated.
7. Impact on Utilities
None anticipated.
8. Compliance with the Master Plan
As stated in the SLU-4-93 report on the original proposal (to house 75
individuals) :
"The Cedar/Larch Master Plan designates this part of the
corridor as a location for Central Business District support
facilities. Such facilities are described as residences and
businesses that support offices, office workers and commercial
business in the Central Business District.
PLANNING BOARD PAGE 4 - SLU-8-93, 430-440 N. Larch Street
While the proposed activity is not in keeping with this definition,
it replaces a similar facility already located near the CBD. The
existing facility near the CBD has been acquired by the City as
part of a redevelopment plan to strengthen the area.
Development for CDB activities in this section of the Cedar/Larch
corridor has yet to be proposed. Because no firm commitments
have been made to redevelop the area, it seems reasonable to
establish the proposed use particularly when it will replace a use
already established downtown. It provides an opportunity to
continue a valuable service in the community, renovate an
underutilized site and structure, and improve the appearance in
the area.
The objectives of the Master Plan can still be achieved in the long
term if development occurs as envisioned."
This Special Land Use permit for 99 individuals (amending the
SLU-4-93) would further help to accommodate the homeless in this
central location.
9. Compliance with Zoning District Regulations
The site is zoned in the "H" Light Industrial zoning district, which
allows for a facility of the type proposed as a special land use with
specific conditions. The facility with its proposed addition will meet all
the following conditions as required.
a. Twenty-four hour supervision will be maintained on site.
b. The lot area (39,204 square feet) is large enough to accommodate
39 individuals (1,000 square feet per person) . Since this
proposal will increase the capacity from the approved 75 to 99, a
variance would also be necessary for additional capacity beyond
75. An application for a variance would have to be filed at the
appropriate time and ultimately approved by the Board of Zoning
Appeals before additional capacity beyond 75 is allowed.
c. The proposed facility is located less than 1,500 feet from
a similar facility but more than 500 feet, and it is
separated by principal arterials and a main railroad right-
of-way. This distance under these circumstances is
acceptable according to the Code.
Other Considerations
All codes related to building construction, health and fire safety must also be
met. Evaluation will proceed during the site plan and building permit stages
of review.
PLANNING BOARD PAGE 5 - SLU-8-93, 430-440 N. Larch Street
RECOMMENDATION
It is recommended that a Special Land Use permit be approved for a shelter
facility at 430-440 North Larch Street for up to 99 individuals with the
understanding that capacity beyond the already approved 75 may be allowed
provided the 1,000 square feet of lot area per person requirement is waived
by the Board of Zoning Appeals and subject to the following:
1. Compliance with all Building, Health Department and Fire Code
requirements.
2. Approval of a site plan showing access, parking and any site changes.
C:\WP\DATA\PLANBD\SLU893FE
APPROVED 102593
TO CLERK 102593
MinL}tes of the Regular Meeting
LAIVSING PLANNING BOARD
- 7:30 p:m:;-City Council Chambers
+� Tenth lopxx, Lansing City Hall
I) f F i We e�c�'�ay, July 7, 1993
I. OPENING SESSION
The Chairman called the meeting to order at 7:40 p.m.
A. Roll Call. Present: Ruge, Barnhart, Horne, Goolsby, LeBlanc,
Thelen; six present.
B. Excused Absences. Mr. Fountain requested and was granted an
excused absence. At the last meeting, Ms. Witherspoon requested an
excused absence.
C. Introductions. The Chairman introduced Mr. John Ruge as a new board
member. Staff: James A. Ruff, Interim Zoning Administrator.
D. Approval of Agenda.
Agenda was approved as presented.
II. PUBLIC HEARINGS
A. SLU-8-93, 430-440 N. Larch Street, Amend Special Land Use Permit for
residential care facility (emergency overnight shelter) for an additional
24 individuals.
Mr. Ruff presented the case.
PAT DOWELL, PRESIDENT OF VOLUNTEERS OF AMERICA OF
GREATER LANSING, INC. presented the petition. In support.
PAUL SCOTT, 412 W. Kilborn, in support.
PAM FOWLER, 3313 W. Mt. Hope, President. VOA Board, in support.
Referred to Zoning and Ordinance Committee.
III. COMMENTS FROM THE AUDIENCE (5 minutes each)
PAUL SCOTT, 412 W. Kilborn. In "Citywide Goals and Objectives for the
Twenty-First Century," was placement of utility wires underground in older
neighborhoods considered.
IV. RECESS - none.
PLANNING BOARD MINUTES WEDNESDAY, JULY 7, 1993 - PAGE 2
V. BUSINESS SESSION
A. Minutes for Approval: April 6, 1993
Mr. Barnhart made a motion, seconded by Mr. Thelen to approve the
minutes of April 6, 1993 as printed. On a voice vote, the motion was
APPROVED.
B. Election of Officers - Chairman and Vice Chairman
Ms. LeBlanc made a motion, supported by Mr. Goolsby, to postpone
election of officers to the first meeting in September, with committee
elections to be held after Board elections; unanimously APPROVED.
C. Committee Reports
1. Zoning and Ordinance Committee:
a. Next meeting is scheduled for Wednesday, July 14, 1993;
the staff requests the meeting be rescheduled to August
3, 1993 during the recess in the City Council Conference
Room.
2. Urban Development Committee:
a. Goals and Objectives for the 21st Century
Mr. Goolsby summarized the most recent Board progress
in approving the document. Questions were raised
regarding a number of different areas and an amendment
was requested by Ms. Witherspoon to incorporate the
language "physically handicapped" into the text of the
section on elderly housing/physically handicapped, points
1, 2, 5, and 6 on page 6 of the document.
PLANNING BOARD:
Mr. Goolsby made a motion, seconded by Ms. LeBlanc, to accept
the document entitled "Goals and Objectives for the 21st
Century" with the amendments suggested above; on a voice vote,
there were: Yeas: 6; Nays 0; motion carried unanimously;
APPROVED.
b. Next meeting Tuesday, July 13, 1993 at 4 p.m. in the
Planning Division Conference Room
3. Executive Committee - did not meet.
D. Report from Planning Director - none.
PLANNING BOARD MINUTES WEDNESDAY, DULY 7, 1993 - PAGE 3
E. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee Held)
C. Z-1-93, 1829 Coleman, "C" Residential and "J" Parking
Districts to "C" Residential District (Tabled--Comm.)
d. SLU-5-93, 1829 Coleman, telephone equipment structure
(Tabled--Comm. )
e. SLU-6-93, Sablain Pits (Tabled--Comm. )
2. Urban Development Committee:
a. East Michigan Avenue Land Use Policy
b. ACT-49-92, Kaplan Street
C. ACT-5-93; 2500 Block of South Cedar Street (Tabled--
Staff)
d. ACT-9-93; 6028 Coulson Court (Tabled--Staff)
VI. NEW BUSINESS - None.
VII. COMMUNICATIONS - None.
VIII. COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
Mr. Barnhart requested an excused absence for August 3, 1993.
Mr. Goolsby made a motion, seconded by Ms. LeBlanc, to excuse Mr. Barnhart
from the August 3, 1993 meeting; carried unanimously on a voice vote.
Ms. Horne requested an excused absence for August 3, 1993. Ms. LeBlanc
made a motion, seconded by Mr. Barnhart, and to excuse Ms. Horne from the
August 3, 1993 meeting; carried unanimously on a voice vote.
Mr. Thelen raised questions and made statements regarding the Council's use
of the Planning Board's report for the Sparrow Hospital improvements. Board
members discussed this issue and Mr. Goolsby requested that the staff review
the letter and resolution that was sent up to the Mayor's office and report
back on its contents at the September meeting.
X. ADJOURNMENT was at 8:46 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn070793
:r Approved Id 26y3
To C1 erk 73
' I IlMinues of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
loth Floor, Lansing City Hall
Tuesday, June 15, 1993
I . OPENING SESSION
The chairman called the meeting to order at 7 :45 p.m.
A. Roll Call . Present: Barnhart, Fountain, Goolsby,
Thelen, Horne, Witherspoon.
B. Excused Absence. LeBlanc, one vacant seat.
C . Introductions . Interim Planning Manager Eleanor K. Love
introduced; Jim Ruff, Zoning Staff .
D. Approval of Agenda. No additions or amendments . Agenda
approved.
II . PUBLIC HEARINGS (No public hearings scheduled for tonight)
III . COMMENTS FROM THE AUDIENCE (5 minutes each)
Eric Clark, regarding rezoning petition for 6066 and 6070 S .
M.L. King Blvd/Logan St.
Patrick Murray, 1720 Murray, regarding South Baptist Church
Parking Lot.
Leonard Fuller, Todd and Barnes, regarding Mr. Murray' s
comments on South Baptist Church.
Peggy Bowerman, 1029 E . Oakland Avenue, regarding
1017 E . Oakland, Teen Challenge.
Jeff Pocone, 1601 Steamwood, regarding Mrs . Bowerman' s
comments on 1017 E . Oakland, Teen Challenge.
Doug Wacker, no address given, regarding 121 Ferguson Street
parking lot.
Mary Margaret Woll, Eastside Neighborhood Group, regarding 121
Ferguson Street, parking lot.
PLANNING BOARD MINUTES JUNE 15, 1993 PAGE 2
John Dougherty, 229 Moores River Drive, regarding South
Baptist Church Parking Lot.
Paul Scott, 412 W. Kilborn, regarding SLU-7-93 ( 1017 E .
Oakland Ave. ) , and South Baptist Church Parking Lot.
Roger Wilson, 1800 Herbert Street, representing Fabulous Acres
Neighborhood group, regarding South Baptist Church Parking
Lot.
Donna Collins, 225 Moores River Drive, regarding South Baptist
Church Parking Lot.
Richard Collins, 225 Moores River Drive, regarding South
Baptist Church Parking Lot.
Sue Eby, 801 Durant, regarding South Baptist Church Parking
Lot.
Bob Rinck, of South Baptist Church, regarding the Parking Lot.
Dennis Kowalski, 216 Moores River Drive, regarding South
Baptist Church Parking Lot .
III . RECESS
IV. BUSINESS SESSION
A. Committee Reports
1 . Zoning and Ordinance Committee, Chairman Ron
Thelen.
a) Z-3-93, Request by Don Japinga to Rezone the
property at 3104 S . Cedar St. from "D-l"
Professional Office and "E-2" Local Shopping
district to "F" Commercial . Moved and seconded
in committee to approve, with additional
landscaping and circulation improvements to be
made.
Planning Board Action: A motion was made by R. Thelen, seconded by
V. Fountain to recommend approval of the request to rezone the
property at 3104 S . Cedar St. (Z-3-93 ) from "D-1" Professional and
"E-2" Local Shopping District to "F" Commercial District. A roll
call vote was taken. Members voting in the affirmative were:
PLANNING BOARD MINUTES JUNE 15, 1993 PAGE 3
Barnhart; Fountain; Goolsby; Horne; Thelen; Witherspoon ( 6 ) .
Members opposed: none ( 0) . Motion was approved unanimously.
b) Z-4-93, Request by Harry H. Hepler to rezone
property at 619 E. Michigan Ave, from "H"
Light Industrial District to "G-1" Business
District. Moved and seconded in committee to
approve.
Planning Board Action: A motion was made by R. Thelen, seconded by
D. Witherspoon, to recommend approval of the request to rezone the
property at 619 E. Michigan Ave. from "H" Light Industrial District
to "G-1" Business District. Members voting in the affirmative
were: Barnhart; Fountain; Goolsby; Horne; Thelen; Witherspoon (6) .
Members opposed: none ( 0) . Motion was approved unanimously.
c) SLU-7-93, Request by Rev. Jeffrey Pokone to
establish a residential care facility for
seven men, including staff, at 1017 E. Oakland
Avenue. Moved and seconded in committee to
approve, subject to inspection reports and
screening of the property with plants, fencing
to be kept to a minimum. A letter to J. Ruff
was read into the record, recommending that
this request be denied.
Planning Board Action: Based on the nine points found in Zoning
and Ordinance Committee report, a copy of which is attached hereto
and made a part thereof, a motion was made by R. Thelen, seconded
by V. Fountain, to recommend approval of the Special Land Use
request at 1017 E . Oakland. A voice vote was taken. Five members
voted in favor of the motion. One member (d. Witherspoon) voted in
opposition. The motion was approved.
d) NCU-1-93, Request by Dale Goodrich to renovate
the existing structure at 200-202 S . Eighth
St. and convert it from a four-unit apartment
building to a three-unit apartment building.
Moved and seconded to approve to Class A for
two units, for a provisional one year time
period. If restoration is completed in one
year, provisional status to be removed. A
letter from the petitioner withdrawing the
request was submitted.
PLANNING BOARD MINUTES JUNE 15, 1993 PAGE 4
Planning Board Action: A motion was made by R. Thelen to accept
the withdrawl of NCU-1-93, seconded by G. Goolsby. On a voice vote
of 6 to 0, the motion was approved.
e) P-1-92, R.E . Olds Plat, Old Diamond Reo Site.
Request by Snell Environmental Group, Inc. ,
representing the City of Lansing, for final
preliminary and final plat approval of the
R.E. Olds Plat. Moved and seconded to approve
in committee, approved by vote of 3-0, subject
to five conditions found in Zoning and
Ordinance Committee meeting report, a copy of
which is attached hereto and made a part
thereof.
Planning Board Action: a motion was made by R. Thelen, seconded by
V. Fountain, to approve P-1-92, subject to the five conditions
found in the staff report. On a voice vote of 6 to 0, the motion
was approved.
f) Z-2-93, 6066/6070 S. M.L. King Blvd/Logan St .
Request by Eric S . Clark to rezone property at
6066 , and part of 6070 S . M.L.King Blvd/Logan
St. from "A" Residential, "F" Commercial, and
"J" Parking districts to "F" Commercial
district.
Planning Board Action: A motion was made by R. Thelen, seconded by
V. Fountain, to deny this petition as filed, and further
recommended that this property be rezoned "F" Commercial, except
for the north 25 ' of 6070 S . M.L.King Blvd/Logan St. , which will
remain "A" Residential .
Witherspoon yea Horne yea
Barnhart yea Thelen yea
Fountain yea Goolsby yea
The motion was passed (6 -0) .
g) SLU-4-93, 121 Ferguson Street, Surfaced
Parking Lot. From the nine criteria utilized
to evaluate the proposal, a copy of which is
attached hereto and made a part thereof, staff
recommended denial . Three alternatives exist,
to approve, modify, or deny the request. A
recommendation was made to deny the request in
the Zoning and Ordinance committee meeting.
PLANNING BOARD MINUTES JUNE 15, 1993 PAGE 5
Planning Board Action: A motion was made by R. Thelen, seconded by
V. Fountain, to recommend denial of the request. A roll call vote
was taken with the following results :
Barnhart yea Fountain yea
Goolsby nay Horne nay
Witherspoon yea Thelen yea
The motion to deny the request was passed (4-2) .
h) SLU-2-92 1518 S . Washington, Parking
Expansion. Request by South Baptist Church to
incorporate the vacant parcel east of the
parcel, known as 133-135 Woodlawn Avenue, into
their parking lot. Request approved at Zoning
and Ordinance Meeting of June 9 , 1993 .
Planning Board Action: A motion was made by R. Thelen to approve
the request, with conditions that all site plan and special land
use agency review comments be incorporated into the parking lot
improvements, and was seconded by V. Fountain. This recommendation
is based on the nine points listed in the staff report, a copy of
which is attached hereto and made a part thereof.
Motion passed, yeas 5 (Barnhart, Goolsby, Witherspoon, Fountain,
and Horne) , nays 1 (Thelen) , by voice vote.
Motion Made by R. Thelen that a separate resolution be
approved, reinforcing the western edge of this community
facility designation and the Planning Board' s position
that any expansion west would not be supported by the
board. Seconded by V. Fountain.
Motion passed unanimously by voice vote.
Next meeting will be Wednesday, July 14, at 2 : 30 p.m. in
the Planning Division conference room.
2 . Urban Development Committee, Chairman Garry
Goolsby.
a) Citywide Goals and Agenda for the 21st
century. Hold for July meeting, which will be
held Tues . July 13, 1993, at 4 : 00 p.m. in
planning division conference room.
VI . Communication:
PLANNING BOARD MINUTES JUNE 15, 1993 PAGE 6
A. Letter to E. Horne from Brian Jeffries to withdraw ACT-
27-92 .
Planning Board Action: D. Witherspoon moved and G. Goolsby
seconded motion to withdraw ACT-7-92 .
Motion passed unanimously (6 -0) .
VII . Board Member Comments :
VIII . Meeting Adjournment :
A. Meeting adjourned at 11 : 06 p.m.
Respectfully submitted,
Eleanor Love
Interim Planning Manager
ZONING AND ORDINANCE COMMITTEE
of the
Lansing Planning Board
Planning Division Conference Room
Meeting of June 9 , 1993
Member Staff Present
Vernon C . Fountain Jim Ruff
Emly Horne Donna Wynant
Beth Monteith (left at 3 : 15 p.m. )
Ron Thelen
Guests
Douglas F. Wacker, SLU-4-93 Eric Clark, Z-2-93
Dee Loge-Wacker, SLU-4-93 Gladys Gilson, SLU-2-92
Dale Goodrich, NCU-1-93 Priscilla Holmes, SLU-2-92
Peggy Bowerman, SLU-7-93 John Dougherty, SLU-2-92
Pat Flanagan, NCU-1-93 Bob Rinck, SLU-2-92
Cherryl Valleau, NCU-1-93 Lewis Wood, SLU-2-92
Marcia Whitaker, NCU-1-93
Jeffrey Pokone, SLU-7-93
Harry H. Hepler, Z-4-93
The meeting was called to order by Ron Thelen at 2 : 35 p.m.
There were two additions to the agenda under Pending Items, ( 1) Z-
2-93 and SLU-2-92 . Also, Ms . Horne requested a point of privilege .
Ms . Horne presented a certificate of appreciation to retiring
member Beth Monteith in recognition of her service to the City as
a member of the Planning Board.
See pages 3 through 12 for the Committee report on the following
items :
1 . Z-3-93, 3104 South Cedar Street, "D-1" Prof . Off. and "E-2"
Local Shopping Districts to "F" Commercial District
2 . Z-4-93, 619 East Michigan Avenue, "H" Lt. Ind. to "G-1" Bus .
3 . SLU-7-93, 1017 East Oakland Avenue, Residential Care Facility
for 7 men
4 . NCU-1-93, 200-202 South Eighth Street, Class A, Convert 4-unit
to 3-unit Apt. Bldg.
5 . P-1-92, R.E. Olds Plat, Old Diamond Reo Site.
6 . Z-2-93, 6066 and part of 6070 S . Dr. Martin Luther King Jr.
Blvd. /Logan Street, "A" Residential, "F". Commercial, and "J"
Parking Districts to "F" Commercial District, 5800 sq. ft.
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 2
addition to commercial building
7 . SLU-4-93, 121 Ferguson Street, Surface Parking Lot .
Information.
8 . SLU-2-92 , 1518 S. Washington Avenue Parking Expansion
Motion by E . Horne, second by V. Fountain to adjourn the meeting at
5 : 53 p.m. ; carried.
Respectfully submitted
James A. Ruff
Interim Zoning Administrator
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 3
1 . Z-3-93, 3104 South Cedar Street, "D-1" Prof. Off . and "E-2"
Local Shopping Districts to "F" Commercial District
This is a request by Don Japinga to rezone the property at
3104 South Cedar Street from "D-1" Prof . Off . and "E-2" Local
Shopping Districts to "F" Commercial District. The applicant
has a potential purchaser who wishes to bring the property
into conformance with the existing and surrounding commercial
uses as well as for the future sale and service of home care
products . The property is 150 feet by 141 . 5 feet containing
21,225 square feet and is rectangular in shape and is located
at the southeast corner of Cedar Street and Hodge Avenue.
Mr. Fountain moved to approve Z-3-93, 3104 South Cedar Street,
"D-1" Prof . Off. and "E-2" Local Shopping Districts to "F"
Commercial District; second by Ms . Monteith; Yeas all;
approved 4-0 . The Committee ' s action was based on the
understanding that additional landscaping and circulation
improvements would be made.
The Committee found, based on testimony and evidence, that the
property' s location along the Cedar Street commercial frontage
made the rezoning reasonable. The Southeast Area
Comprehensive Plan recognizes and designates the frontage
along Cedar Street in this area for commercial uses . The
property has contained commercial uses over the years and the
rezoning will bring the property into conformance with the
existing and proposed uses . The Committee also found that the
property appeared to need parking and landscaping improvements
and requested that these be done as a result of the rezoning
action.
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9, 1993 PAGE 4
2 . Z-4-93, 619 East Michigan Avenue, "H" Lt. Ind. to "G-1" Bus .
This is a request by Harry H. Hepler, to rezone the property
at 619 East Michigan Avenue, from "H" Lt. Industrial District
to "G-1" Business District. The applicant proposes to have
commercial uses on the first floor and residential uses on the
second floor. The building itself is one of many store fronts
along this 600 Block of East Michigan. The property is 20
feet wide by 100 feet deep containing 2000 square feet in area
and is rectangular in shape. The applicant proposes to
construct a one-car garage onto the rear of the structure
accessed by the alley. The rezoning will allow the uses as
proposed to be located within this building without parking or
setback requirements .
Mr. Fountain moved to approve Z-4-93, 619 East Michigan
Avenue, "H" Light Industrial District to "G-1" Business
District; second by Ms . Horne; Yeas all; approved 4-0 .
The Committee found, based on testimony and evidence, that the
proposal is in conformance with the Cedar-Larch Development
Plan, which designates the property for general business, and
in conformance with the City Wide Goals and Objectives . The
Michigan Avenue corridor is characterized by office,
commercial uses and residential uses .
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9, 1993 PAGE 5
3 . SLU-7-93, 1017 East Oakland Avenue, Residential Care Facility
for 7 men
This is a request by Rev. Jeffrey Pokone to establish a
residential care facility for seven men, including staff at
1017 East Oakland Avenue. The property is zoned "C"
Residential District. The property is 98 feet wide x 142 feet
deep and contains 13206 square feet. The applicant proposes
to establish a residential care facility known as "Teen
Challenge. " This is a Christian program for men to help them
reestablish their lives . The location is over 1,500 feet from
nearby facilities .
Ms . Horne moved to approve SLU-7-93, 1017 East Oakland Avenue;
second by Mr. Fountain; Yeas 3-0; Approved, subject to
compliance with inspection reports and the screening of the
property. The Committee recommended that plantings be used as
a primary screening tool and fencing be kept to a minimum.
The Committee found, based on testimony and evidence, that the
property meets the location and size requirements of the
zoning district, and the intensity of the use would not be any
greater than that of a two-family dwelling which would be
allowed by right. Further, the Committee found:
1 . The residential care facility will be designed,
constructed, operated and maintained in a manner
harmonious with the residential character of adjacent
property and the surrounding land use .
2 . The proposed residential care facility will not change
the essential character of the surrounding property.
3 . The proposed residential care facility will not interfere
with the general enjoyment of adjacent property with
proper landscape screening and buffering.
4 . The residential care facility will represent an
improvement to the use and character of the subject
property and the surrounding area in general, reducing
the existing two-family apartment dwelling to a single
family dwelling, and the use will be in keeping with the
natural environment of the lot .
5 . The residential care facility will not be hazardous to
adjacent properties or involve uses, activities,
materials or equipment which are detrimental to the
health, safety or welfare of persons or property through
the excessive production of traffic, noise, smoke, odor,
fumes or glare.
6 . The residential care facility will be adequately served
by essential public services and facilities, and it is
demonstrated that the person responsible for the proposed
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 6
residential care facility is able to continually provide
adequately for the services and facilities deemed
essential to the residential care facility under
consideration.
7 . The residential care facility will not place demands on
public services and facilities in excess of current
capacity.
8 . The residential care facility is consistent with the
intent and purpose of the zoning code and the objectives
of the North-East Area Comprehensive Plan.
9 . The residential care facility will meet the dimensional
requirements of the "C" residential district.
Further, the Committee recommended that if this SLU is
approved by City Council : ( 1) the property should be
maintained to retain the historical residential character.
This can be done by monitoring the site plan and building
improvements . (2) The applicant should make every effort to
work with the neighbors so as to minimize conflict, i . e. ,
invite them to an open house, etc . ( 3) Planning and Building
Safety staff should monitor the residential care facility to
ensure that the facility is operated in accordance with the
conditions of approval .
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 7
4 . NCU-1-93, 200-202 South Eighth Street, Class A, Convert 4-unit
to 3-unit Apt. Bldg.
This is a request by Dale Goodrich of Goodrich & Associates,
209 North Church, Potterville, to renovate the existing
structure at 200-202 South Eighth Street and convert it from
a four-unit apartment building to a three-unit apartment
building. The property, located at the corner of South Eighth
Street and Eureka, is 41 .5 feet wide by 99 feet deep, and
contains 4, 108 .5 square feet. The property is zoned "C"
Residential District and as such makes the structure ' s use
nonconforming. The applicant wishes to invest in excess of 35
percent of the structure' s value into the house while
rehabilitating it, and therefore, requests the Class A status .
Mr. Fountain moved to approve Class A for two units; second by
Ms . Horne; with the conditions that restoration and proper
hard surfacing of the parking area be completed within a one-
year time period. This Class A status should be provisional
for a period of one year. At the end of one year, if the
restoration project is complete, the provisional status will
be removed. If, however, the project is not completed, the
Planning Board may require reapplication for Class A status or
revoke the Class A status; Yeas all; Approved 3-0 .
The Committee found, based on testimony and evidence, that the
intention of the Green Oaks Area Development Plan is to reduce
densities to a "C" Residential District level and the use of
the structure as a two-unit would be more in conformance with
the zoning of the property. In 1983, the property was zoned
"C" Residential as part of a blanket rezoning of the Green
Oaks Target Area. The blanket rezoning was the first step of
an ongoing effort to improve the area and reduce the overall
density to single- and two-family dwellings . Further, the
Committee believes that the size of this lot and the lack of
open space on the lot restrict the use of the structure, and
the use of the structure as a two-unit will be in character
with the architecture of the .structure.
5 . P-1-92 , R.E . Olds Plat, Old Diamond Reo Site.
This is a request by Snell Environmental Group, Inc . ,
representing the City of Lansing, for final preliminary and
final plat approval of the R.E. Olds Plat. Tentative
preliminary plat- approval was granted by Council on August 10,
1992 . The property is zoned "I" Heavy Industrial District and
contains approximately 27 .2 acres of land and is irregular in
shape. It is bounded on the west by Washington Avenue, on the
south by Baker Street, and on the east by railroad right-of-
way. The nonresidential plat is intended to be divided into
seven lots for commercial, warehouse and industrial uses . The
plat includes a new street to be known as Diamond REO Way
which is a cul-de-sac .
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9, 1993 PAGE 8
Mr. Fountain moved to approve the final preliminary and final
plat of R.E. Olds Plat subject to the following five
conditions; seconded by Ms . Horne; Yeas all; Approved 3-0 .
The conditions are:
• That the final plat be developed with all public
improvements as required by the Lansing Subdivision
Regulations and the State of Michigan Plat Act.
• That all utility easements be established and provided as
needed.
a That all requirements and modifications of public
agencies involved with review and development of the site
be met as directed.
• That the street name for the cul-de-sac be cleared as
appropriate.
• 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 the
affixing of the Municipal Seal .
The Committee found, based on testimony and evidence, that the
final preliminary and final plat are in substantial
conformance with the tentative preliminary plat and the use of
the property is in conformance with the Master Plan.
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 9
6 . Z-2-93, 6066, 6070 South Dr. Martin Luther King, Jr.
Blvd. \Logan Street, "A" Residential, "F" Commercial and "J"
Parking Districts to "F" Commercial District .
This is a request by Eric S . Clark to rezone the property at
6066 , and part of 6070 South Dr. Martin Luther King, Jr.
Blvd. \Logan Street from "A" Residential, "F" Commercial and
"J" Parking Districts to "F" Commercial District. The
applicant proposes to construct a 5800-square-foot addition in
order to expand his existing commercial multi-tenant building.
The property is located along King/Logan in between Piper and
Newark Streets . A portion of this property contained an ice
cream stand which was destroyed by fire in 1992 . The portion
of property to be rezoned contains approximately 26, 000 square
feet of lot area and is irregular in shape.
Mr. Fountain moved to deny the petition as requested and
further recommended that the property be rezoned to "F"
Commercial District with the exception of the north 25 feet,
which is recommended for "A" Residential District; Ms . Horne
seconded; Yeas all; Approved 3-0 .
The Committee found, based on testimony and evidence, that the
property has a commercial use history and is located adjacent
to other commercial uses along King/Logan, yet is also
adjacent to residential properties to the west and north. The
recommendation would provide a border of development which
would not allow any commercial use of the north 25 feet, nor
for parking, circulation or building, but would still provide
a developable area oriented toward King/Logan away from the
homes . Further, the committee found that the Southwest Area
Comprehensive Plan recommends office use for this portion of
frontage along King/Logan, yet recognizes the need to support
the existing commercial uses while providing better buffering
between the commercial and residential uses .
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9, 1993 PAGE 10
7 . SLU-4-93, 121 Ferguson Street, Surface Parking Lot.
Information.
The asphalt that had previously been installed on this site
has been removed and curb and gutter has been installed around
the previously approved parking area. Dr. and Mrs . Wacker
attended this meeting and requested continued consideration of
their Special Land Use request even though they have removed
the asphalt from the site . Dr. Wacker explained that, based
upon the last committee meeting, he felt it was in his best
interest to remove what had been done inappropriately by his
contractor and start with a clean slate. The Committee
recommended that staff meet with Dr. Wacker prior to their
Tuesday June 15, 1993 and revise the site plan to incorporate
the Committee ' s concerns . Staff has done this as requested
and a copy of the revised plan has been included in the staff
report.
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 11
8 . SLU-2-92, 1518 South Washington Avenue, Parking Expansion
This is a request by South Baptist Church to incorporate the
vacant parcel east of 133-135 Woodlawn Avenue into their
parking lot located immediately west of their church facility.
This is a part of an overall plan to reconstruct the entire
off-street parking lot. The present parking lot has some
grades that are hazardous in the wintertime and the-asphalt is
deteriorating to a point needing replacement; therefore, the
church has developed these reconstruction plans . The property
in question is zoned "C" Residential District and may be used
for surface off-street parking if the City Council approves a
Special Land Use Permit. The property in question measures 40
feet wide by 83 . 9 feet deep, contains 3, 356 square feet of lot
area and is rectangular in shape. This parcel is located
along Woodlawn Avenue immediately adjacent to the church
building.
Ms . Horne moved to approve the request with the condition that
all site plan and special land use agency review comments be
incorporated into the parking lot improvements; Mr. Fountain
seconded; approved 2 yeas; 1 nay.
The Committee found, based on testimony and evidence, that the
approval of this request would allow the church to make
grading and landscaping improvements to their parking lot
without a substantial loss in number of parking spaces on
site. The use of this lot would supply six parking spaces,
yet due to reconstruction and landscaping improvements, fewer
spaces would be constructed on site than exist presently, and
the hard-surfaced area of the overall parking lot would be
significantly reduced. Further, the Committee found the
following:
1 . The proposed parking lot addition is designed in a manner
harmonious with the character of the adjacent property
and the surrounding use.
2 . The proposed parking lot addition does not change the
essential character of the surrounding property.
3 . The proposed parking lot addition will not interfere with
the general enjoyment of the adjacent property.
4 . The proposed parking lot addition and the overall parking
lot improvements including landscape screening and
buffering will represent an improvement to the use and
character of the parking lot and the surrounding area in
general . Also the use will be in keeping with the
natural environment of the parcel .
5 . The proposed parking lot addition will not be hazardous
to adjacent properties or involve uses, activities,
materials, or equipment which are detrimental to the
ZONING AND ORDINANCE COMMITTEE MEETING - JUNE 9 , 1993 PAGE 12
health, safety, or welfare of persons or property through
the excessive production of traffic, noise, smoke, odor,
fumes or glare.
6 . The proposed parking lot addition will be adequately
served by essential public services .
7 . The proposed parking lot addition will not place demands
on public services and facilities in excess of current
capacity since there is not an increase in hard-surfaced
area .
8 . The proposed parking lot addition is consistent with the
intent and purpose of the Zoning Code and the objectives
of the Southwest Area Comprehensive Plan.
9 . The proposed parking lot addition will meet the
dimensional requirements of the "C" Residential District .
Finally, the Committee was concerned with the potential of the
parking lot encroaching west into the residential neighborhood
from the existing westerly border. The Committee recognized
that the Southwest Area Comprehensive Plan does not recommend
further expansion of this community facility west of its
present border; therefore, Ms . Horne recommended approval of
a resolution by the Planning Board for the purpose of
reinforcing the western edge of this community facility
designation and the Planning Board' s position that any
expansion west would not be supported by the Board. Mr.
Fountain seconded; Yeas all; Approved 3-0 .
Respec fully Submittect
A#
James A. Ruff
Interim Zoning Administrator
APPROVED 102593
TO CLERK 102593
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers a
10th Floor, Lansing City Hall J 1 J
Wednesday, June 2, 1993 `J,
I. OPENING SESSION
The Vice Chairman called the meeting to order at 7:30 p.m.
A. Roll Call. Present: Barnhart, Fountain, Goolsby, LeBlanc, Thelen,
Witherspoon; six present.
B. Excused Absence. Chairman Horne requested and was granted an
excused absence. Ms. Monteith, who has a family emergency, was not
present.
C. Introductions. Staff: Interim Planning Manager, Eleanor K. Love and
James A. Ruff, Interim Zoning Administrator.
D. Approval of Agenda.
Mr. Goolsby will be requesting a recess so that the Urban Development
Committee can meet. Mr. Ruff requested action on the two sets of
minutes sent with the packet. Agenda was approved as amended.
II. PUBLIC HEARINGS
A. Z-3-93, 3104 South Cedar Street, "D-1" Professional Office and "E-2"
Local Shopping District to "F" Commercial District.
Mr. Ruff presented the case.
DON JAPINGA. The property owner; has a potential buyer who wants
to bring the property into conformance with commercial use.
Referred to Zoning and Ordinance Committee.
B . Z-4-93, 619 East Michigan Avenue, "H" Light Industrial to "G-1"
Business District.
Mr. Ruff presented the case.
The petitioner was not present.
JOHN RUGE, 201 Lathrop, representing Eastside Neighborhood
Organization. In favor of petition.
Referred to Zoning and Ordinance Committee.
C. SLU-7-93, 1017 East Oakland Avenue, Residential Care Facility for
seven men, including staff.
Mr. Ruff presented the case.
PLANNING BOARD MINUTES WEDNESDAY, JUNE 2, 1993 - PAGE 2
REV. JEFFREY POKONE, 1601 Streamwood, Lansing, Director of Teen
Challenge, presented information supporting the petition.
AUDIENCE COMMENTS.
PEGGY BOWERMAN, 1029 East Oakland Avenue. Neighborhood
property owner. Opposed.
KIMMIE DANFORD, Dimondale. Owns 1025 East Oakland. Opposed.
Thinks property values would drop.
ROGER WEATHERS, 3328 Swanee Drive. Graduate of Teen Challenge.
In support of petition.
RONALD CARWOOD, 1668 North Aurelius. Graduate of Teen
Challenge. In support.
GLORIA GENTRY, 6020 Pheasant Avenue. Property owner. In
support. Property values will rise.
DOMINIC TAMBURINO, 430 Pearl Street. Staff member of Teen
Challenge at present location. Graduate of Teen Challenge. In
support.
BRENDA WEATHERS, 3328 Swanee Drive. Husband is graduate of Teen
Challenge. In support.
The Chairman read into the record a letter of no objection from Jon W.
Addiss, 913 W. Holmes, #240F, property owner, 1080 Cady Ct.
Requests property be fenced on 3 sides out of consideration of
neighbors.
JOHN RUGE, 201 Lathrop Street. Voiced concerns.
JOHN ROGERS, 8125 W. Willow Hwy, Grand Ledge. Resident of Lansing
for 25 years. Operated a rehab facility for 20 years which merged at
Bethel Farm Foundation on Willow Hwy. with Teen Challenge; in
support. Will help Lansing.
PAUL SCOTT, 412 W. Kilborn. Property will be removed from property
tax rolls; located in fragile neighborhood.
NANCY HOUGHTON, 1012 Maycroft, Lansing. Owner of property at
1017 E. Oakland. In support.
DR. BILL CASKY, 900 Long Blvd. , #353. Volunteer with Teen
Challenge since 1989, member of Board of Directors since 1990.
Property will be removed from tax rolls; however, return of productive
citizens to the community will offset the loss.
Referred to Zoning and Ordinance Committee.
PLANNING BOARD MINUTES WEDNESDAY, JUNE 2, 1993 - PAGE 3
D. NCU-1-93, 200-202 South Eighth Street, Class A, Convert 4-unit to 3-
unit Apt. Bldg.
Mr. Ruff presented the case.
DALE GOODRICH, Goodrich & Associates, 209 North Church,
Potterville. Purchased property April, 1993. In support. Five
parking spaces to be provided.
CHERYL VALLEAU, 226 S. Eighth St. Presented letter from Mary
Clark, President of Green Oaks Target Organization to be entered into
record; also petition. Insufficient parking. Should be a 2-unit. Would
remove green space.
MIKE FLANAGAN, 223 S. Hosmer. Only parking for 2-3 cars.
The Chairman read into the record: (1) a petition in opposition to NCU-
1-93 for Class A, 3 units and are in support of granting Class A status
for only 2 units, and (2) a letter from Mary Clark, President of Green
Oaks Target Area Organization, no support for 3 units. Support only
for 2 units because of lack of parking and loss of green space.
Mr. Ruff had a call from an area resident not opposed.
Referred to Zoning and Ordinance Committee.
III. COMMENTS FROM THE AUDIENCE (5 minutes each)
IV. RECESS
V. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee:
Next meeting Wednesday, June 9, 1993 at 2:30 p.m. in the
Planning Division Conference Room
2. Urban Development Committee:
Met during the recess.
a. Act-3-02/Act-8-93, 113, 117, and 119 East North St.
Mr. Goolsby indicated that the Committee reviewed the
final recommendation of the Planning Staff to allow the
Parks Department to purchase three single family
dwellings on East North Street for the expansion of the
Turner-Dodge Park and the conditions for resale thereof.
PLANNING BOARD MINUTES WEDNESDAY, JUNE 2, 1993 - PAGE 4
The Committee voted unanimously to recommend approval
of the staff report.
PLANNING BOARD ACTION:
A motion was made by Mr. Goolsby, seconded by Mr.
Barnhart, to recommend approval of the revised Act-3-
92/Act-8-93 by the Lansing Department of Parks and
Recreation to purchase 113, 117, and 119 East North Street
and dispose of them by relocating them to other vacant
lots, subject to the conditions listed below:
•That properties at 113 and 119 West North Street
be purchased immediately and placed in public
auction subject to the following:
•That a notice be placed in a newspaper of general
circulation advertising the auction and specifying
the following:
(1) That each structure would be offered for sale
along with a vacant building site on North
Capitol Avenue being a part of Lots 38
through 41, Dodge Park Addition.
(2) That the moving costs will be the sole
responsibility of the purchaser.
(3) That the rehabilitation costs are the
responsibility of the purchaser and must be
completed within one year of the date of
relocation.
(4) That the purchaser must close on the
property within thirty days of the auction
and will be responsible for all closing costs.
(5) That a $5000 deposit of "earnest" money be
placed in an escrow account prior to or on the
day of the auction by each bidder and that
disclosure of financial capability to complete
this project may be requested.
(6) That the purchaser is responsible for the
extension of all utility services from West
North Street to the building site, including
but not limited to storm and sanitary sewer,
water, electrical and gas services.
PLANNING BOARD MINUTES WEDNESDAY, JUNE 2, 1993 - PAGE 5
(7) That the purchaser will be responsible for
street improvements, including curb and
gutter.
•That the proceeds of this sale be designated for
deposit in the Parks Department Acquisition and
Development Account.
The motion to approve the sale subject to conditions was unanimously APPROVED.
b. Next meeting Tuesday, June 8, 1993 at 4 p.m. in
the Planning Division Conference Room
3. Executive Committee - did not meet.
B. Report from Planning Director - None.
C. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee Held)
C. SLU-8-92, 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
d. Z-1-93, "C" Residential and "J" Parking Districts to "C"
Residential District (Tabled--Comm. )
e. SLU-5-93, 1829 Coleman, telephone equipment structure
(Tabled--Comm. )
f. Z-2-93, 6066 and part of 6070 S. Dr. Martin Luther King
Jr. Blvd. /Logan Street, "A" Residential, "F" Commercial,
and "J" Parking Districts to "F" Commercial District, 5800
sq. ft. addition to commercial building (Tabled--Comm.)
g. SLU-4-93, 121 Ferguson Street, Surface Parking Lot
(Tabled--Comm. )
h. SLU-6-93, Sablain Pits (Tabled--Comm.)
i. SLU-2-92, 1518 S. Washington Ave. Parking Expansion
(Information) (Tabled--Comm.)
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
C. ACT-49-92, Kaplan Street
d. ACT-5-93; 2500 Block of South Cedar Street (Tabled--
Staff)
e. ACT-9-93; 6028 Coulson Court (Tabled--Staff)
f. ACT-3-92 (aka ACT-8-93); 113, 117; & 119 West North
Street
VI. NEW BUSINESS
PLANNING BOARD MINUTES WEDNESDAY, DUNE 2, 1993 - PAGE 6
VII. COMMUNICATIONS
VIII. COMMENTS FROM CHAIRPERSON
IX. BOARD MEMBER COMMENTS
X. ADJOURNMENT - was at 9:5 0 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn0602932
Regular Meeting "
LANSING PLANNING BOARD 4m
7:30 p.m. , Tenth Floor '09 �t,j11 > �1�! 1� 52
City Council Chambers, Lansing City Hall
WEDNESDAY, JUNE 2, 1993
I. OPENING SESSION
A. Roll Call
B . Excused Absences
C. Introductions
D. Approval of Agenda
II. PUBLIC HEARINGS
A. Z-3-93, 3104 South Cedar Street, "D-1" Prof. Off. to "E-2" Local Shop
B . Z-4-93, 619 East Michigan Avenue, "H" Lt. Ind. to "G-1" Bus.
C. SLU-7-93, 1017 East Oakland Avenue, Residential Care Fac. for 7 men
D. NCU-1-93, 200-202 South Eighth Street, Convert 4-unit to 3-unit Apt.
Bldg.
III. COMMENTS FROM THE AUDIENCE (5 minutes each)
IV. RECESS
V. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee:
Next meeting Wednesday, June 9, 1993 at 2:30 p.m. in the
Planning Division Conference Room
2. Urban Development Committee:
a.
b.
C.
d.
Next meeting Tuesday, June 8, 1993 at 4 p.m. in the Planning
Division Conference Room
3. Executive Committee
B . Report from Planning Director
PLANNING BOARD AGENDA MAY 4, 1993 PAGE 2
C. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-23-90, 2200 Olds Avenue (Committee Held)
b. Z-3-91, 4700 Block Aurelius Road (Committee Held)
C. SLU-8-92, 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
d. Z-1-93, "C" Residential and "J" Parking Districts to "C"
Residential District (Tabled--Comm. )
e. SLU-5-93, 1829 Coleman, telephone equipment structure
(Tabled--Comm. )
f. Z-2-93, 6066 and part of 6070 S. Dr. Martin Luther King
Jr. Blvd. /Logan Street, "A" Residential, "F" Commercial,
and "J" Parking Districts to "F" Commercial District, 5800
sq. ft. addition to commercial building (Tabled--Comm. )
g. SLU-4-93, 121 Ferguson Street, Surface Parking Lot
(Tabled--Comm. )
h. SLU-6-93, Sablain Pits (Tabled--Comm. )
i. SLU-2-92, 1518 S. Washington Ave. Parking Expansion
(Information) (Tabled--Comm. )
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
c. ACT-49-92, Kaplan Street
d. ACT-5-93; 2500 Block of South Cedar Street (Tabled--
Staff)
e. ACT-9-93; 6028 Coulson Court (Tabled--Staff)
f. ACT-3-92 (aka ACT-8-93) ; 113, 117; & 119 West North
Street
VI. NEW BUSINESS
VII. COMMUNICATIONS
PLANNING BOARD AGENDA MAY 4 1993 PAGE 3
VIII. COMMENTS FROM CHAIRPERSON
A. Organization and Relocation of Library Materials
B .
IX. BOARD MEMBER COMMENTS
X. ADJOURNMENT
C:\WP\DATA\PLANBD\9-JN293.AG
APPROVED /O ZS/-U
TO CLERK�j�3
Minutes of the- R gu-l;ar M�d�i'
LANSING Aii'iING BOARD
7 : 30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
Tuesday, May 18, 1993
I . OPENING SESSION
The chairman called the meeting to order at 7 :45 p.m.
A. Roll Call . Present: Barnhart, Fountain, Thelen,
Witherspoon, Goolsby, LeBlanc, Horne.
B. Excused Absence. None, one vacant seat.
C. Introductions . Interim Planning Manager Eleanor K. Love
introduced.
D. Approval of Agenda. Added minutes of Feb. 2 , 1993 . No
other additions or amendments . Agenda approved.
II . COMMENTS FROM THE AUDIENCE (5 minutes each)
No public hearings tonight.
DEBBIE HEEFNER, 719 COMMUNITY ST. I saw on your agenda the
last time I was here about Paulson St . and I looked into it
seeing that I live one street over from the area, so I went
down to DNR, and this is the P.O. I. for you, Point of
Information, I haven' t been out of the army too long. As far
as that particular item, when I went to DNR, I looked all
through, I saw that there was a packet about this thick. I
believe it is a bid for someone to go and clean that up. I
think Snell and Snell are going to do the clean-up there;
however, the DNR from what Bob Clegg told me, they are waiting
on approval from the DNR for that particular clean up for that
particular site. So that ' s just a point of information for
you all .
III . BUSINESS SESSION
A. Minutes of February 2 , 1993
1 . Amendments to Section regarding Z-9 -91 : 110 S .
Clifford. E. Horne made a motion that minutes be
re-read and changed to reflect the ammendments to
Z-9 -91 .
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 2
2 . Motion made to approve Minutes of Tues Feb. 2 ,
1992 . D. Witherspoon is supported by M. Barnhart,
that we accept minutes of Feb 2 , 1993 , as printed,
as of May 18, 1993 . Approved, with one abstention,
by V. Fountain.
B. Zoning and Ordinance Committee, Chairman Ron Thelen.
1 . The Zoning and Ordinance Committee met on May 12 ,
1993 and reports as follows :
a. Z-1-93 - 1829 Coleman (Change C-Residential
and J-Parking Districts to C-Residential
District) and SLU-5 -93 - telephone equipment
structure
This special land use request has been tabled
by the committee.
b. Z-2 -93 - 6066 and part of 6070 S . M.L. King
Blvd. /Logan St. from "A" Residential, "F"
Commercial, and "J" Parking to F-Commercial
District.
Some neighbors displeased with rezoning
request, discussion on whether the building
could be reconfigured and reoriented, which
would suit the petitioner and the neighbors .
Petitioner was not present. The Zoning and
Ordinance committee voted to table this item
in committee until an agreeable plan can be
developed.
C. SLU-4 -93 - 121 Ferguson St. (Surface parking
lot) .
The Zoning and Ordinance Committee agreed to
table this item in Committee.
d. SLU-6 -93 - Sablain Pits
The Zoning and Ordinance Committee agreed to
table this item in Committee awaiting a status
report on the project from the DNR.
e. SLU-2 -92 1518 S. Washington Ave. Parking
Expansion (Information)
The Zoning and Ordinance Committee voted to
table this item in Committee, pending
additional discussion between the petitioner
and the neighborhood.
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 3
The next Zoning and Ordinance meeting will be held Wednesday, June
9 , at 2 : 30 p.m. in the Planning Division Conference Room. All
these items will be on the agenda.
2 . Urban Development Committee, Chairman Garry Goolsby
a. ACT-21 -92; Offer to purchase City property- 1713
Sunset Avenue.
This is a request by Edward Gillespie to purchase
for fair market value property previously occupied
by the Capital Area Humane Society and Pet
Cemetery.
Planning Board Action: A motion was made by M. Barnhart, seconded
by H. LeBlanc, to recommend the sale of a property at 1713 Sunset
at public auction for fair market value subject to nine conditions :
(1) That the deed contain a provision requiring the continued
maintenance of a pet cemetery on the premises for at
least 20 years .
(2) That no other uses other than those generally associated
with pet care and services be permitted during the 20
year period.
(3) That upon verification by survey, the city split this
parcel from the Waste Water Treatment Plant property.
(4) That the property be sold for fair market value (which
according to the Assessor is minimally $120, 000) and be
placed on the tax rolls accordingly.
(5) That the proceeds from the sale be accrued to the Public'
Service Waste Water Treatment Plant accounts .
(6) That the sale proceed in accordance with the disposition
procedures outlined in the Charter and ACT.
(7) That the purchaser pay all related closing costs .
(8) That boarding facilities and the physical dimensions of
the building not be expanded.
(9 ) That no outdoor exercise runs or treatment areas be
provided according to Section 1268 (f) (1) - (3) .
After discussion regarding the use of the property after 20
years, and the possibility that a change of use could take
place, it was decided to amend condition #1, giving a six
month notice to all those who have pets buried in the
cemetary, so that alternate arrangements may be made for the
bodies . M. Barnhart and H. LeBlanc agreed to the friendly
amendment.
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 4
Motion passed unanimously on a voice vote (7-0)
b) ACT-3 -92 (aka ACT-8-93) ; 113 , 117, & 119 W. North
Street. This is a request by the Lansing Parks and
Recreation Department to purchase three single
family structures at 113 -117 -119 West North Street
in accordance with the Turner-Dodge House master
planning report. The properties at 113 and 119
West North Street are presently for sale; in
addition to these purchases, the Parks Department
would also like permission to secure an option or a
"right of first refusal" on the property at 117
West North Street.
The Urban Development Committee is generally in
favor of the proposed acquisitions; however, they
would encourage staff to make further inquiries
regarding the potential sale and movement of those
houses to other vacant lots in the area.
Planning Board Action: A motion was made by G. Goolsby and
seconded by H. LeBlanc to approve ACT-3 -92 (aka ACT-8 -93) subject
to all the conditions listed below:
(1) that inquiries again be made for persons and/or nonprofit
organizations wishing to purchase and move these homes
from their present sites to vacant lots on North Capitol
known as Lots 38 -41 Dodge Park Addition and that the lots
be sold for fair market value to person (s) or
organization (s) who purchased the house (s) ;
(2) that the proceeds of all sales be returned to the Parks
Department acquisition and development account.
(3) that staff work with the Development Division to assess
economic viability of houses to be moved.
(4) that a time limit for moving the houses be established as
six months from the date when 117 West North Street is
actually purchased.
Motion made by G. Goolsby, and supported by H. LeBlanc to
approve ACT-3 -92 aka ACT-8 -93 .
Two points of discussion were raised, the first being the
possible availability of several lots on North Capitol Avenue
for development, i . e. moving the three houses to North Capitol
Avenue. The second point had to do with the reasoning behind
the removal of three houses from the 100 block of W. North St.
in accordance with the Turner-Dodge House master planning
report. Mr. Paul Scott of the Board for Friends of Turner-
Dodge spoke. He stated that the removal of houses was to make
room for parking, moving the current parking lots and
replacing them with areas which were more in keeping with the
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 5
historic use of the land. He also stated that the removal of
the houses and the replacement of the parking lots , would
allow full realization of the Turner-Dodge House master plan.
It was suggested that a proposal be made to add language
stating that we would endorse this request if requesting body
was able to secure funds to move these homes and the monies
for renovation.
The board discussed the condition of the houses themselves,
and the fact that an unsafe or dilapidated condition might
create further difficulties in the sale of these houses .
Mr. Scott spoke of the time needed to come up with solutions ,
and estimated that two or three years might go by before
Turner-Dodge House is ready to develop the property to the
extent of adding the parking lots, necessitating the removal
of the houses .
The original motion was withdrawn and a substitute motion was
made to return ACT-3 -92 to the Urban Development Committee.
Motion passed unanimously on a voice vote.
c) ACT-10-93 , 200 Block of W. Grand River. A request
that the city purchase a parcel of land from the
DNR on the north side of the 200 block of W. Grand
River and move a house onto the site.
Planning Board Action: A motion was made by G. Goolsby and
seconded by B. Monteith, to purchase this property from the DNR.
Point was brought up that there may be enough property to add a few
feet to several of the surrounding lots, which are very small. If
a house is not moved to this lot, splitting the lot to add land to
the small lots surrounding it could be considered.
The motion passed unanimously on a voice vote.
d) ACT-11-93 : Vacant parcels (2) on the west side of
the 1400 Block of Turner St. Similar in nature to
ACT-10 -93 , in that a parcel of land is proposed to
be bought from the DNR. This would be used in
conjunction with other contiguous lots to support
appropriate development in this area.
Planning Board Action: A motion was made by G. Goolsby, seconded
by H. LeBlanc, to purchase two vacant lots for future residential
planning.
Motion carried unanimously on a voice vote.
The next meeting will be held on tuesday, June 8, 1993 , in the
Planning Division Conference Room.
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 6
IV. Planning Directors Report
A. We have two interns this summer, one in the development
division, and one working on the flood plain maps .
B. We have received a notification from the state that they
are in the process of licensing Glencoe Way for a child
foster care facility. The property is in the 2100 block
of Glencoe Way, and is a request by Peckham Industries to
establish a home for up to six young men who have
emotional problems, who are minors , but have been
adjudicated. We must, legally, give our imput on this as
there is a similar facility for the elderly, within 1500
feet of this property. The state has to ask for our
recommendation, but does not have to follow it.
V. Pending Items
A. New Business : None
VI. Communications :
A. None
VII . Board Member Comments :
A. E. Horne will not be at the second meeting in June
B. Summer vacation schedule
1 . A motion was made to excuse E. Horne from the
second meeting in June.
C. Movement of Planning Board Library
1 . Tentatively scheduled for June 8 , after Development
meeting.
D. Act 285 of 1931, role of the board as planners - -please
read it in winter edition of Michigan Planner, to put
everyone in the right perspective during these demanding
times .
E. Comments by H. LeBlanc, concerning Director of Planning
and Neighborhood Development, the lack of qualified
applicants, the decision to leave Mr. Worthington in the
interim position, and their desire to re-advertise this
position after the first of the year. Also, importance
of re-staffing the planning division as soon as possible,
so that the new director can come into a fully staffed
office.
F. Seven Block Development Plan: Held up due to lack of
funding. A pre-application has gone to Washington, to
HUD. Contact has been made with HUD, and the
conversation was very positive. They seem to be in favor
of the project, and we are waiting for their comments .
PLANNING BOARD MINUTES MAY 18, 1993 PAGE 7
VIII . Meeting Adjourned at 10 : 05 p.m.
Respectfully submitted,
Eleanor Love, Secretary
Lansing Planning Board
APPROVED 102593
TO CLERK 102593
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council chamber
loth Floor, Lansing City Hall
Tuesday, May 4, 1993
I. OPENING SESSION
The chairman called the meeting to order at 7:30 p.m.
A. Roll Call. Present: Barnhart, Fountain, Goolsby, Horne, Monteith,
Thelen, Witherspoon.
B. Excused Absence.
Helen LeBlanc.
C. Introductions. Staff: Eleanor K. Love, Interim Planning Manager;
James A. Ruff, Interim Zoning Administrator.
D. Approval of Agenda.
No additions, deletions, or comments. The agenda was approved as
printed.
II. PUBLIC HEARINGS
A. Z-1-93, 1829 Coleman, "C" Residential and "J" Parking Districts to "C"
Residential District.
B. SLU-5-93, 1829 Coleman, telephone equipment structure.
Mr. Ruff presented the request by Michigan Bell Telephone Company
to construct a small building to house fiber optics telephone equipment
on property located at the rear of 1829 Coleman. The rear portion of
this property, approximately 66 feet wide and 137 feet deep and located
along Bank Street near Washington and Mt Hope, is zoned "J" Parking.
The property must be rezoned to "C" Residential District, so that a
structure can be built upon it. The "C" Residential District requires
that a Special Land Use permit be obtained to allow the utility structure
in a residential district. Single and 2-family homes are located to the
north, east and west, and a Conrail right-of-way to the south along the
south side of Bank Street with "C" Residential and some "DM-3"
Residential District as well. To the south is Commercial zoning and to
the east "G-1" Business District.
The Master Plan recommends low-density residential in this area. This
portion of the property was zoned to "J" Parking in 1960. The site plan
illustrates the property at 1829 Coleman.
Chairman Horne asked for questions of Mr. Ruff; there were none.
RON SURATO, 337 Abbott Rd. , East Lansing, representing Michigan
Bell Telephone (337-3604) . This building will house equipment to
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 2
convert fiber optic signals to electrical or telephone impulse (dial tone) ,
to provide the latest technology to the Mt. Hope-S. Washington Avenue
area, and also to Lansing General and Ingham Medical hospitals.
Mr. Barnhart asked about the structure. Mr. Surato said the building
comes assembled, and is set on a poured slab on the site. Normally we
brick it, put in an asphalt drive, and landscaping. There are
structures at 2305 East Michigan, corner of Pattengill and Lenore, 1811
East Saginaw, 720 Sheridan Road, and also some outside the City.
C. Z-2-93, 6066 and part of 6070 S. Dr. Martin Luther King Jr.
Blvd. /Logan Street, "A" Residential, "F" Commercial and "J" Parking
Districts to "F" Commercial District, 5800 square foot addition to
commercial building.
James Ruff presented the request by Eric Clark, the property owner.
The property contains approximately 26,000 sq. ft. and is irregular in
shape. To the north is a single family residential neighborhood, to the
south, are commercial facilities, along the frontage of King/Logan; to
the east is a school and additional single-family homes; and to the west
are single-family homes. The surrounding zoning is primarily "A"
Residential, with the exception of the properties along King/Logan, a
number of which are zoned "F" Commercial. The site has the following
history. In 1964, the property was rezoned to "J" Parking, with the
exception of the ice cream shop site, which was zoned "F" Commercial.
Another portion was rezoned back to residential in 1983 to allow
construction of a house, which was not constructed. This request is
to rezone the property to "F" Commercial to allow the owner to
construct an addition onto the commercial building. He wants this
addition to house his bike shop, and for additional tenant space. Then
he plans to reroof the existing flat-roof structure, and have tenants in
that building also. At present, a bicycle shop and a pizza delivery
operate out of 6070 S. King/Logan. The old ice cream store at 6066
burned down last fall; then Mr. Clark purchased the property.
ERIC CLARK, 6070 S. Dr. Martin Luther King Jr. Blvd. /Logan Street.
I have owned the property at 6070 S.King/Logan for 22 years, and we
have operated our bicycle store there. I would like to make the point
that there is commercial property on both sides of us on King/Logan.
Immediately north is commercial, and immediately east on the other side
of King/Logan is commercial, and southeast is commercial, Quality
Dairy, so there is quite a lot of established commercial along there
already. Other business owners in the area are in favor of development
to bring in extra customers. I would like to address the issue of the
Tasty Freeze, a rental income property, that burned down this past
fall. I have owned the property for a number of years, and we lost the
tenant in September; then the place burned, so we were out that
income.
I would like to mention a few things that we want to do. We are going
to update the building, clean up the entire parcel, add to the area, and
bring customers in. We plan to provide additional screening and
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 3
buffering for the residential area, develop a nice commercial setting,
and do whatever is necessary to compensate nearby homeowners for the
extra traffic.
The potential tenants, an optometrist and an eyeglass manufacturer,
will not create congestion or a traffic problem. If we have an
opportunity to add this onto the building, it will create a nice-looking
area in a neighborhood that needs some updating. Thank you.
Mr. Barnhart asked how many units; Mr. Clark said three. The bike
shop is in one of the existing units. We want to move our bike store
into the new building and bring the existing building up to date. I am
also in the construction business. Thank you.
Mr. Fountain asked if the residential structure on the back will be
taken off. Mr. Clark said that will be incorporated into the commercial
area for an office for his construction business.
Mr. Thelen asked if the traffic would be as before, and how many cars
would be using the parking lot and exiting onto Piper. Mr. Clark said
the parking is going to be in front towards King/Logan, with a small
amount of parking in the back. We feel that most of the traffic is going
to exit and egress onto King/Logan.
Mr. Fountain asked if the access onto Piper was needed. Mr. Clark said
because of the parking requirements of the City, we feel we need the
existing egress. I think most of the clientele enter and exit on
King/Logan Street.
Mr. Fountain said that parking could be accessed from the north side
of the building. They could come in and leave from the same way; Mr.
Clark said yes, they could.
Mr. Fountain asked about the development time schedule; Mr. Clark
said as soon as we can get a building permit.
Mr. Barnhart asked how many parking spaces; Mr. Ruff said 47 parking
spaces. A variance was granted on this property before the pizza place
went in. It may have been that ten spaces were varied. Because a
take-out restaurant requires 15 spaces as a base amount, and because
this was primarily delivery business, a variance was granted. There
is not as much customer take-out.
CHAIRMAN READ COMMUNICATIONS RECEIVED FROM NEIGHBORS
WILLIAM RANES, 2117 Newark Avenue, who owns a house and property
directly north, was concerned about the loss of space between his home
and the proposed development, increased traffic on the residential
streets surrounding the development, increased noise from the activity
on the property, potential uses of the commercial district, and the
unsightliness of the existing site.
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 4
ROY BUSH, owner of 1025 Newark, across King/Logan, had no
objection and thinks this would be an improvement.
The Chairman received a petition with about 20 names asking that the
project be stopped and denied. Mr. Ruff provided a map illustrating
residences of most of the signers within a 300-foot radius.
AUDIENCE RESPONSE
WILLIAM RANES, 2117 Newark Avenue. I am against it. It is going to
come right to my line and on the south side of my house next to my
dining room, living room and kitchen. I won't be able to see anything
from that side of my house except the back of a building. Another
concern is the devaluation of my property. When I have to sell my
property, I won't get out of it what I would be able to because it is
commercial. What I am afraid of is taxes going up, and my wife and I
are on a fixed income, and there is no way we can pay exorbitant taxes
above what we are already paying. Our property went up in valuation
$2,200 this year. I have nothing against Mr. Clark. I am concerned
about what it's going to do to my property value and not being able to
see anything out of the side of my home. I am just hoping you will take
these things into consideration. Thank you very much.
RENALDO RENDON, 2118 Newark. I am opposed to this change in
zoning for one reason. I used to own property at Eaton Court and when
Shaheen came in there, it affected property value, and I am afraid the
same thing will happen here.
GORDON A. ZIEGLER, 2136 Newark Avenue. I am the current owner
of that property; it has been in the family for 57 years. I am opposed
to this, because I feel that it will create more problems than good. The
land in question is shaped like a piece of pie, as you will notice on your
maps. I was one of the participants that voted for the pizza place when
it first went in, thought it might be a good idea for the neighborhood,
but down through the years, I have discovered that it isn't. They have
had more accidents then you can shake a stick at right in front of my
house, and on the corner, with numerous neighbors being the victims.
We also had many cars coming up and down our street from Newark
entrance to Piper and exiting out through Logan, using it as a
horseshoe triangle type situation, to the point that we finally had to
petition for signs there to slow them down to prevent accidents. The
next petition will be to try to get stop signs. So far it has slowed down
some, but not all, of the trucks, semi trailers, which pull in there and
park on the corner lot, then exit down our street and around. Thank
you.
PAULA CLARK. I am related to the petitioner. I would like to address
a couple of things about the traffic problems that Mr. Ziegler
mentioned. There has been some new construction further back in the
subdivision, and Piper Road is opened up farther now, so more traffic
comes from the residential area, not necessarily from the Pizza Shop or
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 5
the Bike Shop. As to the accidents, I can't say one way or the other.
Obviously, I am for this. I think it will improve the neighborhood.
CHAIRMAN - As I see no one else approaching the chair, we will proceed to our next
petition.
SLU-4-93, 121 Ferguson, Surface Parking Lot.
Mr. Ruff said this is a Special Land Use request by Douglas F. Wacker,
MD, to utilize the property at 121 Ferguson Street for an extension of
his surface parking lot. The property is currently vacant, but hard
surfaced, and is zoned "C" Residential District. "C" Residential
District allows property to be utilized for parking if a Special Land Use
permit is granted. The property itself is 33 feet wide by 120 feet in
depth, and rectangular in shape. Single-family, and two-family
residential surround the property to the north, east and west
primarily, and to the south is offices which this property would serve;
residential zoning to the north, east and west as well and "J" Parking
and "F-1" Commercial to the south. The home, built in 1914, was razed
in August of last year, and asphalt was installed. The property was
called to our attention by a neighbor, and at that time we proceeded
with notification that a Special Land Use would be required. Dr.
Wacker has submitted his request. The property is located along
Ferguson between Michigan Avenue and Jerome Street, one block east
of Sparrow Hospital.
Ms. Monteith asked about ownership of a house that appears to be an
island in the midst of asphalt, isolated by the parking lot. Mr. Ruff
said the house, which is zoned "F"-111, belongs to an owner who does
not want to sell it.
Mr. Thelen said he drove by the site this evening. It is already being
used as a parking lot; a car is parked there right now. Essentially,
what we have is an already-existing parking lot, and now a Special
Land Use is being requested so that parking lot can be used legally.
Mr. Ruff said that is correct.
DOUGLAS F. WACKER, MD, 1624 N. Willow, phone 321-0729. I
practiced head and neck surgery in these facilities for the past 23
years. I retired from practice November 1, 1092. I own the property
in which I practiced, and the surrounding professional buildings at
1319 thru 1323 and 1327 E. Michigan.
When the buildings were occupied with medical providers, parking was
woefully inadequate for patients; many had to park on Ferguson or
Michigan Avenue. Those who parked on Michigan had not only a
medical bill but also often a parking ticket, a cause of a lot of
unhappiness.
The buildings at 1323 and 1327 East Michigan are currently undergoing
extensive remodeling and redecorating; I also intend to enlarge the
PLANNING BOARD MINUTES MAY 43% 1993 - PAGE 6
current patient parking site. Doing that requires a variance for the
site previously known as 121 Ferguson. The variance will allow the
patient parking area to conform with City zoning laws.
My second goal is to enhance the neighborhood, by the following:
1) Remove about one-third of the asphalt which currently extends
from a chain link fence to the west and abuts a shared drive at
123 Ferguson on the north and replace with top soil. We will
install 27 trees, bushes and plants along the north side of the
parking lot and along Ferguson Street, which will hide the
parking lot from view. An attractive chain link fence will be
installed on the north side to eliminate student cut-through
traffic. An attractive berm island will be developed on the north
side to match the lawns on Ferguson Street. A new concrete
approach will go into the center of the patient parking area. On
each side of the driveway will be three beautiful tall dense
evergreens to screen the patient parking site on Ferguson.
After the cold winter, the forsythia bushes which will be an
extensive part of the plantings will bring a splash of yellow in
spring, and handsome green during the rest of the summer and
fall.
The old badly worn entrance to the current parking lot will be
removed and new curbing installed.
Last but not least, I will continue to be a good neighbor to allow
the young people of Ferguson Street to park on the lot as they
have in the past. The understood rules are remove the car by 8
a.m. so the patients may park. In the winter, remove the car by
7 a.m. so the lot can be plowed of snow. In the past 23, years
very few cars have been towed. Usually a reminder note on the
windshield is enough.
In summary, Mr. President and Board Members, the granting of
this Special Land Use permit will:
1) provide the needed additional parking for patients.
2) The 27 trees, bushes and plants will enhance and screen the
site.
Thank you for your time.
Board members had no questions; the Chairman read messages from citizens:
TERRY KENNEDY, owner and resident of 1420 Jerome. Opposes
Special Land Use permit for parking. The fringe of residential
property continues to be eaten away in favor of a sea of asphalt. These
actions discourage home ownership, which is important in today's
neighborhoods to keep them viable.
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 7
EAST SIDE NEIGHBORHOOD ORGANIZATION - Mary Margaret Woll,
President. The Land Use Conflict Committee of the East Side
Neighborhood recommends approval of SLU-4-93, 121 Ferguson Street,
only in so far that:
1. Parking be set back 45 feet from Ferguson St. so that it will be
consistent with the back line of adjacent houses and contiguous
to auto storage uses.
2. A berm consistent with rest of the buffering be placed 45 feet
west of Ferguson going north-south, i.e. , north of 113 Ferguson
Street
3. Vegetative proportions be placed on the north and east side of
the parking lot and fence be placed on the parking lot side of the
berm.
4. No additional vehicle access to be situated on Ferguson Street.
AUDIENCE COMMENTS
RICK KIBBEY - LAND USE CONFLICT SUBCOMMITTEE OF EAST SIDE
NEIGHBORHOOD ORGANIZATION. I have a letter to read to you, but
I also want to point out that this is a repetition of a prior problem of
vigilante land use action. There have been problems with other owners
doing the same thing. There is an issue here both to the point of the
immediate problem, and to the precedents you set: whether or not you
reward land owners who follow the procedure and follow the buffering
requirements and who comply with what they are supposed to do as
opposed to an effort which came up not long ago regarding Clifford
Street where we had a similar dispute. There is a trend among some
business owners, and I don't necessarily put Dr. Wacker in this
category, to use residential areas as disposable in terms of solving
parking problems. You don't buy expensive commercial property and
then buy residential property to solve your parking problems. You
solve commercial problems in commercial areas.
The letter is to express the reservations of E.N.O. regarding the
proposed parking lot at this area. As shown provided, the proposed
use will intrude between two existing residential units; also it faces
across the street to a residential unit, and there is residential behind
it. This really is an intercepter moving into a residential area.
Although the long-delayed Michigan Avenue study might have provided
policy direction for this situation, Dr. Wacker cannot be held
accountable for this delay; however, there are prior policies that we
think apply in this situation:
1. There is no practical or policy reason for this traffic to be
allowed additional access to Ferguson Street. Not only is
Ferguson a residential street, but the proposed route runs
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 8
between two houses. This traffic should be directed onto the
commercial thoroughfare, i.e. , East Michigan Avenue.
2. The buffering plan is confused and incomplete. The point of
buffering is to protect adjacent uses. We suggest the landscaped
side of the berm on the north side be adjacent to the residential
use, with the fence set back on top of the berm so the property
owner doesn't have fence on their property line. Also, there is
also no provision for buffering on the south, as the south
adjacent neighbor is also a residential use. We recommend the
same treatment as the north side both for protection and
continuity.
3. The proposed plan introduces or actually has already illegally
introduced commercial auto storage uses into a residential area.
Both the adjacent properties and residential areas in general
restrict auto storage to the back areas of the lot except in
driveways. This is also the standard you will recall that we
applied to Lansing Mercy Ambulance when they sought to
introduce parking and access on Clifford Street. We recommend,
consistent with that precedent, that the line be drawn across the
backs of the two houses joining this lot and that any pavement or
parking be kept west of that line. This would place the auto
storage uses adjacent to existing auto storage for the
neighboring property.
It should be pointed out that these restrictions impose no hardship on
the property, and we are not suggesting denying the use. There would
still be parking for the structures it serves.
KATHY FOLTNER, Owner and President of Advanced Hearing Aid
Services, 3945 Okemos Road, tenant at 1319 E. Michigan for past 13
years. I have to agree with and support what Dr Wacker said in terms
of not having adequate parking space. Through most of those thirteen
years, the four offices have been filled with health care providers.
Obviously, we all see patients, and many times when we get there at
8:00 or 8:30 in the morning we have been forced to park on the street,
park across the street, or park on Michigan. That includes not only
employees but patients as well. My concern is not only is there not
adequate parking for our patients, but there is limited parking time on
Michigan Avenue. Besides having to pay fees, they also have to pay
parking tickets. As a business owner, I feel that Council has the
responsibility to keep businesses downtown. There are good
businesses that want to stay downtown, and if we don't have adequate
space for parking, we will be forced to go to other places. I would
encourage you to consider this petition.
JOE FERRARO, 1300 East Michigan (the Goodyear Service Store) and
1400 East Michigan (Bancroft Flowers and Gifts across the street) . I
am a neighbor of Dr. Wacker's; my property adjoins his property.
Over the years he has done a tremendous job in cleaning up the area
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 9
and making it useful for the community. I myself have seen his plan for
the buffering area. It is recommended, and I think it would be a nice
site. We offer as much parking as we can on our property when there
is an overflow on Mr. Ferraro's or Dr. Wacker's property. I would hope
that you would pass the type of zoning that he requires.
DELORES WOOD, 1521 Jerome Street. I am Chairman of the Land Use
Conflict Committee of the Eastside Neighborhood Organization. One of
the main conflicts that neighbors experience with business is that some
morning the neighbor wakes up, and the house next door is gone. The
business applies for rezoning or Special Land Use after the fact. We
are working on policy direction for East Michigan businesses and
neighborhoods, but we dread the next house that is going to be torn
down and then have to come up here and tell you we don't want a
parking lot there. Thank you.
RUSSELL HINCKLE, 1120 Keystone Avenue. I am the architect who
worked with Dr. Wacker. I would like to present a rendered site plan
which indicates the planting and the buffering. It graphically indicates
the amount of buffering and planting and the reduction of the
bituminous paving that already exists. So we are trying to work within
the two areas and minimize the impact on the residential area.
DEE WACKER (related to Dr. Wacker) . I just have a couple of comments
that I want to share. If you drive over there and have any imagination,
you can see that it will look more beautiful than anything that abuts the
property now, front or back. We understand the concerns of the
neighborhood. Residential is residential, but Sparrow hospital
employees know that Dr. Wacker has retired, and hospital employees
are pleased to get a parking space first. I encourage you to consider
this very beautifully designed and landscaped parking area.
MARY MARGARET WOLL - On October 30, I was sick, which is of no
concern to you, except I came down the steps of my second floor to the
first floor and looked out the window, and I said something like "Where
did the house go?", and called Mr. David and Mr. Ruff immediately.
They said the house is there. I said I am sick but I can still see; the
house is gone. They said this could not have happened. About that
time, Mr. David arrived at my front door; he said we will see that there
is no parking lot there.
I have here in my hand a letter which Mr. Ruff sent Dr. Wacker,
congratulating him on his retirement, and telling him that he would have
to have a Special Land Use permit before he did anything else. I got
the letter. I don't assume Dr. Wacker did, because about four days
later, a big truck rolled in, and we have a parking lot. Now Mrs.
Wacker mentioned parking on the lot. I took that as an affront in the
last couple of weeks. There are a lot of people who will never park on
Dr. Wacker's lot again if they are given permission by the City Council
or anybody else, because that was not to be used as parking and is
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 10
being used as parking. In the last week, there have been no cars on
that lot, but it is a paved lot. According to what you people are telling
me, now you are going to give him permission to take up the pavement.
You lost me someplace. We can't keep letting people do things, and
then say, "Oh, look what I did," or "Golly, I didn't understand that
was what you meant." It says you may not use it for parking. What is
not to understand?
CHAIRMAN - All petitions that we have before us, Z-1-93, SLU-5-93, Z-2-93, and
SLU-4-93, will be referred to the Zoning and Ordinance Committee, meeting on
Wednesday, May 12, 1993, at 2:30 p.m. in the Planning Division Conference Room,
Second Floor of the City Hall Annex. If you would like to comment during that time,
the meeting is open to the public.
III. COMMENTS FROM THE AUDIENCE
PAUL SCOTT, 412 W. Kilborn. I am here representing the Friends of Turner
Dodge Board this evening, and I don't see it on pending items, but at the last
Urban Development meeting, ACT 8-93, the acquisition of 113, 117 & 119 W.
North Street, was discussed. Yesterday, at our Friends of Turner Dodge
meeting, we passed a resolution in support of the City's acquisition of those
properties, and I do have copies of that for the Board.
IV. RECESS. Not Desired.
V. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee: Mr. Ron Thelen. We have not
had a meeting since the last Planning Board meeting and have no
additional report.
a. Next meeting Wednesday, May 12, 1993 at 2:30 p.m. in the
Planning Division Conference Room.
2. Urban Development Committee - Mr. Goolsby - We have no
additional report.
a. Next meeting Tuesday, May 11, 1993 at 4 p.m. in the
Planning Division Conference Room.
3. Executive Committee did not meet.
B. Report from the Interim Planning Manager
I would like to pass out a flyer concerning a Spring Beautification
Project previously handled by Human Resources (Human Resources no
longer exists) . A packet was mailed to the neighborhood organizations
and given to the mayor and councilmembers containing information and
an application for flowers. The City is providing almost 800 flats.
There is a lot of interest; we have been getting many calls. This year
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 11
it will extend into June to include the paint blitz, but the primary focus
is on the week of May 15-May 22.
The program will kick off on May 15 with a River Trail clean up, from
Turner-Dodge to Potter Park, and a luncheon following in Cherry Hill
Park. Cherry Hill Neighborhood is doing their cleanup that day.
Participants would be welcome.
The Planning Manager reminded Board members to submit their board
evaluations.
The Michigan Chapter of the American Planning Association is having
a conference at the Radisson May 19-21, with some good sessions. Some
Board members could take advantage of this.
Regarding 2525 North King/Logan, the City served Mr. Ensley with
papers a week ago last Thursday. On Friday, we received a temporary
restraining order and closed him down. On Tuesday, a hearing was
held for a preliminary injunction, which was granted. A date has not
been set for the hearing to show cause for a permanent injunction.
Ms. Love is continuing to testify in the Whitman case. Of the list of 139
sites given Mr. Whitman, 13 have been eliminated. His real estate
person has indicated that none is suitable.
Mr. Barnhart asked about front yard parking and used car lots. Ms.
Love said the problem can be attacked several ways. If addresses are
available, the Planning Division will refer it to Donna Abel at the
Automotive Licensing Division of the Secretary of State. If you sell
more than five cars in one year, you must have a dealer's license. Mr.
Barnhart said a particular individual is already a car dealer, but he
brings them home and parks them in his front yard, not in the single
car driveway, because otherwise he cannot get in and out. At one
Pleasant Grove location, three cars are parked in the front yard.
Mr. Thelen asked about an apartment building on North Chestnut in the
300 block that removed all grass from the front lawn and in the easement
area and replaced it with red stone. Even between the sidewalk and
curb, there is no front lawn. It is used for front yard parking. Mr.
Thelen asked if parking meter enforcement officers have the ability to
ticket for front yard parking.
I. Communications
A. Letter from the Eastside Neighborhood Organization regarding the
Eastside Study.
B. Letter from the Mt. Hope Church withdrawing their request for
SLU-8-92.
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 12
Ms. Witherspoon made a motion, seconded by Mr. Barnhart, to accept
the letter withdrawing SLU-8-92, 221 W. Saginaw. Mr. Fountain
abstained from voting. On a vote of 6-0, the motion was APPROVED.
SLU-8-92 will be removed from the pending list.
C. Letter of resignation from Beth Monteith.
II. Sympathy card to Helen LeBlanc for her father-in-law--Board members should
sign it.
Ms. Horne called members' attention to the minutes of February 2 before us
tonight. I forgot to put them on the agenda, but they will be on the agenda
for May 18.
III. Board Members comments.
Mr. Fountain said regarding the rezoning and special land use on Coleman,
something you might want to look at is the facade for the exterior of the
building. They have brick or wood siding that can fit in the neighborhood.
They have built these in other areas of the City and made them blend in with
existing structures.
The King/Logan parcel is a tough piece of property to deal with; we have dealt
with it often in the past. One person complained about open space; another
about the activity next to their back yard. Perhaps Jim can discuss with their
architect another way of situating a building and look at some alternatives to
the building locations to get as much distance between the use and the
residences as possible, because there are two good residential structures to
protect, and residents to protect, and still make some uses of the property.
I myself think there should be no access onto Piper.
On Ferguson, if we could lay that out in accord with ENO recommendations,
we could see if there is any usable area left. I have to agree with the, the
area needs protection. There should be no access south, and there should be
a substantial buffer from the residential area. Once you put all that in, what
is left?
Mr. Ruff clarified the situation. When Mary Margaret Woll called, I responded
with the letter, first checking and finding if a permit had been issued to
demolish the structure. The permit was acted upon by the contractor. I
followed that up with a letter to Dr. Wacker telling him that if he was going to
use that as a parking lot, he would need to rezone the property or obtain a
Special Land Use prior to asphalt paving. I did not endorse the paving. I
warned him that this would be a hot issue, if they decided. Following the
paving, I sent another letter to Dr. Wacker saying he cannot use it for
parking, that he must first obtain the permits. I did congratulate him on his
retirement, because I saw it in the paper the same day I wrote him the letter.
We discussed the issues, the fact that there is existing parking north of this
house here. Already this person gets parking access from the existing
parking lot, and they park back here behind the house. That is why this
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 13
parking space is left open. Currently, the drive goes right next to the house
and cuts out to Ferguson with parking up this way. When I look at a plan, I
always try to balance the plan to see his desire for parking and our desire for
buffering. I told him he had some alternatives. One, he could remove the
parking in a good-faith effort. He could also leave it as is, and apply for
permits. Or he could look at an alternative plan (which is what he did) ,
reducing the amount of paving from what was paved, and again requesting the
permit. You will notice on-site that there are two different types of
pavement. Back here is previous pavement from when it was paved before.
That parking could only be used for the residents of that house. Since the
house is gone, he couldn't park on the back part either, so he has done some
things to halt that. Sparrow employees did park on that site. Dan David
looked at it, left his card on a number of cars and contacted Sparrow.
Sparrow contacted their employees, and told them not to park on it. One
employee gave Mr. David a hard time, and Sparrow in turn contacted the
employee. Sparrow is not associated with this, but Sparrow employees do take
the path of least resistance regarding parking. We have not as a staff
recommended this favorably. We have not made a recommendation as a staff.
I gave Dr. Wacker his choices, and this is his choice to pursue.
If you took the parking away from the front, if you drew a line and eliminated
the parking and access, you would achieve that plan, 45 feet back from the
street. There could possibly be a U-shaped parking lot. I would still like to
provide access for this parking that's been done in the past. He couldn't
necessarily produce an easement for me, but it has been a mutual agreement
between--I don't know when this property was taken care of, but it also has
a joint driveway with the neighbor to the north. I told him he had better
commit that entire driveway, plus landscaping, to the neighbor. I am not
necessarily recommending the plan.
Ms. Monteith asked if there were 2 lots. Mr. Ruff said the Special Land Use
covers only the northern 33 feet which is the front parking bay.
Mr. Barnhart said there is another line that can be drawn when we do the East
Michigan Avenue study. The results of that will suggest a demarcation point,
that will be below where this site is. This site would fall into the residential
area.
Mr.. Thelen said about a month ago we informally agreed not to rezone
anything until the East Michigan Avenue study is completed, didn't we?
Mr. Goolsby said we didn't take a formal vote, but we informally agreed,
because when the Clifford Street issue was before us, we talked about it, and
PLANNING BOARD MINUTES MAY 4, 1993 - PAGE 14
again when the Eighth Street parking issue was brought up. At that time,
again, we talked about waiting for the land use study.
Adjournment was at 9:10 p.m.
Respectfully yours
Eleanor K. Lov"Secreta, y
Lansing Planning Board
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m., Tenth Floor
City Council Chambers, Lansing City Hall
Tuesday, May 4, 1993
I. OPENING SESSION
A. Roll Call
B. Excused Absences
C. Introductions
D. Approval of Agenda
II. PUBLIC HEARINGS
A. Z-1-93, 1829 Coleman, "C" Residential and "J" Parking Districts to "C"
Residential District
B. SLU-5-93, 1829 Coleman, telephone equipment structure
C. Z-2-93, 6066 and part of 6070 S. Dr. Martin Luther King Jr.
Blvd. /Logan Street, "A" Residential, "F" Commercial, and "J" Parking
Districts to "F" Commercial District, 5800 sq. ft. addition to commercial
building
D. SLU-4-93, 121 Ferguson Street, Surface Parking Lot
III. COMMENTS FROM THE AUDIENCE (5 minutes each)
IV. RECESS
V. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee:
a. Next meeting Wednesday, May 12, 1993 at 2:30 p.m. in the
Planning Division Conference Room
2. Urban Development Committee:
a. Next meeting Tuesday, May 11, 1993 at 4 p.m. in the
Planning Division Conference Room
3. Executive Committee
B. Report from Planning Director
Z d UE Udd �'_,
PLANNING BOARD AGENDA MAY 4, 1993 PAGE 2
C. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a.
b. Z-23-90, 2200 Olds Avenue (Committee Held)
C. Z-3-91, 4700 Block Aurelius Road (Committee Held)
d. SLU-2-92, 1518 S. Washington Avenue Parking Expansion
e. SLU-8-92, 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
C. ACT-49-92, Kaplan Street
VI. NEW BUSINESS
VII. COMMUNICATIONS
A. Letter from Eastside Neighborhood Organization
B. Letter from Mt. Hope Church withdrawing request for SLU-8-92
VIII. COMMENTS FROM CHAIRPERSON
IX. BOARD MEMBER COMMENTS
X. ADJOURNMENT
C:\WP\DATA\PLANHD\7-MA0493.AG
APPROVED 092193
TO CLERK 100693
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers L [ `, i Fin 1�
loth Floor, Lansing City Hall
Tuesday, April 20, 1993
I. OPENING SESSION
A. Roll Call. The Chairman called the meeting to order at 7:45 p.m.
Present: Fountain, Barnhart, Thelen, Horne, LeBlanc, Goolsby,
Monteith, Witherspoon.
B . Excused Absence. None.
C. Introductions. Interim Planning Manager Eleanor K. Love introduced
Planning Staff present: James A. Ruff, Interim Zoning Administrator.
D. Approval of Agenda. Mr. Goolsby reported that the Urban Development
Committee met before the Planning Board convened. He added items to
the agenda: C, Act-7-92; D, Act-47-92; E, Act-7-93; F, Information
about our next meeting. With those additions, the agenda was approved
as amended.
II. COMMENTS FROM THE AUDIENCE (5 minutes each)
There are no public hearings tonight.
GRACIE ANSLEY, 2034 W. LENAWEE. I just purchased the property at 911 W.
Hillsdale with the intention of making an adult foster care facility for eight
people. I hope it is approved.
A. RECESS
III. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee, Chairman Ron Thelen.
The Zoning and Ordinance Committee met on April 14, 1993 with
all members present and Jim Ruff present as staff.
a. SLU-2-93 - 911 W. Hillsdale (Proposed Adult Foster Care
Facility)
This is a request by Gracie Ansley of 2034 W. Lenawee to
allow the property at 911 West Hillsdale Street to be used
as a residential care facility for the purpose of providing
24-hour foster care for a maximum of eight elderly
residents. The property is zoned "C" Residential
District, which allows residential care facilities with
approval of a special land use and if conditions are met.
The property measures approximately 65 ft. x 132 ft. ,
contains 8613 sq. ft. of lot area, and is located within the
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 2
Seven Block Development Plan Area.
A motion was made and seconded to recommend approval of
the request with the condition that the building and
property improvements be completed within six months of
approval; motion carried; Yeas: 3; Nays: none.
The Committee found, based on testimony and evidence
that the property meets the location and size conditions of
the zoning district, and the intensity of the use would not
be any greater than that of a two-family dwelling, which
would be allowed. Further, the Committee found the
request meets the nine other items as in the staff report.
Mr. Thelen made a motion, seconded by Mr. Fountain, that
SLU-2-93, 911 W. Hillsdale, proposed adult foster care
facility, be approved.
Mr. Goolsby asked how the request would impact the Seven
Block Development Plan. Ms. Love replied that
rehabilitation was planned for the majority of the block and
for the building in question. The residential purpose is
not negatively impacted by the adult foster care facility.
A vote on a special land use is by voice rather than by roll
call. The vote was as follows: Yeas: 8; Nays 0; carried
unanimously; SLU-2-93, 911 W. Hillsdale was
APPROVED.
b. SLU-3-93 - 300 E. Michigan Avenue (Proposed Church)
This is a request to utilize the lower level of 300 East
Michigan Avenue for a church. The property is zoned "G-
1" Business District, which allows church facilities if the
City Council approves the Special Land Use application.
In the "G-1" Business District, there are no parking and
lot area conditions. The property, located on East
Michigan Avenue along the east bank of the Grand River,
contains approximately 15,000 square feet of lot area and
is contained within the Cedar/Larch Corridor Plan
Amendment to the North East Area Comprehensive Plan.
It was moved to deny the request. The motion carried
Yeas: 3; Nays: 1 .
The Committee found, based upon testimony and evidence,
that the proposed use is not in conformance with the
objectives of the Master Plan, which the Cedar/Larch
Corridor Development Plan designates for CBD support
uses (i.e. , office, retail, entertainment, etc. ) ; that the
PLANNING BOARD MINUTES APRIL 202 1993 PAGE 3
proposed use and any expansion of that use could hinder
the future development of this area; and that the use does
not promote the intent of the "G-1" Business District.
Also, the Committee found that the proposed use would
conflict with the recently identified Citywide Goals and
Objectives, including but not limited to:
• Encourage the development of the CAPLOOP project
to serve as a catalyst for continued revitalization of
the Capitol Complex and Central Business District.
• Continue development of Downtown Lansing as a
regional center for convention business and
tourism.
• Continue to market the central core for private
office investment, convention facility development,
and retail business.
• Promote, in cooperation with the State's CAPLOOP,
the East Michigan Avenue commercial strip for
thriving retail and service business enterprises.
Finally, the proposed use will have a direct effect upon the
future development and use of the immediate surroundings
by excluding the surrounding 500' area from the issuance
of new liquor licenses, and requests to expand existing
licensed establishments toward the proposed church. The
proposed use will not affect existing licenses, the transfer
of existing licenses between owners, nor temporary
licenses.
Based on that information, Mr. Goolsby made a motion,
seconded by Mr. Fountain, that SLU-3-93, 300 Block
Michigan Avenue, be denied.
PAUL SMITH, CENTRAL BUSINESS DISTRICT, 510 WEST
WASHTENAW. I offered to help the church and Pastor
Cary find a suitable location. The offer still stands.
Mr. Fountain noted the intent of the "G-1" District. When
the Board votes on it, the District intent should be part of
that analysis, because it describes the intent of the
district, which is primarily for retail and commercial uses.
Growth for the church would be severely limited in this
location, especially with the building in the floodplain and
the limited space on the lower floor. For those reasons, it
is not a good idea. The other issue is the conflict of uses.
Churches are permitted in that district by special land
uses; however, the wording is "may be permitted," and
under unique circumstances, they may fit. This is
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 4
primarily a high commercial activity node that is being
expanded, not just for the City, but for the entire state,
to intensify it for that purpose.
Mr. Goolsby said he would support the Committee's
recommendation, but he does not do it in consideration of
the liquor license. Mr. Fountain's points are excellent
ones. The area is identified for future commercial
development. It offers some exciting developments in the
near future, and this request is in conflict with that.
Mr. Barnhart said he was not as concerned with the liquor
license issue as with the investment in Lansing Center
expansion, which would be negated: The church usage at
that spot does not fit in with investment aims.
A vote on a special land use is by voice rather than by roll
call. The vote was as follows: Yeas: 8; Nays 0; carried
unanimously; SLU-3-93, 300 W. Michigan was
DENIED.
c. Mr. Thelen reported election of officers of the Zoning and
Ordinance Committee: Mr. Thelen as Chairman and Mr.
Fountain as Vice Chairman.
d. Next meeting Wednesday, May 12, 1993 at 2:30 p.m. in the
Planning Division Conference Room.
2. Urban Development Committee, Chairman Garry Goolsby:
a. Shiawassee Street Bridge Recommendations
The Committee considered the three alternatives
presented. All three retained architectural and historical
character of the bridge.
Ms. Love said Kirk Haybarker provided cost estimates for
the three alternatives. Alternate 1 (retain the existing
bridge, remove deck, renovate existing facility)
estimated: $2,543,600. Alternate 2 (reconstruct bridge
with five pillars and posts and 2 lanes) estimated:
$2,353,300. Alternate 3 (similar configuration but with
three pillars and posts and 4 lanes) estimated:
$2,157,800. The reasons for the differences in the prices
were as follows: No. 1: maintaining the existing bridge
cost the most because they have found a lot of chloride in
the bridge concrete and they feel they would have to
replace all of that. There are parts of the structure which
they have physically not been able to observe, and the
estimate is probably on the high side as a contingency
measure. The second alternate, Alternate 2, though
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 5
narrower, has more pillars and includes one more in the
water. Because of that and the additional amount of
concrete that would be necessary, that makes it more than
Alternate 3 which, while it has a wider deck, has a smaller
amount of concrete in the entire facility. Mr. Clegg, as
interim director of Public Service, is supporting Alternate
3 and has met with the Mayor and recommended it to the
Mayor who has supported the third alternative. It was
then brought to the City Council Monday evening. It will
be at Physical Development this Thursday. Mr.
Haybarker is desirous of having our letter tomorrow
morning. We still don't have any traffic counts, and that
is a legitimate concern. In addition, Jim Ruff had a couple
good ideas you may want to consider adding this evening:
that the space under the existing bridge in the Pedestrian
area is high and if it is an open beam construction, birds
will nest there. This may make it less attractive if
accommodations are not made to eliminate the problem. Jim
suggested putting a covering there to prevent open
beams. The other thing is that open beams create a
shadow effect because the lights are not down at the
height of the beam, but in between the beams;
consequently, you get shadowing which may tend to make
people feel less secure. As a result, you may want to
consider pedestrian safety and the problem of nesting
birds and food service during festivals.
Mr. Ruff said that the deck would be lower and closer over
head. It would get very noisy with cars going over bridge
expansion joints. It is possible that interior covering of
beams could help reduce noise. At present, it is just
cement; there aren't any cavities for birds to enter, and
there aren't any expansion joints in the arches that expose
the lower surfaces, so it is a more inviting environment
now. By lowering the deck, you make it less inviting, and
it may become a problem for public events. Those kinds of
things may not be handled under the Critical Bridge
funds--lighting, additional extra lighting, extra
aesthetics, et cetera.
Ms. Love said other ISTEA funds could be used as bridge
enhancements. Mr. Goolsby said a paragraph should be
added to the letter to reflect these concerns because the
facility is used for community events, and we want to make
it comfortable and safe. Mr. Goolsby made a motion,
supported by Ms. LeBlanc, that we send a letter under
signature of the Chairman indicating to the Mayor our
support for the Shiawassee Street project, with the
additional language concerning safety and comfort issues
associated with open beams presented here this evening.
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 6
Mr. Barnhart made a motion, seconded by Mr. Goolsby,
for an amendment to include the fact that, now that we
have the cost figures, we select Alternate 3 and the
advantage that we would get the most for our dollars. Mr.
Goolsby said Alternate 3 alleviates traffic tie-ups at the
bridge and looks forward to the twenty-first century when
traffic increases downtown.
Ms. Horne said we will vote on the motion with the
amendment that the Board will support Alternate 3 in
consideration of the cost factor. Voice vote was as
follows: Yeas: 8; Nays 0; carried unanimously;
Shiawassee Street Bridge Recommendations including
amendments were
APPROVED.
b. Act-4-93, 238. E. Hazel (Acquisition)
This is a request by the Parks Department to purchase a
piece of property in the River Point area for fair market
value (about $12,000) . Mr. Goolsby made a motion,
seconded by Ms. Witherspoon, to approve Act-4-93, 238 E.
Hazel Street, a request by the Parks Department, to
purchase 238 Hazel Street, which is in keeping with the
Master Plan and which will provide a continuous route
along the river front for the River Trail system.
A vote on an Act is by voice rather than by roll call. The
vote was as follows: Yeas: 8; Nays 0; carried
unanimously; Act-4-93, 238 E. Hazel St. was
APPROVED.
C. Act-7-92, 300 Block East Maple Street.
This is a request by the Public Service Department to
examine impacts of vacating the 300 Block of East Maple
Street to relieve the City of liability and return the right-
of-way to private use. Mr. Goolsby made a motion,
seconded by Mr. Barnhart, to authorize a sale by quitclaim
deed of the undedicated portion of East Maple Street right-
of-way from Center Street to Factory Street for a nominal
consideration ($1) while retaining full utility easements as
long as purchaser agrees to accept the parcel "as is" and
holds harmless the City from any environmental problems
on the property discovered in the future.
A vote on an Act is by,voice rather than by roll call. The
vote was as follows: Yeas: 8; Nays 0; carried
unanimously; Act-7-92, 300 Block East Maple Street was
APPROVED.
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 7
d. ACT-47-92, Sale of portion of Tecumseh River Park Adjacent to
the property located at 1913 Tecumseh River Road.
The property at 1913 Tecumseh River Road has encroached over
the years into the Park through both a building and a piece of
pavement that has been placed beside the structure. This will
permit the sale of the property and do away with the
encroachment. A vote of the people would be required because
it is park land.
Mr. Goolsby made a motion, seconded by Ms. Witherspoon, to
approve Act-47-92 for the sale to the property owner of 1913
Tecumseh River Road of a small parcel of Tecumseh River Park
subject to a revised appraisal of fair market value and all related
closing costs, and subject to a positive vote of the electorate.
Additionally, the Committee recommended that the proceeds of
the sale be returned to the Parks Department and dedicated to
Tecumseh River Park.
Ms. LeBlanc asked to be excused from voting because the matter
concerns recommendations from her neighborhood group. Mr.
Goolsby made a motion, seconded by Ms. Monteith, to excuse Ms.
LeBlanc from voting on this issue.
The vote was as follows: Yeas: 7; Nays 0; carried unanimously.
Ms. LeBlanc was excused from voting. Act-47-92, Sale of portion
of Tecumseh River Park Adjacent to the property located at 1913
Tecumseh River Road was
APPROVED.
e. ACT-7-93, a portion of the Diamond REO site, a request by
Richard Henderson to purchase 2.7 acres of property north of
the Lansing Sanitary Supply building, as well as an option for an
additional 1.7 acres. Mr. Henderson currently owns the Women's
Club House, where he runs an accounting business. He wishes
to sell that building and relocate his business to the Diamond Reo
site. Mr. Goolsby made a motion, seconded by Mr. Barnhart,
that the request of Richard Henderson to purchase 2.77 acres
adjacent to and north of Lansing Sanitary Supply on the Diamond
Reo site be approved, subject to conditions; also recommend that
an option for the purchase of the Diamond Reo Site adjacent to
and north of the primary site be executed subject to conditions;
and finally, the conditions for both parcels are as follows:
(1) Agreement by the purchaser to have all lots included in
the plat of Diamond Reo including all necessary and/or
recorded easements;
(2) Agreement by the purchaser to design a building
compatible with surrounding uses and appropriate for the
site;
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 8
(3) Agreement to abide by landscape, site plan review and
other code requirements.
Mr. Barnhart made a motion, seconded by Mr. Goolsby, that
along with this request, the Committee very strongly recommend
that this parcel be platted by the City so that in the future there
will not be a problem with separations of the parcels to be sold.
The vote was as follows: Yeas: 8; Nays 0; the amendment
carried unanimously.
ACT-7-93, a portion of the Diamond REO site, a request by Mr.
Richard Henderson to purchase 2.7 acres of property north of
the Lansing Sanitary Supply building, as well as an option for an
additional 1 .7 acres, was approved. The vote was as follows:
Yeas: 8; Nays 0; carried unanimously; Act 7-93 was -7-93 was
APPROVED.
f. Next meeting Tuesday, May 11, 1993 at 4 p.m. in the
Planning Division Conference Room.
3. Executive Committee
The Executive Committee did not meet.
B . Report from Planning Director
Ms. Love said only four Planning Board evaluations have been
returned.
Ms. Love's deposition in the Whitman case will be taken next
week. On the property at 2525 North King/Logan, we are
working with the attorneys. Seven Block is still hanging; I plan
to devote time this week to get material off to Washington, D.C.
to get verification of the fact that they will accept the
development plan constructed over a five-year period as opposed
to having to take the whole amount of the loan at one time.
Normally, they will only accept projects for an amount certain,
to be completed on a date certain. Basically, we would like to
have a credit card for $4.25 million, and then pay interest as we
draw down on it. They think the project has merit, and that
they would be willing to go with that kind of a proposal, but we
have to make a presentation to the finance department in HUD
this week.
C. Pending Items: Future action required.
Chairman Horne asked regarding item (e) if the letter had been
submitted and if any action was going to be taken. Mr. Ruff said he
would request action; Ms. Horne said she would be willing to sign the
letter. It needs to be clarified.
Mr. Goolsby asked about the Urban Development Committee, Item (a) .
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 9
Ms. Love said she would check on a possible withdrawal.
1. Zoning and Ordinance Committee:
a. Z-43-87, East End of Paulson (Committee Held)
b. Z-23-90, 2200 Olds Avenue (Committee Held)
C. Z-3-915 4700 Block Aurelius Road (Committee Held)
d. SLU-2-925 1518 S. Washington Avenue Parking Expansion
e. SLU-8-925 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
C. ACT-49-92, Kaplan Street
IV. NEW BUSINESS - None.
V. COMMUNICATIONS - None.
VI. COMMENTS FROM CHAIRPERSON
Ms. Horne said she has offered to help move the library. If other Planning
Board members wish to join in moving, organizing and cataloging items, they
would be most welcome.
VII. BOARD MEMBER COMMENTS
Mr. Goolsby said, regarding the Emanuel Lutheran church, he has heard
there were Board members who had regrets about their votes on the issue,
and that politics got involved in the issue. It sounded like the process here
was flawed.
Also, the other comment was that we didn't want the Plan back because of fear
of a lawsuit, and we were going to follow the Master Plan closely. The
implication was that we had not been following the Master Plan. We had a vote
on the Emanuel Lutheran Church, 6-2 to deny, so the Board spoke through
its vote. We have to be careful from that point, on when we speak, that we
represent the Board positions. We have to be careful in the future, I think,
in terms of how we respond to City Council and how we move on subjects once
they leave here and we have spoken through our vote.
Ms. LeBlanc said she had the same thoughts last Monday night. The thing
that most bothered her was the implication that the Planning Board based its
decision on politics instead of the Master Plan. There is room for honest
different interpretation; it was not politics. The other thing that bothered
Ms. LeBlanc was when Mrs. Schmidt said that in the future we would be
following the Master Plan to a T. We did follow the Master Plan and we always
do. In the case on Hillsdale Street, the Board looked at it and said the Master
Plan is no longer accurate for today's conditions. Following it to a T--we have
to leave room for changing conditions.
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 10
Mr. Goolsby said if Council really wants to know individual Board members'
opinions on something, maybe our comments on the record (anytime there is
a controversial issue, I have always stated my reasons for voting yes or no)
ought to be included in the staff report. Maybe it is something we should look
at, because that way we can't get drawn into this situation, because they will
already know.
Ms. Love said you mean in the staff report, or in the letter that we forward
to Council? Mr. Goolsby said in the letter forwarded to Council so that
Council knows. Obviously, they know what the vote is and what the
recommendation is. I think it is also appropriate that Council know where
Board members stand. . In other words, if you have a split vote, 5-2 for
example, you know why the five voted that way, and it may be appropriate to
state the reason the two people voted no.
Ms. Love was concerned about doing it in the letter for several reasons, #1,
we have included the reasons for the majority vote. It is difficult to represent
the majority view. I am concerned about accuracy, and I would not want to
be accused of putting words into someone's mouth, or misinterpretation.
Mr. Ruff said reasons would be available in minutes. If a councilmember would
like to know why, that is what should be offered, meeting minutes.
Ms. Love said if someone does wish to present a minority report, I will be more
than happy to include it along with the Board's recommendation. Mr. Goolsby
said that was an excellent suggestion. If somebody is willing to vote no on
something and willing to give their reasons, it doesn't take long to write those
out. I will be willing to do that in the future on those votes that I would like
to have reflected in the record. We need to look at something that would avoid
getting the Board dragged into a situation. If they know the sides, and the
reasons, they can't drag you in.
Ms. Love said the one thing that may help in controversial issues is the staff
report. What the Council gets is a letter with a draft resolution and a map.
If on a particular issue where we feel there may be some controversy at the
Council level, another option, in addition to minority reports, would be for
someone to request that the staff report accompany the letter. That usually
will define both sides of an issue. It has a summary and a conclusion which
gives one side or the other, but it does hopefully look at all the options and
more clearly define the issues. I don't want to generate more paper, but I
would be more than happy to do it on any issue that the Board felt that other
information or materials should accompany the recommendation.
Ms. Monteith said she heard a rumor that we did something out of procedure
regarding Sparrow. Ms. Love said a particular councilmember has spoken to
her regarding his interpretation of the recommendation. "I reread it and
don't see any breach of procedure." Mr. Goolsby asked what was the
procedural defect. We addressed the four-point plan; we sent it to Council.
They were to decide whether or not the four-point plan was the way that they
wanted to proceed. They decided that was the way they wanted to proceed.
PLANNING BOARD MINUTES APRIL 20, 1993 PAGE 11
At that point, it came back to us for the specific purpose of deciding the air
rights.
Mr. Thelen said at an Eastside Neighborhood Organization meeting, Rick Lilly
came up to him and said the issue is the air rights. The design is the next
step. Ms. Monteith said she did not have specifics. If this is being
discussed, we should have a sense of it. Mr. Goolsby said there was
absolutely nothing wrong with what we did.
VIII. ADJOURNMENT
Respectfully submitted
Eleanor K. Love, Secretary
Planning Board
C:\WP\DATA\PLANBD\MN042093
Regular Meeting
LANSING PLANNING BOARD ------
7:30 p.m. , Tenth Floor 55
City Council Chambers, Lansing City Hall 1
Tuesday, April 20, 1993
I. OPENING SESSION
A. Roll Call
B . Excused Absences
C. Introductions
D. Approval of Agenda
II. COMMENTS FROM THE AUDIENCE (5 minutes each)
III. RECESS
IV. BUSINESS SESSION
A. Committee Reports
l. Zoning and Ordinance Committee:
a. SLU-2-93 - 911 W. Hillsdale (Proposed Adult Foster Care
Facility)
b. SLU-3-93 - 300 E. Michigan Avenue (Proposed Church)
C. Next meeting Wednesday, May 12, 1993 at 2:30 p.m. in the
Planning Division Conference Room.
2. Urban Development Committee:
a. Shiawassee Street Bridge Recommendations
b. Act-4-93, 238 E. Hazel (Acquisition)
c. Next meeting Tuesday, May 11, 1993 at 4 p.m. in the
Planning Division Conference Room
3. Executive Committee
B. Report from Planning Director
C. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-43-87, East End of Paulson (Committee Held)
b. Z-23-90, 2200 Olds Avenue (Committee Held)
C. Z-3-91, 4700 Block Aurelius Road (Committee Held)
d. SLU-2-92, 1518 S. Washington Avenue Parking Expansion
e. SLU-8-92, 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
C. ACT-49-92, Kaplan Street
PLANNING BOARD AGENDA APRII, 20, 1993 PAGE 2
V. NEW BUSINESS
VI. COMMUNICATIONS
VII. COMMENTS FROM CHAIRPERSON
VIII. BOARD MEMBER COMMENTS
IX. ADJOURNMENT
C:\WP\DATA\PLANBD\6-AP2093.AG
a 't`' ► CITY OF LANSING.
INTEROFFICE COMMUNICATION''
PLANNING OFFICE
1
DATE: October 15, 1993
TO: Marilynn Slade, City Clerk
FROM: Louise H. Christian, CPS, Planning Board Secretary
RE: Minutes Transmittal
Enclosed are approved Planning Board minutes, together with agenda,
for the meeting of Tuesday, April 6, 1993 .
c Awp\data\planbd\m intrans.ap6
Regular Meeting
LANSING PLANNING BOARD r-
7:30 p.m. , Tenth Floor
City Council Chambers, Lansing City Hall
Tuesday, April 6, 1993
I. OPENING SESSION
A. Roll Call
B. Excused Absences
C. Introductions
D. Approval of Agenda
II. PUBLIC HEARINGS
A. SLU-2-93 - 911 W. Hillsdale (Proposed Adult Foster Care Facility)
B. SLU-3-93 - 300 E. Michigan Avenue (Proposed Church)
III. PRESENTATION TO PLANNING BOARD
Snell Environmental Group - Presentation on Proposed Reconstruction or
Replacement of Shiawassee Street Bridge
IV. COMMENTS FROM THE AUDIENCE (5 minutes each)
V. RECESS
VI. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee:
a. Next meeting Wednesday, April 14, 1993 at 2:30 in the
Planning Division Conference Room
2. Urban Development Committee:
a. Revisions to the Citywide Goals and Objectives
b. Next meeting Tuesday, April 13, 1993 at 4 p.m. in the
Planning Division Conference Room
3. Executive Committee
4. Committee of the Whole
a. Sparrow Overpass - Act-8-92
PLANNING BOARD AGENDA APRIL 6, 1993 PAGE 2
B . Report from Planning Director
C. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-43-87, East End of Paulson (Committee Held)
b. Z-23-90, 2200 Olds Avenue (Committee Held)
C. Z-3-91, 4700 Block Aurelius Road (Committee Held)
d. SLU-2-92, 1518 S. Washington Avenue Parking Expansion
e. SLU-8-92, 221 W. Saginaw St. /618 Seymour Ave.
(Committee Held)
2. Urban Development Committee:
a. Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b. East Michigan Avenue Land Use Policy
C. ACT-49-92, Kaplan Street
VII. NEW BUSINESS
VIII. COMMUNICATIONS
IX. COMMENTS FROM CHAIRPERSON
X. BOARD MEMBER COMMENTS
XI. ADJOURNMENT
C:\WP\DATA\PLANBD\5-A693AG
APPROVED 070793
TO CLERK 101593
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
Tuesday, April 6, 1993
I. OPENING SESSION
A. Roll Call. Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc,
Monteith, Thelen, Witherspoon.
B . Excused Absences.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager.
D. Approval of Agenda.
Mr. Goolsby made a motion, seconded by Mr. Barnhart, to discharge
from the Committee of the Whole Act-8-92, Sparrow Overpass, and place
that as Item A under the Urban Development Committee. Mr. Goolsby
withdrew the motion; Mr. Barnhart withdrew the second; the meeting
proceeded according to the printed agenda.
II. PUBLIC HEARINGS
A. SLU-2-93, 911 W. Hillsdale, Proposed Adult Foster Care Facility
Ms. Love presented the request. Ms. Gracie Ansley, who is the owner
of the property at 911 West Hillsdale, proposes to use the property for
an adult foster care facility for up to eight elderly individuals. The
property is located in The Seven Block Development area; the Master
Plan recommends rehabilitation for residential use. Surrounding land
uses are generally one- and two-family. BRD Printing, to the south,
sent a communication stating that the property, 8613 sq. ft. , is large
enough.
ROGER BENTLEY, LICENSED STATE BUILDER. Ms. Ansley owns the
property next door, which is about the same size and has a large
parking area. We have permits, and we have master builders,
plumbers, and electricians rebuilding the building for its intended
purpose.
Mr. Fountain asked if the location is 1500 feet away from other
facilities. Ms. Love said according to the maps it is approximately 1490
feet from the only other existing adult foster care facility in the area,
owned by John Boles, for six or less elderly individuals, in the 1100
Block of West Lenawee on the other side of King/Logan. .4
GRACE ANSLEY. The adult foster care home.that Mr. Boles owns is for
four people only. Mine was for eight, and I was within the limit.
The Chair called for public comment from the audience; hearing none,
the Board proceeded to SLU-3-93.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 2
B . SLU-3-93 - 300 E. Michigan Avenue, Proposed Church
Ms. Love said this is a request by Bruce Cary, Senior Pastor at Mt.
Hope Church, for a special land use permit for a new church to be
operated at 300 E. Michigan Avenue in the Corr Building on the south
side of Michigan Avenue directly south of the Lansing Center. The
property, zoned "G-1" Business District, is generally rectangular in
shape. To the south is a large parking lot, Impression V Museum, the
Riverwalk Theater, and the River Trail. To the east is Omar's, and to
the west is the Grand River. The general area is characterized by "G-
1" Business, a commercial zoning district.
DAVID SNOOK, 924 Farmstead, representing the petitioner, Pastor
Bruce Cary. I would like to highlight three issues and then take any
questions. First of all, Church in the City is expressly for people who
live within the City of Lansing. We expect our congregation to
represent a cross section of city residents.
Secondly, Church in the City recognizes that a number of social service
agencies, nonprofit organizations, and church-related outreaches
already exist to help those who need food, clothing, shelter, job
training, substance abuse treatment, etc. We do not intend to duplicate
these services. Our activities will consist basically of holding worship
services, teaching the bible, and meeting together in small groups.
Third, Church in the City wants to fit in well. The Corr Building is
not in a residential area; it is in the downtown business district. Our
primary use of the building will be in non-business hours when
business congestion is minimal and parking is available. This location
would enable us to fit in well and to provide a convenient central
location for the people of Lansing who want to attend our services.
Ms. LeBlanc asked if the church will lease a portion of the building and
if there will be other tenants also; answer yes. Suite 1 is basically the
entire lower level of the building.
Ms. Horne asked about how parking will be accommodated at times when
exhibitions are going on at the Lansing Center, sometimes on Sundays.
Mr. Snook said a privately owned parking lot located to the rear of the
building is available after business hours. In addition, two public
parking ramps on Grand Avenue are within easy walking distance. Also
there is parking adjacent to the Lansing Center if it is available.
Ms. Horne said if congregation members are going park in those lots on
Sunday or appropriate days, a letter must be sent to the Plaxning
Board to assure adequate parking for the available floor space. Mr.
Snook said they were willing to get the letters; however, in "G-1"
Business, parking is not a major issue.
Mr. Fountain said the building is in the floodplain, and if renovated,
needs further review. Mr. Snook said the facility, used previously by
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 3
the State of Michigan for offices, meets state specification for offices
and is usable as is.
MARY MARGARET WOLL, 210 Ferguson. The City of Lansing is
spending much money enlarging the Lansing Center for all purposes of
convention. There would be occasions when a liquor permit would be
permissible and appropriate. Is this church going to preclude a liquor
license for that facility? Since the investment is being made in the
Center, we should be concerned with this.
Ms. Love responded that, in terms of future permanent liquor licenses,
having a church in that location would prohibit additional liquor
licenses from being established within a specified distance of 500 feet.
PAUL SMITH, CENTRAL BUSINESS DISTRICT, downtown Lansing, 510
West Washtenaw. No one can disagree with the compassion the church
has exhibited over the last few years; however, before the Board rules
on whether or not to allow the proposed church, I would ask that you
review City goals for current and future downtown development,
keeping in mind the statute that prohibits sale or possession of a liquor
license within 500 feet of a church. Many businesses are concerned
about the liquor license issues. During conventions, the private lots
behind the Corr building are completely filled. When you weigh future
events, even temporary licenses, in a future entertainment district
downtown, (for instance, Impression V has fundraisers) this may
prohibit selling liquor at such an event. I implore this Board to review
City goals for downtown development before making a ruling on this.
I would welcome a new member to the Central Business District, but I
don't think, and the groups I represent, don't think that this is an
efficient use of office space. I would hate to see office space used for
anything other than commercial purposes. I will do everything I can to
help the church find their location downtown.
SIDNEY P. WORTHINGTON, DIRECTOR, DEPARTMENT OF MUNICIPAL
AND NEIGHBORHOOD DEVELOPMENT. I have received telephone
communications from Mel Kent at the Chamber of Commerce, from Will
Coultas of Lansing 2000, and from the Lansing Convention/Exhibition
Authority. They have a real concern with the 500 foot rule, and the
church's location downtown, and the future of downtown Lansing as a
designated entertainment area. They want to work with the Church in
terms of a location downtown; however, this particular area is a
designated entertainment area.
Chairman Horne read into the record a letter received from the Greater
Lansing Convention and Visitors Bureau, Thomas C. Galyon, President
and Chief Executive Officer, and Donald J. Ristow, Chairman, Board
of Governors, in opposition.
SLU-2-93 and SLU-3-93 were referred to the Zoning and Ordinance
Committee meeting Wednesday, April 14, 1993 at 2:30 p.m. in the
Planning Division Conference Room.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 4
III. PRESENTATION TO PLANNING BOARD
A. Snell Environmental Group - Presentation on Proposed Reconstruction
or Replacement of Shiawassee Street Bridge
KIRK HAYBARKER, SNELL ENVIRONMENTAL GROUP.
We are in process of preparing the environmental assessment in order
to be eligible for federal funding under the Critical Bridges Funding
Program. This bridge would be eligible for 85 percent federal funding,
10 percent state funding, and 5 percent funding from the City of
Lansing. We have prepared various alternatives, one for renovation of
the existing structure and two alternatives for replacement. If the
structure were to replaced, it would best be replaced with a 4-lane
structure, to meet traffic demands, and to provide for future planning
needs of the City.
If the bridge is renovated, it has to stay the same width; however, to
provide a safe structure and meet the federal guidelines, a railing to
protect pedestrians from traffic must be installed. At present,
pedestrians are not protected from traffic. Whether the bridge is
renovated or replaced; we would have to replace the present railing.
If the structure is renovated, the intent is to duplicate the style and
design. The exterior railing will look the same whether it is a
replacement or a renovation.
If we build a new four-lane structure, we would use modern techniques
and modern designs: precast concrete I-beams for the main support
structure with precast concrete fascias, duplicating the current
fascias. You would still seethe same arch effect from downstream. The
historic visual features of the bridge would be present in a new bridge
should that be the recommended alternative.
The last two spans of the arch are blocked in for storage. If the bridge
is rebuilt, the Highway Department prefers that storage be located in
a separate building elsewhere. . It would be less expensive.
We would maintain clearance for the riverboat. At present, the boat
can barely clear--there is about 4 inches of clearance. One feature the
riverboat owner likes is that it gets him farther away from shore and
the sandbars there.
There is a mural painted on the bridge. In a new structure, we would
provide an area to maintain murals. Many times if you provide a place
to paint, there is less graffiti. Notice the walkway beneath the Midge.
The existing structure does not have that.
We have been looking into the possibility of removing the railroad tracks
on the west end that serve the Ottawa St. plant. BWL said they would
remove the tracks after July of 1994. There has been some talk about
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 5
recommissioning the plant as a power plant. If it is done, they would
not be bringing coal in by rail.
Planning and Parks and Recreation Departments have indicated the
desirability of still being able to bring trains into the park. That is an
alternative. If you want to provide for the walkway, you have to raise
the grade of the bridge roadway.
Some suggestions from civic groups include provision of electrical
outlets and lighting underneath the bridge, especially on the land side
span, for Riverfest activities. Some lighting exists there now, but it
would be improved. Another suggestion was to provide accent lighting
on the bridge, to actually light up the structure, so the bridge can be
seen at night.
Options include shortening the span. Currently, the structure needs
a twenty-mile-an-hour design. Cars speed above 20 mph; however,
they cannot see over the high point of the arch, and they don't have
enough time to stop if there is an obstruction on the other side. If the
bridge were reconstructed, the high point of the arch would be moved
back closer to the water. From the water, you would be able to see
more of an arch. Moving the arch back would provide better visibility
for vehicles entering and exiting the bridge span.
There are many pros and cons. If the structure were replaced, the
aesthetic appearance of the bridge would be maintained, perhaps even
improved. You can look at the photos and see that various parts of the
railing and bridge were designed for purposes that no longer exist.
The platform on the northeast side of the bridge entered a building that
is no longer there. The metal railing (that breaks up the design
continuity) served railroad tracks that no longer exist.
Can the bridge be renovated in its current condition? Probably. At
what cost has yet to be determined. It is in very poor condition. To
renovate the structure, concrete would have to be removed down to the
skeleton. Then the bridge would be rebuilt to look like it does today.
Can it be rebuilt? Yes, structurally, you can rebuild almost anything,
depending on cost. We are not trying to propose one option over
another tonight, we are merely providing information and getting your
input.
We will be proceeding rather quickly because when the environmental
assessment is completed, it must be submitted to the Federal Highway
Administration and MDOT for review and approval. We then advertise
for a public hearing for thirty days, hold the hearing and rQceive
further comments. Then there is another ten days' wait for submission
of written comment. There is another delay before we can submit the
final Finding of No Significant Impact to the Federal Highway
Administration for further review and approval. The intent is to begin
construction early in 1994 and complete prior to Riverfest 1994 and fall
semester for LCC.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 6
Mr. Barnhart asked about providing access for trucks to dump snow
from the bridge. The answer was that DNR does not permit snow to be
dumped into the river.
Mr. Barnhart asked about the rationale for a four-lane structure. The
pavement is now utilized as three or four lanes by people trying to get
around traffic backed up waiting to turn onto Grand to access the LCC
parking structure. Because of peak hour demand, the present two-lane
structure is inadequate to accommodate the demand. The Fire
Department is concerned about fire and emergency vehicles accessing
the bridge in traffic backups.
Chairman Horne asked if a cost analysis had been done for the various
alternatives. The alternative has not as yet been selected, and
numbers have not been finalized.
Snell Environmental Group will conduct the public hearing; it will be
advertised 30 days in advance; and community groups will be notified
by letter. Ms. Monteith said when people drive across bridges at
Saginaw, Oakland, Michigan Avenue, they never know they have
crossed a river. We should keep in mind the scenic and sensitive
aspects the bridge can bring to the City. Future citizens of the City
should have one bridge that gives them the sense of crossing the river.
The scenic view aspects are being considered; however, some federal
guidelines, such as rail height, must be met while still accommodating
the view. Snell views it as a showcase bridge for the City of Lansing.
Mr. Haybarker asked if the Board had comments or preferences about
options or items for consideration in the design plans. The Board will
have an opportunity at the public hearing to present comments or
letters. He encouraged letters of support for the project. It would
help solidify the unity of the whole community in going with the
preferred alternative. Public hearing comments and letters from the
community are incorporated into the environmental assessment and
considered by the Federal Highway Administration.
The Chairman thanked the Snell representatives for their participation.
IV. COMMENTS FROM THE AUDIENCE
JOE DAMORE, PRESIDENT OF SPARROW HOSPITAL. Sparrow is planning to
move ahead with construction and renovation of the Hospital in a facility plan
for the next twenty years. The plan has focused on a number of areas, the
first of which is patient and visitor safety. Second, we have tried to fo,Qus on
the most cost-effective alternative to keep down health care costs. Thirdly,
we would like to revitalize East Michigan Avenue. Fourth, we would like to
attract more jobs to the City. Fifth, we think Sparrow can be an anchor for.
the East Michigan Avenue area and become the gateway to the Capitol for
downtown and help revitalize the downtown area. We have sought community
support; we are trying to become more involved in the community. We have
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 7
received strong support from throughout the community and positive
feedback. We believe our plan is consistent with the City development plans
and with the four-point plan developed by the Physical Development
Committee, so we would strongly urge the Committee to move forward with the
Sparrow Master Site Plan.
It will provide us with an opportunity to move forward, invest in the City, to
better East Michigan Avenue, make Lansing a more appealing community and
develop a major medical center in the shadow of the Capitol. If we can't move
ahead in the near future, there are physicians who have notified us they are
going to continue to relocate office practices outside of Lansing. We have lost
a lot of investment in the last three or four years. If you drive out Lake
Lansing Road, you will see millions of dollars of medical office investment that
the community has lost. By moving ahead, we will be able to preserve that
investment in the City.
MARY MARGARET WOLL read a letter to the Board. This letter is intended
to clarify ENO's understanding of Sparrow Hospital's development plans to
date. ENO members have attended various Sparrow presentations concerning
their planned expansion, all of which were site specific. At no time did
Sparrow indicate a particular direction of development. Our understanding
with Sparrow evolved as follows: The east boundary of the Sparrow
development has been Holmes Street with the exception of the Hospitality
House on Jerome Street. The assumption of the ENO is that development to
the south would stop at Eureka Street. Development to the west was
encouraged for parking uses with the exception of the day care facility and
the building used for hospital-associated supplies. Until now, the north
boundary of the development was Patengill and Eastern. Our current
agreement only allows for facilities to be used for medical education purposes
in connection with the Lansing School District, Lansing Community College
and MSU. Members of ENO have not seen and therefore cannot comment on
detailed plans for development. I hope this clarifies agreements between
Sparrow and ENO.
Ms. Horne asked about development to the west, for parking. Ms. Wall
referred to past minutes of ENO meetings regarding Mr. Wish's house on
Holmes Street, and Sparrow's use for the land on which Mr. Wish's house
stood. Sparrow agreed that as long as Mr. Wish lived, the house would be
his; upon his demise, his house would be purchased by Sparrow, and "in the
future Sparrow go west." That is the basis on which we did not object to the
removal of the houses on Holmes Street; and on which I did not rant about the
houses on Eighth Street. I understood that this was to be a corridor from
Jerome Street to Michigan to the 705 lot for Sparrow parking. That was the
traffic pattern they requested their bus route to take back and forth to the
705 lot. We have tried to keep our word all along on what we said we,would
do.
Chairman Horne asked Ms. Wall to get together with the Sparrow
representatives regarding westward directions. Chairman Horne thanked Ms.
Wall and the ENO.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 8
TRYGVE VIGMOSTAD, SENIOR VICE PRESIDENT, ECONOMIC
DEVELOPMENT, LANSING REGIONAL CHAMBER OF COMMERCE. I am senior
vice president for economic development with the Lansing Regional Chamber.
I am charged with recruiting new investment to the City and Tri-County area.
We have a number of sectors that we can recruit to--associations, insurance
companies, manufacturing companies, R&D, education, government, and
hospitals. Two parts of the economic base make a difference: educational
support: Cooley Law School, LCC, Davenport, MSU; and health care support:
the hospitals. We are working with several dozen companies right now, and
they keep asking about educational support and hospital support. We have
an opportunity to support both Sparrow's expansion and additional investment
in the community because of their expansion.
RICK LILLY. I am here on two issues. Other members of the Physical
Development committee wanted me to express the committee's interest in
receiving the Planning Board's report concerning Sparrow Hospital,
regardless of the vote. The Committee would like to see it in a reasonable
time. There may be some new things that have developed relative to the four-
point plan which I would like to discuss with you.
Another development is Emanuel Lutheran. They have a new plan which I am
going to review with you tonight.
The plan will maintain the residential blockfaces along Maple and Capital
Avenue. The church will work with Habitat for Humanity to maintain the two
parsonages and move them to vacant lots in the neighborhood. The green-
tagged house on Capital Avenue will also be donated to Habitat and moved to
a vacant lot on Grand River and Capital. Instead of the parking on Capital,
they will build a new parsonage, maintaining the residential blockfaces on
Capital, and putting new single-family homes in the neighborhood. The
nonconforming structure on the corner of Maple will be taken down, and the
white house on Seymour moved to the Maple property, but it will not front on
Maple but rather front on Seymour. There is a shared driveway on Maple.
The church is willing to donate that land to the adjacent residence to eliminate
the shared driveway.
They have reduced the number of parking spaces to sixty-nine, and they
have reduced the residential density. That is abetter proposal than initially.
Eleanor has done a very good job of working with the neighborhood and the
church to put together a plan which will comply in most respects with the
Master Plan and provide a stronger..development plan for the neighborhood
than what was originally proposed.
Chairman Horne thanked Councilmember Lilly for the update.
PAUL SCOTT, 412 WEST KILBORN. This compromise agrees with the
Willow/Pine Plan; it allows for the expansion of a long-standing institution in
the neighborhood and minimizes negative impact. The addition of the new
parsonage on Capital will improve property values in the neighborhood and
will cause upgrade of surrounding properties. You have before you air rights
and an overpass. I appreciate efforts to bring new business to Lansing. New
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 9
businesses are not as much interested in an overpass as they are in the
development of Sparrow overall.
NANCY KLESS. You have my letter of opposition to the Sparrow Hospital
request for air rights for an overpass across Michigan Avenue. I am speaking
for the Michigan Historic Preservation Network, which one year ago awarded
its President's Award for the restoration of Michigan's Capital Building, a
national landmark and the premier historic preservation project in the state
of Michigan. Today the Michigan Historic Preservation Network Executive
Committee voted unanimously to oppose any obstruction of the view of the
Michigan Capital on Michigan Avenue.
Chairman Horne read the communication, in opposition.
THOMAS CHALK, 6280 HAAG. I would like to express my complete support
for the Sparrow Hospital Pedestrian Walkway and the entire facility planning.
RON SPRINGER, 1642 SNYDER, EAST LANSING. I have been a resident of
the Lansing-East Lansing area since 1955 and a member also of the Historic
Preservation Network. The pedestrian overpass would impede the view of a
national landmark structure. I am opposed to the current proposal. Mr.
Springer gave a copy of his remarks to the Chairman.
The Chairman recognized Councilmember Lilly for a second time.
Mr. Lilly said Point 4 of the Four Point Plan deals with Sparrow Hospital
funding a circulation study for East Michigan Avenue. Under ISTEA, new
federal legislation, substantial amounts of federal dollars for available for this
type of study. In fact, there has been discussion about doing an entire
Michigan Avenue Corridor study, funding, land use planning and circulation,
possibly running from MSU to the Capitol Building, resulting in a very
comprehensive plan. When you look at the bridges or any transportation
project in the City of Lansing today, you must be very careful because the
new legislation is very different. You cannot expand any facility in its
capacity using federal money unless you can prove that the capacity changes
could not be handled by mass transit. The legislation is absolutely clear. So
be very careful about anything that you approve relative to transportation.
The way to check that out is by having the Transportation Division check with
Tri-County Regional Parking because they are designated by the Governor to
control ISTEA regulations within the City of Lansing. So be very careful.
Mr. Goolsby thanked Councilmember Lilly. It would be important to have Tri-
County explain the changes to us.
V. RECESS
VI. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee
a. Next meeting Wednesday, April 14, 1993 at 2:30 in the
Planning Division Conference Room.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 10
2. Urban Development Committee
a. Next meeting Tuesday, April 13, 1993 at 4 p.m. in the
Planning Division Conference Room.
3. Executive Committee
No Report.
4. Committee of the Whole
Mr. Goolsby moved to convene the Committee of the Whole;
seconded by Ms. Leblanc.
Mr. Goolsby called the Committee to order to consider Act-8-92,
Sparrow Overpass. Mr. Fountain requested, on advice from the
City Attorney, to be excused from voting. He also asked
Planning Staff to pursue an opinion from the City Attorney
concerning other pending items.
Mr. Goolsby said since we are in Committee of the Whole, Mr.
Fountain does not have to participate, and by his silence he will
be excused from participating in the Committee of the Whole.
Ms. Horne asked about the banner across Michigan Avenue as a
mock up, and the alternative of imaging of East Michigan from
Frandor. Ms. Love said she had information from Fishbeck,
Tufts, Carr and Huber regarding the problems of putting up a
banner. It would be difficult and what it would accomplish would
be uncertain. It would not give a clear representation of what
eventually may go across there. She contacted Sparrow with the
possibility of having some type of imaging.
BILL VINCENT. With respect to the banner, we did investigate
the possibilities. We evaluated a single streamer; a streamer or
banner at the high and the low points; and a solid netting and/or
sail structure. There is no structure on the south side to
support anything. The amount of stress might rip the product.
You would have to construct something on the south side of the
street with a foundation or footings. The wind load on it to be
around immense. The third part is the liability and risk of
stretching materials or fabrics over Michigan Avenue. We didn't
pursue this further.
On the issue of imaging, we investigated and contacted a nlzmber
of firms. We would intend to produce video graphics
representing a variety of approaches, designs and types. A
company in St. Louis called HOK produces interactive videos that
are actually videos digitally superimposed over the design; it
would also represent various buildings. I also contacted a local
company that had two products available. The first is a kind of
stick figure representation and the second is actually still
photography at a single point, very similar to what we have done
so far. Then I got busy and haven't pursued it any further.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 11
Mr. Goolsby passed the gavel to Ms. LeBlanc.
Mr. Goolsby made a motion that the Committee of the Whole
approve the request, Act-8-92, to grant air rights over the 1200
Block of East Michigan Avenue to permit the construction of a
pedestrian walkway between the existing main Sparrow Hospital
and the proposed outpatient facility and physicians' offices to be
located south of Michigan Avenue, east of Jones Street, subject
to the following conditions:
(1) Selection of the team to develop the design implementation
of the pedestrian overpass as outlined in step 3 of the
Four Point Process which will be undertaken at the
applicant's expense;
(2) Development of appropriate language for passage of
Council which will ensure that no precedent for other
pedways or air right easements over Michigan Avenue is
implied or granted as a result of approving this request;
and there is one word change in this recommendation that you
have before you:
(3) "Completion of a revitalization study which is outlined as
Step 4 in the Four Step Process which was approved by
City Council";
(4) Implementation of a landscape, screening and buffering
plan in conjunction with the circulation plan to include
removal of parking along Michigan Avenue around the
Hospital; new streetscape design; reorientation of traffic
and a general improvement in the aesthetic quality and
appearance of Michigan Avenue; and such a plan would be
reviewed and approved by the Planning Board.
The basis of this recommendation would be as follows:
(1) It is necessary to provide an all-weather link between
various component buildings of the Sparrow complex,
which, according to the Master Facilities plan developed
by Sparrow in tandem with the BTS Study, include several
major outpatient buildings and parking ramps south of
Michigan Avenue;
and there is a slight change in this sentence also froRi the
document passed out to you
(2) It provides the opportunity to create a gateway
announcing the Capitol Center District to the west;
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 12
(3) It provides the opportunity to redesign the streetscape
and remove parking along Michigan Avenue;
(4) It provides the opportunity to establish an aesthetically
pleasing anchor for eastside development in accord with
the medical services node concept identified in the
Northeast Area Master Plan;
(5) It provides the opportunity to redevelop the Sparrow
Hospital complex such that it is more compatible with the
surrounding neighborhoods to the south and east; and
(6) It provides the opportunity to reorient vehicular traffic
toward Michigan Avenue and away from residential
neighborhood.
The motion failed for lack of a second.
Ms. Horne suggested an alternative recommendation. The
following criteria was considered in evaluating this petition.
(1) The North East Comprehensive Plan, the BTS Project, and
the Eastside Transportation Study state that traffic flow
from Sparrow complex would be oriented to Pennsylvania
and Michigan Avenue. Also the North East Comprehensive
Plan indicates that new development adjacent to
neighborhoods should not be harsh in transition. The
parking ramp along Eureka is not an appropriate use for
a transitional zone. The traffic is planned for Holmes
Street and Michigan Avenue. Seven hundred and fifty
cars surely would intensify the use of this land.
(2) The North East Comprehensive Plan recommends that the
open vista to historical buildings be maintained. The
Capitol is on the historic roster for the State and the
national government. The Lansing Planning Board Goals
and Objectives into the Twenty-First Century comments on
the Capitol View from Frandor along Michigan Avenue for
an unobstructed view of the State Building.
Ms. Horne made a motion, seconded by Mr. Barnhart, to
recommend that Act-8-92, the easement to grant air rights and
the right-of-way across East Michigan Avenue in the 1200 Block
be denied. Mr. Barnhart said a position paper, whiph he
distributed to the Board members, states why he is opposed to
the air rights. The paper should be attached to the minutes that
go to the City Council.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 13
Mr. Thelen asked about approval of the air rights. If we do
that, how can we legally prevent others from doing the same
thing. He requested an attorney to provide some input on that.
Ms. Love said several people have been in contact with the City
Attorney's office. It was the staff's intent to recognize the
importance of not opening this particular vista to everybody who
may want to intrude into the public right-of-way. To that end
it was looked at as a situation where you are unique or the
situation itself is unique. It should not set a precedent. One of
the recommendations that Mr. Goolsby read did speak directly to
the issue of having the City Attorney develop language that will
assure that this does not in any way imply or grant the right to
use air rights over the public right-of-way, and certainly to the
west in the Capitol Center District which already has been
established as a unique area. It is the only area in Michigan
established as a unique area. There is only one Capitol Building
and only one Capitol Center District in the state. Because of
that, and because of its recognition in our ordinances, those
objectives clearly state that west of Pennsylvania Avenue there
shall be no intrusion in the public right-of-way, and that on
significant vistas outside the Capitol Center District, they
should be severely restricted but may possibly be allowed under
certain conditions. I have contacted the City Attorney, and they
will be looking into the issue. Mr. McWilliams, who is in the
audience, has been familiarizing himself with the situation.
MR. GOOLSBY. I am passing the gavel to Ms. LeBlanc for a
minute to tell you that the nature of an easement differs from
criteria for zoning. The fact that you grant an easement sets no
legal precedent to require the City to grant an easement to
another body in the future. Just because this easement happens
to be above ground is no different from an easement below
ground; for example, utility easements are legal contracts
between the City and the utility. So it is a very specific
agreement limited to the parties who are contracting; that is, the
party granting the easement and the party receiving the
easement.
MELVIN McWILLIAMS. I did not expect to be here tonight. Mr.
Goolsby is correct in his perception that granting an easement is
not tantamount to a zoning decision. Mr. Knot does feel
somewhat uncomfortable being asked to guarantee that something
will not be used later for a precedent. You do not know what
precedent will crop up. It is obviously an important issu.@, and
certainly Mr. Knot would hope to help the Council and the
Planning staff come up with something to will help resolve that.
Thank you.
Ms. Monteith: I have a problem with some assumptions in this
paper. I believe we all anticipate redevelopment of the Sparrow
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 14
complex. It should be clear that a vote opposing the pedway
over Michigan Avenue is not a vote against the redevelopment of
Sparrow Hospital.
Ms. LeBlanc: I had been prepared to support the previous
motion made by Mr. Goolsby; therefore, I will be voting against
this one. There is a unique situation here.
Mr. Thelen: I am the Ward 1 representative on this Board.
Sparrow is in the middle of Ward 1. The hospital will be a great
community development and a tremendous benefit to the
neighborhood and community. The plan they have now is feasible
without a walkway crossing Michigan Avenue. I feel they didn't
satisfy the three threshold requirements; I am going to vote for
the present motion and vote against the overpass.
Mr. Fountain: Based on previous staff involvement, I will
abstain from voting on this matter at the suggestion of the City
Attorney. I would like Mr. Worthington and Mrs. Love to pursue
the opinion in writing so I have it for future reference, because
there are other issues that will be before the Board that need the
same consideration.
Mr. Goolsby said because this is the Committee of the Whole, it
will be a voice vote. The recommendation before us is denial of
Act-8-92; Yeas: (Barnhart; Horne, Monteith, Thelen,
Witherspoon) , Nays: (Goolsby; LeBlanc) ; Abstain: Fountain;
motion carries; Act-8-92, Sparrow request for air rights
easements over Michigan Avenue was DENIED.
It was moved by Ms. LeBlanc and seconded by Ms. Monteith that
the Committee of the Whole arise; Yeas: all; Nays: none.
Chairman Horne reconvened the Planning Board; the issue before us is
Act-8-92, 1200 Block of East Michigan Avenue.
Mr. Goolsby made a motion, seconded by Mr. Barnhart, to excuse to
Mr. Fountain from voting on the matter; Yeas: all; Nays: none; carried
unanimously APPROVED
Mr. Barnhart made a motion,.seconded by Mr. Thelen, that Act-8-92,
Sparrow overpass, be denied; Yeas: Barnhart, Horne; Monteith,
Thelen, Witherspoon; Nays: Goolsby; LeBlanc; Abstain: Fountain;
carried. Act-8-92 was DENIED
B. Report from Planning Director
Ms. Love said the reorganization as proposed by the Mayor passed City
Council last night; the reorganization chart presented to the Board on
March 16 is official. We are now the Department of Municipal and
Neighborhood Development.
PLANNING BOARD MINUTES APRIL 6 1993 PAGE 15
Emanuel Lutheran is on the Physical Development Committee agenda for
Thursday. Seven Block Development Plan is at the Ways and Means
Committee. Several new rezoning applications will be before you. I
attended a one-day seminar on ISTEA and will be putting together some
packets for you. We have some interesting opportunities with ISTEA;
there will be moneys available for historic preservation, roadway
enhancement projects and a variety of other activities previously
ineligible for funding under highway moneys. I got a call from Channel
6 regarding the bookstore that recently opened at 2525 King/Logan. We
are investigating to determine its status. It does not meet the minimum
requirements for the ordinance for an adult bookstore. I will be giving
my deposition next week in the Whitman case.
Mr. Worthington: Seven Block Plan has been in Finance for about two
months. The bad news is that the State Legislature is killing TIFAs,
the financing for the Seven Block area. We have two TIFAs, one at
Capitol Commons driving the Seven Block area; the other at the
Exhibition Hall driving that whole expansion. The TIFA takes the taxes
and increases of the taxes from that particular area as a result of
improvements and puts the money back into development within that
area. So you are able to get loans and bonds for the Seven Block Area,
and you are able to bond for expansion of the Exhibition Hall. The
Legislature is killing that, and unless we come up with another way of
financing, we will lose it all. I think you soon will see efforts to figure
this out.
VII. COMMUNICATIONS
Ms. Horne read into the minutes a communication regarding SLU-2-93 from
Rose Hough, owner of the property to the south. The BRD Printers is not
opposed to the adult foster care for the elderly, but the yard should be fenced
if it is not already fenced.
VIII. COMMENTS FROM CHAIRPERSON
Chairman Horne said she had been attending Michigan 2000. They been
stressing the global economy. We have gone only as far as regional goals.
Looking into the twenty-first century, we should see how we can help promote
the global economy. Mass production is out; it is going to be small industries
and small businesses. I think we have done a good job because we have these
small industrial parks. We are meeting again and getting input about how each
of our agencies can help us.
Ms. Love said there will be greater emphasis on cottage industries and in-
home industries. We as a staff have attempted to refine and redevelop the
home occupation section of the code. I look forward to working with board
members on this issue.
Ms. Horne said she had been attending all the Ways and Means Committee
meetings following the Seven Block Plan.
PLANNING BOARD MINUTES APRIL 6, 1993 PAGE 16
IX. BOARD MEMBER COMMENTS
Ms. Monteith said her term is expiring shortly, and she will not be available
for reappointment. She will be notifying the Mayor and the Eastside
Neighborhood Organization.
Ms. Horne said if anyone asks for Board Member addresses, provide only the
address and not the phone numbers. There should be one list for internal and
one without phone numbers for the public.
X. ADJOURNMENT
Adjournment was at 10:40 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
Attachment: Barnhart Position Paper
c:\wp\data\p1anbd\mn040693
POSITION LETTER REGARDING SPARROW HOSPITAL REOUEST i!R A:R SPACE
AND RIGHT-OF-WAY OVER MICHIGAN AVENUE
by Merle Barnhart , Lansing Planning Board Member
This has been one of our more difficult projects to evaluate in 'terms of what
is good planning for the City of Lansing and the East Side . Neighborhood. In
not being able to support the granting of air rights over Michigan avenue, on
my part , I felt that an explanation was appropriate to the support of my _
position.
EAST / WEST or NORTH / SOUTH DEVELOPMENT
Over my 22 years on the Planning Board there have been several rezoning
requests before us which have removed single family housing stock along with
some business to allow Sparrow Hospital to expand its par`.king to the west along
Michigan Avenue . We were encouraged by the planning, staff to request in these
instances that the hospital furnish the city with an overall development plan.
We were always put off by the hospital who said that any development plan was
not forth coming but that we could be assured that they would develop in such
way as to affect a minimum of disruption to the neighborhood. Just recently we
were asked to approve rezoning and removal of all the boarded up properties on
Eighth Street at ?18 , 122 , 124/126 . At the time of this request the board had
just dealt with an issue involving Ingham Medical Hospital 's use of the old
Hager Fox property on Pennsylvania Avenue and a request there to expand the
parking for the owner of the building. Granting this request would remove
three single family homes and put parking down. Walsh Street across from other
single family homes located there. The staff opposed this request saying that
there was other parking available, and the single family character of the
neighborhood should be left intact. So the board voted the request down..
During discussion of the Sparrow Hospital request, I asked how the leveling of
housing stock on Eighth Street was any different than the Ingham Medical
request, and Mr. James Foulds told us that this was an entirely different
situation. because the staff had an agreement with Sparrow Hospital to keep
their expansion (again with no development plan) going in an EAST / WEST
configuration. So the- board voted in favor of the request. At the- public
hearing before the- Planning Board, I asked why was the hospital now expanding-
to 'the South when the- agreement was for an EAST / WEST configuration. The
hospitals reply was that they were not aware of any such written agreement with
the city.
SOUTHWARD EXPANSION
The gran.ti.ng of air rights over Michigan Avenue would, as the hospital has told
us in the hearings before the board, ensure that significant expansion would in
fact occur to the South. The hospitals favored Alternate C of their
development glans, which now have suddenly come to Light- would almost
completely destroy the existing care facility and erect a five story parking-
camp overshadowing the seven owner occupied and one rental single family-
housing that it would face on Eureka Street. Patient care- and the neighborhood
( SOUTHW.,RD -E:(P NSiCN continued)
would be disrugt_d for a °;ear or mace while the new care and parking `acilitie
were built . in talking with the Lansing Police Department aDOut the saf: p'
the proposed parlkincr ramp facility they said that Cher antic'-pate that there
would be no more crime, clanger or violence than is currently experi`nced in a
Meljers parking lot iwnatever Chat Weans) n fact we hdVe n0 {fisting
situation that would help pie -eeL comfortable with a parking ramp located
adjacent to the Bingham Street K. through 5 grade school . The temotation LOr
children to explore this new structure will, be great and the new noises it
would generate for the neighbors ( such as engines , horns and car alarms) will
not be welcome .
SP'IRROW HCSPiTAL LONG RANGE PLAN
The Sparrow Hospital development plan comes across as a "take-it-or-leave-it"
plan with alL this pressure to assure that thev be allowed a South corridor to
their existing building. I maintain that develooment on their already cleared
parking area is the least disruptive for the neighborhood. It eliminates the
whole• issue- of air rights and tunnels (at a cost of $500 ,000 to 51,000 ,000) , i
allows the existing care facility to operate- while- the- new facility Is built ,
it keeps parking facilities on the hospital side of Michigan Avenue where. they
belong and traffic and danger away from the neighborhood and Bingham School. .
During construction the- hospital can shuttle parkers who are displaced by the
construction site =or the year or more =ram just west on Michigan avenue where
the city has just cleared land for parking. Lf Mr. Joel Ferguson can shuttle
parkers from Oldsmcbile to the Civic Center while building his building,
Soar-raw Hospital can do it too .
3RIDGE' OVER MIC i1GAN AVENUE.
As far- as the esthetics of a. bridge aver- Michigan_ Avenue, we- are only going- to
be- gi•rert assurances of- the- success of that venture• and how it will finally- too.
blocking our- view. of. Lansings one v1sitors landmark. A tunnel , it could- be-
argued, whi.Le: more• expensive is also 'saner (since. no errant driver is going- to
run into its support structure) , Less frightening ( since users will be- looking
out over traffic =3-30 feet below them) , and more- durable- (since it will be-
buried_ in= the- ground and. not subjected to Michigan's- climate) .
TIMPAC7 OF DENTING• PETITrON
r have- no- reason to believe tha-t- Sparrow Hospital will pot proceed. with som
type- of expansion. plans even. if they are- not granted air rights over Michigan
,venue-. The- bottant 'Line- is that Sparrow, sospital. is- a business which is driver
by profit and_ if. there is money to be made in increasing out-patient care
facl-Lities than they will rind a_ way- to proceed_ What does_ nat4 make sense is
that the crospitals expansion to accommodate: doctors- nurses and patientss has to
take- place- pnLy- by- their- own grand design and at the expense aE creating- unsaf_
conditions:- £ac- the; Lacal.. grade school and. further iafringincr upoa:. the= domestic
tranguiiitr of= the- rzeighhorhood
Approved June 2, 1993
To Clerk June 9, 1993
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
Tuesday, March 16, 1993
I. OPENING SESSION
A. Roll Call. Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc,
Thelen, Witherspoon.
B . Excused Absences. Monteith.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager; Jim
Ruff, Interim Zoning Administrator.
D. Approval of Agenda.
The evaluations for 1993 were added to the agenda. The agenda was
accepted as printed.
II. COMMENTS FROM THE AUDIENCE
None.
III. RECESS
None.
IV. BUSINESS SESSION
A. Committee Reports
1. Zoning and Ordinance Committee, Acting Chair, Mr. Thelen.
The next meeting will be Wednesday, April 14, 1993 at 2:30 p.m.
in the Planning Division Conference Room.
On the agenda will be 2 special land use requests, one for a
church facility and one for a residential care facility for eight
persons at 911 West Hillsdale.
2. Urban Development Committee, Chair, Mr. Goolsby.
a. Act-2-93, Hunters Ridge, a request by the City of Lansing
Parks and Recreation Department to remove the property
at Hunters Ridge from the Michigan Department of Natural
Resources Delinquent Tax Property Sale. The property
contains approximately 1 .73 acres of land and a community
facility intended for the development of Hunters Ridge
Community Unit Plan. The property is located adjacent to
the Grand River.
PLANNING BOARD MINUTES MARCH 16, 1993 PAGE 2
The Committee found that the property's location adjacent
to the Grand River is an asset to City ownership and the
future development of the River Trail and that the
property's character with public-type recreational
facilities is an asset for City ownership if operating and
maintenance funds can be budgeted. Mr. Goolsby made a
motion, seconded by Mr. Barnhart, that the Board
approve Act-2-93 for the acquisition of the property
pending the determination that operating and maintenance
funds can be budgeted; Yeas: All; Nays: None; carried
unanimously; APPROVED.
b. Mr. Goolsby reported that the Urban Development
Committee met today and finalized the Citywide Goals and
Objectives with a few changes. The final document should
be ready for the Planning Board to consider at the April 6,
1992 meeting. The next meeting of the Urban Development
Committee is scheduled for Tuesday, April 13, 1993 at 4
p.m. in the Planning Division Conference Room.
3. Executive Committee
a. The Chairman said the Executive Committee met this
afternoon to discuss the 1993-1994 budget. Ms. LeBlanc
made a motion, seconded by Ms. Witherspoon, to approve
the Fiscal Year 1993-1994 Budget and Work Program
subject to provision of adequate staffing and equipment.
The Committee further recommends that a more detailed
work program be developed when a full staffing level has
been achieved. Yeas: All; Nays: None; carried
unanimously; APPROVED.
B. Report from Planning Director.
Ms. Love provided a copy of the organization chart for the new
Department of Municipal and Neighborhood Development. It represents
the proposed reorganization which was presented to the City Council
at the Committee of the Whole and again Monday night by the Mayor.
Under it, you will notice the Planning Manager; Land Use
Administration with a Zoning Administrator and two Senior Planners and
under Comprehensive and Economic Development a Principal Planner,
a Senior Planner and an entry level planning position. Our
administrative and clerical support is one senior secretary and a half of
a stenographer. We share that position with Building Safety Division.
One of the intermediate clerks was removed, and that became the other
half of the stenographer. The Department now has four sections
instead of three, as formerly. Code Compliance is a separate Division
instead of being under the Building Safety Manager. The clerical staff
will act as a pool.
PLANNING BOARD MINUTES MARCH 163, 1993 PAGE 3
The Seven Block Plan is coming up before Ways and Means tomorrow.
Thursday night, I have a meeting with the neighborhood and
representatives of Emanuel Lutheran to look at some other ways to make
the best development of the situation.
H. PENDING ITEMS
V. NEW BUSINESS
VI. COMMUNICATIONS
None.
VII. COMMENTS FROM THE CHAIRPERSON
Chairman Horne welcomed Mr. Fountain to the Board.
VIII. BOARD MEMBER COMMENTS
Mr. Fountain asked about when the Sparrow overpass will be considered
again; Chairman Horne said on April 6, 1993.
IX. ADJOURNMENT
Respectfully submitted
Eleanor K. Love
Interim Planning Manager
Secretary, Lansing Planning Board
Approved June 2, 1993
To Clerk June 9, 1993
Minutes of the Regular Meeting
LANSING PLANNING BOARD
!ii d' J 04:30 p.m. , City Council Chambers
'93 uU.° 10th Floor, Lansing City Hall
Tuesday, March 2, 1993
I. OPENING SESSION
A. Roll Call. Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc,
Monteith, Thelen, Witherspoon (late) .
B. Excused Absences. None.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager, Jim
Ruff, Interim Zoning Administrator, Sid Worthington, Interim
Department Director, and Emil Winnicker, Interim Development Division
Director.
D. Approval of Agenda. Mr. Ruff noted that the November 17, 1992
minutes have already been acted upon by the Board. The January 20,
1992 minutes are not in the packet and will be considered next month.
Only the January 5, 1993 minutes will be considered tonight.
Regarding Item V. New Business, discussion has occurred regarding
whether or not to hold a second March meeting on March 16. The
agenda was approved as printed.
II. PUBLIC HEARINGS: SLU-1-93 - 3202 South Pennsylvania
A. Staff presentation.
Mr. Ruff presented SLU-1-93, a request by Derwood Boyd, property
owner, for a special land use to establish a beauty salon. The property
is zoned "D-1" Professional Office District, which allows a beauty salon
if a special land use is first received. Office uses are located to the
north, south and across Pennsylvania to the east, and single family
properties to the west. The Southeast Area Comprehensive Plan
recommends continuation of Professional Office District. No
enlargement of the building is anticipated.
B . Petitioner comments.
DERWOOD BOYD, 3035 WESTCHESTER, LANSING. I have owned the
property for about 15 years; my office is there. One suite has been
vacant for about five months. I have a prospective tenant interested
in establishing a four-chair beauty parlor. A beauty and barber shop
has been located across the street for many years.
C. Audience reaction.
DR. MARK SPAGNUOLO. I own the laundromat across the street; I
speak in opposition to this request. There are only 14 parking spots
there for five suites. A four-chair beauty parlor would take 6 spaces
plus four for customers, leaving two spaces for building occupants.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 2
Congestion has been a problem in the area since the Troy Engineering
and the warehouse in back of the buildings. The community is served
by beauty shops now. Parking is critical in the area. Mr. Boyd is
jeopardizing his other building tenants who may move out if they don't
have enough parking for their clients.
Chairman Horne noted the staff analysis showed a parking requirement
of 21 spaces when the building is fully occupied. The site at present
can accommodate 22 vehicles.
Mr. Spagnuolo said he counted only 14 spaces. Mr. Ruff said the
parking design at present does not meet the zoning requirements. The
space has been redesigned to meet code requirements. In a situation
like this, if the parking lot has a number of spaces above the required
amount, when we look at it, if we can fit in the required number of
spaces, the City does not require restriping, because the lot is usually
already functioning in that way. All the spaces are not necessarily
striped in the way that they are being used. A condition of site plan
approval will be that parking is properly striped. Mr. Boyd said there
are between 35 and 40 spaces striped.
TOM ELLIS, OWNER OF REFLEXIONS HAIR DESIGN, 3143 S.
Pennsylvania Avenue, 40 or 50 yards away from Mr. Boyd's business.
I have been at that location since 1981 . 1 employ between six and ten
people. There is already a newer salon going in about 80 yards away.
Vogue Hair Design is on the corner of Mt. Hope and Logan, 7/10 of a
mile from my salon. I don't want the competition right across the
street. It's not fair to business owners in the area. I was never
notified.
Chairman Horne asked Mr. Ruff to inform Mr. Ellis about notification
procedures.
DICK WILLIAMS, the listing broker. Mr. Boyd prefers one business to
be located in the two suites, rather than two. The complex has always
had adequate parking. You can't restrict the free enterprise system
and prevent someone from going into business because it's competition
for someone across the street.
DR. SPAGNUOLO. Beauty salon clients are not in-and-out; they and
their cars are there for quite some time. The parking spaces are going
to be tied up.
C. Comments from the audience
None.
III. RECESS
None.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 3
IV. BUSINESS SESSION
A. Approval of January 5, 1993 minutes. Ms. LeBlanc made a motion,
seconded by Mr. Barnhart, that the minutes of January 5, 1993 be
approved except that on Page 4, Ms. Monteith is not speaking on behalf
of the Eastside Neighborhood Association but rather as a resident of the
eastside. Mr. Thelen said on page 5, item 2, East Michigan Avenue
Land Use Study, as acting chair of the Zoning and Ordinance
Committee, "I made the motion, and there is no name on that." On page
7, Mr. Thelen and not Mr. Goolsby made a motion to rezone Z-21-92.
Chairman Horne said on page 5, concerning Z-9-91, a voice roll call
vote was as follows: Yeas: Goolsby, Horne, Monteith, Witherspoon,
Barnhart; Nays Thelen. With seven members now sitting on the Board
and six members present, five yea votes constitutes approval.
Chairman Horne said, on page 5, regarding the statement on Z-9-91,
"Seven members now being seated on the board and with six members
present, approval of Z-9-91 was by a roll call vote of 5 yeas, 1 nay;
APPROVED.
It should be clarified before it goes up to Council: A voice roll call vote
was as follows: Yeas: Goolsby, Horne, Monteith, Witherspoon,
Barnhart; Nays: Thelen. With seven members now sitting on the Board
and six members present, F. Z-9-91, 110 South Clifford Street, "C" to
"J", was APPROVED.
A motion was made by Ms. LeBlanc, seconded by Mr. Barnhart, that the
minutes of January 5, 1993 be accepted as corrected; Yeas: All; Nays:
None; carried unanimously; APPROVED.
B. Committee Reports
1. Zoning and Ordinance Committee, Acting Chair, Mr. Thelen.
The Zoning and Ordinance Committee did not meet in February;
last meeting was in January. No committee report at this time.
Next meeting is scheduled for Wednesday, April 14, 1993 at 2:30
p.m. in the Planning Division Conference Room.
2. Urban Development Committee, Chair, Mr. Goolsby.
The Committee met twice this month, on February 9 and in a
special meeting on February 23, 1993.
a. Act-8-92, Sparrow Overpass. Referred to the Committee
of the Whole.
b. Community Development Block Grant Budget
A public hearing was held approximately a month ago; we
received the budget at that time. Since then we have
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 4
received a revised proposal. The Committee recommends
that we accept the revised proposal.
Mr. Goolsby made a motion, seconded by Ms. LeBlanc to
accept the revised 1993-94 proposed Community
Development Block Grant activities and use of funds. Mr.
Goolsby said the revised document is designed to bring the
proposal more in line with previous years. Yeas: All;
Nays: None; motion carried unanimously; APPROVED.
c. Act-2-90, Estes Furniture Alley. The Committee
recommended approval of the sale of the alley to Estes
Furniture with the City retaining a 25-foot riverfront
easement with the thought of developing a river overlook.
Subsequent to approval, negotiation has taken place
between Planning and Estes Furniture owners. Estes
Furniture now desires to build an atrium on the side facing
the river. The previous approval would not be conducive
to building the atrium. We propose to amend the previous
approval to state that we would keep enough area to have
the proper easement but it is not necessary to retain 25
feet. That will be worked out with staff. At .the same time
the utility easement will be retained in the alley as in the
past. Mr. Goolsby made a motion, seconded by Mr.
Barnhart, that the alley vacation be subject to a
reasonable and appropriate access easement across the
property formerly known as 121-123 East Grand River
Avenue, thus removing the specific footage requirement.
Yeas: All; Nays: None; carried unanimously;
APPROVED.
Mr. Goolsby made a motion, seconded by Ms. LeBlanc, to
amend the agenda to add the Willow/Pine Plan under the
Urban Development Committee so that it can be acted
upon; Yeas: All; Nays: None; carried unanimously;
APPROVED.
Mr. Goolsby noted agreement to some positive language
inadvertently omitted from the Plan on P. 29. The
Committee met and agreed to recommend this language. We
are now recommending that we do substitute P. 29 in the
plan we had previously approved. Mr. Goolsby made a
motion, seconded by Mr. Barnhart, that the substitution
of Page 29 be allowed. Mr. Goolsby noted a request to
change some additional items dealing with traffic
circulation, etc. The Committee decided against that
because it was included in the original Plan. Yeas; All;
Nays: None; motion carried unanimously; APPROVED.
The Urban Development Committee will meet on Tuesday,
March 9, 1992, at 4 p.m. in the Planning Division
Conference Room.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 5
C. Committee of the Whole.
It was moved by Mr. Goolsby and seconded by Mr. Barnhart that the
Board resolve itself into the Committee of the Whole. Yeas: All; Nays:
None; carried unanimously; APPROVED.
Mr. Goolsby convened the Committee of the Whole.
1 . SLU-1-93, 3202 S. Pennsylvania Avenue. Mr. Ruff said this
request is before the Board because a beauty salon is not strictly
office in nature; it is more of a service use with retail sale of
typical products associated with the beauty salon. The
ordinance was amended several years ago to allow beauty salons
in the "D-1" Office District with a Special Land Use permit. In
examining the site, some of the problems mentioned tonight have
occurred on the east side of Pennsylvania Avenue, but not at
this west side location with the existing tenants. On several
occasions, only five cars were observed in the lot. Some
modifications would be required--striping with barrier-free
parking spaces, and screening and buffering. We see no reason
beyond those recommendations not to approve the request.
There seems to be adequate parking and adequate floor space on-
site.
Mr. Barnhart made a motion, seconded by Ms. Monteith, based
on the staff analysis which includes proper parking striping and
landscape screening and buffering, to recommend that SLU-1-93,
3202 S. Pennsylvania Avenue be granted; Yeas: All; Nays:
None; carried unanimously; APPROVED.
2. NCU-13-91, 202-204 East North Street - Class A Extension.
Mr. Ruff said this is a property for which Board approved a
Class A request so the owner could renovate the structure. It
is a nonconforming three-unit in a "C" District located adjacent
to the Turner-Dodge property on East North Street. It is a large
structure, and the renovation figure is around $54,000. A delay
in obtaining funding and a delay by the contractor amounted to
more than the year required. A time extension is sought from
the Board. They anticipate the work being completed by the end
of March. Because of parking requirements and other
improvements, we recommend that they be granted an extension
until June 15, 1993.
Ms. Witherspoon made a motion, seconded by Ms. Horne, to grant
NCU-13-91, 202-204 East North Street a Class A nonconforming
time extension until July 1, 1993, subject to hardsurfacing of the
parking area; Yeas: All; Nays: None; carried unanimously;
APPROVED.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 6
3. Act-8-92, Sparrow Overpass. Mr. Goolsby said this item comes
to the full Board as a Committee of the Whole upon his request.
No Urban Development Committee member was willing to make a
motion. Ms. LeBlanc made a motion, supported by Ms. Horne, to
discuss Act-8-92, the Sparrow Overpass, Yeas: All; Nays;
None; discussion was APPROVED.
Ms. Love presented information concerning Act-8-92. She
pointed out the location of the existing main hospital and
proposed new ambulatory care facility and physicians' offices and
a parking deck, and an additional tower on the existing hospital
going up from the fifth to the eighth floor. The analysis is
concerned with (1) whether or not a linkage is needed between
the different facilities and buildings proposed in the complex,
and (2) the character of the linkage, whether a tunnel, an at-
grade crossing, or an overpass, and (3) the extent of the
proposed facility. The applicant, Sparrow Hospital, has
requested an overpass at the third level. They are asking for
air rights and easement across Michigan Avenue to establish the
linkage. Looking at our report, we do believe that a linkage is
necessary, whether a tunnel, an overpass, or an at-grade
crossing. Next, we go to location. Several factors to be
considered include, first, cost. Estimates provided by the
applicant for a tunnel amount to about $1. 2 million; for an
overpass about $700,000-800,000, a $400,00 to $500,000
difference. While significant, the numbers are not overwhelming
when the cost of the entire complex is considered, $80 to $100
million. The second issue is the aesthetics of the situation.
Clearly, a tunnel would be the preferable option because this is
part of the main view to the Capitol on Michigan Avenue. The
vista is interrupted for a certain distance by development of an
overpass. Sparrow proposes that the third-floor pedestrian
overpass would rest on a second-story addition at the west side
of the main hospital structure and that it would cross at that
location. The question becomes how much of the Capitol view
would be obstructed at various distances by the creation of that
proposed overpass.
Ms. Love showed a scale drawing with the base of the overpass
on the second-story addition. At the corner of Holmes, the
Capitol is still clearly visible underneath the overpass; however,
moving west to Resurrection Church, the maximum obstruction
occurs. To avoid any obstruction of the Capitol vista, a tunnel
would be the optimum solution.
Ms. Monteith asked about obstruction occurring as the
hypothetical person moves farther east. Ms. Horne was
concerned with scenic view protection and the historical Capitol
Building, which has been recently restored. Ms. Horne read a
letter from Marge Sheldon, National Director, Athena Program,
a supporting the underground passage as opposed to a skywalk.
PLANNING BOARD MINUTES MARCH 211993 PAGE 7
Ms. Horne also read a letter from Marshal McLennan, President
of the Michigan State Historic Preservation Review Board stating
that it is important that this view corridor be preserved.
Ms. Horne said we need to follow the four points that have been
set up.
Mr. Goolsby said Sparrow has fulfilled #1, the report submitted
December 24 dealing with the tunnel v. the overpass--cost
analysis and feasibility study with professional engineering
reports attached. The second point is that the City shall
prepare and adopt a policy prohibiting or severely restricting
significant encroachments within the Capitol Center District on
public right-of-way which represent major visual approaches to
the State Capitol. This proposed policy shall include air rights
as well as ground encroachments. We put this in the Goals and
Objectives, which is back in Committee.
Ms. Love said on November.17, 1992, the Planning Board did
adopt the City-wide policy which strictly prohibits use of air
rights or other encroachments along major vistas to the Capitol
in the Capitol Center District, and further that the Planning
Board reserves the right to severely limit the use of the public
right-of-way outside the Capitol Center District along those
major vistas in transitional areas approaching the Capitol
District.
Even though there may be some wording changes, the policy came
out clearly when adopted by the Planning Board on November 17.
We have fulfilled the general requirement stated in the second
item of the four-point plan. The Capitol Center District does end
at Pennsylvania, but this does continue as one of the major
vistas.
Mr. Goolsby said in adopting the plan in the Citywide Goals and
Objectives, it does not need City Council approval. I would say
we have fulfilled #1 and #2. I suggest we return the item to the
Planning Board, so that we can give our input and make a
recommendation.
Ms. Love continued with the remainder of the analysis. Mr.
Barnhart said in dealing with the hospital and the neighborhood
we understood that development would be east-west of the
present hospital. In their plans, they are north-south, which is
unfortunate. This problem would not exist if the ambulatory
facility were to the west. Maybe we can have an explanation why
development now is north-south instead of east-west.
JAMES PRISTER, Sparrow Hospital. I don't know of a document
that says we are going east or west. To the west, we have a
significant barrier in Pennsylvania Avenue. To the east is the
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 8
residential neighborhood. North is the School district holdings.
We looked at going south onto a parcel we own, except for a gas
station, between Holmes and Jones Streets. We started looking
at our facility layout in terms of existing horizontal corridors and
vertical integration. So we do have some property that we own
down here.
Ms. Horne said she understood Sparrow was going to develop
east-west. She would have voted differently on some Sparrow
proposals if she had known Sparrow were going to go north-
south. Mr. Prister said in the two-and-one-half years he has
been working with the BTS proposal, the orientation has not
changed. Ms. Monteith said she always assumed Sparrow was
going south because why else would they buy 7 houses in the last
several years and take them out.
Ms. Love continued with the analysis. The locational analysis
considered first cost, second aesthetics, and third the functional
link between these facilities. On the first three floors of the
ambulatory care facility, many outpatient facilities would be
located; fourth, fifth and sixth floors would have physician
offices. A substantial portion of linkage users would be staff--
physicians, nurses, and other hospital personnel. In addition,
patients would be coming for CAT scans, MRI, and other
procedures. The tunnel could be located in only one place, at
the basement level of the existing hospital near the main entrance
to the hospital. Dumping 1,000-1,500 people into the center of
that east-west patient corridor is a major problem; it would not
be an appropriate mix of patient-general population pedestrian
traffic. They would have to cross over the surgical traffic. The
tunnel option may be best from an aesthetic standpoint, but it
creates a functional problem.
Ms. Monteith asked about moving functional areas in the present
building and about a moveable sidewalk. Sparrow
representatives explained a moving sidewalk on an overhead
ramp would not be practical from the standpoint of weight,
mechanisms, etc. Mr. Prister said some functional areas can't be
moved because high costs to move them, for example, the 14
operating suites. Mechanical components also are very high-cost
to move. If we go to mechanical means of transport, we would
have to increase support systems for a bridge. With a tunnel,
because of the short distance across Michigan Avenue, crossing
and making the grade change is a significant element. We don't
have enough distance for a crossing. The foundation of the
south wing structure is also a problem because the foundations
do not go down as far as you would need to for the bridge. A
tunnel would have to go below and interfere with the
foundations; it would have to stay under existing utilities in
Michigan Avenue and still make the grade change.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 9
KEN LAWLESS, Vice President Clark Construction Co. ,
inventoried the heating, ventilating and air conditioning
systems, electrical systems and their locations and potential
difficulties in moving or rearranging them.
Ms. Love continued. In terms of location, we considered cost,
aesthetics, and function. A tunnel linkage would yield a
negative patient mix. A link on the ground floor would be less
than satisfactory, given Michigan weather. The second floor
would not conflict with patient considerations; however, the
bottom of the overpass would be too low and would obstruct the
view of the Capitol. Also, large trucks and vehicles on Michigan
Avenue would not have much overhead space. The third floor is
the chosen site. Pediatrics and the Regional Neonatal Center
located on the third floor will be moved to the fifth floor of the
new tower. The Fourth Floor would have to be entered near the
Extensive Care Unit and again would produce a negative patient
mix. The reason fourth, fifth and sixth floors were not
considered extensively was for separation of physicians' offices
and the attempt to retard extensive use by the general public by
crossing at the third level.
Weighing all factors, it is our conclusion that the pedestrian
overpass would be the appropriate option, because delivery of
quality medical care is the primary purpose of the hospital.
Hospital purposes can be best served by the third floor
connection. That is the primary reason for the recommendation
for an overpass.
Consideration of an overpass requires consideration of the impact
on Michigan Avenue; i.e. , the extent of view blockage of the
Avenue, and particularly the vista to the Capitol, and the
negative impact. The applicant has indicated willingness to set
up a design consulting team to work with the City, Sparrow, the
Eastside, and the State of Michigan to create the most
aesthetically pleasing design. In addition, in recognition of the
negative impact in the view blockage of the Capitol vista, the
applicant has indicated willingness to do an East Michigan
revitalization study to develop traffic patterns, to establish the
edges and boundaries of Sparrow Hospital's complex, to develop
landscaping, screening, street furniture, lighting and
appropriate aesthetic characteristics for the area surrounding
the complex in recognition of the fact that they are utilizing air
rights.
The staff believes the positive benefits of the entire proposal,
including the quality medical care and benefits to the community,
justify a positive recommendation.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 10
Ms. LeBlanc suggested closing off corridors to people walking
past. Ms. Horne said we have to stay focused as to our
obligation as a Planning Board.
Ms. Monteith asked about lowering the level of Michigan Avenue
past Sparrow; Mr. Prister said they suggested that to BWL;
however, BWL was reluctant because of the expense.
Mr. Goolsby said the issue before us is tunnel, overpass, air
rights or nothing. We should make a decision, or get more
information if needed.
Ms. Horne asked about height and fire equipment. Ms. Love
checked the Fire Department responses: "provided that the
height does not restrict fire apparatus on Michigan Avenue."
Mr. Thelen he was not convinced that we can't have a better
hospital and a better community by having these facilities on the
same block without this favor. People will have to look at this
crosswalk for the next fifty years; Sparrow in turn is going to
provide affordable health care. How much more could it cost if
everything was located on one block.
Mr. Goolsby said he has changed his mind. The Capitol view is
a unique treasure, but during the day, the Capitol is not as
imposing as it used to be. It is so soft now with the natural
lighting and restored color that it is hard to see. Overhead
traffic lights, signage to I-496, the new soft lighting all interfere
with the view of the Capitol. Mr. Goolsby does not believe that
this overpass, particularly if it is glass, will interfere. But that
is not the charge, the charge is that we receive documentation,
which we have received.
Ms. LeBlanc said she agreed with much of what Mr. Goolsby said.
It is a much nicer view with the new lighting but it does not stick
out from a distance. If we approve the air rights, there is a
possibility of a linkage on the fourth floor. The other thing is
how awful Michigan Avenue looks. Almost the worst is Sparrow
itself, with the parking lot cars right up to the sidewalk. All you
see is cars on Michigan Avenue. Ms. LeBlanc would permit the
air rights, and eliminate all street parking on that area of
Michigan Avenue and tie it with actual landscaping and physical
aesthetic beautification improvements.
Ms. Love said the staff report notes that the public vista west of
Sparrow Hospital along Michigan Avenue is protected by a policy
which prohibits view blockage of the Capitol within the Capitol
Center District. The proposed overpass is unique and not
intended to establish a precedent for any future proposal along
Michigan Avenue.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 11
Mr. Barnhart said once you approve air rights, you are stuck
with them. You won't be changing that.
Mr. Thelen said we don't have the final decision on this; City
Council does. Ms. Love noted this is an act, not a rezoning.
With seven seated members on the Planning Board at this time, a
simple majority is four votes.
Ms. Monteith said at first she thought it was a good idea; now she
does not like it and wants a mock-up on Michigan Avenue so we
can all drive under it and then we will all be talking about the
same thing. "That is my need for more information; I want to see
it."
Mr. Goolsby said we did discuss that last week. We could have
staff talk to Sparrow about that. Maybe we could go there to
actually see what is the problem for them.
Ms. Witherspoon said someone from Sparrow mentioned a survey
of community residents. Ms. Love said a survey was done of
pedestrian traffic crossing Michigan Avenue at the pedestrian-
actuated light. Mr. Goolsby said a phone survey of 406 calls was
done which was supposed to be given to the Planning Board as
part of the record. It included people from all over the
community.
Mr. Ruff said at the MSPO meeting, Ms. Horne and I looked at a
computer-simulated representation of colors on the Capitol
dome. The company could be contacted for a computer-simulated
representation of the bridge.
Mr. Goolsby said we discussed this at the UDC meeting last
Tuesday. Ms. Horne said she thought the banner was much
better. Mr. Goolsby was willing to table it in the Committee of
the Whole. Staff should be directed to explore with Sparrow the
idea of the banner, and an on-site visit, etc. , fairly quickly.
Ms. Horne made a motion, seconded by Ms. Monteith, to direct
Staff to contact Sparrow Hospital about a banner across Michigan
Avenue and an on-site visit for members of the Board. Mr.
Goolsby added if anyone desires other information, inform Ms.
Love so she can obtain it for the Board.
Ms. Monteith said a hospital in Marquette put an overpass over
a major street which obstructs the view of Lake Superior without
imagining what it would be like. Please call Marquette and see
what their experience was.
Mr. Goolsby said it has been moved to direct staff to contact
Sparrow about the placement of a banner over East Michigan
Avenue and about scheduling an on-site visit; Yeas: All; Nays:
None; carried unanimously; APPROVED.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 12
Ms. Horne made a motion, seconded by Ms. Monteith, that Act-8-
92 be tabled in the Committee of the Whole; Yeas: All; Nays:
None; carried unanimously; APPROVED.
Chairman Goolsby said "The Committee of the Whole will rise."
D. Planning Board Reconvenes
Chairman Horne reconvened the Planning Board; since Mr. Goolsby
chaired the Committee of the Whole, he proceeded.
E. Report of the Committee of the Whole
Mr. Goolsby presented the report. The Committee of the Whole
considered three items. Under Committee of the Whole, the Committee
makes a report on each item considered to put it on the floor for the full
Board; then a vote is taken after the Committee of the Whole reports.
1. SLU-1-93, 3202 S. Pennsylvania Avenue. The Committee
recommends approval of the Special Land Use.
2. NCU-13-91, 2202-204 East North Street, Class A Extension. The
Committee recommends approval of the Class A Extension to July
1, 1993.
3. Act-8-92, Sparrow Overpass. The Committee of the Whole has
tabled this item for further consideration.
Mr. Goolsby said those items are now before us.
Chairman Horne called for the recommendations by the Chairman of the
Zoning and Ordinance Committee, Mr. Thelen.
1. SLU-1-93, 3202 S. Pennsylvania Avenue. Mr. Thelen made a
motion, seconded by Mr. Barnhart, that SLU-1-93 be approved
subject to the submission of a landscape, screening and
buffering plan, and parking lot requirements and striping
approved by the Planning Division; Yeas: All, Nay; None;
carried unanimously; APPROVED.
2. NCU-13-91, 202-204 East North Street - Class A Extension. Mr.
Thelen made a motion, seconded by Ms. Witherspoon, that a Class
A Nonconforming Extension to July 1, 1993 be granted subject to
the installation of hard-surfaced parking area which meets
minimum code requirements; also that this requirement should be
fulfilled by July 1, 1993; Yeas: All, Nays; None; carried
unanimously;
APPROVED.
F. The Executive Committee did not meet.
PLANNING BOARD MINUTES MARCH 2, 1993 PAGE 13
G. Report from the Planning Director.
Ms. Love said at present there is no report.
H. PENDING ITEMS: Future action required.
V. NEW BUSINESS
Chairman Horne said the only new business before the Board was the
cancellation of the March 16 meeting. The next meeting would be April 6,
1993. Ms. Love said she was concerned with the urgency of the Sparrow
Hospital issue in the next two weeks or if it could wait until the April 6
meeting. Mr. Goolsby made a motion, seconded by Ms. Monteith, that the
March 16 meeting be canceled; Yeas: All; Nays: None; carried unanimously;
APPROVED.
VI. COMMUNICATION'S
Letter from Marge Sheldon, National Director of the Athena Program; also a
letter from Marshall McLennan, President of Michigan State Historical
Preservation, both concerning Act-8-92.
VII. COMMENTS FROM THE CHAIRPERSON
Vernon C. Fountain has been approved by the Physical Development
Committee for membership on the Planning Board; also Helen LeBlanc for the
Board of Zoning Appeals.
VIII. BOARD MEMBER COMMENTS
Ms. LeBlanc said she was glad Chairman Horne read the communications
tonight as the issue came up. She preferred that, reading communications in
before the vote, to reading communications at the end.
Mr. Goolsby said at the meeting of the Urban Development Committee next
week that he would like to finish up the Citywide Goals and Objectives and the
changes.
Mr. Thelen said he would prefer that letters be turned in at an earlier time
and be included with the committee reports, and be put in the Board packet
so that we can read them ahead of time. Ms. Love said if communications are
received in time, they will be included.
IX. ADJOURNMENT
Respectfully submitted
Eleanor K. Love
Interim Planning Manager
Secretary, Lansing Planning Board
Planning Division
D'epIrtment off, lanning and Municipal Development
V 2nd Floor,Washington Square Annex
Washington Square
f3 1-paing,Michigan 48933
* °9 L'G � t;) hP1 8 �J(517)483-4066
�CMIS
James A.Crawford,Mayor
TO: LANSING PLANNING BOARD MEMBERS
FROM: Eleanor K. Love, Interim Planning Manager
DATE: February 11, 1993
SUBJECT: CANCELLATION OF REGULAR FEBRUARY 16 , 1993 MEETING
The regular meeting of the Lansing Planning Board set for Tuesday,
February 16 , 1993 has been canceled. The next regularly scheduled
meeting is Tuesday, March 2 , 1993 .
JAR:LC
C:\WP\DATA\PLANBD/CANCLF16.93
"Equal Opportunity Employer"
Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , Tenth Floor
City Council Chambers, Lansing City;Hall
Tuesday, February 2, 1993 ...
1. Opening Session
y 03 Or 4
A. Roll Call
B. Excused Absences
C. Introductions
D. Approval of Agenda
2. PUBLIC HEARINGS:
Procedures: Staff presentation--5 minutes
Petitioner comments--5 minutes
Audience reaction--3 minutes each
3. Comments from the Audience (5 minutes each)
4. Recess
S. BUSINESS SESSION:
A. Approval of Minutes: October 20, 1992; November 17, 1992
B. Committee Reports:
1) Zoning and Ordinance Committee:
a) Z-22-92, 1100-1106 West Ionia Street B to C
b) Z-17-92, 5139 Balzer Street/5200 South Logan Street
c) Z-9-91, 110 S. Clifford--Information
d) Next meeting Wednesday, March 10, 1993 at 2:30 in the
Planning Division Conference Room
2) Urban Development Committee:
a) Next meeting scheduled for Tuesday, February 9, 1993 at
4 p.m. in the Planning Division Conference Room
3) Executive Committee
4) Report from Planning Director
5) PENDING ITEMS: Future action required
Zoning and Ordinance Committee:
a) Z-43-87, East End of Paulson--Committee Held
b) Z-23-90, 2200 Olds Avenue--Committee Held
c) Z-3-91, 4700 Block Aurelius Road - Committee
d) SLU-2-92, 1518 S. Washington Avenue Parking Expansion
e) SLU-8-92, 221 W. Saginaw St./618 Seymour Ave.--Committee
Urban Development Committee:
a) Act-27-92, 1001 N. Capitol; Public ROW--Staff Held
b) East Michigan Avenue Land Use Policy
c) ACT-49-92, Kaplan Street
C. New Business
D. Communications
E. Comments from Chairperson
F. Board Member 'Comments
G. Adjournment
APPROVED 051093
TO CLERK 100693
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall --
Tuesday, February 2, 1993 18
1. Opening Session.
A. Roll Call. Present: Barnhart, Goolsby, Horne, LeBlanc, Monteith,
Thelen, Witherspoon.
B. Excused Absences. None.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager, Jim
Ruff, Interim Zoning Administrator.
Councilmember Rick Lilly.
Sidney P. Worthington, Interim Director, Department of Planning and
Municipal Development.
D. Approval of Agenda. The Agenda was approved as printed.
2. PUBLIC HEARINGS: None.
3. Comments from the Audience.
Councilmember Lilly, new Chair of the Physical Development Committee,
introduced himself. He will not request presentations to the Committee or
Council until the Planning Division is ready with the full facts and
information. With the exception of resolutions setting public hearing dates,
the Physical Development Committee will not consider items unless received in
the Council Offices by Tuesday at 5 p.m. , so that Committee members can
have one day to review items before voting on them on Thursday.
The Chairman thanked Councilmember Lilly for his attendance.
4. Recess - None.
5. Business Session
A. Approval of Minutes of November 17, 1992 only (minutes of October 20,
1992 were not included in packet) .
Mr. Goolsby_ made.a motion, supported by Mr. Thelen to approve the
minutes of November 17, 1992 as printed.
APPROVED.
B. Committee Reports:
1) Zoning and Ordinance Committee, Mr. Ron Thelen, Chair.
a) Z-22-92, 1100-1106 West Ionia Street, B to C
This is a request by Fred Johnson to rezone the property
at 1100-1106 West Ionia Street from "B" Residential District
to "C" Residential District to allow the existing building to
PLANNING BOARD MINUTES FEBRUARY 2, 1993 PAGE 2
be used as a two-family structure. The applicant proposes
to have two 3-bedroom units in the structure. The
building is currently vacant and was originally
constructed as a commercial building. The property,
measuring 68' x 66' and totaling 4488 square feet in area,
is located at the northwest corner of Ionia Street and Dr.
Martin Luther King, Jr. Blvd. /Logan Street.
It was moved by M. Barnhart and seconded by G. Goolsby
that this zoning request be denied. This motion was
adopted by a vote of 4 yeas and 0 nays.
The Committee found, based on testimony and evidence,
that the rezoning would not be in conformance with the
Master Plan (the proposal would be triple the recommended
density) ; neither the property nor the building would
conform to the dimensional requirements of the "C"
Residential District, and the use of the building as a two-
unit would not be in character with the use of the
structures in the predominantly single family
neighborhood west of Dr. Martin Luther King, Jr.
Blvd. /Logan Street.
Mr. Thelen made a motion, seconded by Mr. Barnhart, to deny
Z-22-92, 1100-1106 W. Ionia Street, B to C, based on the
testimony and evidence as above. Mr. Goolsby stated for the
record that this request only meets 56 percent of the requirement
necessary for this zoning. That in itself is enough for denial,
but also this is a peculiar property because of its location.
Northbound traffic lanes narrow, causing dangerous traffic
conditions. There is a right turn lane only, then the traffic
continues, but because the signage is so poor, many people don't
see the sign and try to merge left. The access to the property
would be from King/Logan, so if you are northbound on
King/Logan, you would have to stop just at the end of the
Boulevard northbound to make a left turn. With traffic merging
from three lanes to one lane in only 1,000 feet or so, it is
dangerous. For those two reasons, the square footage and the
traffic hazard there, I will be voting against the rezoning and for
the recommendation.
Ms. Witherspoon asked if Mr. Johnson worked with staff and
discussed possibilities, because his request is incompatible with
the neighborhood. Mr. Ruff said yes, staff is on record as
discussing the request with him and not supporting the
rezoning. He has the right to apply, which he has done. In the
interim between the request for commercial and "D-2", he has
picked up a neighboring lot which had a residential structure
that burned. Chairman Horne observed that Mr. Johnson has
requested a jurisdictional hearing which cannot be granted,
because every time he requests a different type of zoning. A
PLANNING BOARD MINUTES FEBRUARY 2, 1993 PAGE 3
jurisdictional hearing is for the same thing and the same
circumstances. Each time he requests something different, the
whole process must be repeated.
Ms. Witherspoon asked about the make-safe-or-demolish order.
Mr. Ruff replied that the only legitimate use of the property is
for single-family residential. Mr. Johnson did get a building
permit to repair the second floor as a single family residence,
and the second floor residence has been brought up to code.
This should take it out of the demolition process.
The Chair called for a roll call vote (a yes vote is for denial) .
Yeas: Barnhart, Goolsby, Horne, LeBlanc, Monteith, Thelen,
Witherspoon. The vote was 7-0 in favor of the
recommendation; DENIED.
b) Z-17-92, 5139 Balzer Street/5200 South Dr. Martin Luther
King, Jr. Blvd./Logan Street "A" to "F" and "J".
This is a request by Howard Soldan of Soldan's Feeds and
Pet Supplies to rezone the rear (east) 125 feet of 5139
Balzer Street from "A" Residential District to "F"
Commercial and "J" Parking Districts to extend an existing
storage structure and parking area for the Soldan's store
at 5200 South Dr. Martin Luther King, Jr. Blvd. /Logan
Street. The existing lot, which is 66 ft. wide x 300 ft.
deep, would then be split, allowing the remaining
residential property, 66 ft. x 175 ft. in size, to be sold for
single family residential purposes. The property is
rectangular in shape, and the rear of the lot directly abuts
the Soldan Store property.
It was moved by G. Goolsby and seconded by M. Barnhart
that this zoning request be approved. This motion was
adopted by a vote of 4 yeas and 0 nays.
The Committee found, based on testimony and evidence,
that the proposed rezoning would be in conformance with
the SouthWest Area Comprehensive Plan and consistent
with the existing zoning pattern. .
It was understood by the Committee that Landscape
Screening and Buffering will be utilized to provide a more
naturalized landscape buffer between the commercial and
residential uses, and there would be no commercial access
to Soldan's store from Balzer Street.
Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve
Z-17-92, 5139 Balzer Street/5200 S. Dr. Martin Luther King, Jr.
Blvd. /Logan Street, "A" to "F" and "J". Mr. Goolsby stated
there was some controversy with residents; however, Mr. Soldan
PLANNING BOARD MINUTES FEBRUARY 2, 1993 PAGE 4
has met with them and informed them that he plans to sell the
single family house. It• will remain Single Family Residential.
Mr. Soldan will fence, landscape screen and buffer and help
preserve the rustic nature of the landscape.
The Chair called for a roll call vote. Yeas: Horne, LeBlanc, Monteith,
Thelen, Witherspoon, Barnhart, Goolsby. The vote was 7-0 in favor of
the recommendation. APPROVED.
Z-9-91, 110 South Clifford - Information
The Planning Board, at their meeting of January 5, 1992, voted
to approve the rezoning request by Jerome H. O'Neill by a vote
of 5 yeas and 1 nay (one board member was absent, and another
membership position is vacant) .
A motion to recommend approval of rezoning issues requires six
(6) affirmative votes, or else the request goes to the Mayor and
City Council without a recommendation and only the vote of the
Board.
The Board will reconsider the motion to seek reaffirmation.
On January 5, 1992, Mr. Thelen, representing the Zoning and
Ordinance Committee, moved to approve the request based upon
the evaluation of the four criteria listed in the report, and
finding that a permanent line of separation between residential
and nonresidential uses could be established, and Landscape
Screening and Buffering will be utilized to buffer the adjacent
residential uses. The motion was seconded by Mrs. Monteith.
Discussion ensued, and the votes for approval were cast, 5 yeas,
1 nay.
Discussion took place regarding the validity of reconsidering this
item to either reaffirm the Planning Board Decision or let it stand
as is.
If the Board wishes to ask the City Council to return the item for
reconsideration, the Chair could do so.
It was moved at the last Zoning & Ordinance Committee meeting
to authorize the Chair to request Z-9-91 for reconsideration for
February 2, 1993, if necessary.
Mr. Ruff stated that a clarification letter was sent to the mayor so that
reconsideration by the Board is not necessary. The letter explained
that even though the motion was to approve the rezoning request, it did
not receive enough votes for affirmative recommendation from the
Board. The letter clarified the vote issue, and left it stand with the
vote that was cast with the number of people who were present.
PLANNING BOARD MINUTES FEBRUARY 2, 1993 PAGE 5
The next meeting of the Zoning and Ordinance Committee will be
Wednesday, March 10, 2:30 p.m. in the Planning Division Conference
Room.
2) Urban Development Committee, Mr. Goolsby, Chair.
The next Urban Development Committee is 4 p.m. on Tuesday,
February 9, 1993 in the Planning Division Conference Room. The
Executive Committee did meet last week, and in the Goals and
Objectives of the City, the Committee found a number of changes
and recommendations were not incorporated into the document
that was distributed. The Committee is going through the
document now, reviewing it to make sure that the changes have
in fact been made. Too, some language should be adjusted.
Regarding the Willow-Pine Plan, Ms. Love transmitted some
recommended changes from the Citizens Group in the Willow-Pine
area. One dealt with a statement about the area that they
considered negative, and that was changed. Some other changes
dealing with traffic diversions at Grand and Seymour were
retained as problem identification.
3. Executive Committee. Chairman Horne reiterated that at the
Executive Committee meeting, members did discuss the Goals and
Objectives and the Willow-Pine Plan. The Goals and Objectives
report is really the work of the Urban Development Committee,
but in order to get some of this work done ahead of time, both
groups met together. The Plan has be returned to the UDC.
Then the entire Board will get the whole report; however, the
Committee is not finished as yet.
4. Report from the Planning Director
The City Council adopted the Four Point Plan as a method for
looking at Sparrow Hospital's Overpass-Underpass situation.
The Plan has been returned to the Planning Board, and will be
coming up on the Urban Development Committee's Agenda.
Sparrow Hospital has completed some aspects of the Four Point
Plan and they would like the opportunity to get information about
the document that they received December 24, 1992. Mr. Goolsby
said he would be agreeable to a special meeting.
Ms. Love said there are several other minor items to address on
Tuesday. Mr. Goolsby requested members be sent a marked-up
copy of the changes.
Ms. Love said the Mayor's office will propose the reorganization.
Planning Division will have nine positions, a Planning Manager,
a Zoning Administrator, a Principal Planner for Economic and
Community Development, and four senior planners (two of which
may remain unfunded for a time) . We will have 1 secretaries
PLANNING BOARD MINUTES FEBRUARY 2, 1993 PAGE 6
plus half of Jeanette's time. We will share one secretarial
position with Building Safety Division. And we will have Louise,
who will be the Board Secretary. Building Safety Division is
moving to the second floor. With a secretarial pool in one place
on one floor, we feel confident that the half-and-half position will
work. We have already noticed some economies of effort, with
Building and Zoning being on the same floor. There will be four
divisions, Planning, Development, Code Enforcement and
Building Safety.
D. Communications
Thank you note from Willi to the Board for the lovely reception and one from
Mr. Spackman (read by the Chair) . A communication from Mary A. Jenks,
5208 Balzer Street regarding Z-17-93, Soldan Seed, received on January 13.
They have responded positively to the proposed solutions. The trees and
landscaping buffering and the sale of the rental property to a homeowner were
definitely good selling points. The neighbors are agreeable to these items.
Another communication regarding Ionia Street. This is something we have
discussed before regarding Mr. Johnson's proposal.
E. Comments from the Chairman.
Wednesday evening the Chair plans to attend the Ground Water Study
Workshop being held at the Hanna Center.
G. Adjournment
Respectfully submitted
Eleanor K. Love
Interim Planning Manager
Secretary, Lansing Planning Board
C:\WP\DATA\PLANDD\MN020293
APPROVED 102593
TO CLERK 102593
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
10th Floor, Lansing City Hall
Wednesday, January 20, 1993 r S3r, ,
1. Opening Session
The Chairman called the meeting to order at 7:30 p.m.
A. Roll Call. Present: Barnhart, Goolsby, Horne, LeBlanc, Thelen,
Witherspoon
B. Excused Absences. Monteith.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager, Jim
Ruff, Interim Zoning Administrator, and Emil Winnicker, Interim
Development Manager.
Sidney P. Worthington, Interim Director, Department of Planning and
Municipal Development.
D. Approval of Agenda. The Agenda was approved as printed.
The Chairman recognized a former Board member and past Chairman, Richard
Gaus. The Board presented certificates of recognition to retiring Planning
Division staff members William C. Acheson, Willi Coscarelli, James N. Foulds,
Vernon C. Fountain, Elizabeth Gunter, and James R. Spackman, and to Jon
Bauer and John Salmons, former Planning Division staff members, and to Alan
E. Tubbs, retiring Department Director.
2. PUBLIC HEARING - 1993-1994 Draft Statement, Objectives and proposed
Community Development Block Grant activities for the Fiscal Year 1993-1994
including certain activities under the Cranston-Gonzales National Affordable
Housing Act.
Mary James, President of Lansing Neighborhood Council. The LNC reviewed
the statement of objectives and proposed budget for FY 1994 and asked me to
share some of our observations. We compared last year's budget and the
current year's budget and the proposed budget and we had several concerns.
One is that in FY 1993 we have 51 percent of the total funding for CDBG going
to rehab and weatherization. We see a clear trend downward to only 37
percent of the funds being allocated for the purpose that we understand that
the grant moneys are intended, and we are worried about that. A similar
pattern appears again in acquisition. It is less than 50 percent of the FY 1993
budget and in Public Works. To cut to the heart of our concerns, we
recognize that the City has had an early retirement. We have bade farewell
tonight to many of the people in the Department, and therefore it is even more
confusing to us as citizens, and perhaps to you as Planning Board members,
that we see an increase in administrative costs assessed to this particular
grant source. We are in general administration up from 9 percent in 1993 to
14 percent. I question why we need to take more money out when we have
PLANNING BOARD MINUTES JANUARY 20, 1993 PAGE 2
fewer people that are doing the administration. Similarly, we have a lot more
money into project staff than we did last year, and I would ask, if we are
having a leaner and meaner City Hall, why is it that we are having more
moneys .assessed to this grant source, and is that not contrary to what we
have been led to believe as citizens that we are getting fewer staff and we are
going to have more money freed up for the purposes for which the grant is
intended? With those as inquiries, I would hope that some of our questions are
answered.
Mr. Winnicker: I assume that you compared last year's draft statement with
this year's draft statement, and the amount of rehabilitation funds seem to be
declining from previous years. You have to be aware that last year's draft
statement included funds for rehabilitation which the City Council chose to
take out and put into some public services. Those are again carried forward
from the final statement into the draft statement for this year. That alone
accounts for the biggest loss to the rehabilitation account that you see in front
of you. The other question you had was about the increase in administrative
costs and staff costs relative to last year. You are all aware of the City's
situation regarding early retirement. You also should be aware that we have
other federal moneys from non-Community Development Block Grant sources
which remain unspent at this time. That is money from the Home Program
which is intended to be used for rehabilitation of housing units also. We took
a look at combined sources of money which would be made available for
rehabilitation in 1993 and 1994 and calculated what it would take to rehabilitate
130 units of housing with the resources we have--how much staff it would take
to accomplish that rehabilitation. The numbers that you see in terms of staff
on this draft statement are based on a proposed reorganization which may or
may not be approved by City Council. That reorganization is based on the
number of individuals it would take to rehabilitate, and this does not include
weatherization or other program-eligible activities, to rehabilitate 130 units
of housing annually in the City of Lansing. If it appears to be a bit inflated,
because it actually includes more direct program cost personnel than we had
in previous years. The item on general administration appears inflated
because in the past years, the director's position in development was funded
out of the general fund, and the proposed reorganization up to this time has
proposed, and this draft statement reflects that, that position would be
funded from Community Development Block Grant. Whether or not that is
going to be approved by City Council, I can't tell you at this point. I can tell
you that a lot of the administration costs, the staff costs that you see in this
draft proposal, will probably be eliminated by the time we present the final
statement, and that is based on whatever comes out of reorganization, and
based on some other cutbacks that we have already recommended, even in
light of that reorganization plan on which this draft statement is proposed.
All I can tell you is that those numbers will be refined as City Council gives
us direction regarding staffing that we are going to have available to us, and
will be refined as we are able to identify how those positions will be filled and
by which people. Any questions?
Mr. Goolsby: You indicated that money was taken out and put into public
services. Would you tell us some of the public services this money was placed
in--what those services were--explain to us what the activity was.
PLANNING BOARD MINUTES JANUARY 202 1993 PAGE 3
Mr. Winnicker: It is my understanding that last year money was taken out of
rehabilitation and put into a couple of activities which came under the
category of public services, and that would be that City Council chose to fund
a couple of public safety programs, and that included a community police
officer and some safety crossing guards, and I am sorry I don't have the
breakdown of that. But it was a substantial amount, between $80,000 and
$100,000. They also chose to fund some parks and recreation programs out
of the Kingsley Center, I believe. Additional moneys were made available for
projects or activities which were funded in the past. The amounts were
increased as a result of the City Council's preference. That would be some
money which went to Neighborhood Council, money which went the Housing
Resource Center, and money which went to LISC local initiatives. All those
are public services, and the amounts were increased, or they were new
activities approved during the final statement phase of this budget in 1992-
1993.
DONNA COLLINS, 225 Moores River Drive. Madam Chairman, your comments,
about retirement are well taken. Six months ago I retired from the City of
Lansing. I was the senior accountant for the Community Development Block
Grant Program since its inception eighteen years ago. Prior to that, I was the
accountant for the Urban Renewal Program. I was the first woman senior
accountant in the City.
I can maybe help Emil a little in Mary's comments about rehab. For one thing,
in the rehab portion of the budget, salaries are charged. Retirees who just
recently retired who were charged to that account. I have estimated that
their salaries total about $242,000 of that budget. I am talking about the total
$242,000 of the 17th year budget. There would probably be a slight increase
in this current year budget and this proposed budget for next year, but my
point is I really didn't have a problem with this rehab business because if the
City is going to cut the work force, those people who retire--by the way, I
can give you their names--as accountant, I was charged to rehab. Ballard,
Gratz, Hearns, and 40 percent of Roy Pugh's salary. Sixty percent of Roy's
salary- was charged to code enforcement. Actually, Ms. James, you might see
an increase in rehab if all of those jobs aren't filled. There would be more
money available for rehabilitating of houses rather than being paid to salaries.
Some questions I had maybe for Emil would be public improvements. I am
interested in this appropriation of $80,000 for public improvements because
historically that has been paid just for salaries. It does seem a little strange
to me to fund the salary for public improvements, and I don't see any public
improvements. I am'wondering if that person is doing some general fund work
or Parks Department work and that salary- shouldn't be charged there. The
public services, that is relatively new. The Seven Block Area neighborhood,
I think that is pretty self-explanatory. I would like an answer exactly the
appropriation project operation costs. Could you tell us what sort of
expenditures would be eligible to that? Project operation costs?
Mr. Winnicker: Some of the $80,000 budgeted for Public Improvements is
intended to be set aside to hire a consultant to assist us in finishing up
several on-going public improvement projects funded with CDB G and initiated
in 1992. With the retirement of Mr. Bauer, we currently have no one with the
PLANNING BOARD MINUTES JANUARY 20, 1993 PAGE 4
expertise to finish these projects. We do not propose to hire anyone as an
employee to undertake such activities in the future. Some of the $80,000 is
intended to be set aside for a modest amount of sidewalk, curb and gutter
replacement in eligible neighborhoods. Locations have yet to be specified.
Ms. Collins: Exactly. Then that brings me to my biggest concern. I don't
see any appropriation for code enforcement.
Mr. Winnicker: "Code enforcement" as a category has been eliminated as a
separate CDBG budget item. Code enforcement was not an actual activity
associated with the CDBG program, at least not code enforcement as we now
see provided through the Building Safety Division of the City. CDBG "code
enforcement" activities undertaken include preparation of building
specifications associated with rehabilitation activity and follow-up work to
make sure a project is completed right. Code enforcement in the traditional
sense continues to be supported through general fund in the Building Safety
Division. Code enforcement in the traditional sense is allowed as a CDBG
activity but as an administrative cost. Since the City is required to keep
administrative costs below 20 percent of the annual Grant, we could not afford
to fund such activity under CDBG. Activities formerly inappropriately termed
"code enforcement" are now categorized as rehabilitation costs, costs not
subject to the 20 percent administrative cap. They are direct project costs.
Ms. Collins: To my mind, that is very worrisome. In order to achieve the
goals of the Community Development Block Grant program, code enforcement
is paramount. It bothers me to see it lumped in with something else, to see it
not identified as code enforcement because I am afraid that might be the
beginning of the demise of a very important activity to the citizens. Many
times we have read in the paper when the police weren't able to close down
suspected drug properties, the code enforcement was able to go in and close
that illegal rental and at least give the neighborhood some relief. I would like
to see that identified in the budget as code enforcement so that we know it is
funded and not going to be phased out. Now the idea of funding the director
of a department. Did you mean that all the salary of that department director-
Chairman Horne: Excuse me, Donna. I have given Donna five minutes to
speak, so what is the desire of the Board?
Motion by LeBlanc, seconded by Goolsby, to give Ms. Collins three more
minutes; approved; carried unanimously.
Ms. Collins: Are you proposing funding the entire salary, is that why--there
is a difference here of $144,000 in the two years. Would that be the entire
salary- and fringe benefits for the director?
Mr. Winnicker: It is proposed that the director's position would be
downgraded. That will result in substantial savings.
PLANNING BOARD MINUTES JANUARY 20, 1993 PAGE 5
Ms. Collins: Maybe I said that wrong. I didn't mean was the $144,000 all
going to go for the director. Is all of the director's salary and fringes going
to be funded by the Block Grant?
Mr. Winnicker: The position has been funded in the past through the general
fund. I can't tell you how it will be funded in the future. The draft statement
you have in front of you proposes to fund the downgraded position through
CDBG. This matter remains to be resolved.
Ms. Collins: I question if the Congress would agree with that use of our
Block Grant money, but I am sure you have consulted the regulations there.
The Block Grant usually pays the City about $100,000 for administrative costs
such as use of the building as well as rental for office space as well as all of
the other administrative costs. This in effect is saying that the people whose
jobs are funded by this are working full time on this program, and we all know
especially the director is not. I have several questions, but they may be more
insignificant. These were the top things I had in mind. Thank you, this will
do it for now since I understand it is just a proposed draft and nothing final.
The final budget hearings are when? Can I be informed?
Mr. Winnicker: The final CDBG budget is reviewed as part of the entire City
budget. A hearing on the final statement for CDBG will be held before Council
in early May. I don't have an exact date yet.
Chairman Horne: Ms. Collins, I am curious about your other concerns, so
would you jot them down and send them to the Planning Division so that we
could have a record of your other concerns. Even though you think they are
minor, I think it is important for us to know your concerns.
Ms. Collins: I would be happy to.
There were no other speakers.
3. COMMENTS FROM THE AUDIENCE.
Richard Lott, 1107 North Capital. I received an agenda in the mail today. It
is different from tonight's agenda. Chairman Horne said we had to have anew
agenda for tonight. The Planning Board did not meet, nor did the Zoning and
Ordinance Committee meet last week because of weather and also some items
were not ready to be considered.
Mr. Lott asked about the status of the Emanuel Church requests. Mr. Ruff
said they are still pending until the land use issues are decided at the City
Council level.
4. Recess. The Zoning and Ordinance Committee met in the City Council
Conference Room.
5. BUSINESS SESSION
PLANNING BOARD MINUTES JANUARY 20, 1993 PAGE 6
A. Committee Reports
1 . Zoning and Ordinance Committee. Doris Witherspoon was given
an excused absence from the business session. Five members
were present, so no zoning issues could be considered. Only
nonconforming use and special land use requests can be
considered with five members present.
a. Z-22-92 - 1100-1106 West Ionia Street, "B" to "C" (zoning
issue - not considered) .
b. NCU-11-92, 5852 Martin Luther King, Jr. Blvd./Logan
Street - Substitution
This is a request by Eden Flores and Adarm Ruiz to utilize
the building at 5852 South Dr. Martin Luther King, Jr.
Blvd. /Logan Street as a grocery/market specializing in
native Mexican products known as La Frontera. The
building is a nonconforming commercial structure on land
zoned "A" Residential District. The commercial structure,
built in 1938, was automatically zoned "A" Residential
District when the property was annexed into the City in
1964. A number of commercial uses have occupied the
building over the years. The last use, a specialty truck
parts retailer/installer, was an approved substitution use
by the Board in 1991. The building is on a larger parcel
of land that includes the property owner's home (5856
South Dr. Martin Luther King, Jr. Blvd. /Logan Street)
and various accessory buildings.
It was moved and seconded to approve this substitution
request, subject to the hard surfacing of two parking
spaces behind the building within the next construction
period. Further, it was recommended that the owner
rezone for commercial purposes that portion of the
property that would be necessary for this building. This
motion was adopted by a vote of 4 yeas and 0 nays.
The Committee found, based on testimony and evidence,
that the use would be consistent in intensity with the
previous uses of the building.
Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve
NCU-11-92, 5852 South Dr. Martin Luther King, Jr. Blvd. /Logan
Street subject to the above stipulations. Approval was by a
voice vote (5 yeas, 0 nays) ; APPROVED.
C. Z-17-92, 5139 Balzer Street/5200 South Dr. Martin Luther
King, Jr. Blvd. /Logan Street "A" to "F" and "J" - (zoning
issue - not considered)
PLANNING BOARD MINUTES JANUARY 20 1993 PAGE 7
d. NCU-19-91, 707 Armstrong Road - Time Extension
This is a request by Dwight E. Huskey, AIA, of MHB
Design Group, Inc. , representing the Capitol View Care
Center at 707 Armstrong Road, for an extension of the
Class "A" Nonconforming status that was granted for this
facility on January 22, 1992. The approval was given a
one (1) year time period, and due to the length of time it
took to get financing and other approvals necessary, the
extension for one (1) year is requested.
The Class "A" status was approved to allow an expansion
of the existing nursing home and was subject to the
Planning Division's approval of an adequate Landscape,
Screening and Buffering plan.
It was moved by E. Horne and seconded by G. Goolsby
that this request be approved subject to the
aforementioned condition. The motion was adopted by a
vote of 4 yeas and 0 nays.
The Committee found, based on testimony and evidence,
that the request was reasonable and that the expansion
can occur without detrimental impacts upon surrounding
land uses.
Mr. Thelen made a motion, seconded by Mr. Barnhart, that NCU-
19-91, 707 Armstrong Road - Time Extension, be approved,
subject to the aforementioned conditions. Approval was by a
voice vote (5 yeas, 0 nays) ; APPROVED.
e. SLU-5-92, 330 Cloverland Drive - Withdrawal
This is a request by Gary Helfman to withdraw his request
for a Special Land Use permit for the property at 330
Cloverland. The owner was concerned that the potential
conditions of approval of his request would be detrimental
to the operation of his business.
It was moved by M. Barnhart and seconded by E. Horne
that this request to withdraw the petition be approved.
The motion was adopted by a vote of 4 yeas and 0 nays.
Mr. Thelen made a motion to support the withdrawal of the above
petition, seconded by Mr. Barnhart. Approval was by a voice
vote (5 yeas, 0 nays) ; APPROVED.
f. Z-9-91, 110 South Clifford - Information
Rezoning is not being addressed here. Mr. Ruff
summarized actions. There was a motion in the Zoning and
PLANNING BOARD MINUTES JANUARY 20 1993 PAGE 8
Ordinance Committee to authorize the Chairman of the
Planning Board to request Z-9-91 for reconsideration from
the City Council for its February 2, 1993 meeting if it is
necessary. The motion was made by Mr. Goolsby,
seconded by Ms. Horne, and received a vote of 3 yeas and
1 nay.
Mr. Thelen made a motion, seconded by Mr. Goolsby, to -
authorize the Chair to have the City Council return this matter
to the Planning Board for reconsideration at the February 2, 1993
meeting if necessary. Approval was by a voice vote (4 yeas, 1
nay) . APPROVED.
The next Zoning and Ordinance Committee meeting will be
Wednesday, February 10, 1993 at 2:30 p.m. in the Planning
Division Conference Room.
2. Urban Development Committee. The next Urban Development
Committee meeting will be Tuesday, February 9 at 4 p.m. in the
Planning Division Conference Room.
3. Executive Committee. The next Executive Committee meeting is
scheduled for Wednesday, January 27, 1993 at 3 p.m. The
Chairman asked members to look at the final Goals and Objectives
into the Twenty-First Century.
4. Report from the Interim Planning Manager. We are in the midst
of a City-wide reorganization authorized by Mayor Crawford that
has been very time-consuming. In the next couple of months we
will be considering housing enterprise zones, a marketing tool
that allows developers to receive tax credits for new construction
and rehabilitation. The City has about 238 acres that can be
allocated under enterprise zones. The enterprise zones are only
for home owner-occupied residential dwellings, both one- and
two-family dwellings. You will receive a copy of the legislation
soon.
5. Pending Items
B. New Business - None
C. Communications - None
D. Comments from the Chairman - Chairman Horne thanked contributors
for food. Comments from retirees and family members indicated they
were very much pleased with the recognition and the reception in their
honor.
PLANNING BOARD MINUTES JANUARY 20 1993 PAGE 9
E. Board Member Comments. Mr. Thelen asked about status of the
Sparrow cases. Ms. Love said the cases, Z-19-92 and Act-8-92, Air
Rights for the Tunnel'or Skywalk, are still in City Council. They were
sent in a letter outlining a four-step process and asking for approval
of the process.
F. Adjournment was at 9:43 p.m.
Respectfully submitted /
Eleanor K. Love, Secretary
Lansing Planning Board
APPROVED 030293
TO CLERK 100693
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 City Council Chambers T r
10th Floor, Lansing City Hall
Tuesday, January 5, 1993
JW E :a fl'1 9 18
I. Opening Session
A. Roll Call. Present: Barnhart, Goolsby, Horne, Monteith, Thelen,
Witherspoon
B . Excused Absence. LeBlanc.
C. Introductions. Staff: Eleanor Love, Interim Planning Manager, and Jim
Ruff, Interim Zoning Administrator
D. Approval of Agenda. The Agenda was approved as printed.
The Chair presented Mr. Floyd Wright with a plaque in recognition of
his ten years of dedicated and committed service on both the Planning
Board and Board of Zoning Appeals. Mr. Wright has truly represented
the City of Lansing and all of its citizens.
II. Public Hearings: Z-22-92, 1100-1106 West Ionia Street. "Bit to licit .
A. Staff Presentation - Jim Ruff. A request by Fred Johnson to rezone the
above property to allow the existing building to be used residentially
with a three-bedroom unit on the first floor plus a three-bedroom unit
on the second floor. The dwelling, which is vacant at present, is on a
lot which measures 68' x 66'. Land use to the north and west is single
family residential; and to the south multiple family residential. Across
King/Logan is a vacant lot. Surrounding zoning is primarily single
family residential in nature. The River Island Comprehensive Plan
recognizes residential uses along the west side of King/Logan. With the
improvements in King/Logan Blvd. , there will be additional buffer
space to the west. The structure was built in 1918 as a commercial
structure. Two previous cases have been before the Planning Board,
Z-18-92 and Z-14-89.
B . Petitioner Comments. Fred Johnson, 2572 West Mt. Hope Road,
Okemos, Michigan. I petitioned to have my property rezoned as two-
family or multi-family residential. I bought the building in 1979 as a
four-family flat. The Planning Division at that time allowed an
individual to put the flats there. When I came in, I began to receive
letters indicating it could not be used as such. I ceased to use it in
that capacity and used the entire building without cooking facilities on
the second floor. I ran into trouble with the City in terms of violations,
court proceedings. I have never had a drug bust in my building;
however, I have evicted many people from that building for that reason.
I want to make a two-family building out of this so I can make some
money on the property and break even. Since 1979 that building has
not been an income building for me. Given the opportunity to go to a
two-family structure, I could then get financing to improve the
PLANNING BOARD MINUTES JANUARY 5, 1993 PAGE 2
appearance of the building. The last time I came before this board, I
was told that the building would not fit the topography of the
neighborhood. I took pictures which I would like to show you of the
area. One more thing: If I have the building rezoned, I will move into
that upstairs apartment and sell my property in Okemos.
The chairman read comments received. Rick Gamber and Irene M.
Kazieczko, 1213 W. Shiawassee Street. They write in opposition
regarding the petition. It "is less than ideal as a single-family
dwelling, given that the edge of the building sits eleven feet from
Logan/King Blvd. However, it is much better for that use than any
other proposed use. Please deny this request."
Chris Campbell, Chair of the Westside Neighborhood Association
Housing Committee. He requests that this petition be denied, and he
states about the River Island Plan that it is important to establish
stability and predictability in long-term planning. He also discusses lot
size, etc.
Also, an addendum from Mr. Campbell. Supplemental Statement of
Westside Neighborhood Association.
Also, a letter from the Paul Novak, Westside Neighborhood Association.
In summary, he states that the proposal would not be in compliance with
the Comprehensive Plan. It would be contrary to surrounding zoning
and land use and would be in conflict with the goals of the Westside
Neighborhood Association.
C. Audience Reaction. Chris Campbell, Chair of the Westside
Neighborhood Association Housing Committee. I live at 417 North
Jenison. In response to Mr. Johnson's comments, his own personal
characteristics aren't the issue. The issue is single family residential
use which is the appropriate use of the property in consideration of the
neighborhood as a whole. The property currently conforms to the long-
term zoning plan for the area. This is what the River Island Plan calls
for. It is the long range goal for the neighborhood, and that is the way
it ought to stay. We have no contention with Mr. Johnson personally,
but only with the property and the way it has been used. The history
of the property since he has owned it is the best evidence of his
intentions. It has never been an asset to the neighborhood; rather, it
makes you cringe as you drive past. As to his claim to rezoning for
profitability, it is not the function of city zoning plans and changes to
justify people's investment decisions. That is not a sound reason to
allow an exception to a long-term plan for an area. Other property
owners who have bought homes have an economic interest in the
neighborhood because most of it is a single-family neighborhood. That
is the long-term plan for the area, and people have a right to rely on
that. The property is under a make-safe-or-demolish order.
Demolition orders are proceeding. The building inspector's report
commented on the lack of exits from the bedrooms upstairs. You have
a building with sleeping areas with no exits from them. The structure
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 3
is inappropriate for the use he has been or is proposing to make of it.
I request that you deny the request for rezoning.
Mary James, 303 North Jenson, corner of Jenison and Ionia, three
blocks from Mr. Johnson's property. Chris Campbell covered most of
my points. Mr. Johnson says he is being picked on by us and he has
new improved intentions to move in. He doesn't need to make it a two-
family structure to move in--he can move into it as a single-family. The
only relevant thing Mr. Johnson said was of his activities as a landlord.
Regarding the pictures he showed you tonight, the State Journal
reported a fire over the Christmas holidays in a structure he owned two
blocks south in which someone died. The paper said there was no
smoke detector, which is required under City ordinance.
Rick Gamber, 1213 West Shiawassee, a block west and a block north of
the property. I want to reiterate that the neighborhood association's
desire is to have the building maintained in a decent manner. I moved
into the neighborhood in 1980, and this building has never been in a
condition that you wanted people to drive by to get to your house.
People give directions so that they don't have people drive by it. The
building is 11 feet off of the street and not a nice place for one-family,
but making it into a two-family wouldn't make it any better, given the
small lot size. It has no yard or parking space. We don't want a
precedent set to allow other owners in the area with similar-sized lots
to convert their properties to two-family dwellings.
Dorothy Matthews, 211 Lahoma. I have lived there since 1980. When
I direct people to my house, I want them to avoid going that way. The
building has been a disruption in the neighborhood, and I recommend
the request be denied.
Mr. Fred Johnson again. If any of you have the time, please come over
and judge for yourself the insides of that building, entrance and exits.
About the fire, a man had alcohol; he went to bed with a cigarette.
Only the bedroom was damaged by fire. There were seven fire alarms
in the building. The alarms were discovered properly installed.
The Chair declared the item will be referred to the Zoning and
Ordinance Committee for further study.
D. Comments from the Audience
Mary James. If Mr. Johnson had working fire alarms, he needs to let
the State Journal know so the error can be corrected in the paper.
III. RECESS. None.
A. Approval of Minutes: October 20, 1992. Approved as printed; 6 yeas,
0 nays; APPROVED.
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 4
November 4, 1992. The Chair noted in SLU-16-92 that more than two
people spoke, at least four or five people spoke. The additions will
have to be made. Approved as amended, 6 yeas, 0 nays; APPROVED.
December 1, 1992. The Chair noted a correction: The Board is having
a retirement reception instead of a conversation reception. Approved
as amended, 6 yeas, 0 nays; APPROVED.
B. Zoning and Ordinance Committee met December 9, 1992 with all
Committee members present.
1. Z-9-91, 110 South Clifford Street, C to J.
A tabled request, motion by Ms. Horne, supported by Ms.
Monteith to remove from table. A request to rezone the vacant
land known as 110 South Clifford Street from "C" Residential to
"J" Parking District. The property is currently vacant with the
exception of a garage structure that remains from when the house
was removed.
It was moved and seconded that this zoning request be approved
based upon compliance with the four criteria found in the staff
report, which are:
1 . Expansion needs of business
2. Protection of existing neighborhood unit
3. Establishment of permanent line of separation between
residential and non-residential land use
4. Physical improvements to define line of separation
and recognized that there would be required landscape screening
and buffering and urged that the improvements be installed
within one (1) year's time. This motion was adopted by the
committee by a vote of 3 yeas, 1 nay.
It was understood by the Committee that the parking lot would be
improved with hard surfaced parking, screening and buffering
to the south and access onto Clifford Street only.
Mr. Thelen made a motion, seconded by Ms. Monteith, that Z-9-
91, 110 S. Clifford Street, be rezoned from "C" Residential
District to "J" Parking District subject to compliance with the
above four criteria, and required landscape screening and
buffering within one (1) year's time.
Ms. Monteith commented as a resident of the Eastside
Neighborhood that voting for approval of this zoning case in no
way endorses tearing down houses to make parking lots. It is
now time to move to establish a reasonable line on Clifford Street
and throughout the east side. I voted in support of this. I
drive by this lot every day. Mr. O'Neill does have a very nice
looking office and I hope with the improvements in screening and
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 5
buffering that it will bean improvement on Clifford Street. I will
vote to approve this but it is not an approval of building parking
lots and taking houses out to do it.
Chairman Horne said the four criteria used were taken from the
Eastside Study Plan. Mr. Ruff noted, regarding the stipulation
of landscape screening and buffering to be installed within one
year's time, that a rezoning automatically triggers the
requirements of the screening and buffering ordinance. There
is already a time frame of ninety days for the petitioner to make
the improvements after the rezoning is passed. He could request
a waiver to be reviewed administratively, based upon weather or
other conditions. It should be well within the one year's time.
Mr. Thelen said as acting chair of the Zoning and Ordinance
Committee, he made the motion, but will not support the rezoning
request. The East Michigan Avenue Land Use Study resulted as
a positive from cases like this and established some more specific
criteria for future use. A voice roll call vote was as follows:
Yeas: Goolsby, Horne, Monteith, Witherspoon, Barnhart; Nays:
Thelen. With seven members now sitting on the board and six
members present, five Yea votes constitutes approval. Z-9-91,
110 South Clifford Street, "C" to "J", was APPROVED.
2. East Michigan Avenue Land Use Study
A motion was made and seconded to recommend that the Planning
Board request the Eastside Neighborhood Organization
recommend land use policies for both sides of East Michigan
Avenue from the railroad tracks on the west, near Pennsylvania
Avenue to US-127 on the east beginning with areas of particular
concern. This motion was adopted by a vote of 4 yeas, 0 nays.
The Committee found that the Eastside Neighborhood
Organization was willing to work with the Planning Division and
yet on its own recommend land use policies for the Planning
Board to consider in evaluating the East Michigan Avenue Land
Use Study when complete. The Committee instructed staff to
notify the Urban Development Committee of this recommendation
and for this to be on the January 5, 1993 agenda. Mr. Thelen
made a motion, seconded by Mr. Goolsby, to accept this
recommendation and transmit it to the Urban Development
Committee.
Mr. Goolsby commented that the Urban Development Committee
would appreciate input and assistance from the Eastside
Neighborhood Committee. Ms. Love reported that before Emil
Winnicker became acting director of Development Division, he
completed a comprehensive map showing the majority of land uses
along both sides of Michigan Avenue; he also developed a
preliminary draft statement which included a purpose and mission
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 6
for the land use study and also methodology for developing the
four criteria in the report. It is his recommendation that we
proceed with utilizing the four criteria and apply them to each
property along Michigan Avenue in the study area so that we
have been consistent in our application throughout the entire
area. Once that set of criteria has been applied, we will look for
individual cases or areas where we may be concerned with the
land use recommendation that would result from application of the
four criteria. It would point up problems with major property
holders such as Heatherwood Farms, Resurrection Church, or
the Medical Arts Building and with commercial businesses. We
can use all the help we can get from neighborhood organizations.
We have the framework with which to proceed, but it needs to be
firmed up and have staff working with volunteers who will be
willing to help us. A set of recommendations would be made to
the Urban Development Committee which would look at them. If
there was a difference of opinion between the staff and the
citizens at that time, that would be the time to resolve it, in the
same way that we develop our Master plans. Mr. Thelen said
with the rezoning for 110 S. Clifford Street that a permanent
boundary between commercial and residential on both sides of
Michigan Avenue was not established and that much confusion
resulted. Both business and residential property owners'
interests would be enhanced if a such boundary were
established. Ms. Monteith commented that the four criteria are
not listed in priority order. Expansion needs of business is
listed first. She would prefer protection of existing
neighborhood units first, or else state a disclaimer that priority
ordering is not done and the four should be weighted equally.
She was also concerned at the lack of screening and buffering
between business and residential in many situations, not only on
the east side but throughout the City. She suggested some
creative problem solving to upgrade bad-looking property lines.
They have a negative impact on the community and
neighborhood.
Motion by Ms. Monteith, seconded by Mr. Thelen to grant Ms.
Woll the opportunity to address the Board. Ms. Woll said some
preliminary work was done mapping the zoning of every house on
the east side. When we requested screening behind Curtis
Drugs, you backed us and we are grateful. But we agree with
Beth Monteith; we would like to get landscape screening and
buffering done where needed.
As a proposed land use study, East Michigan Avenue Land Use
Study does not need a roll call vote; on a voice vote, yeas 6,
nays 0; APPROVED.
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 7
3. Z-21-92, 5700 Aurelius Road H and J to H
This is a request by James Reichenbach to rezone the property
in the 5700 block of Aurelius Road from "H" Light Industrial and
"J" Parking Districts to "H" Light Industrial District in order to
develop the vacant property with a new office and warehouse
facility for a drywall business. The property is triangular in
shape and contains approximately 2.3 acres of land.
It was moved and seconded that this rezoning request be
approved. This motion was adopted by a vote of 3 yeas, 0 nays
by the committee. One committee member left prior to the vote,
hence, only three members voted.
The Committee found, based on testimony and evidence, that the
"J" Parking District limited the use of the site since the site is
not very deep. The property is recommended for light industrial
use in the Southeast Comprehensive Plan and the proposed use
is in conformance with that Plan.
It was understood by the Committee that landscape screening and
buffering will be included to help soften the appearance of the
parking and the use of the building from the roadway.
Mr. Thelen made a motion, seconded by Ms. Witherspoon, to
rezone Z-21-92, 5700 Aurelius Road, "H" and "J" to "H"; on a
roll call vote (6 yeas, 0 nays) . The motion carried unanimously;
APPROVED.
4. P-1-89, Jet Place--Final Plat Extension and Revisions
This is a request by Gary Arnold of Capitol Consultants,
Incorporated, on behalf of the proprietors of Jet Place Plat for an
extension of the final plat and approval of minor revisions to the
plat. The final plat was approved by City Council on November
19, 1990 and since that time the proprietors have been working
with city agencies to resolve some differences and reduce some
overall expenses. That having been accomplished, the
proprietors have made the request for revisions of the plat as
well as an extension, since two years has elapsed. Final plats
have a two (2) year limit for recording.
The Jet Place Plat is located off the southwest corner of Jolly and
Aurelius Roads, contains six (6) parcels and one dedicated street
called Jet Drive, which is a cul-de-sac with access off of East
Jolly Road. Five of the parcels have access from Jet Drive and
one parcel has access from Aurelius Road. The plat contains
approximately 13.5 acres of land and is zoned "I" Heavy
Industrial District, which permits the development of non-
residential uses, primarily manufacturing, warehousing, office
and research.
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 8
The property also contains land within the 100 year floodplain of
the Sycamore Creek. The floodplain encompasses parts of Lots
1, 5 and 6. Lots 1, 2, 4 and 5 have structures on them which
house Jet Engineering, CB Industries and R.L. Fors.
It was moved by Mr. Thelen, supported by Ms. Horne, that the
extension of the final plat, as well as the revisions, be approved
with the following four 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 the affixing of
the Municipal Seal.
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 the preliminary plat be adhered to.
4. That the extension of the final plat is for two (2) years
from the date of approval by City Council.
This motion was adopted by a vote of 3 yeas, 0 nays in the
committee.
The Committee found, based on testimony and evidence, that the
Plat is in substantial conformance with the preliminary plat and
the revisions are minor. Also, that the plat and the use of the
property is in conformance with the Southeast Area
Comprehensive Plan.
Mr. Thelen made a motion, seconded by Mr. Barnhart, that P-1-
89, extension of the final plat as well as the revisions with the
four conditions be approved. On a voice vote (6 yeas, 0 nays) ,
APPROVED.
Mr. Thelen announced that Z-17-92 - 5139 Balzer Street would be
considered at the January 13, 1993 Zoning and Ordinance
Committee.
Next meeting of Zoning and Ordinance Committee Wednesday,
January 13, 1993 at 2:30 p.m.
C. Urban Development Committee
Next meeting of Urban Development Committee Tuesday, February 9,
1993.
D. Executive Committee
Did not meet.
PLANNING BOARD MINUTES JANUARY 5 1993 PAGE 9
E. Report from the Planning Director
Ms. Love as Interim Planning Manager presented certificates to two
members of the Planning Board serving over twenty years, Mr.
Barnhart, and Ms. Horne.
Ms. Love today signed an affidavit on the Sablain Pits stating that they
have continued to mine and haul sand and gravel in violation of the
court order in 1973 prohibiting these activities. In 1973, they were
given 10 years to complete all mining activities and to do reclamation
plan; however, to date, we have not received a reclamation plan. The
City is pursuing legal action in circuit court. .
F. PENDING ITEMS: (D) Z-9-91, 110 S. Clifford can be deleted.
G. New Business.
1. Planning Board Meeting schedule. Change Tuesday, June 1 to
Wednesday, June 2, because of June 1 being the day after the
Memorial Day holiday is celebrated.
Mr. Barnhart made a motion, seconded by Ms. Witherspoon, that
the 1992 Planning Board meeting schedule be approved with the
correction for June 2, 1993; unanimous;
APPROVED.
2. Mr. Ruff provided a report from Sparrow Hospital regarding the
pedway across Michigan Avenue for Sparrow Hospital. The
proposal will be considered by the Urban Development Committee
at their next meeting.
H. Communications
1 . No new communications.
I. Comments from Chairperson
J. Board Member Comments
Ms. Witherspoon commended Ms. Horne for an excellent job on the
retirement reception for Department retirees.
K. Adjournment
Respectfully submitted
Eleanor K. Love
Interim Planning Manager
Secretary, Lansing Planning Board