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HomeMy WebLinkAbout1994 Planning Board minutes FINAL part 1 04-27-94D02 : 13 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall RESCHEDULED MEETING TUESDAY, MARCH 22, 1994 AGENDA I. OPENING SESSION A. Roll Call B . Excused Absences C. Introductions D. Approval of Agenda II. HEARINGS - None. III. Special Presentation: Intermodal Transportation Facility Guest: Emerson Ohl, Director, Economic Development Corporation IV. COMMENTS FROM THE AUDIENCE (5 minutes each) V. RECESS VI. BUSINESS SESSION A. Minutes for Approval: March 1, 1994 B . Committee Reports: 1 . Zoning and Ordinance Committee: a. Z-2-94, 2800 N. East Street, "D-1" Professional Office to "F" Commercial District b. Z-3-94, 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District NOTE: This item was tabled in Committee. C. Z-4-94, 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District d. Z-5-94, 4720 S. Cedar Street, "A" Residential to "F" Commercial District NOTE: This item was tabled in Committee. e. Z-6-94, 5721 Valencia, "A" Residential District to "F" Commercial District f. SLU-1-94, Mill Pond Village, 1600 E. Willoughby Rd. g. Next meeting Wednesday, April 13, 1994, at 2:30 p.m. , Planning Division Conference Room 'Approved with one correclim P.8,"Me."Goolsby should read"Mr."Goolsby. APPROVED 041994 TO CLERK 042204 Minutes of the RESCHEULED Meeting LANSING PLANNING BOARD 7 : 30 p.m. , City Council Chambers Tenth Floor, Lansing City Hall 124 West Michigan Avenue Tuesday, March 22 , 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 39 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones - present; Lilly - not in attendance. B. Excused Absence - None. C. Introductions . Eleanor K. Love, Planning Manager, introduced staff present : James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts , Jr. , Senior Assistant City Attorney, City Attorney' s Office; Louise H. Christian, Planning Board Secretary; Emerson Ohl, Director, Economic Development Corporation. D. Approval of Agenda. The Chairman noted that Item B. 1 b. Z-3-94 , 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District is tabled, held in committee, and will not be acted on this evening. Also, Item B. 1 . d. Z-5-94 , 4720 S . Cedar Street, is also held in committee. There will be a recess after comments from the audience . Mr. Thelen asked for a meeting of the Zoning and Ordinance Committee during the recess . The agenda was approved with that addition. II . HEARINGS - None. III . Presentation by Emerson Ohl concerning the Intermodal Transportation Facility. Mr. Ohl said that ten years ago, MDOT provided a grant for an intermodal transportation facility which then-Representative Hollister had renewed each year. About three years ago, the Planning Board was contacted by the Lan-sing Building Authority for two locations for parking ramps , one at the corner of Lenawee, Kalamazoo, Washington and Grand for parking and for an intermodal bus station; the other was next to LCC at Capitol and Shiawassee. J&G were lead developers for the first location. Negotiations took place with J&G and with Granger Construction for the development of the center, but CATA pulled out, because only 100 feet was available for the PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 2 bus terminal . The 45-ft. bus turning radius requires 165 ' of space . Because of the inability to obtain the 65 ' from J&G Developers , the project was stopped. After Mayor Hollister was inaugurated, he said to get the project done . The original plan for the corner of Kalamazoo and Washington was to have a complete revision and expansion of the Plaza One Building and to have parking over the Transportation Center, which would extend from Grand to Lenawee and Kalamazoo. The CATA Board felt this design was inappropriate and would not lend itself to a light, open, airy terminal; however, the AFL- CIO approved of the design. Since Granger Construction has been involved with the project since the beginning, it was appropriate to continue with them; however, changing from Granger being the construction manager for J&G to having Granger make their contribution as a general partner and J&G as a limited partner. We are now negotiating land transfers and land arrangements directly with the developers and working with the Lansing Building Authority. We have worked out a tentative agreement for 165 ' of land from Grand to Lenawee for the CATA terminal development, and for the other CATA requirements, a light airy terminal, and the necessity for only one move by the J&G occupants--the Attorney General, MSHDA, and several others in Plaza One--and the AFL-CIO. What we have devised is a change ¢' in the overall plan: Plaza One would continue at the corner of Kalamazoo and Washington, but a new office tower would be built at the corner of Washington and Lenawee. The tenants would be able to continue there until we have an office tower at the corner of Lenawee and Washington complete. In addition, rather than having above-ground parking, the design currently provides for underground parking underneath the new office tower, and underground parking underneath the CATA structure also . Entrance for CATA buses going from Kalamazoo to Lenawee, or vice versa, would be by an entrance on Lenawee, as well as an entrance to the parking structure portion on Lenawee . So the development would occur as underground parking beneath the CATA facility and the new office tower; the' CATA facility would be light and airy, and the new office tower would be located at the corner of Lenawee and Washington. In addition, it is critical that we have this underway so that we can have the %ffice tower with the possibility of a patio or concourse arrangement from the office tower to the revised Plaza One, and have an opening for shops, offices, grocery store--things that would generate income for the CATA terminal . Again, underground parking, a light and airy CATA terminal , a revision of the Plaza One, and a new office structure at the corner - of Lenawee and Washington, with the underground parking serving the tenants of the office building and CATA as well as construction being PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 3 handled by use of the triangle property during construction. A floor of the office building would be open, similar to One Michigan Avenue, with facilities such as elevators, restrooms clustered in a central core in an energy-efficient arrangement. The number of floors could be increased as required. Today we met with potential tenants who have made preliminary commitments for a substantial number of floors in the new building. This allows Granger to proceed with financing. i Time is a critical element. We have to turn over to MDOT the commitment in connection with the CATA terminal, or in connection with the leverage for the office building. We are shooting for June 1 . What we need to do is go through MDOT to ensure that we have an opportunity with schematic design and a cost structure ranging from $6-9 million for the CATA terminal . It is federally funded, with state match, 80-20 . We have unanimous approval of the CATA Board to proceed with this location, and also unanimous approval to proceed with architectural design pending arrangements dealing with land transfer. It is complicated, particularly in terms of the underground parking- involved, but conceptually it is proceeding well with the concept and location, with the mayor t taking the lead. We have gone to the Lansing Convention and Visitors Bureau and the Lansing Center to ensure that bus I' tours could be operated out of the facility. In consideration of time lines, we would hope to have construction under way by September of 1994 . Financing is not a problem. State and federal agencies are coming in tomorrow in connection with CATA funding. CATA is having a millage election next year. It is critical that the community does not regard this as an expenditure of CATA' s operating funds . It is not; it is state and federal funds in connection with the operation. If we do not do it this year, we will lose the grant. There have been no plans in connection with the Greyhound station; that is still up in the air. Mr. Goolsby asked, considering the Lansing Center and LCC, why was this location selected. Mr. Ohl said when the Building Authority purchased the properties on Michigan between Cedar and Larch, the bond covenants provided a legal limitation, exclusive parking for five years , which precludes other development. Mr. Goolsby asked about underground parking; Mr. Ohl said four hundred spaces would provide for the needs of Plaza One and the new building. It will be an intra- as well as an inter-city bus operation, package delivery and dispatch, limo and taxicab. Mr. Ruge asked who will own the .office building. Mr. Ohl said it will be owned on a limited partnership basis; it will not PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 4 be built with tax moneys . Regarding office space, Mr. Ohl said there is Class C and Class B office space available, but very little Class A space available . Mr. Thelen asked what is the anticipated groundbreaking date; Mr. Ohl said hopefully this year. Chairman LeBlanc thanked Mr. Ohl for his presentation. COMMENTS FROM THE AUDIENCE (5 minutes each) : MARK W. GESCHWENDT, here on behalf of MILL POND VILLAGE AND LEE HELLMAN. Regarding the committee report you will be reviewing later on this evening, initially we proposed a special land use to develop 8 . 7 acres of green space in conjunction with a planned expansion of 29 sites . Some revisions have occurred to our first proposal, one being that the RV park to be located on the original green space will be moved into the proposed green space. Originally it was located on the west side of the green space. The committee report recommends that it be moved to the east side, which is acceptable to Mr. Hellman. This will get it away from the residential area, which was the concern. Secondly, the committee report recommends that a six-foot-high chain link fence be constructed along the west border between the adjacent neighborhood and the green space extending from the highway to the first mobile home on the northwest part of the property. Thirdly, trees would be planted in the intermittent spaces; this is agreeable. The one disagreement we have with the report concerns the number of spaces that would be approved. The report recommends allowing 20 additional sites; f ' originally we requested 29 sites . We still believe that an additional 26 sites would not adversely impact the amount of traffic and would still provide adequate green space. With 26 spaces, there would be an additional percentage of green space provided to the residents . We still want to see 26 spaces available. WAYNE A. WILLIAMS, WILLIAMS PLUMBING, 5721 VALENCIA BLVD. I have been in business there since 1958, before it was even in the City. We employ sometimes up to 17 people . We keep our taxes paid, have been a good citizen ofc the City, and have had no complaints at our site. I would like to get the 20 feet extended on the back of my property. That would only take me 209 feet off Logan. Just 300 feet from me to the north is a property that extends 300 feet .deep with buildings . The next business to the north extends 225 feet off Logan. The next business is 250 feet. The vacant land in between these businesses is being advertised at present as being zoned Commercial 250 feet from Logan Street . The remainder depth of these lots is zoned Professional . This is all within about it PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 5 E 1, 500 feet from my property. I can' t see why anybody would S object to me going back 209 feet. To the south of me is a business that is operating nonconforming that runs from 300 to 400 feet of building back off from Logan Street . When you did the mailing for my request, nobody from my neighborhood came in to complain. Several people did offer to testify that they had no objection; I said I didn' t think it was necessary. I don' t see where the 20 feet would change my neighborhood or ' the community; it would be just parking. I have a flyer that Hacker has put out on the property I mentioned. I would appreciate your taking this into consideration. Mr. Ruge said when we looked at this , our intent on your block was to continue a straight line, an even demarcation between the businesses and the residences behind the properties where there is commercial on busy roads . I will have to look at those other properties, but they were not on our map, so I was not aware that other businesses go deeper than what you are proposing. Mr. Williams said mine would be the only block for i half, three-quarters of a mile that has a straight line. Mr. Ruge said we are trying to clean things up after a long time of uncontrolled development. Mr. Williams said he was curious why the Board was trying to keep him so short when there are other deeper properties along there . Mr. Fountain said the Code has another provision that could deal with that and still ". maintain the development from residential to commercial, and that is applying a special land use. It would give a little more control, but a specific plan would have to be submitted prior to development . A special land use would not rezone it, but it would leave it in the "A" District . If approved, you '. would be able to use it for off-street parking. It would not threaten the balance of the block. Mr. Williams said his assessment was increased another thousand this year. JIM SMITH, SYRINGA DRIVE. I am addressing Z-5-94, 4720 S . Cedar Street, "A" Residential to "F" Commercial District. I live on Syringa Drive, abutting the property. There is a driveway coming out onto Syringa Drive, which goes into another street, emptying onto Jolly Road: This makes an excellent traffic path for people using the business . I am concerned about it; I have small children, as do other people in the neighborhood. I don' t think it Fs necessary to develop the property that deeply. It is a very large lot, and none of the other businesses in that area are developed that far down. MARIANNE B. BARRONE, 441 Frandor Avenue, regarding Z-2-94, 2800 N. East Street, "D-1" Professional Office to "F" Commercial District. I wanted to be here in case there were any questions . IV. RECESS- i < < PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 6 Mr. Thelen made a motion, seconded by Mr. Ruge, to have a recess for the purpose of holding a Zoning and Ordinance Committee meeting; on a voice vote, the motion was unanimously approved for a recess until 8 : 50 p.m. V. BUSINESS SESSION A. Minutes for Approval : March 1, 1994 . Mr. Thelen made a motion, seconded by Mr. Barnhart, to approve the minutes of March 1, 1994 . PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea , Mr. Thelen noted a correction on p. 15, line 6 , (Thelen and Goolsby) should be (Thelen and Ruge) . On a roll call vote, there were : Yeas : 7; Nays : 0; carried unanimously; minutes of March 1, 1994 as corrected were: APPROVED. I' I B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. Mr. Thelen said two Zoning and Ordinance Committee meetings have been held, one on March 9 in the Planning Division Conference Room, and one during the recess this evening. a. Z-2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District The petitioner proposes to rezone the property at 2800 N. East Street from "D-1" Professional Office to "F" Commercial District for the purpose of operating a retail yarn shop. The Committee found that the request is compatible with the surrounding land uses, complies with the Master Plan, provides adequate on-site parking, will not adversely impact the environment, and will not adversely impact future development. The Staff recommends that the request to rezone the property located at 2800 North East PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 7 Street from "D-1" Professional Office to "F" Commercial District be approved. In review of the petition, the Committee found that the proposal would be a good addition for the area, and would represent an improvement of the property, and agreed with the staff report. It was moved and seconded in committee to approve Z-2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District. Motion carried unanimously, 4-0 and was approved. PLANNING BOARD ACTION on the motion was as follows : Mr. Thelen made a motion, seconded by Mrs . Horne, to approve Z-2- 94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District, citing the reasons in the staff report, which is attached hereto and made a part thereof . i Fountain Yea Goolsby Yea Horne Yea Ruge Yea Thelen Yea Barnhart Yea LeBlanc Yea I On a roll call vote, there were : Yeas : 7 ; Nays : 0; carried unanimously; Z-2-94 was : APPROVED. b. Z-3-94, 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" I' Residential District This item was tabled in Committee . C. Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District The developer proposes to convert the house to offices and improve parking. eN Based upon the report, the proposed rezoning: eis compatible with the adjacent land uses; *complies with the Master Plan; @does not significantly impact the vehicular and pedestrian circulation patterns ; @does not significantly impact the environment; and PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 8 *does not impact the future patterns of development. The Planning staff recommends approval of the rezoning the property to "D-1" Professional Office District, recognizing that there will need to be some minor adjustments to the site _ plan. The Committee concurred with the staff report, and further found that the development of the property would be tight and developed to its maximum, but that with the multiple family units and other land uses around it, should not adversely impact the area . It was moved and seconded in Committee to approve Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District. APPROVED. PLANNING BOARD ACTION on the motion was as follows : Mr. Thelen made a motion, seconded by Mr. Ruge, to approve Z-4-94, 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District, citing the reasons in the staff report, which is attached hereto and made a part thereof . MeR. Goolsby said he would support the petition but asked that the petitioner be made aware that vehicles parking across the sidewalk is a constant problem and also is a Code violation. Horne Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays : 0; carried unanimously; Z-4-94 was : APPROVED. d. Z-5-94 , 4720 S . Cedar street, "A" Residential to "F" Commercial District This item is still tabled in Committee . e . Z-6-94, 5721 Valencia, "A" Residential District to "F" Commercial District This item was tabled in Committee. PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 9 f . SLU-1-94, Mill Pond Village, 1600 E . Willoughby Rd. This item was tabled and kept in Committee. g. Next meeting Wednesday, April 13, 1994, at 2 : 30 p.m. , Planning Division Conference Room 2 . Urban Development Committee, Mr. Barnhart, Chair: a. Next meeting Tuesday, April 12 , 1994 at 4 p.m. , Planning Division Conference Room, Second Floor, Washington Square Annex 3 . Executive Committee - did not meet. C. Report from Planning Manager: Ms . Love said, regarding the city-wide budget, that there is a difference of about $4 . 5 million between what departments have requested and what anticipated revenues will be. Departments have been asked to develop approximately a 5 percent budget reduction and/or a fee increase to reduce the shortfall . The target amount for Planning and Neighborhood Development is $158,441 . Community Development will absorb some costs; Code Compliance will attempt to collect some previously uncollected inspection fees; Site Plan and Plan Review fees will be increased because of increased staff time; Weed and trash violation service fees will be raised; and Planning froze funding for an existing Secretary 24 position. All departments, unlike in the past, shared in the 5 percent cut . If we do end up with more money, it won't go disproportionately back into any particular department ' s budget, but rather 4 percent will be put in the Capital budgeting fund, in addition to the rainy day fund. We are also going to put aside, until we are able to become more computerized, a certain percentage each year to be devoted specifically to computerization. Another thing is that we are going to analyze our fees again because of postage going 4'tip next year, and copy prices and legal advertisement fees increasing. The Community Beautification Program was retained, at $5, 000, with flowers being provided by the Lansing City Market . Regarding present revenues , we have not completed a cost analysis for Act 285 reviews . The fees may depend on whether it can be done administratively or through the Planning Board and City Council . Ms . Love asked for a motion to adopt this year' s budget as amended, with the PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 10 understanding that if the shortfall is less than anticipated, that we get our proportional share back proportionately. PLANNING BOARD ACTION: Mr. Fountain made a motion, seconded by Mr. Barnhart, to approve the FY 1994-5 budget. On a voice vote, there were: Yeas : 7 ; Nays : 0; carried unanimously, the FY 1994-5 budget was APPROVED. Ms . Love said that on Saturday, we had a very successful kickoff of the EZ-EC program, Empowerment Zone-Enterprise Community. I handed out to you a brief summary of the process . About 160 people participated. We are on a tight time schedule. We hope to finish the first portion of the citizen participation element by the end of April, then write the plan during May, and have it ready for the Planning Board and City Council to review by the first of June. We must submit it to HUD by June 30 . The Committees are Housing, Economic Development and Finance, Public Safety, Education, Human Services , Transportation, and Environment. Chairman LeBlanc said, regardless of whether or not Lansing receives the Enterprise Community designation, it is good community input into the Planning process . D. Pending Items : Future action required 1 . Zoning and Ordinance Committee: a . NCU-2-93, 812 Eureka Street, Class A status b. Z-23-90 , 2200 Olds Avenue (Committee Held) C . Z-3-91, 4700 Block Aurelius Road (Committee Held) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street VI . NEW BUSINESS - None. I�' VII . COMMUNICATIONS Chairman LeBlanc said a communication had been received from Dale Goodrich concerning the quality of his work in Green Oaks . ' He invited the Planning Board to accompany him on a tour of the area to view his accomplishments . PLANNING BOARD MINUTES MARCH 22 , 1994 - PAGE 11 Mr. Joseph Maguire of Wolverine Development Corporation sent a letter to Mr. Ruff concerning Z-5-94 , 4720 S . Cedar Street, "A" Residential to "F" Commercial District. Chairman LeBlanc said a letter was received from Mr. Trent Stowe addressed to Mr. Ruff dated March 9 , 1994 concerning changing his application for Z-3-94 , 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District . viii. COMMENTS FROM CHAIRPERSON - None. Mr. Thelen asked about NCU-2-93, 812 Eureka Street. Five weeks ago, we requested information from the petitioner; we have not received it as yet. Mr. Thelen made a motion, seconded by Mrs . Horne, that a second letter from the Board be sent to the petitioner asking that the information concerning costs of materials, labor and associated amounts, and a description of the work and what was done under the previous permit be sent to the Committee by Friday, April 1, 1994 with a deadline prior to the Committee meeting of April 13 so the matter can be dealt with soon. This would help the Committee to determine for a Class A extension whether the work was done as maintenance, or general renovation, or repairs . PLANNING BOARD ACTION: On a voice vote, there were: Yeas : 7 ; Nays : 0; carried unanimously, the motion was : APPROVED. IX. BOARD MEMBER COMMENTS - Mrs . Horne said she was now able to attend UDC meetings in the place of the fourth regular member. Chairman LeBlanc said Mr. Forest, who was approved by the City Council at their meeting of March 21, will join us in May. Mr. Fountain asked, in connection with the Intermodal Transportation Center, about an approved site for a heliport . Ms . Love announced a meeting of the EMIARSC on March 24 , 1994 . X. ADJOURNMENT was at 10 : 07 p.m. Respectfully Submitted OF,,���76, Eleanor K. Love, Secretary Lansing Planning Board Attachments Z-2-94 2800 N. East Street "D-1" Professional Office to "F" Commercial District GENERAL INFORMATION APPLICANT: Marianne B. Barrone 9509 Chadwick Laingsburg, MI 48848 STATUS OF APPLICANT: Prospective buyer contingent upon rezoning 6 REQUESTED ACTION: Rezone property located at 2800 N. East Street EXISTING LAND USE: Vacant EXISTING ZONING: "D-1" Professional Office PROPOSED ZONING: "F" Commercial District PROPERTY SIZE & SHAPE: 56 'xl33 ' ; approx. 7,448 sq. ft . , rectangular SURROUNDING LAND USE : N: Eight-unit apartment complex S : Vacant E : Single Family W: Taco Bell SURROUNDING ZONING: N "DM-4" Residential District S : "F" Commercial District E: "B" Residential District W: "F" Commercial District MASTER PLAN DESIGNATION: The North-East Area Comprehensive Plan designates this area as low density residential ( 0-7 du/acre) . The Development Plan for District 11 (North-East Area) indicates that the expansion of nonresidential uses is encouraged if the relationship between that nonresidential use and any surrounding neighborhood can be improved. CASE HISTORY: 1977 - City Council passed a resolution to change the zoning from "D" Apartment District to "D-1" Professional Office District . PLANNING BOARD PAGE 2 Z-2-94 , 2800 N. East Street SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The petitioner proposes to ,rezone the property at 2800 N. East Street from "D-1" Professional Office to "F" Commercial District for the purpose of operating a retail yarn shop. AGENCY RESPONSES : AMERITECH: Ameritech has no objection to this zoning change. Assessor: No comments . Building Office : Alterations to the building will require compliance with the respective code discipline . Alterations, depending on the scope of the work will necessitate that construction documents be sealed by an architect or engineer. Public Service: If modifications to the site are made, a site plan will required . Fire Marshal : No comment. Trans . Engr. : Adequate off-street parking must be provided for employees and customers . Parking areas to be hard-surfaced and serviced by commercial driveways . Cont. Cable. : The development of the commercial property will not affect us at this time. BWL: No objections or concerns . ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The current surrounding land use consists of "F" Commercial on the south and west, "B" Residential to the east, and "DM-4" Residential on the north. The proposed rezoning is from "D-1" Professional Office to "F" Commercial, which would be compatible with surrounding land uses in this area. PLANNING BOARD PAGE 3 Z-2-94, 2800 N. East Street COMPLIANCE WITH MASTER PLAN The North-East Area Comprehensive Plan designates this area as single family residential; however, the predominant use of the area is commercial and some residential uses . The District 11 Plan encourages sustaining existing businesses while improving their ability to function in their physical plant and in their relationship with other land uses . Also, the attraction of new businesses to the District to locate in vacant properly- zoned buildings or vacant property designated for such us6s is encouraged. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC No negative impact on vehicular and pedestrian traffic is anticipated. The applicant proposes to develop and operate a , retail yarn shop employing two people. The site plan shows six parking spaces, which includes one designated as handicapped accessible. ENVIRONMENTAL IMPACT No adverse environmental impact is anticipated. The rezoning of this property from "D-1" Professional Office to "F" Commercial would be more compatible with existing surrounding land uses . The petitioner is also proposing physical . improvements to the existing building and landscaping. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT This proposal would not change the future character of the area. No negative impact on future development is anticipated. SUMMARY The request is compatible with the surrounding land uses , complies with the Master Plan, provides adequate on-site parking, will not .adversely impact the environment, and will not adversely impact future development. RECOMMENDATION Staff recommends that the request to rezone the property located at 2800 North East Street from "D-1" Professional Office to "F" Commercial District be approved. c:\wp\data\p1anbd\z294.fe ATTACHMENT A RE : 2800 North East Street Zoning Change Request HISTORY : My -name is Marianne Barrone and three years ago I purchased Skein Haus Needleworks , a yarn shop that has been located in Frandor since the early 1970s . It is a higher end, niche business not dependent on mall traffic and so for economic reasons , I wish to move the business to 2800 N . East Street . 61 SALES & TRAFFIC : The nature of this business attracts a select and devoted following of cra-fts people interested in quality products for their handwork . Consequently , customer traffic generated is low as reflected in modest monthly sales ranging from $8 , 000 - $18 , 000 . I expect lower gross sales than achieved in the mall due to shortened operating hours and less walk-in mall traffic . At the same time, I expect considerably less overhead and a favorable customer/revenue ratio by removing the business from the mall situation to a destination venue . I plan to cultivate my mail order business further (now 15% of sales ) as mall advertising obligations are alleviated. BUILDING APPEARANCE : Present onsite parking meets code requirements for general retail , and therefore exceeds any needs generated by this specialized business . Renovations of the exterior of the building will include upgrading present barrier-free elements to current code criteria . The present "fortress" like appearance of the building will be changed to an open, warmer, and. more friendly image . Addition of more window space , shutters and window boxes in the spirit of the Bavarian motif of the business name and extensive landscaping and screening at the perimeters as defined in the attached sketch are planned to accomplish this . A "facelift" will enhance the welcoming atmosphere pertinent to attracting those people (almost totally female and mostly older) who pursue the unique needle arts the shop features . ZONING: The property is presently zoned for office use and has been vacant and for sale for more than a year in this context . The area does not support current office space use and high traffic makes it unsuitable for residential . All nearby uses are commercial/retail with the sole exception of the adjacent property and the proposed lanscape screening will improve the present conditions . Changing the zoning to retail for the above described use would be a net asset to the neighborhood and community. I respectfully request your approval . 0 20 .40 60 I , I Proposed G' 133' Screen Fence - + 27' 12 typ. • �� \ rop.. ramp :1�.'. + ' .• ������� l 57_ max. ( 2 3 4 5 �o i , + u� • + Proposed G' 1-1/2 Story Screen Fence o Stucco Bldg." + + + + + +zv + + \ 133'— — - - - — fh- °pp I I - - - - - - BATES STREET - - Z-2-94 , 2800 N. EAST STREET "D-1" Professional Office to "F" Commercial District NORTIf i /7 p /4 I— WALL I PARKING I I II I 26g 2 /4 ar 19 ❑ ftr trIt�j B7a6Fg _ - /3 I6 --- i CHILSON o'er 1 AVE 22 ' DM t Sibzp'� 873/, /3J p ze `^' ( 20 / dental PILE BATES \ � V �11 s• / 20 25 Zia j /E I I /' • N 9/ v/4LL D 8n8./. zz I8 21 I " 1 �_ / HARRIS -FED, 8?"% r- . i Z-4-94 500 W. Ionia Street "DM-3" Residential to "D-1" Professional Office District GENERAL INFORMATION APPLICANT: Margy Lesher 1530 Forbes Lansing, MI 48915 STATUS OF APPLICANT: Optionee, for Elsie Publishing Institute 6 REQUESTED ACTION: Rezoning EXISTING LAND USE : Residential EXISTING ZONING: "DM-3" Residential PROPOSED ZONING: "D-1" Professional Office District PROPERTY SIZE & SHAPE: 66 ' x82 . 5 ' deep; 5,445 sq. ft. ; Rectangular SURROUNDING LAND USE: N: Multifamily Residential S : Multifamily Residential and Commercial E : Multifamily Residential & Office W:. Multifamily Residential & Office SURROUNDING ZONING: N: "DM-3" Residential S : "DM-1" Professional Office & "G-1" Business E: "D-1" Professional Office & "DM-4" Residential W: "DM-3 Residential & "D-1" Professional Office MASTER PLAN DESIGNATION: River Island Amendment Plan - Office CASE HISTORY: 1847 - Original Plat 1912 - 305 N. Chestnut moved to site 1922 - 500 W. Ionia Built 1992/93 - 305 N. Chestnut Demolished SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: Convert house to offices and improve parking. PLANNING BOARD PAGE 2 , Z-4-94, 500 W. Ionia Street AGENCY RESPONSES : Building Office: Conversion of residential structures to commercial uses requires compliance with the family of Uniform Codes . Invariably, the structure must comply with the following: ( 1) Barrier Free Design. ( 2) Floor Loading 50# Live 20 Partition. ( 3) Most residential heating systems do not comply with commercial standards . (4 ) Drywall basement ceiling. In order to determine what standards must be complied with, a plan sealed by an architect or engineer must be provided for review. Assessor: Have applicant contact me about combining #500 Ionia parcel with parking lot for tax purposes . 3301- 16-153-101; -111 . Fire Marshal : Providing all fire safety and life safety rules are complied with. BWL: BWL has no objections or concerns regarding the rezoning at the above address . Trans . Engr. : The conceptual plan is acceptable. Further site development requirements will be noted on the full-scale drawing when it is forwarded to this office for review. Downtown NH Assoc. : The Downtown Neighborhood Association Board agrees that the zoning at 500 W. Ionia can be changed from "DM-3" to "D-1" . After talking to Jim Ruff and to Margy Lesher, the prospective buyer of the property, we feel sure that the property will keep its residential character and that the new owners will improve the property. We expect - the Code Compliance staff will make sure that the parking lot is property buffered and landscaped. PLANNING BOARD PAGE 3, Z-4-94, 500 W. Ionia Street ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The area is a mix of residential, office and commercial land uses . The proposal at hand retains the residential appearance of the structure while modifying the interior for entirely office use. According to the petitioner, the building will house 4 to 6 employees and will be a business that does not attract visitors . The site plan contains four parking spaces and a garage that could be used for parking, but access to the garage does not meet code requirements . The four parking spaces are adequate to meet code requirements for the building, which contains 700-900 sq. ft. of usable floor space . Based upon the above, the only reason that this rezoning would not be compatible with the surrounding land use would be if parking for employees especially could not be handled on site . This is not anticipated at this time. COMPLIANCE WITH MASTER PLAN The River Island Amendment Plan designates this property for office use; therefore, the request is compatible with the Master Plan. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The driveway and parking arrangement is designed in such a way as not to interfere with vehicular or pedestrian traffic . The fence as designed, though, should not extend to the property line but rather shall end at a point even with the east and south walls of the structure. Also, the potential for using the garage as a parking space would require the vehicle to back into or out of the garage while maneuvering in the right- of-way, which is not allowed because of safety reasons , according Section 1284 . 22 . There is approximately 12 . 5 ' of space between the garage and the sidewalk, which could provide adequate site distance to allow safe backing across the sidewalk. The driveway approach to the garage is not long enough to legally park upon; therefore, parking shall not be allowed in the approach to the garage. Finally, public parking is available on West Ionia Street in this block. This parking primarily serves the commercial properties but is available to anyone. There is no on-street parking along the north side of Ionia Street, but on-street parking is available along the west side of North Chestnut. Based upon this information, it appears that there is just enough parking on- site to meet code requirements, and that parking is available in the area to accommodate additional cars as necessary on a temporary basis . PLANNING BOARD PAGE 4 , Z-4-94, 500 W. Ionia Street ENVIRONMENTAL IMPACT According to the plans , out of the 5 ,445 sq. ft. of lot area, approximately 3, 900 sq. ft. of lot area will be covered with hard-surfacing and building ( 72± percent lot coverage) . This is approximately 750 sq. ft. more lot coverage than existed with a house and driveway on the presently vacant portion of this property. Grading shall be done in such a way as not to adversely impact adjoining properties . An adverse environmental impact is not anticipated. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT Since this proposal is consistent with the Master Plan, it should not adversely impact the future patterns of development. SUMMARY Based upon the report, the proposed rezoning: •is compatible with the adjacent land uses ; •complies with the Master Plan; edoes not significantly impact the vehicular and pedestrian circulation patterns ; *does not significantly impact the environment; and *does not impact the future patterns of development. RECOMMENDATION The Planning staff recommends approval of the rezoning the property to "D-1" Professional Office District, recognizing that there will need to be some minor adjustments to the site plan. c:\wp\data\planbd\z494.fe FORr�tR 305 N CHESTNUT RAZED 1993 NEN! 4'HIGH DECORATIVE FENCE 8�m H 6�/04 82� °I .5' Miss Dig TT,-70 Belore you dg or dri HOQ VAN PARKING ` I o {e SIGN SEE I/Sl \\ - I NEW Ex (21NEW L -I - - - - - - - - - - - � \ I CRABAPF LE TREE CRABAPPLE I % ? 3 1 TREE TREES I ph 1 • D 0 I \B,tiCo' \ i \ i�.L. I' - �i�Pf`rC7 A- --- - - - - - - -- - - ------------N EXISTING TREE I Ner.l A5�11aLT PA..IrJc� - +� q1C0 I cI:0,1o3 - - - - - -- - --- - - - - - -- - - - -- - - - - - -- - - -- - MAN EINrTRY- - - - - - - -- - - - -- - - - - - - - - q�,3a 46;So. SEE NOTE 1 gA,ZB THIS qq 9!o nl EXISTING 2 STORY PARCEL FF ICA.00' (D ' ZONED N W HOUSE T BE MULTI- CONVERTED INTO FAMILY CRI�/El/�Y� OFFICE SPACE 1 Cf) 12'—0" 1 NEW 4'HIGH DECOR1 FENCE ��Z5 f- 11°� Soo W. IONIA STREET z SIGN w Lu z �M "ENTER FROM TREE `2 i P BgS CHESTNUT SEE / a w ~ } STREET" _ NOTE 3. / zo EXISTING LAN SC v w REN:±OVE RETAINING 5" c w WALL-REGRADE q5.�5 I PETAn 1wG WaLL DRIVEWAY a-m U T I'7 ToP t,L q5 l� 9y.ly EXISTIrIG WALK If EX+STING STREET EXISTING TP'E / C DFqVE NEW M R7f 94 1 4,v- �c 11vor� 4�) Z-4-94 , 500 Ionia Street "DM-3" Residential to "D-l" Prof . Office District NOFTH 857.3 SHIAWASSEE 8 73 ..._J L --- -... -- - 350 860.6 P � X 859.6 CXF J R K I NG + 863.4 AL • I� a-� 36 f ?3 79-2 3W Dr I N L 857.4 I O N I A I 8.59.4 �}ry PARKING 86Of.15 /4/ Z 859.B // 8_51.2 j WALLS 04-13-94P02 : 18 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall TUESDAY, MARCH 1, 1994 AGENDA I. OPENING SESSION A. Roll Call B. Excused Absences C. Introductions D. Approval of Agenda II. HEARINGS: A. Z-2-94, 2800 N. East Street, "D-1" Professional Office to "F" Commercial District B. Z-3-94, 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District C. Z-4-94, 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District D. Z-5-94, 4720 S. Cedar Street, "A" Residential to "F" Commercial District E. Z-6-94, 5721 Valencia. "A" Residential District to "F" Commercial District III. COMMENTS FROM THE AUDIENCE (5 minutes each) IV. RECESS V. BUSINESS SESSION A. Minutes for Approval: February 1, 1994; February 15, 1994 B . Committee Reports: 1. Zoning and Ordinance Committee: a. Next meeting Wednesday, March 9, 1994, at 2:30 p.m. , Planning Division Conference Room 2. Urban Development Committee: a. CDBG Draft Statement Recommendation b. Next meeting Tuesday, March 8, 1994 at 4 p.m. , PLANNING DIVISION CONFERENCE ROOM, SECOND FLOOR, WASHINGTON SQUARE ANNEX PLANNING BOARD AGENDA MARCH 1, 1994 PAGE 2 3. Executive Committee: C. Report from Planning Manager: D. Pending Items: Future action required 1. Zoning and Ordinance Committee: a. SLU-1-94, Mill Pond Village, 1600 Blk. E. Willoughby Rd. (Staff Held) b. NCU-2-93, 812 Eureka Street, Class A status C. Z-23-90, 2200 Olds Avenue (Committee Held) d. Z-3-91, 4700 Block Aurelius Road (Committee Held) 2. Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street C. ACT-14-93, 116 E. Washtenaw VI. NEW BUSINESS VII. COMMUNICATIONS A. Telephone call 022194 from Lucile Belen RE: Rezoning - "No objection; could be good asset to neighborhood, but analyze parking situation. B. Letter 021594 from Paul Wartner, Co-Owner Northgate Apartments, in support. C. Memo to Planning Board from Planning Manager Re: Rescheduling Regular meeting of March 15, 1994, to March 22, 1994. VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483- 4088 TDD. C:\WP\DATA\PLANBD\3-030194.AG Approved weh one correcfion P.15,L 6.... (Thelon and(Goolsby RUGE); DRAFT TO CLERK 031194 APPROVED 032294 TO CLERK 041394 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, March 1, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 35 p.m. A. Roll Call . Present : Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones and Lilly - not in attendance . B. Excused Absence - None . C. Introductions . . Eleanor K. Love, Planning Manager, introduced staff present : James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Jim Sturdevant, Donna J. Wynant, Doris M. Witherspoon, Senior Planners ; Louise H. ' Christian, Planning Board Secretary. D. Approval of Agenda. Mr. Barnhart requested the addition of Act-14-93 , Urban Development Committee, Committee Reports . The agenda was approved with that addition. II . HEARINGS : A. Z-2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District Doris M. Witherspoon presented the case, a request by Marianne B. Barrone to rezone property located at 2800 N. East Street from "D-1" Professional Office to "F" Commercial District for the purpose of operating a retail yarn shop. The North-East Comprehensive Plan indicates that the expansion of nonresidential uses is encouraged if the relationship between that nonresidential use and any surrounding neighborhood can be improved. The property is vacant at present. MARIANNE B. BARRONE, 9509 Chadwick, Laingsburg, Michigan. I presently operate a business at 441 Frandor in Lansing, Skein Haus Needleworks . I propose to move it to 2800 N. East Street. The property presently is vacant and on the market and. has been since late 1992 . It is zoned for office . I have canvassed the neighborhood and approached the neighbors with what I propose to do with the property. I took them some snapshots of my present business ; this is my letter of PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 2 explanation, and the plans . This is a petition of support signed by 18 people, and a letter of support by the owners of the adjacent apartment building. I have some pictures of the building as it is now, and some renderings of the exterior, making it look more welcoming than it does now. The parking is adequate . My business is a low-impact, low-traffic destination business . That is why I am moving from the mall; there is a dearth of quality yarn shops and needlework establishments like mine. People seek me out from all over the state . I am the only full time employee, and I have a salesperson, and one other person, a bookkeeper working on my computers about six hours weekly. Thank you. Chairman LeBlanc asked about parking spaces . About six parking spaces are proposed, plus one handicapped-accessible space. The Chairman noted that a phone call was received from Maxine Lorenz, 15158 Yorkleigh Drive, in support of Z-2-93; _ and a letter from Paul Wortner, co-owner of Northgate Apartments, adjacent to the proposed business; in support. Z-2-94 was referred to the Zoning and Ordinance Committee. , B. Z-3-9'4, 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District. Donna Wynant presented the case. The applicant is Trent Stowe, who wishes to construct an 8-unit 2-story structure, all 2-bedroom units, which would lie behind the 2 structures that front on Aurelius Road at Robinson, a single family and a duplex structure. The surrounding zoning is predominantly "A" Residential, single-family, with the exception of "DM-1" Residential to the southwest, Lansing Housing Commission townhouses , across Aurelius Road. Predominant land use is single-family in nature, with a few duplexes . The Southeast Area Comprehensive Plan designates the area for low-density residential development, 0-7 du/acre. TRENT STOWE, 1308 Chartwell Carriage Way South, East Lansing. I have owned the duplex property, 3311-13 Aurelius Road, for about 15 years, built it originally and owned it ever since . We acquired the other property during the last year, and we would like to do something with it . We feel there is a need for nice apartment-style housing and that space is adequate for an 8-unit apartment building. It would be accessible for handicapped people . I have experience with handicapped people; my son is handicapped. He is not in a wheelchair, he is hearing impaired; but being in that group, we have talked with several handicapped people who said they were having a hard time finding apartments for their needs , and it would be PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 3 nice to have something in that area. It is a nice area; we never have any problems with renting our duplex. It is close to downtown and on a bus route, close to MSU. We have never had a problem with crime, and we feel it would be a nice place to build the structure. Mr. Stowe presented handout material to Board members, including a site plan and aerial photograph of the surrounding properties . Mrs . Horne asked for a landscape plan for the Zoning and Ordinance Committee meeting; Mr. Stowe agreed to provide it. JANIE SPECTS, 2101 ROBINSON ROAD, across from where Mr. Stowe wants to build the apartment building. I have letters and petitions from people in the area opposing the rezoning. Mr. Stowe said he didn' t have a problem with the duplex property on Aurelius Road. One of the reasons he has not is that it is a single family area with older homes , well kept. When houses go up for sale there, they don' t stay for sale very long because of the rural, quiet, serene atmosphere. He mentioned his handicapped son--we have an adult foster care across from the property. Also, across from where the driveway will go into the property, is an adult foster care. Parking on the street causes congestion at the intersection of Robinson and Aurelius, making it hazardous for residents at the foster out walking. If it is all single family, you have possibly 16 cars . If you have 4 college students , you have more cars than that . They are going to be parking on the street, and that makes it dangerous for those adults , because sometimes they walk down the street. I have a licensed day care. I didn't see any plans for any play area for children if families are in the apartments . As big as the building is , it is going to take up almost all of the lot area, and there is no area for children to play. It took me 6 months to renew my daycare license. The laws are very strict for what you must have for children for safety; they have to have play area. Where are children going to play? He is taking up the backyards of the duplexes . There are several duplexes on Aurelius that quite often are vacant. There is no need for more rental units in the area . When they are filled, the overflow parking parks on Robinson at Aurelius . At times we have thought about petitioning for a no parking sign. The City agreed to keep it as a rural-type community. The size of the building will detract from Robinson Road. Please keep it rural . Thank you. Chairman LeBlanc noted receiving from Ms . Spects a petition with 63 signatures and 4 letters in opposition. JENNIFER COLLINS, 2035 ROBINSON ROAD. My husband and I reside _ on Lot 18 , across the street and down one house. We would PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 4 prefer to see this proposal not pass . We just bought our house in October, the first we have owned. W& chose the area because it is quiet and tranquil . We were tired of apartment living in close proximity to our neighbors , and tired of congestion. We are pleased with our home, and distraught at this proposal . It could be argued that the proposal should be passed in the name of progress . But does that mean the Master Plan creators did not consider progress, or that they lacked foresight? I think the Master Plan was developed with wisdom, considering the surroundings and area residents . Putting an apartment complex in the midst of single-family homes is not progress . Why not put in a handicapped home, or a duplex, something that would conform with the property. Thank you. RUTH CALKINS, 2025 ROBINSON ROAD. I live directly across the road, 30 years next month. I have seen the progress in the area . Robinson Road was a dead end street; now it is a two- block-long street that goes through, with no curbs or gutters, and only partially "paved" . The lots are big, but the houses sit close to the street. It is not unusual for me to see a car in front of my house in the middle of the night; that can be scary. We would like to be able to live in peace and quiet on Robinson Road, which is not a commercial place. Since Mr. Stowe has purchased this property, I have had to call the City 4 times , and other neighbors have had to complain, because of high grass . People on Robinson take care of their property. The neighborhood is quiet and rural . There is a need for multiple housing in the City, but there is plenty in the neighborhood, and no need for it in a 2-block area. At the adult foster care home, round-the-clock workers park on the street . It is a concern, not just the traffic, but also the noise. I believe in progress, and in responding to a need, but not in area where it will detract from an owner-occupied area. We want to keep our neighborhood safe, quiet, and owner-occupied. Thank you. RON HEENEY, 2028 ROBINSON ROAD. I live next to the duplex. I consider myself a friend of Trent, but I do not want that built right next to me. A couple things not mentioned before: Robinson Road is very narrow. When you pass a car, you had better be on your side of the road. An acre of land was mentioned. That has to be an acre, counting the buildings that are already on there, because there is not an acre of vacant land to build the apartment on. My concerns are two : He has renters from MSU, so I have new neighbors every summer, starting out with 2 or 3, and ending up with 9 . There are cars parked everywhere. Weekend parties go on there until 2 or 3 a .m. A duplex there would be fine, but there is not enough room for an 8-unit plus parking, especially with the entrance off Robinson Road. It ' s already a bottleneck, trying to get out onto Aurelius . Thank you. PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 5 GARY AND BEV WILSON, 2028 ROBINSON ROAD. We own a house adjacent, to the east of Mr. Stowe ' s proposed apartment building. We don ' t want it. If you drive around the area, it is mostly rental properties . If the area is going to have a plan, do you want it to be apartments and rental properties , or do you want a neighborhood? If you want people to stay, you are going to have to plan for a neighborhood. If an apartment house is going in there, I don't want to live there. Either we are going to have neighborhoods or not. Thank you. MIKE TUCKEY, 2104 ROBINSON ROAD, 2 houses down from the proposed apartment . I want to reiterate what' s already been said by other area property owners . Robinson Road area is a unique neighborhood. My lot is 297 feet long; all the other lots on the south side of Robinson Road are the same size. It gives the neighborhood a rural atmosphere. Building an apartment house would not be harmonious with the neighborhood. It would cause conflict, traffic problems, and noise and create an eyesore. I hope you take into consideration whether this would be for the greater good of the community. You have 63 people signing a petition, and only 1 person for it. AL TRAPP, 3106 MANLEY DRIVE, at the corner of Robinson and Manley Drive. I have not recently participated with the Forest View Neighborhood Association, but I did many years ago when the Master Plan was developed. I am also opposed to this much density. The character of the area is markedly different than the 8-unit apartment proposed. It would not be good to spot-zone this piece. There are no storm sewers along Robinson Road. The road is narrow, full of potholes, and very rough in the springtime. One concern: I come down Robinson Road to get on Aurelius Road. Often it is a real challenge to get from Robinson onto Aurelius , especially if a couple cars are parked on Robinson near Aurelius . My other concern is that I live at the other corner on Manley Drive, and I hate to sit out in the summertime with the cars coming up Robinson to Manley, because there are no stop signs or yield signs . When a car comes up there (and Manley dead ends at Manley right beside my house) , I sit there and wonder if the ones coming down Manley are going to see the ones coming up Robinson and avoid collisions there . I agree with everything said here tonight regarding the detriment to the area. Thank you. TIMOTHY ANTAYA, 3709 STONELEIGH. I am a senior accelerator physicist at MSU; I am also the president of the Forest View Citizens Association and secretary of the Lansing Neighborhood Council and have served on development committees for the Pictured Rocks National Lake Shore and the Collins Road Development Committee of the City of Lansing. You have heard well-thought-out remarks of the neighbors . I want to present the view of the Forest View Citizens Association: opposed. PLANNING BOARD MINUTES MARCH 1 ; 1994 - PAGE 6 We are not opposed to apartment buildings per . se, because there are many in Forest View, in well-thought-out zoning clusters . This request would break that. I have 2 .points concerning the Forest View area . One general aim of the master plan in the 1960s and 1970s was to preserve low density residential areas if possible; at the same time to consolidate small plots of land into larger residential areas, rather than breaking them up. This would bust some rather large deep lots in order to make room for an apartment complex; this is not consistent with the Master Plan; and secondly, it does not preserve the aim of keeping low density areas , 0-7 du/acre . Count the existing houses in the area, 11 units , which is approximately 50 percent larger than the large side of the Master Plan. Robinson Road is a rural road, undeveloped, without curb and gutter. Siting an apartment house in this cluster of residential homes with large lots would go against the rural character. It would lead to increased congestion. If the owner wants to rezone the property, we would be happy to see a duplex, or a single-family, but an 8-unit apartment building is not consistent. Thank you. Chairman LeBlanc mentioned several` communications received: letter from Beverly Wilson, 2028 Robinson, in opposition; letter from Ruth Calkins , 2025 Robinson, in opposition; letter from Barry and Jennifer Collins , 2035 Robinson Road, in opposition; Gary G. Wilson, 2028 Robinson Road, in opposition; several letters mailed to the Planning office including 1 from Mark Nelson, 2110 Robinson Road, in opposition; Michael Tuckey, 2104 Robinson Road, in opposition; Mary M. Nordeen- Huff, 2015 Robinson Road, in opposition. BEN WICKENS, 2510 KERRY STREET, LANSING. I am the developer working with Mr. Stowe, I sold the property to Mr. Stowe for the duplex that is there. If you look at the aerials, 14 duplexes are located on Aurelius Road; directly across to the west is multi-family and more duplexes . The area is duplexes, and to the south is multi-family in the presence of condominiums . Mr. Stowe has given you a picture of the building he proposed to build; it is the same one I am constructing right now in Mason, a 8-unit all-brick building, two stories . The apartments rent for over $700 a month, so it is not a cheap construction. Most of the apartments are larger than the single-family units in the area. There is 16- car parking .there; playgrounds for children could be put in. People are concerned about their homes when multi-family comes in, but when we built a 120-unit project in East Lansing. Next door to the apartments , after they were built, are now $200, 000=300 , 000 homes . Also, in "Thite Hills Estates, after we built there (the lots never sold before) , the lots sold for $50 , 000-60 , 000 and the homes are $300 , 000 and $400, 000 . Construction of an apartment building does not mean that PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 7 property values will be lowered; in almost every project, the value has been increased. Robinson Road _could use some improvement; it would improve the entire neighborhood. It is not spot zoning; the City owns multiple family across the street that has not harmed the neighborhood. The duplexes are multiple family, too . The density is 11 units for 44, 000 sq. ft. , not a high density, which is 32-40 units/acre . This case is about 10 units per acre. It is not inconsistent with the present zoning. There is a need there. Mr. Stowe has owned the property for 15 years; I helped him build; they live there themselves . In the 15 years , he has had long-term tenants . The neighbors were upset about the lawn not being mowed, but at that time, we did not own the property; it was in the process of being closed on. Thank you. Chairman LeBlanc called for speakers with new information. Dr. Antaya wished to clarify one point . He said in Forest View there is a mix of housing types , but it is clustered. Multiple family dwellings are in a zoned area, not mixed in with single family homes . Ms . Love asked if the Forest View NH Association submitted a letter; Dr. Antaya said no . Chairman LeBlanc asked for a letter before Zoning and Ordinance Committee meets on March' 9 . Mr. Fountain clarified a point about density: Aurelius Road divides the high- and low-density. The higher density is west of Aurelius Road. He also asked the petitioner, since the land has been vacant a long time, if a lot split has been considered, for the purpose of building two single-family homes , and if not, why not . Mr. Wickens said the highest and best use of the property would be an 8-unit. Chairman LeBlanc said the matter would be referred to the Zoning and Ordinance Committee, meeting Wednesday, March 9 , 1994 , at 2 : 30 pm. in the Planning Division Conference Room. C. Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District Donna Wynant presented the case, requested by Margy Lesher, property optionee, for the purpose of converting the house to office use by Elsie Publishing Institute. The Master Plan designation for the location is for office use . Mr . Ruge asked if 3 parking spaces and one handicapped space was sufficient for the location and zoning. Ms . Wynant said parking is based on the usable floor area of the overall structure, one space for every 200 sq. ft. of usable floor area. This would be adequate to meet the requirements of the proposal . - PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 8 MARGY LESHER, 1530 FORBES STREET, LANSING. I hope to buy the house for a small desktop publishing business It is within the Master Plan. I do not plan to make a lot of changes other than the parking lot. Mr. Ruge asked how many people would be employed there and how much square footage in the building; Ms . Lesher said currently there are 4 full time employees , and in terms of usable office space, there is about 750-825 square feet. Mr. Thelen asked if Ms . Lesher owns Elsie Publishing Institute; she replied she works for it; she is one of the managers . Ms . Horne asked what type of materials will be on the property--printing? Ms . Lesher said desk-top publishing, done by computers , copiers , etc. There will be no heavy industry, and no need to provide parking for walk-in traffic . LES LENSEMIER, 422 W. LENAWEE, LANSING. Lensemier and Associates is selling this building. Originally, I purchased the property in 1990 . I was going to move in downtown Lansing; my offices have always been in downtown Lansing. I remodelleld the building extensively. The surrounding uses to the north and west are all multiple family, originally large single-family now divided up into apartments . This building is unique, because it has remained a single-family. I also purchased the lot to the north of 500 W. Ionia, which is 305 N. Chestnut . The building sat on 2 33-foot-wide lots ; I removed it to open up the area. I originally intended to make it an office use, similar to 422-428 W. Lenawee. This could happen here . It is a 1922 structure, hardwood floors, 9-ft. ceilings , very nicely done on the inside. To change the use to office would be appropriate for the area. Immediately to the east is office; also on the north side on Ionia closer to Walnut. The parking issue can be resolved. You can get between 5 and 6 spaces, depending on layout. I would advocate rezoning, because I have a vested interest . Thank you. Chairman LeBlanc said the case would be referred to the Zoning and Ordinance Committee. D. Z-5-94 , 4720 S . Cedar Street, "A" Residential to "F" Commercial District The case was presented by Jim Sturdevant. The applicant .is Mr. Joe Maguire, representing the property owner, Mr. Edmund T. Hacker. The site has a single-family residence, next to a Mcdonald' s Restaurant, and across the street is an auto parts store. The lot is 313 ' deep x 161 ' wide, a little over an acre. The surrounding land use is a Mcdonald' s to the north; PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 9 some office and single-family residential to the south; across Cedar is commercial and single-family residential to the west abutting the property. These properties are zoned mostly commercial, office and residential . The Master Plan designates the area as commercial and professional office or residential . Another note : A series of commercial and office uses abut on Cedar and run approximately 200 feet to the west, with residential uses behind. JOE MAGUIRE, REPRESENTING WOLVERINE DEVELOPMENT CORPORATION, not the owner, Mr. Hacker. We have an option to purchase the property. I am here to ask that 4720 S . Cedar be rezoned from "A" Residential to "F" Commercial . The property was occupied by Ms . Leah Hacker for many years; she passed away in November. Her family approached our company to purchase the site for its logical use, as commercial . The activity on South Cedar north of Jolly Road has increased since Jolly was widened. We have tried to anticipate neighbors ' concerns by setting the building back 112 feet from the back property line; we have tried to incorporate some of the existing trees and add new trees and shrubs in the landscape screening and buffering. There is also a solid' fbnce to buffer it from the surrounding neighborhood. I went door-to-door to the neighbors explaining our intentions . We do want to work through the process with the neighbors . This is a commercial site, designated as such in the Master Plan. Wolverine Development does not rush into its development projects, we wait until we have a user, and we build good buildings . We take good care of our vacant properties, and we will maintain the buffers we install and maintain the vacant property. We will develop it in a manner beneficial to all . Mr. Thelen asked how many parking spaces are required for a building that size? Mr. Sturdevant said it would depend on the final square footage of the use that is put there; it is premature to determine that at this time. Mr. Ruge asked if anyone wants to move in at this time; Mr. Maguire said this is a conceptual site plan. A trend is emerging in retail away from big retailers into high density residential areas such as this so that the retailers are more community-oriented. JANICE SCOTT, 400 COX BOULEVARD, also representing Sue Ford. owner. My back yard would back up to the Hacker property. We have to deal McDonald' s in the front yard, because it is a dead-end street. When I sit in my backyard, I don ' t want to hear traffic and cars . Ms . Hacker' s yard was beautiful, and I hate to see a business go in there. We will hear cars and traffic and delivery trucks and Granger trucks dumping trash at 5 : 30 a.m. I don't think it is a good idea. We have problems with McDonald' s . The area is congested, especially with the auto parts store across the street. It would be more _ PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 10 appropriate to leave it as it is . Putting in a business there would ruin what we have in our backyards,- buffers or no buffers . We are still going to hear the traffic . Chairman LeBlanc read into the record a letter from Susie Ford on this rezoning, "This rezoning . . . . would put more stress on these properties . They already have enough with McDonald' s . Now behind the houses another commercial zoning? Retail could mean anything. With all the traffic on Cedar Street, one can' t make a left-hand turn going north or west without going 3 blocks north to do so . Now we don' t need Syringa corner as a commercial zone too. Our properties are already depreciating because of Cedar Street and the chaos surrounding US . I am in Florida at this time, but I surely hope you will take into consideration these conditions , and Wendell and Janice Scott may represent me . They are living at 400 Cox Boulevard. " JAMES BANKER, 204 SYRINGA DRIVE. I don ' t speak for everyone in the Gardner Subdivision, which encompasses Cloverland, Cherryland, Syringa and part of Stafford, and part of Donald Street; however, the majority of people I contacted expressed concerns regarding this rezoning. It seems odd that these other rezonings all call for specific things--a yarn shop, office space, a ,8-apartment unit--we have -no idea why this is being changed to commercial . "F" Commercial takes in a lot of area. We are experiencing traffic problems . Syringa Drive- Stafford Street is a handy cut-through from Cedar Street to Jolly Road. From 3 to 6 p.m. , there is a steady stream of cars down our street. In the 100-200 blocks of E . and W. Syringa Drive is a total of 11 children and 8 retirees . Thirty years ago when I built there, it was a serene peaceful street . Now it is hard even to get out of your driveway. We would recommend that if this zoning is approved, that the access to Syringa Drive be removed. If the two drives are necessary, then they could have ingress and egress from Cedar Street . Don' t egress on Syringa. We have plenty of the traffic now. We also want input as to what type of business goes in. We have a problem with the fast food place with garbage--burger wrappers , drink cups, straws, etc, blowing around. I hope consideration is given to our recommendations . JAN PATRICK, 328 SYRINGA, directly across the street from the proposed rezoning, for 20 years . It has been a stable neighborhood. The Hacker property has served as a guard post to Cedar; it has protected our homes from noise, traffic, and debris . It may be logical that a reuse for the property makes sense; however, I am not sure retail makes sense for the neighborhood. My personal concern is with the potential for traffic problems getting worse on Syringa; also, the high density of parking on the site plan. -I would hope the PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 11 developers would try to preserve some of the character of the neighborhood behind it by lowering parking density and providing additional information about the use . Thank you. CHARLES DART, 404 SYRINGA DRIVE, directly south; we have lived there for 16 years . I oppose this rezoning for the concerns already mentioned: increased traffic, nearby parking lot (buffered or not) , noise of dumpsters being picked up--it is not going to be good for the neighborhood. My property values are bad enough; a business id directly to the east of me. I don' t need another business . We want to know what is going in there; we want some input. We don' t want access on Syringa. CHARLES AND CINDY DART, 404 SYRINGA DRIVE. Part of my opinion is personal; I have lived there since I was 5 years old. Right now we live next to a parking lot. It was going to be a small business , good for the neighborhood. We have had years of trouble with kids congregating, beer parties , frequent police, older adults urinating in the parking lot. It has always been a nice neighborhood, with children. All of the houses are beautiful houses , but none of them will stay with a big business across the 'street . The neighborhood meeting Mr. Maguire talked about--we were never notified. We are afraid it will be pushed by us . We didn ' t have time to prepare anything, and nobody even knew about it . Of all the people in the neighborhoods , few of them even got cards about this meeting. Some of the property that Wolverine Realty owns on Cedar Street is empty. I am concerned that we are going to zone something commercial that will sit there for years and cause trouble and collect beer parties and more billboards . Cedar Street has excessive traffic . Our street is a cut-off to Jolly Road. It is dangerous for the young children. Without something there, it is going to collect trash. They haven' t told us what is going there, but it doesn't look small, or neighborhood- or family-oriented. Thank you. EDWARD T. HACKER, 3301 MOORES RIVER DRIVE. On the petition it is written as Edmund; I would like to correct that. I am the personal representative for my aunt ' s estate and would like to give you some background on the property. I personally have a great interest in the property, my grandfather and aunt who just died last November lived there for 50 years . They spent a lot of money maintaining the property. I developed the subdivision most of these people live in, put in the roads , curb and gutter; when we did that, Cedar was just 2 lanes . We also built and developed the property on the corner of Cedar and Syringa. But now we can ' t have a park-like setting. We sold it to Wolverine. I have had many opportunities to sell it over the years, but most would not develop it into a desirable property. I want to see it developed into its highest and best use. I will see to it that we have a nice PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 12 development there. The house itself is not in good shape. It has no value, and it will be coming down.- It is not a residential piece of property. I feel the highest and best use would be for commercial zoning. Thank you. The Chairman said the item would be referred to the Zoning and Ordinance Committee. E. Z-6-94 , 5721 Valencia, "A" Residential District to "F" Commercial District Jim Sturdevant presented the case. The property is located off Dr. Martin Luther King, Jr. Blvd. /Logan Street near the corner of Valencia Blvd. It is to the rear of the property that is the Williams Plumbing Shop, which came before the Board a few years ago. It is currently zoned "A" Residential , abutting Mr. Williams ' shop, which is zoned Commercial . He wishes to rezone a 20-foot wide x 180-foot long section of the abutting "A" zone in order to expand his parking lot and make improvements to the existing plumbing business . The surrounding land uses include commercial along King/Logan, and residential zoning mostly in the turrounding areas to the north and west. Mr. Ruge asked if there is buffering required in an "F" Commercial Zoning for a parking lot; Mr. Sturdevant said yes . Mr. Ruge said at present, there is a chain link fence, with the parking lot going right up to the chain link fence, which is right on the property line. Mr. Sturdevant said buffering would be reviewed in the site plan review. Mr. Fountain asked what improvements would be made that would demand additional parking? WAYNE WILLIAMS, 5838 S . LOGAN. We have enlarged the business, so we need more parking space. Delivery trucks have trouble getting in to deliver merchandise. When I zoned that originally, they said I had to put in a solid fence. When the fence was put up, I had the plastic slats, but never got around to it, and nobody ever questioned it. When we applied this time, we allowed for putting in a 5-foot buffer zone; that is our intention. We don' t need to expand the building, we need a place to park the trucks . Mr. Fountain asked Mr. Williams if he was willing to put up a fence; Mr. Williams said yes . Chairman LeBlanc said Z-6-94 is referred to the Zoning and Ordinance Committee. III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None. PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 13 IV. RECESS - 9 : 35-9 : 37 p.m. V. BUSINESS SESSION A. Minutes for Approval : February 1, 1994; February 15 , 1994 Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve the minutes of February 1, 1994 . PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried unanimously; minutes of February 1, 1994 were : APPROVED. Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve the minutes of February 15, 1994 . Chairman LeBlanc had one addition, p. 7 , under PLANNING BOARD ACTION: the last line, : . . . and the three added conditions" should be at the end, for clarification. PLANNING BOARD ACTION, with the above addition, on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were : Yeas : 7 ; Nays : 0; carried unanimously; minutes of February 15 , 1994 were: APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair: a . Next meeting Wednesday, March 9 , 1994 , at 2 : 30 p.m. , Planning Division Conference Room. Mr. Fountain said he would be unable to attend that meeting and asked for an excused absence; Mr. Barnhart has agreed to attend for him. 2 . Urban Development Committee, Mr. Barnhart, Chair: a. CDBG Draft Statement Recommendation PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 14 On January 19 , Mr. Winnicker explained details behind the major items listed. We recommended that Ms . Witherspoon, who will be doing the task in the future, provide a breakdown under each category, as well as a comparison with the previous year. This will not be in the Public Hearing portion; but rather for the Committee, a breakdown would be provided for line items and amounts . Notice the word "revised" ; the revision is in the estimated entitlement grant amount, which, at the time of the public hearing, was $2 , 393 , 000 . That has been reduced by $33, 000; the new figure in the document before you is $2 , 360 , 000, the revised amount. Mr. Barnhart made a motion seconded by Mr. Goolsby, that we approve the CDBG Proposed Funding Statement for FY 1995 . PLANNING BOARD ACTION Chairman LeBlanc said, before we proceed, Mr. Thelen has submitted a letter requesting abstention from voting on the portion of the CDBG budget allocated to Urban Options . Mr. Thelen has stepped down from the Board of Urban Options effective December 31, 1993, but requests abstention from voting on that portion of the budget . Chairman LeBlanc asked if the Board wishes to break out that portion of the budget including funding for Urban Options and vote on that separately? Mr. Ruge said he also had a previously disclosed conflict regarding a portion of the budget, his wife being Director of the Neighborhood Council . It would be more efficiently done, to care for both matters in one motion. Mr. Goolsby suggested determining what line items those particular items pertain to. EMIL WINNICKER, DEVELOPMENT OFFICE DIRECTOR. Urban Options portion of the budget comes out of Weatherization, item 2 , and the Lansing Neighborhood Council comes out of the item Public Services . The Lansing Neighborhood Council budget proposed at this time is $75 , 400, an increase from last year. Mr. Goolsby made a motion, seconded by Mr. Fountain, to separate out of the budget, line item Weatherization, and excuse Mr. Thelen from voting on it; and to separate out the line item Public Services , and excuse Mr. Ruge from voting on it; then we can vote on the remainder of the budget. Mr. Thelen said for the record that he will -abstain from voting on the issue, and also abstain from voting on his own abstention. PLANNING BOARD MINUTES MARCH 1, 1994 - PAGE 15 ON THE MATTER OF ABSTENTIONS, A ROLL-CALL VOTE was as . follows : Horne Yea LeBlanc Yea Barnhart Yea Fountain Yea Goolsby Yea On a roll call vote, there were : Yeas : 5 ; Nays : 0 ; 2 abstentions (Thelen and 'e^�y'RUGE; carried unanimously; Mr. Thelen and Mr. Ruge were excused from voting on the respective portions of the CDBG Draft Recommendation; APPROVED. ON THE MATTER OF THE LINE ITEM, WEATHERIZATION, PORTION OF THE CDBG BUDGET, A ROLL-CALL VOTE was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea On a roll call vote, there were: Yeas 6 ; Nays : 0 ; 1 abstention (Thelen) ; carried unanimously, the Weatherization Portion of the CDBG Budget was APPROVED. ON' THE MATTER OF THE LINE ITEM, PUBLIC SERVICES, PORTION OF THE CDBG BUDGET, A ROLL-CALL VOTE was as follows : Horne Yea LeBlanc Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea On a roll call vote, there were : Yeas 6 ; Nays : 0 ; 1 abstention (Ruge) ; carried unanimously, the Weatherization Portion of the CDBG Budget was APPROVED. ON THE MATTER OF THE REMAINING PORTION OF THE CDBG DRAFT STATEMENT RECOMMENDATION .FY 1995, A ROLL-CALL VOTE was as follows : LeBlanc Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea On a roll call vote, there were : Yeas 7 ; Nays : 0 ; carried unanimously, the Weatherization Portion of the CDBG Budgeet as PR b. Act-14-93 , South Washington Investment Company The Company leases parking from the City; they want to buy the land, the former City Fish Market site on East Washtenaw. The Urban Development tabled the matter for 60 days while the Transportation Center location was finalized by the new administration. That has PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 16 taken place, and we are now ready to consider this action. Mr. Barnhart- made a motion, seconded by Mr. Goolsby, to recommend approval of Act-14-93 , for the sale for fair market value of the City-owned property on the south side at 116 East Washtenaw, subject to the following conditions : 1 . Compliance with the terms of Section 208 of the Lansing Code of Ordinances governing the acquisition and disposition of City property. 2 . That fair market value be established by independent appraisal acceptable to both parties . 3 . That all appraisal fees and other closing costs be paid by the purchaser, along with a Phase I environmental audit. .. r PLANNING BOARD ACTION a Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were : Yeas 7 ; Nays : O; carried unanimously, Act-14-93 was C . Next meeting Tuesday, March 8 , 1994 at 4 p.m. , PLANNING DIVISION CONFERENCE ROOM, SECOND FLOOR, WASHINGTON SQUARE ANNEX 3 . Executive Committee - did not meet. C . Report from Planning Manager: Regarding the vacancy on the Planning Board, the name of Ted Forrest is on the City Council agenda . He is with Michigan Dept . of Social Services , in foster care. He will be a source of information regarding foster care, when and if we have more foster care requests . D. Pending Items : Future action required 1 . Zoning and Ordinance Committee: a. SLU-1-94 , Mill Pond Village, 1600 Blk. E . Willoughby Rd. (Staff Held) PLANNING BOARD MINUTES MARCH 1 1994 - PAGE 17 b. NCU-2-93 , 812 Eureka Street, Class A status C . Z-23-90 , 2200 Olds Avenue (Committee Held) d. Z-3-91, 4700 Block Aurelius Road (Committee Held) 2 . Urban Development Committee : a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street C . ACT-14-93, 116 E . Washtenaw VI . NEW BUSINESS VII . COMMUNICATIONS A. Telephone call 022194 from Lucile Belen RE : Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-l" Professional Office District, - "No objection; could be good asset to neighborhood, but analyze parking situation . " B. Letter 021594 from Paul Wartner, Co-Owner Northgate Apartments , regarding Z-2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District, in support . C . Phone call from Margie, Margie Flower Shop, regarding 'Z- 2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District, in support. D. Memo to Planning Board from Planning Manager Re: Rescheduling Regular meeting of March 15 , 1994 , to March 22 , 1994 . vliz. COMMENTS FROM CHAIRPERSON Chairman LeBlanc reported on a February 15 , 1994 , Wall Street Journal article regarding stores returning to downtowns . Rent in suburban malls in very high. Chairman LeBlanc has received the beginning of the Capital City Airport Master Plan if anyone would like to see it. Last night at the City Council meeting, a meeting at LCC this Saturday was announced to discuss ethics issues in general, including conflicts of interest of Board members and City Council members . IX. BOARD MEMBER COMMENTS - Mr. Goolsby said, regarding the Planning Board meeting in November, elections are November 8, first Tuesday after the first Monday. The correction was made and posted January 10, 1994 . Mr. Goolsby said, regarding the location of the Transportation Center, he has reservations because of the great distance from PLANNING BOARD MINUTES MARCH 1 , 1994 - PAGE 18 the State Capitol, from LCC, and from the Lansing Center. It should go on East Michigan Avenue, closer -to the Lansing Center, the State Capitol, and LCC. Public Sector Consultants ' report mentions another expansion of the Lansing Center, even though the present one is not yet finished. Exhibition space of 100, 000 sq. ft . will bring in the really big conventions . Shuttles will be necessary between hotels and the Lansing Center. If the transportation center is located closer to the Lansing Center, it makes the process much easier for everybody. The Planning Board probably should make a statement soon. Mrs . Horne said the Planning Board should go on record to express their concerns at this time . Needs have changed over the last ten years . Ms . Love said she would write a letter to the Mayor, and have representatives from the Mayor ' s office and CATA come to the next Board meeting and give us a briefing. Mr. Fountain asked about Z-3-94 , 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to 11DM-1" Residential District--can the tail end of the `lot be split into 2 lots without violating the State Plat Act? It would encourae construction of 2 more single-family homes . Regarding Z-5-9'g4 , 4720 S . Cedar Street, and the amount of traffic on Syringa and streets feeding off Cedar, it might be an opportune time to recommend discouraging through traffic, like the Boston Boulevard signs prohibiting right turns between certain hours . Mr. Roberts reported, regarding conflict of interest for Mrs . Sheldon, Mr. Ruge and Mr. Thelen, that the matter is still being considered by the Ethics Board. X. ADJOURNMENT was at 10 : 20 p.m. Respectfully Submitted (-5zI"/ �� Eleanor K. Love, Secretary Lansing Planning Board Attachments c:\wp\data\p1anbd\mn300194 DRAFT TO CLERK 031194 APPROVED TO CLERK 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 Tuesday, March 1, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at j 7 : 35 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones and Lilly - not in attendance. B. Excused Absence - None. C . Introductions . Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts , Jr. , Senior Assistant City Attorney, City Attorney' s Office, Jim Sturdevant, Donna J. Wynant, Doris M. Witherspoon, Senior Planners; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. Mr. Barnhart requested the addition of Act-14-93 , Urban Development Committee, Committee Reports . The agenda was approved with that addition. II . HEARINGS : A. Z-2-94 , 2800 N. East Street, "D-l" Professional Office to "F" Commercial District Doris M. Witherspoon presented the case, a request by Marianne B. Barrone to rezone property located at 2800 N. East Street from "D-1" Professional Office to "F" Commercial District for the purpose of operating a retail yarn shop. The North-East Comprehensive Plan indicates that the expansion of nonresidential uses is encouraged if the relationship between that nonresidential use and any surrounding neighborhood can be improved. The property is vacant at present. MARIANNE B. BARRONE, 9509 Chadwick, Laingsburg, Michigan. I presently operate a business at 441 Frandor in Lansing, Skein Haus Needleworks . I propose to move it to 2800 N. East Street. The property presently is vacant and on the market and has been since late 1992 . It is -zoned for office. I have canvassed the neighborhood and approached the neighbors with what I propose to do with the property. I took them some snapshots of my present business ; this is my letter of PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 2 explanation, and the plans . This is a petition of support signed by 18 people, and a letter of support by the owners of the adjacent apartment building. I have some pictures of the building as it is now, and some renderings of the exterior, making it look more welcoming than it does now. The parking is adequate. My business is a low-impact, low-traffic destination business . That is why I am moving from the mall; there is a dearth of quality yarn shops and needlework establishments like mine. People seek me out from all over the state. I am the only full time employee, and I have a salesperson, and one other person, a bookkeeper working on my computers about six hours weekly. Thank you. Chairman LeBlanc asked about parking spaces . About six parking spaces are proposed, plus one handicapped-accessible space . The Chairman noted that a phone call was received from Maxine Lorenz, 15158 Yorkleigh Drive, in support of Z-2-93; and a letter from Paul Wortner, co-owner of Northgate Apartments , adjacent to the proposed business; in support. Z-2-94 was referred to the Zoning and Ordinance Committee. B. Z-3-94 , 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District. Donna Wynant presented the case . The applicant is Trent Stowe, who wishes to construct an 8-unit 2-story structure, all 2-bedroom units, which would lie behind the 2 structures that front on Aurelius Road at Robinson, a single family and a duplex structure. The surrounding zoning is predominantly "A" Residential, single-family, with the exception of "DM-1" Residential to the southwest, Lansing Housing Commission townhouses, across Aurelius Road. Predominant land use is single-family in nature, with a few duplexes . The Southeast Area Comprehensive Plan designates the area for low-density residential development, 0-7 du/acre. TRENT STOWE, 1308 Chartwell Carriage Way South, East Lansing. I have owned the duplex property, 3311-13 Aurelius Road, for about 15 years, built it originally and owned it ever since. We acquired the other property during the last year, and we would like to do something with it. We feel there is a need for nice apartment-style housing and that space is adequate for an 8-unit apartment building. It would be accessible for handicapped people. I have experience with handicapped people; my son is handicapped. He is not in a wheelchair, he is hearing impaired; but being in that group, we have talked with several handicapped people who said they were having a hard time finding apartments for their needs, and it would be PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 3 nice to have something in that area. It is a nice area; we never have any problems with renting our duplex. It is close to downtown and on a bus route, close to MSU. We have never had a problem with crime, and we feel it would be a nice place to build the structure. Mr. Stowe presented handout material to Board members, including a site plan and aerial photograph of the surrounding properties . Mrs . Horne asked for a landscape plan for the Zoning and Ordinance Committee meeting; Mr. Stowe agreed to provide it. JANIE SPECTS, 2101 ROBINSON ROAD, across from where Mr. Stowe wants to build the apartment building. I have letters and petitions from people in the area opposing the rezoning. Mr. Stowe said he didn' t have a problem with the duplex property on Aurelius Road. One of the reasons he has not is that it is a single family area with older homes, well kept . When houses go up for sale there, they don' t stay for sale very long because of the rural, quiet, serene atmosphere. He mentioned his handicapped son--we have an adult foster care across from the property. Also, across from where the driveway will go into the property, is an adult foster care. Parking on the street causes congestion at the intersection of Robinson and Aurelius , making it hazardous for residents at the foster out walking. If it is all single family, you have possibly 16 cars . If you have 4 college students , you have more cars than that. They are going to be parking on the street, and that makes it dangerous for those adults , because sometimes they walk down the street. I have a licensed day care. I didn' t see any plans for any play area for children if families are in the apartments . As big as the building is, it is going to take up almost all of the lot area, and there is no area for children to play. It took me 6 months to renew my daycare license. The laws are very strict for what you must have for children for safety; they have to have play area. Where are children going to play? He is taking up the backyards of the duplexes . There are several duplexes on Aurelius that quite often are vacant. There is no need for more rental units in the area . When they are filled, the overflow parking parks on Robinson at Aurelius . At times we have thought about petitioning for a no parking sign. The City agreed to keep it as a rural-type community. The size of the building will detract from Robinson Road. Please keep it rural . Thank you . Chairman LeBlanc noted receiving from Ms . Spects a petition with 63 signatures and 4 letters in opposition. JENNIFER COLLINS, 2035 ROBINSON ROAD. My husband and I reside on Lot 18, across the street and down one house. We would PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 4 prefer to see this proposal not pass . We just bought our house in October, the first we have owned. We chose the area because it is quiet and tranquil . We were tired of apartment living in close proximity to our neighbors, and tired of congestion. We are pleased with our home, and distraught at this proposal . It could be argued that the proposal should be passed in the name of progress . But does that mean the Master Plan creators did not consider progress, or that they lacked foresight? I think the Master Plan was developed with wisdom, considering the surroundings and area residents . Putting an apartment complex in the midst of single-family homes is not progress . Why not put in a handicapped home, or a duplex, something that would conform with the property. Thank you. RUTH CALKINS, 2025 ROBINSON ROAD. I live directly across the road, 30 years next month. I have seen the progress in the area. Robinson Road was a dead end street; now it is a two- block-long street that goes through, with no curbs or gutters, and only partially "paved" . The lots are big, but the houses sit close to the street. It is not unusual for me to see a car in front of my house in the middle of the night; that can be scary. We would like to be able to live in peace and quiet on Robinson Road, which is not a commercial place. Since Mr. Stowe has purchased this property, I have had to call the City n 4 times, and other neighbors have had to complain, because of high grass . People on Robinson take care of their property. The neighborhood is quiet and rural . There is a need for multiple housing in the City, but there is plenty in the neighborhood, and no need for it in a 2-block area. At the adult foster care home, round-the-clock workers park on the street . It is a concern, not just the traffic, but also the noise. I believe in progress, and in responding to a need, but not in area where it will detract from an owner-occupied area. We want to keep our neighborhood safe, quiet, and owner-occupied. Thank you. RON HEENEY, 2028 ROBINSON ROAD. I live next to the duplex. I consider myself a friend of Trent, but I do not want that built right next to me . A couple things not mentioned before: Robinson Road is very narrow. When you pass a car, you had better be on your side of the road. An acre of land was mentioned. That has to be an acre, counting the buildings that are already on there, because there is not an acre of vacant land to build the apartment on. My concerns are two : He has renters from MSU, so I have new neighbors every summer, starting out with 2 or 3 , and ending up with 9 . There are cars parked everywhere. Weekend parties go on there until 2 or 3 a .m. A duplex there would be- fine, but there is not enough room for an 8-unit plus parking, especially with the entrance off Robinson Road. It' s already a bottleneck, trying to get out onto Aurelius . Thank you. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 5 GARY AND BEV WILSON, 2028 ROBINSON ROAD. We own a house adjacent, to the east of Mr. Stowe ' s proposed apartment building. We don' t want it. If you drive around the area, it is mostly rental properties . If the area is going to have a plan, do you want it to be apartments and rental properties , or do you want a neighborhood? If you want people to stay, you are going to have to plan for a neighborhood. If an apartment house is going in there, I don't want to live there. Either we are going to have neighborhoods or not. Thank you. MIKE TUCKEY, 2104 ROBINSON ROAD, 2 houses down from the proposed apartment. I want to reiterate what ' s already been said by other area property owners . Robinson Road area is a unique neighborhood. My lot is 297 feet long; all the other lots on the south side of Robinson Road are the same size. It gives the neighborhood a rural atmosphere . Building an apartment house would not be harmonious with the neighborhood. It would cause conflict, traffic problems , and noise and create an eyesore. I hope you take into consideration whether this would be for the greater good of the community. You have 63 people signing a petition, and only 1 person for it. AL TRAPP, 3106 MANLEY DRIVE, at the corner of Robinson and Manley Drive. I have not recently participated with the Forest View Neighborhood Association, but I did many years ago when the Master Plan was developed. I am also opposed to this much density. The character of the area is markedly different than the 8-unit apartment proposed. It would not be good to spot-zone this piece. There are no storm sewers along Robinson Road. The road is narrow, full of potholes, and very rough in the springtime. One concern: I come down Robinson Road to get on Aurelius Road. Often it is a real challenge to get from Robinson onto Aurelius , especially if a couple cars are parked on Robinson rear Aurelius . My other concern is that I live at the other corner on Manley Drive, and I hate to sit out in the summertime with the cars coming up Robinson to Manley, because there are no stop signs or yield signs . When a car comes up there (and Manley dead ends at Manley right beside my house) , I sit there and wonder if the ones coming down Manley are going to see the ones coming up Robinson and avoid collisions there. I agree with everything said here tonight regarding the detriment to the area. Thank you. TIMOTHY ANTAYA, 3709 STONELEIGH. I am a senior accelerator physicist at MSU; I am also the president of the Forest View Citizens Association and secretary of the Lansing Neighborhood Council and have served on development committees for the Pictured Rocks National Lake Shore and the Collins Road Development Committee of the City of Lansing. You have heard well-thought-out remarks of the neighbors . I want to present the view of the Forest View Citizens Association: opposed. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 6 We are not opposed to apartment buildings per se, because there are many in Forest View, in well-thought-out zoning clusters . This request would break that. I have 2 points concerning the Forest View area. One general aim of the master plan in the 1960s and 1970s was to preserve low density residential areas if possible; at the same time to consolidate small plots of land into larger residential areas , rather than breaking them up. This would bust some rather large deep lots in order to make room for an apartment complex; this is not consistent with the Master Plan; and secondly, it does not preserve the aim of keeping low density areas, 0-7 du/acre . Count the existing houses in the area, 11 units, which is approximately 50 percent larger than the large side of the Master Plan. Robinson Road is a rural road, undeveloped, without curb and gutter. Siting an apartment house in this cluster of residential homes with large lots would go against the rural character. It would lead to increased congestion. If the owner wants to rezone the property, we would be happy to see a duplex, or a single-family, but an 8-unit apartment building is not consistent . Thank you. Chairman LeBlanc mentioned several communications received: letter from Beverly Wilson, 2028 Robinson, in opposition; letter from Ruth Calkins, 2025 Robinson, in opposition; letter from Barry and Jennifer Collins, 2035 Robinson Road, in opposition; Gary G. Wilson, 2028 Robinson Road, in opposition; several letters mailed to the Planning office including 1 from Mark Nelson, 2110 Robinson Road, in opposition; Michael Tuckey, 2104 Robinson Road, in opposition; Mary M. Nordeen- Huff, 2015 Robinson Road, in opposition. BEN WICKENS, 2510 KERRY STREET, LANSING. I am the developer working with Mr. Stowe, I sold the property to Mr. Stowe for the duplex that is there. If you look at the aerials, 14 duplexes are located on Aurelius Road; directly across to the west is multi-family and more duplexes . The area is duplexes , and to the south is multi-family in the presence of condominiums . Mr. Stowe has given you a picture of the building he proposed to build; it is the same one I am constructing right now in Mason, a 8-unit all-brick building, two stories . The apartments rent 'for over $700 a month, so it is not a cheap construction. Most of the apartments are larger than the single-family units in the area. There is 16- car parking there; playgrounds for children could be put in. People are concerned about their homes when multi-family comes in, but when we built a 120-unit project in East Lansing. Next door to the apartments, after-they were built, are now $200, 000-300, 000 homes . Also, in White Hills Estates , after we built there (the lots never sold before) , the lots sold for $50, 000-60, 000 and the homes are $300, 000 and $400,000 . Construction of an apartment building does not mean that PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 7 property values will be lowered; in almost every project, the value has been increased. Robinson Road could use some improvement; it would improve the entire neighborhood. It is not spot zoning; the City owns multiple family across the street that has not harmed the neighborhood. The duplexes are multiple family, too. The density is 11 units for 44, 000 sq. ft . , not a high density, which is 32-40 units/acre. This case is about 10 units per acre. It is not inconsistent with the present zoning. There is a need there. Mr. Stowe has owned the property for 15 years; I helped him build; they live there themselves . In the 15 years, he has had long-term tenants . The neighbors were upset about the lawn not being mowed, but at that time, we did not own the property; it was in the process of being closed on. Thank you. Chairman LeBlanc called for speakers with new information. Dr. Antaya wished to clarify one point. He said in Forest View there is a mix of housing types, but it is clustered. Multiple family dwellings are in a zoned area, not mixed in with single family homes . Ms . Love asked if the Forest View NH Association submitted a letter; Dr. Antaya said no . Chairman LeBlanc asked for a letter before Zoning and Ordinance Committee meets on March 9 . Mr. Fountain clarified a point about density: Aurelius Road divides the high- and low-density. The higher density is west of Aurelius Road. He also asked the petitioner, since the land has been vacant a long time, if a lot split has been considered, for the purpose of building two single-family homes, and if not, why not. Mr. Wickens said the highest and best use of the property would be an 8-unit. Chairman LeBlanc said the matter would be referred to the Zoning and Ordinance Committee, meeting Wednesday, March 9 , 1994, at 2 : 30 pm. in the Planning Division Conference Room. C. Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District Donna Wynant presented the case, requested by Margy Lesher, property optionee, for the purpose of converting the house to office use by Elsie Publishing Institute. The Master Plan designation for the location is for office use. Mr. Ruge asked if 3 parking spaces and one handicapped space was sufficient for the location and- zoning. Ms . Wynant said parking is based on the usable floor area of the overall structure, one space for every 200 sq. ft. of usable floor area. This would be adequate to meet the requirements of the proposal . PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 8 MARGY LESHER, 1530 FORBES STREET, LANSING. I hope to buy the house for a small desktop publishing business . It is within the Master Plan. I do not plan to make a lot of changes other than the parking lot. Mr. Ruge asked how many people would be employed there and how much square footage in the building; Ms . Lesher said currently there are 4 full time employees , and in terms of usable office space, there is about 750-825 square feet. Mr. Thelen asked if Ms . Lesher owns Elsie Publishing Institute; she replied she works for it; she is one of the managers . Ms . Horne asked what type of materials will be on the property--printing? Ms . Lesher said desk-top publishing, done by computers, copiers , etc . There will be no heavy industry, and no need to provide parking for walk-in traffic . .LES LENSEMIER, 422 W. LENAWEE, LANSING. Lensemier and Associates is selling this building. Originally, I purchased the property in 1990 . I was going to move in downtown Lansing; my offices have always been in downtown Lansing. I I, remodelleld the building extensively. The surrounding uses to a the north and west are all multiple family, originally large single-family now divided up into apartments . This building is unique, because it has remained a single-family. I also purchased the lot to the north of 500 W. Ionia, which is 305 N. Chestnut. The building sat on 2 33-foot-wide lots; I removed it to open up the area. I originally intended to make it an office use, similar to 422-428 W. Lenawee. This could happen here. It is a 1922 structure, hardwood floors, 9-ft. ceilings, very nicely done on the inside. To change the use to office would be appropriate for the area. Immediately to the east is office; also on the north side on Ionia closer to Walnut. The parking issue can be resolved. You can get between 5 and 6 spaces, depending on layout. I would advocate rezoning, because I have a vested interest . Thank you. Chairman LeBlanc said the case would be referred to the Zoning and Ordinance Committee. D. Z-5-94 , 4720 S . Cedar Street, "A" Residential to "F" Commercial District The case was presented by Jim Sturdevant. The applicant is Mr. Joe Maguire, representing the property owner, Mr. Edmund T. Hacker. The site has a single-family residence, next to a Mcdonald' s Restaurant, and across the street is an auto parts store. The lot is 313 ' deep x 161 ' wide, a little over an acre . The surrounding land use is a Mcdonald' s to the north; PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 9 some office and single-family residential to the south; across Cedar is commercial and single-family residential to the west abutting the property. These properties are zoned mostly commercial, office and residential . The Master Plan designates the area as commercial and professional office or residential . Another note: A series of commercial and office uses abut on Cedar and run approximately 200 feet to the west, with residential uses behind. JOE MAGUIRE, REPRESENTING WOLVERINE DEVELOPMENT CORPORATION, not the owner, Mr. Hacker. We have an option to purchase the property. I am here to ask that 4720 S . Cedar be rezoned from i "A" Residential to "F" Commercial. The property was occupied by Ms . Leah Hacker for many years; she passed away in November. Her family approached our company to purchase the site for its logical use, as commercial . The activity on South Cedar north of Jolly Road has increased since Jolly was widened. We have tried to anticipate neighbors ' concerns by setting the building back 112 feet from the back property line; we have tried to incorporate some of the existing trees and add new trees and shrubs in the landscape screening and buffering. There is also a solid fence to buffer it from the surrounding neighborhood. I went door-to-door to the i neighbors explaining our intentions . We do want to work through the process with the neighbors . This is a commercial site, designated as such in the Master Plan. Wolverine Development does not rush into its development projects, we wait until we have a user, and we build good buildings . We take good care of our vacant properties, and we will maintain the buffers we install and maintain the vacant property. We will develop it in a manner beneficial to all . Mr. Thelen asked how many parking spaces are required for a building that size? Mr. Sturdevant said it would depend on the final square footage of the use that is put there; it is premature to determine that at this time. Mr. Ruge asked if anyone wants to move in at this time; Mr. Maguire said this is a conceptual site plan. A trend is emerging in retail away from big retailers into high density residential areas such as this so that the retailers are more community-oriented. JANICE SCOTT, 400 COX BOULEVARD, also representing Sue Ford. owner. My back yard would back up to the Hacker property. We have to deal McDonald' s in the front yard, because it is a dead-end street. When I sit in my backyard, I don' t want to hear traffic and cars . Ms . Hacker' s yard was beautiful, and I hate to see a business go in there-. We will hear cars and traffic and delivery trucks and Granger trucks dumping trash at 5 : 30 a.m. I don't think it is a good idea. We have problems with McDonald' s . The area is congested, especially with the auto parts store across the street. It would be -more PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 10 appropriate to leave it as it is . Putting in a business there would ruin what we have in our backyards , buffers or no buffers . We are still going to hear the traffic. Chairman LeBlanc read into the record a letter from Susie Ford on this rezoning, "This rezoning . . . . would put more stress on these properties . They already have enough with McDonald' s . Now behind the houses another commercial zoning? Retail could mean anything. With all the traffic on Cedar Street, one can't make a left-hand turn going north or west without going 3 blocks north to do so. Now we don't need Syringa corner as a commercial zone too. Our properties are already depreciating because of Cedar Street and the chaos surrounding US . I am in Florida at this time, but I surely hope you will take into consideration these conditions , and Wendell and Janice Scott may represent me . They are living at 400 Cox Boulevard. " JAMES BANKER, 204 SYRINGA DRIVE. I don' t speak for everyone in the Gardner Subdivision, which encompasses Cloverland, Cherryland, Syringa and part of Stafford, and part of Donald Street; however, the majority of people I contacted expressed concerns regarding this rezoning. It seems odd that these other rezonings all call for specific things--a yarn shop, office space, a 8-apartment unit--we have no idea why this is being changed to commercial . "F" Commercial takes in a lot of area. We are experiencing traffic problems . Syringa Drive- Stafford Street is a handy cut-through from Cedar Street to Jolly Road. From 3 to 6 p.m. , there is a steady stream of cars down our street . In the 100-200 blocks of E . and W. Syringa Drive is a total of 11 children and 8 retirees . Thirty years ago when I built there, it was a serene peaceful street. Now it is hard even to get out of your driveway. We would recommend that if this zoning is approved, that the access to Syringa Drive be removed. If the two drives are necessary, then they could have ingress and egress from Cedar Street. Don't egress on Syringa. We have plenty of the traffic now. We also want input as to what type of business goes in. We have a problem with the fast food place with garbage--burger wrappers, drink cups, straws , etc, blowing around. I hope consideration is given to our recommendations . JAN PATRICK, 328 SYRINGA, directly across the street from the proposed rezoning, for 20 years . It has been a stable neighborhood. The Hacker property has served as a guard post to Cedar; it has protected our homes from noise, traffic, and debris . It may be logical that a reuse for the property makes sense; however, I am not sure retail makes sense for the neighborhood. My personal concern is with the potential for traffic problems getting worse on Syringa; also, the high density of parking on the site plan. I would hope the PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 11 developers would try to preserve some of the character of the neighborhood behind it by lowering parking density and providing additional information about the use. Thank you. CHARLES DART, 404 SYRINGA DRIVE, directly south; we have lived there for 16 years . I oppose this rezoning for the concerns already mentioned: increased traffic, nearby parking lot (buffered or not) , noise of dumpsters being picked up--it is not going to be good for the neighborhood. My property values are bad enough; a business id directly to the east of me. I don't need another business . We want to know what is going in there; we want some input . We don' t want access on Syringa. CHARLES AND CINDY DART, 404 SYRINGA DRIVE. Part of my opinion is personal; I have lived there since I was 5 years old. Right now we live next to a parking lot. It was going to be a small business, good for the neighborhood. We have had years of trouble with kids congregating, beer parties, frequent police, older adults urinating in the parking lot. It has always been a nice neighborhood, with children. All of the houses are beautiful houses, but none of them will stay with a big business across the street. The neighborhood meeting Mr. Maguire talked about--we were never notified. We are afraid it will be pushed by us . We didn' t have time to prepare anything, and nobody even knew about it. Of all the people in the neighborhoods, few of them even got cards about this meeting. Some of the property that Wolverine Realty owns on Cedar Street is empty. I am concerned that we are going to zone something commercial that will sit there for years and cause trouble and collect beer parties and more billboards . Cedar Street has excessive traffic . Our street is a cut-off to Jolly Road. It is dangerous for the young children. Without something there, it is going to collect trash. They haven' t told us what is going there, but it doesn't look small, or neighborhood- or family-oriented. Thank you. EDWARD T. HACKER, 3301 MOORES RIVER DRIVE. On the petition it is written as Edmund; I would like to correct that. I am the personal representative for my aunt' s estate and would like to give you some background on the property. I personally have a great interest in the property, my grandfather and aunt who just died last November lived there for 50 years . They spent a lot of money maintaining the property. I developed the subdivision most of these people live in, put in the roads, curb and gutter; when we did that, Cedar was just 2 lanes . We also built and developed the property on the corner of Cedar and Syringa . But now we can ' t have. a park-like setting. We sold it to Wolverine. I have had many opportunities to sell it over the years , but most would not develop it into a desirable property. I want to see it developed into its highest and best use. I will see to it that we have a nice PLANNING BOARD MINUTES FEBRUARY 15, 1994 - PAGE 12 development there. The house itself is not in good shape. It has no value, and it will be coming down. It is not a residential piece of property. I _feel the highest and best use would be for commercial zoning. Thank you. The Chairman said the item would be referred to the Zoning and Ordinance Committee . E. Z-6-94 , 5721 Valencia, "A" Residential District to "F" Commercial District Jim Sturdevant presented the case. The property is located off Dr. Martin Luther King, Jr. Blvd. /Logan Street near the corner of Valencia Blvd. It is to the rear of the property that is the Williams Plumbing Shop, which came before the Board a few years ago . It is currently zoned "A" Residential, abutting Mr. Williams ' shop, which is zoned Commercial . He wishes to rezone a 20-foot wide x 180-foot long section of the abutting "A" zone in order to expand his parking lot and make improvements to the existing plumbing business . The surrounding land uses include commercial along King/Logan, and residential zoning mostly in the surrounding areas to the north and west. Mr. Ruge asked if there is buffering required in an "F" Commercial Zoning for a parking lot; Mr. Sturdevant said yes . Mr. Ruge said at present, there is- a chain link fence, with the parking lot going right up to the chain link fence, which is right on the property line. Mr. Sturdevant said buffering would be reviewed in the site. plan review. Mr. Fountain asked what improvements would be made that would demand additional parking? WAYNE WILLIAMS, 5838 S . LOGAN. We have enlarged the business, so we need more parking space. Delivery trucks have trouble getting in to deliver merchandise. When I zoned that originally, they said I had to put in a solid fence. When the fence was put up, I had the plastic slats, but never got around to it, and nobody ever questioned it. When we applied this time, we allowed for putting in a 5-foot buffer zone; that is our intention. We don' t need to expand the building, we need a place to park the trucks . Mr. Fountain asked Mr. Williams if he was willing to put up a fence; Mr. Williams said yes . Chairman LeBlanc said Z-6-94 is referred to the Zoning and Ordinance Committee. III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 13 IV. RECESS - 9 : 35-9 : 37 p.m. V. BUSINESS SESSION A. Minutes for Approval : February 1, 1994; February 15 , 1994 Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve the minutes of February 1, 1994 . PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried unanimously; minutes of February 1, 1994 were: APPROVED. Mr. Thelen made a motion, seconded by Mr. Goolsby, to approve the minutes of February 15 , 1994 . Chairman LeBlanc had one addition, p. 7, under PLANNING BOARD ACTION: the last line, . . . .and the three added conditions" should be at the end, for clarification. PLANNING BOARD ACTION, with the above addition, on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried unanimously; minutes of February 15 , 1994 were: APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair: a. Next meeting Wednesday, March 9 , 1994 , at 2 : 30 p.m. , Planning Division Conference Room. Mr. Fountain said he would be unable to attend that meeting and asked for an excused absence; Mr. Barnhart has agreed to attend for him. 2 . Urban Development Committee, Mr. Barnhart, Chair: a. CDBG Draft Statement Recommendation PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 14 On January 19 , Mr. Winnicker explained details behind the major items listed. We recommended that Ms . Witherspoon, who will be doing the task in the future, provide a breakdown under each category, as well as a comparison with the previous year. This will not be in the Public Hearing portion; but rather for the Committee, a breakdown would be provided for line items and amounts . Notice the word "revised" ; the revision is in the estimated entitlement grant amount, which, at the time of the public hearing, was $2, 393, 000 . That has been reduced by $33, 000 ; the new figure in the document before you is $2, 360, 000, the revised amount. Mr. Barnhart made a motion seconded by Mr. Goolsby, that we approve the CDBG Proposed Funding Statement for FY 1995 . PLANNING BOARD ACTION Chairman LeBlanc said, before we proceed, Mr. Thelen has submitted a letter requesting abstention from voting on the portion of the CDBG budget allocated to Urban Options . Mr. Thelen has stepped down from the Board of Urban Options effective December 31, 1993 , but requests abstention from voting on that portion of the budget . Chairman LeBlanc asked if the Board wishes to break out that portion of the budget including funding for Urban Options and vote on that separately? Mr. Ruge said he also had a previously disclosed conflict regarding a portion of the budget, his wife being Director of the Neighborhood Council . It would be more efficiently done, to care for both matters in one motion. Mr. Goolsby suggested determining what line items those particular items pertain to . EMIL WINNICKER, DEVELOPMENT OFFICE DIRECTOR. Urban Options portion of the budget comes out of Weatherization, item 2 , and the Lansing Neighborhood Council comes out of the item Public Services . The Lansing Neighborhood Council budget proposed at this time is $75, 400 , an increase from last year. Mr. Goolsby made a motion, seconded by Mr. Fountain, to separate out of the budget, line item Weatherization, and excuse Mr. Thelen from voting on it; and to separate out the line item Public Services, and excuse Mr. Ruge from voting on it; then we can vote on the remainder of the budget. Mr. Thelen said for the record that 'he will abstain from voting on the issue, and also abstain from voting on his own abstention. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 15 ON THE MATTER OF ABSTENTIONS, A ROLL-CALL VOTE was as follows : Horne Yea LeBlanc Yea Barnhart Yea Fountain Yea Goolsby Yea On a roll call vote, there were: Yeas : 5 ; Nays : 0; 2 abstentions (Thelen and Goolsby) ; carried unanimously; Mr. Thelen and Mr. Ruge were excused from voting on the respective portions of the CDBG Draft Recommendation; APPROVED. ON THE MATTER OF THE LINE ITEM, WEATHERIZATION, PORTION OF THE CDBG BUDGET, A .ROLL-CALL VOTE was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea On a roll call vote, there were: Yeas 6; Nays : 0; 1 abstention (Thelen) ; carried unanimously, the Weatherization Portion of the CDBG Budget was APPROVED. ON THE MATTER OF THE LINE ITEM, PUBLIC SERVICES, PORTION OF THE CDBG BUDGET, A ROLL-CALL VOTE was as follows : Horne Yea LeBlanc Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea On a roll call vote, there were: Yeas 6 ; Nays : 0; 1 abstention (Ruge) ; carried unanimously, the Weatherization Portion of the CDBG Budget was APPROVED. ON THE MATTER OF THE REMAINING PORTION OF THE CDBG DRAFT STATEMENT RECOMMENDATION FY 1995, A ROLL-CALL VOTE was as follows : LeBlanc Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea On a roll call vote, there were : Yeas 7 ; Nays : 0; carried unanimously, the Weatherization Portion of the CDBG Budget was APPROVED. b. Act-14-93, South Washington Investment Company The Company leases parking from the City; they want to buy the land, the former City Fish Market site on East Washtenaw. The Urban Development tabled the matter for 60 days while the Transportation Center location was finalized by the new administration. That has PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 16 taken place, and we are now ready to consider this action. Mr. Barnhart made a motion, seconded by Mr. Goolsby, to recommend approval of Act-14-93 , for the sale for fair market value of the City-owned property on the south side at 116 East Washtenaw, subject to the following conditions : 1 . Compliance with the terms of Section 208 of the Lansing Code of Ordinances governing the acquisition and disposition of City property. 2 . That fair market value be established by independent appraisal acceptable to both parties . 3 . That all appraisal fees and other closing costs be paid by the purchaser, along with a Phase I environmental audit . PLANNING BOARD ACTION Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were : Yeas 7; Nays : 0; carried unanimously, Act-14-93 was APPROVED. C. Next meeting Tuesday, March 8 , 1994 at 4 p.m. , PLANNING DIVISION CONFERENCE ROOM, SECOND FLOOR, WASHINGTON SQUARE ANNEX 3 . Executive Committee - did not meet. C. Report from Planning Manager: Regarding the vacancy on the Planning Board, the name of Ted Forrest is on the City Council agenda. He is with Michigan Dept. of Social Services, in foster care. He will be a source of information regarding foster care, when and if we have more foster care requests . D. Pending Items : Future action required 1 . Zoning and Ordinance Committee: a. SLU-1-94 , Mill Pond Village, 1600 Blk. E . Willoughby Rd. (Staff Held) PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 17 b. NCU-2-93, 812 Eureka Street, Class A status C. Z-23-90, 2200 Olds Avenue (Committee Held) d. Z-3-91, 4700 Block Aurelius Road (Committee Held) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street C. ACT-14-93, 116 E. Washtenaw VI . NEW BUSINESS VII . COMMUNICATIONS A. Telephone call 022194 from Lucile Belen RE : Z-4-94 , 500 W. Ionia Street, "DM-3" Residential to "D-1" Professional Office District, - "No objection; could be good asset to neighborhood, but analyze parking situation. " B. Letter 021594 from Paul Wartner, Co-Owner Northgate Apartments, regarding Z-2-94 , 2800 N. East Street, "D-1" Professional Office to "F" Commercial District, in support. C. Phone call from Margie, Margie Flower Shop, regarding Z- 2-94, 2800 N. East Street, "D-1" Professional Office to "F" Commercial District, in support. D. Memo to Planning Board from Planning Manager Re: Rescheduling Regular meeting of March 15 , 1994 , to March 22 , 1994 . vlli. COMMENTS FROM CHAIRPERSON Chairman LeBlanc reported on a February 15, 1994 , Wall Street Journal article regarding stores returning to downtowns . Rent in suburban malls in very high. Chairman LeBlanc has received the beginning of the Capital City Airport Master Plan if anyone would like to see it. Last night at the City Council meeting, a meeting at LCC this Saturday was announced to discuss ethics issues in general, including conflicts of interest of Board members and City Council members . IX. BOARD MEMBER COMMENTS - Mr. Goolsby said, regarding the Planning Board meeting in November, elections are November 8 , � first Tuesday after the first Monday-. The correction was made and posted January 10, 1994 . Mr. Goolsby said, regarding the location of the Transportation Center, he has reservations because of the great distance from PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 18 the State Capitol, from LCC, and from the Lansing Center. It should go on East Michigan Avenue, closer to the Lansing Center, the State Capitol, and LCC. Public Sector Consultants ' report mentions another expansion of the Lansing Center, even though the present one is not yet finished. Exhibition space of 100, 000 sq. ft. will bring in the really big conventions . Shuttles will be necessary between hotels and the Lansing Center. If the transportation center is located closer to the Lansing Center, it makes the process much easier for everybody. The Planning Board probably should make a statement soon. Mrs . Horne said the Planning Board should go on record to express their concerns at this time . Needs have changed over the last ten years . Ms . Love said she would write a letter to the Mayor, and have representatives from the Mayor' s office and CATA come to the next Board meeting and give us a briefing. Mr. Fountain asked about Z-3-94 , 3103 and 3111-13 Aurelius Road, "A" and "C" Residential Districts to "DM-1" Residential District--can the tail end of the lot be split into 2 lots without violating the State Plat Act? It would encourage construction of 2 more single-family homes . Regarding Z-5-94 , 4720 S . Cedar Street, and the amount of traffic on Syringa and streets feeding off Cedar, it might be an opportune time to recommend discouraging through traffic, like the Boston Boulevard signs prohibiting right turns between certain hours . Mr. Roberts reported, regarding conflict of interest for Mrs . Sheldon, Mr. Ruge and Mr. Thelen, that the matter is still being considered by the Ethics Board. X. ADJOURNMENT was at 10 : 20 p.m. Attachments c:\wp\data\planbd\mn300l94 03-11 -94P02 : 14 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall TUESDAY, FEBRUARY 15, 1994 AGENDA I. OPENING SESSION A. Roll Call B. Excused Absences C. Introductions D. Approval of Agenda II. HEARINGS - None. III. COMMENTS FROM THE AUDIENCE (5 minutes each) IV. RECESS V. BUSINESS SESSION A. Minutes for Approval: February 1, 1994 B . Committee Reports: 1. Zoning and Ordinance Committee: a. Z-1-94, 325 S. Walnut, "DM-4" Residential to "D-1" Professional Office District b. P-1-94, New Horizon Subdivision, off 6700 Blk. Aurelius Road, Tentative Preliminary Plat Approval C. NCU-2-93, 812 Eureka Street, Class A status d. Next meeting Wednesday, March 9, 1994, at 2:30 p.m. , Planning Division Conference Room 2. Urban Development Committee: a. Next meeting Tuesday, March 8, 1994 at 4 p.m. , PLANNING DIVISION CONFERENCE ROOM, SECOND FLOOR, WASHINGTON SQUARE ANNEX 3. Executive Committee: C. Report from Planning Manager: D. Pending Items: Future action required 1. Zoning and Ordinance Committee: a. SLU-1-94, Mill Pond Village, 1600 Blk. E. Willoughby Rd. (Staff Held) b. NCU-2-931 812 Eureka Street, Class A status C. Z-23-90, 2200 Olds Avenue (Committee Held) d. Z-3-91, 4700 Block Aurelius Road (Committee Held) PLANNING BOARD AGENDA FEBRUARY 15, 1994 PAGE 2 2. Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street C. ACT-14-93, 116 E. Washtenaw VI. NEW BUSINESS VII. COMMUNICATIONS VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483- 4088 TDD. C:\WP\DATA\PLANHD\2-021594.AG Approved with one addition: P. 7, Ln. 6.67: ...thereof, and the three CONDITIONS added. APPROVED 030194 TO CLERK 031194 03-11 -94P02 : 14 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 Tuesday, February 15, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 35 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones and Lilly - Jones, present; Lilly, not in attendance. B. Excused Absence - None. C. Introductions . Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS - None. III . COMMENTS FROM THE AUDIENCE (5 minutes each) DAVID ANDERSON, 320 W. OTTAWA, representing himself and his wife, Cathy Stull, on behalf of Z-1-94 . The project is proceeding as indicated in their application. VIVIAN BLOOM, 226 S . EIGHTH STREET, speaking on behalf of Dale Goodrich and Lansing Reinvestment Corporation. He has been working in Green Oaks Subdivision since 1989 , rehabilitating housing. He has reduced density by 28 living units and 6 structures . Using federal, state and private funding, he has rehabbed 22 or 23 houses, and a 27-unit apartment complex. Four of the houses he did personally, and the rest through Lansing Reinvestment. He also has hired at least two men living in the area to work for him. No one has done more for the area. HAROLD DUNN, 217 HILL STREET. I work for Mr. Goodrich and have worked for him for 41 years . You could not have given me a house in Green Oaks, rent-free. Now I live there, since a year ago. It has improved a lot. I would like to see the rehab program on dilapidated buildings kept going. If the PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 2 building is dilapidated, tear it down; if the building can be rehabbed, fix it and bring it up to code. Thank you. CHERRYL L. VALLEAU, 226 S . EIGHTH. Asked Mr. Ruff what 1989 rehab on the buildingin 1989 . Mr. Ruff said he understood the question was what money was spent, how much by the owner and how much CD moneys . Mr. Ruff said $32 , 00 was spent through the CD program (a matching program) , approximately $16 , 000 CD funds, and $16 , 000 private funds, on permit activities . An additional $15, 000 in nonpermit items has been invested in the property since it was purchased. Ms . Valleau said then the building has had $47 , 000 rehab in the last five years . We were told at the committee meeting recently that another $35 , 000 is required for new kitchens , bathrooms, roofs, etc . This means the building is not being maintained properly, or that the tenants there because of the numbers are not the desirable people we want there. The second issue is that the numbers do not work at $145, 000, and if the building is not 8 units, they can't make money, so the building will lapse into City' s responsibility to care disrepair. It is not the whether or not investors make money. Investors run risks . I also want to read into the record the Green Oaks Plan. The i premise was to reduce reasonably the number of units in the area. An exception was 123 S . Eighth, built as a 4-unit; it did not make sense to make it a one-unit. The structure at 812 Eureka, and there are 4 other addresses , was built as a 4-unit, and we would like to have it be a 4-unit again. The building was converted in 1971; almost from the beginning it was a problem. Class A is a privilege, not a right, and it is forever. Read letter from a Green Oaks resident, JOANNE WEIDIG, 800 EUREKA; expressing concerns about 812 Eureka. The large numbers of mostly transient tenants cause problems , ranging from excessive street traffic, loud radios, and obscene language, to drug trafficking and police calls . Objects to Class A status, urges reconverting building to its original 4-unit status, perhaps as a owner-occupied 4-plex condominium. Ms . Valleau also said there is a problem with rainwater runoff from this property to the three properties to the south. They flood whenever there is a big rain. DALE GOODRICH, 108 S . HOSMER. I am supporting the petitioner on this application, NCU-2-93 , 812-816 Eureka. Regarding Ms . Valleau ' s mention of $32 , 000 rehab of the building 2-family nd her house thought that it is excessive, 132 S . Hosmer, Y converted to a 1-family, required $42, 000 . A 2-family house at 817 Eureka, converted to 1-family, required $33,000 rehab. A single-family house at 920 Prospect, required $17 , 000 . A two-family it, $32, 0008is• Eighth was wishful thinking. ed for We will ,000 . need For a 8 $ PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 3 additional funding to bring this building up to code and maintain it as an 8-unit. The roof alone on the top part of the structure will cost $5-9 , 000 . Right now it has exceeded the 35 percent limit that a Class B nonconforming allows . Without a Class A, no additional building permits can be pulled for the duration of its existence. This Board should consider the aspect of rehab and maintenance of the building in its current state as an 8-unit. In 1971, the City allowed investors to make this an 8-unit. It has to be maintained as an 8-unit; otherwise there is not adequate cash flow. To think that you can take a building that has appreciated, and had improvements over the years, and try to cut 25 percent of the cash flow, and pay taxes and maintain it, is wishful thinking. One other issue : there is no runoff from this property, only to the north. We took transit readings . We have 21 feet of fall from the back to the front of the parking lot, to the north. The problem with the properties to the rear is that they are built in a hole. The surrounding properties are all higher. That is a problem for adjacent landowners to resolve; it does not pertain to this particular issue . I urge the Planning Board to support this . MARY MARGARET WOLL, 210 FERGUSON. The Eastside Neighborhood Organization is interested in the housing issue as it applies to the Eastside and the maintenance of quality of living issues . We have made a big step in the last week with the i help of Sparrow to increase home ownership in the area. Green Oaks falls into this area, where employees will be able, with Sparrow' s help, to buy homes . I have trouble with the definition of a Class A. One Class A in the area is attached to Movement Arts , and to the owner, not to the property. I see a magnificent 4-unit at 812 Eureka. I can imagine it as a condominium. It would be a beautiful thing and a benefit to everyone. As a 4-unit, it goes along with the size of families that belong in the neighborhood. As an 8-unit, it is stuffed. The Eastside is for the TAO. The organization worked hard to develop the plan; the people who wrote it are still there. MARK KRUGER, 123 S . EIGHTH. Managing partner of the property at 812 Eureka, SLU-2-93 , Class A status . In support of request. This building is the core and soul of the neighborhood. I have 50 signatures on petitions I will submit to the Board. I live in Green Oaks at 123 S . Eighth Street and have not been notified of any of the Green Oaks TAO meetings . This action has the support of the Planning staff and is the logical move for the Board to take. Without support for this action, you will be condemning this building to chaos and ruin. We have tried to place working responsible tenants in the building; however, if the building does not get the repairs and upkeep necessary, it will be impossible to PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 4 attract desirable residents . We advocate reducing density in the neighborhood; however, this structure became an 8-unit through legal process; has plenty of parking and meets all the qualifications . It is not financially viable or structurally feasible as less than an 8-unit building. Without a Class A status , the sale of the building will be inconceivable, diminishing its value, and just compensation is required by law. It is also to be noted that to turn this unit back into a 4-unit building, it will still also require a Class A. (Handed in petitions) . Thank you. JAMES M. SCHINNEMAN, representing STEVENS, KYES AND ASSOCIATES, for P-1-94 , New Horizon Subdivision. Submitted drawing with a change to the plan. We have an option on the exception, Lots 1, 2 , and 3 . In effect what we have done is increase the number to 36 lots , all but one conforming, Lot 18 would be a corner lot, because of the lots in South Pines . We would be asking for a variance . Mr. Fountain asked would they object to placing a plat restriction on Lots 22, 23 and 26 , prohibiting access to Aurelius Road. Mr. Schinneman said it is stated in the notes . Mr. Fountain said it shall not have, but that should become a plat restriction. Mr. Schinneman said there were no objections . Mr. Ruff said there was a desire to leave access on because that' s where the driveway comes in to the present house. Mr. Jones asked which lot was changed; Mr. Schinneman said Lots 1, 2 , and 3 were excepted from the original preliminary plat drawing. They have an option to buy that property, so we are showing them as lots now. Chairman LeBlanc read into the record that a petition has been submitted with 32 signatures in support of a Class A nonconforming status for the property at 812-816 Eureka. In support of remodeling the 8-unit apartment building, and renovation of housing stock in Green Oaks Neighborhood. MIKE FLANAGAN, 223 S . HOSMER. We have lived there more than a year. We have seen the development of 812 Eureka. If Mr. Kruger wishes to attend Green Oaks TAO, it is the third Wednesday of each month, 6 : 30 p.m. , at 128 S . Pennsylvania. Green Oaks residents are welcome to attend. The Class A should not have been brought to the Planning Board in the first place. IV. RECESS - 8 : 10-8 :25 . V. BUSINESS SESSION PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 5 A. Minutes for Approval : February 1, 1994 Consideration was postponed until March 1, 1994 . B. Committee Reports : Zoning and Ordinance Committee: 1 . Z-1-94 , 325 S. Walnut, "DM-4" Residential to "D-1" Professional Office District A request by Cathy A. Stull and David J. Anderson, to rezone property located at 325 South Walnut Street, from "DM-4" Residential to Professional Office District . The applicants propose to use the first and second floor as office and the third floor as a residential unit. STAFF FINDING The request is compatible with the surrounding land uses , complies with the Master Plan, provides adequate on-site parking, will not adversely impact the environment, and will not adversely impact future development. Staff recommends this request to rezone from "DM-4" Multiple Family Residential to "D-1" Professional Office be approved. It was moved and seconded in Committee to approve Z-1-94 , 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District. Motion carried unanimously, 4-0 and was approved. In making their recommendation, the Committee understood from the applicant that the asbestos siding would be removed and that the original wood siding would be used, if possible, depending upon its condition. If it cannot be used, an alternate siding would be added that would provide for a good presentation and have the appearance of the original . Further, the committee understood that an easement exists that provides access to the proposed rear yard parking, and finally, that public parking is available on the street and on Townsend. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 6 PLANNING BOARD ACTION Mr. Thelen made a motion, seconded by Mrs . Horne, to approve Z-1-94 , 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District with the provisions and findings mentioned in the staff report and the report of the Zoning and ordinance Committee, copies of which are attached hereto and made a p art Goolsby Yea Horne Yea Thelen Yea Barnhart Yea Ruqe Yea Fountain Yea LeBlanc Yea 2 . P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat Approval A request by Richard W. Remsing and David Bowker, for a tentative preliminary plat approval for property located off the 6700 Block of Aurelius Road, south of Dell Road and north of Willoughby Road. The proposed plat will contain thirty-six ( 36 ) lots to be used for single family residential development. Based upon the staff report and the agency responses, the Planning staff recommends that the tentative preliminary plat of New Horizon Subdivision (P-1-94 ) be approved subject to conditions . It was moved and seconded in Committee to approve P-1-94, New Horizon Subdivision, Tentative Preliminary Plat as revised, with the following conditions : 1 . That the final plat be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act; 2 . That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties; 3 . That the developer utilize an underground electrical distribution system as specified in section 1238 . 08 of the . Lansing Subdivision regulations ; PLANNING BOARD MINUTES FEBRUARY 15 1994 - PAGE 7 4 . That the necessary easements be provided for the installation of utilities; 5 . That the requirements of all responding agencies be complied with; 6 . That this tentative approval of the preliminary plat is effective for a period of twelve months; 7 . That restrictions be placed on the face of the Plat prohibiting access from Lots 22 , 23, and 36 to Aurelius Road; 8 . That the street name system be examined to reduce and clarify the street naming pattern. 9 . That the outlot ( for street purposes) be clearly identified on the face of the plat. NOTE: Acceptance of the revised plat recognizes Lot 18 as a conforming corner lot with a width of 60 feet instead of the standard required 70 foot lot. PLANNING BOARD ACTION: The motion was made, seconded and approved in Committee, and based on that recommendation, Mr. Thelen made a motion, seconded by Mrs . Horne, to approve P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat Approval, subject to conditions 1-6 in the Planning Board Report, a copy of which is attached hereto and made a part thereof, and the three CONDITIONS added. Some discussion ensued concerning street names . Goolsby Yea Horne Yea Thelen Yea Barnhart Yea Ruge Yea Fountain Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried; p-1APPROVED4 was 3 . NCU-2-93, 812 Eureka Street, Class A status This is a request by Ruth Kruger for Class A nonconforming status for the property at 812 Eureka Street, an eight-unit apartment building. The property is zoned "C" Residential District. The owner wishes to further rehabilitate the structure, requiring Class A status . PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 8 The Committee met on this matter again during the recess . Based on a recommendation from the Senior Assistant City Attorney, the Committee has voted to hold this in Committee while allowing the petitioner to submit to the Planning staff important information pertaining to the rehab. Held in Committee; to be addressed at the next Planning Board meeting. 4 . Next meeting Wednesday, March 9 , 1994, at 2 : 30 p.m. , Planning Division Conference Room Urban Development Committee: a. Next meeting Tuesday, March 8, 1994 at 4 p.m. , Planning Division Conference Room, Second Floor, Washington Square Annex; also another meeting Tuesday, February 22 , 1994 , to consider the CDBG Draft Statement Recommendation. Mr. Goolsby requested a breakdown over the last two or three years of various budget items . 5 . Executive Committee: The Executive Committee met before the Board meeting, continuing review of Rules and Procedures . C C. Report from Planning Manager, Ms . Love: Ms . Love announced that at 7 p.m. Wednesday, February 16 , 1994, at Gardner Middle School, a public meeting will be held to consider budgets of the Departments of Parks and Recreation and Planning and Neighborhood Development. .. Members of the public will have an opportunity to look at staff proposals for general budgets for the coming year. The Mayor will make a short presentation, followed by Doug Rubley; then Parks staff and Planning and Neighborhood Development staff presentations . Also on Wednesday, February 16 , Ms . Love, Ms . Witherspoon, and Steve Luciano, Police Dept . , will attend a workshop sponsored by HUD in Detroit on how to prepare an enterprise city application, under the new enterprise-empowerment cities . Empowerment cities are big cities, Detroit, Chicago, New York, etc . ; Enterprise cities are smaller entities; there will be 106 country- wide. It will combine CHAS with other planning activities , including public safety, public improvements , and economic development. The application must be in June 30, 1994, for the first round. If we make it, and PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 9 we are classified as an enterprise city, we are eligible for $3 million to carry out our strategic plan. We are working on the CIP budget. I hope to have something for the Board in the next several weeks . It is hard to get a handle on 15 years of deferred maintenance. The need is tremendous for major studies on records storage. The Police Dept. must keep paper copies of felony records for 25 years ; they have 27 different storage sites . The Fire Dept. must keep some copies for 30 years . We have requirements for our storage. It is a monumental task. We have received a new foster care facility request from the State of Michigan for a child foster care for up to 6 at 116 North Magnolia . It is not within 1500 feet of another facility; we will probably return it to the state indicating that. City Council will hold a public hearing on the Historic District Ordinance February 28 . The sunset date will be changed from March 19 to December 19 , 1994 to give the Commission the opportunity to make additional changes in definitions and language relative to the new state law concerning historic preservation. Helen has agreed to work with them on their ordinance. We have finished and sent to Purchasing the Seven Block RFP for a respondent to do the Section 108 Loan Application for approximately $4 million; it should go out early next week. Regarding East Michigan Revitalization Study, we have a contract with Howard Deardorff . Howard wants to proceed as soon as possible. The meeting will be held Friday, February 18 , 1994 at 7 : 30 a.m. at the Weight Management Center, 100 North Pennsylvania. The Physical Development Committee has again postponed the 1100 West Ionia Street matter; it will be the technical recommendation of the Department that we do not buy the property at 1100-1106 West Ionia. We feel it is a bad precedent for the City to purchase properties which have recently been brought up to Code for residential purposes and then demolish them. Also, the CD budget has no money. At the City Council meeting Monday night, Helen spoke. The Mayor passed out to the Councilmembers copies of the GOALS AND OBJECTIVES FOR THE TWENTY-FIRST CENTURY. The Mayor thanked the Board and staff for all of their work. PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 10 Councilmember Lilly said it will be referred to the Physical Development Committee. Mr. Thelen asked about boundaries of Enterprise zones; Ms . Love said census tracts have been identified that will qualify. Qualifying features include 35 percent of poverty for more than 50 percent of the residents of a particular census tract as a target area; also a certain number of contiguous census tracts having at least 25 percent poverty for the residential areas can be included. The Mayor .must decide whether he wants to apply for the entire area or whether to target smaller pieces . He could do just Seven Block, which happens to be in the area. D. Pending Items : Future action required 1 . Zoning and Ordinance Committee: a. SLU-1-94 , Mill Pond Village, 1600 Blk. E . Willoughby Rd. ( Staff Held) b. NCU-2-93, 812 Eureka Street, Class A status C. Z-23-90, 2200 Olds Avenue (Committee Held) d. Z-3-91, 4700 Block Aurelius Road (Committee Held) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street C . ACT-14-93, 116 E . Washtenaw VI . NEW BUSINESS . No new business . VII . COMMUNICATIONS Letter from Ruth Kruger; Board members have copies; also petition presented tonight during public comment and letter from Joanne Weidig. will. COMMENTS FROM CHAIRPERSON. Chairman LeBlanc urged members to turn in evaluations . IX. BOARD MEMBER COMMENTS Mr. Goolsby announced he had requested Ms . Love to send a copy of the GOALS AND OBJECTIVES to the State Journal editor and publisher, and indicate to them that any time they would like to review the Master Plan and all the other plans for the City, she would make them available. She also agreed to list all the plans . PLANNING BOARD MINUTES FEBRUARY 15 , 1994 - PAGE 11 Mrs . Horne asked about changing the date of the March 15 meeting because of conflicting with the special election. Mrs . Horne made a motion, seconded by Mr. Thelen, to change the March 15 meeting date to March 22, 1994 . On a voice vote, there were: Yeas : 7 ; Nays : 0 ; carried; second March meeting date was changed to March 22 ; APPROVED. X. ADJOURNMENT - was at 9 : 30 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board Attachments c:\wp\data\p1anbd\mn021594 I. ;:i ZONING AND ORDINANCE COMMITTEE REPORT TO PLANNING BOARD PAGE 2 1 . Z-1-94 , 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District A request by Cathy A. Stull and David J. Anderson, to rezone property located at 325 South Walnut Street, from "DM-4" Residential to "D-1" Professional Office District, and more particularly described as N I Lot 8 , Block 126 , Original Plat, City of Lansing i The applicants propose to use the first and second floor as office and the third floor as a residential unit. STAFF FINDING The request is compatible with the surrounding land uses , complies with the Master Plan, provides adequate on-site parking, will not adversely impact the environment, and will not adversely impact future development. Staff recommends this request to rezone from "DM-4" Multiple Family Residential to "D-1" Professional Office be approved. I . It was moved by Mr. Fountain, seconded by Ms . Horne, to approve Z-1-94 , 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District. Motion carried unanimously, 4-0 . APPROVED. In making their recommendation, the Committee understood from the applicant that the asbestos siding would be removed and that the original wood siding would be used, if possible, depending upon its condition. If it cannot be used, an alternate siding would be added that would provide for a good presentation and have the appearance of the original . Further, the committee understood that an easement exists that provides access to the proposed rear yard parking, and finally, that public. parking is available on the street and on Townsend. Z-1-94 325 S . Walnut "DM-4" Residential to "D-1" Professional Office District GENERAL INFORMATION APPLICANT: Cathy A. Stull & David J. Anderson 320 W. Ottawa Lansing, MI 48933 STATUS OF APPLICANT: Represents owner, Devone Sponsler 1049 W. Colonial Park Grand Ledge, MI 48837-2216 f REQUESTED ACTION: Rezoning EXISTING LAND USE : Residential EXISTING ZONING: "DM-4" Residential District PROPOSED ZONING: "D-1" Professional Office District PROPERTY SIZE & SHAPE : 33 ' x 1651 ; rectangular SURROUNDING LAND USE : N: Funeral Home S : Parking Lot E : Office W: Cass Building I SURROUNDING ZONING: N: "DM-4" Residential S : "E-2" Local Shopping E: "E-1" Apartment Shop W: N/A MASTER PLAN DESIGNATION: River Island Amendment Plan: Office. CASE HISTORY: SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicants propose to convert the first and second floor for office and the third floor for a one-bedroom residential unit. PLANNING BOARD Z-1-94, 325 S . Walnut PAGE 2 AGENCY RESPONSES : Transportation Egr. Parking on this site appears to be very limited for the intense nature of the proposed development. Provide more details about the on- site parking requirements and how the on-site access/egress will function. AMERITECH: No objection. Assessor: No comments . BWL: No objections or concerns . Fire Marshal : No comment providing plans are sent to Building Office and local codes are complied with. Building Office : Conversion of existing residential to commercial warrants compliance with several requirements of the uniform building code, as follows : ( 1) The offices must comply with the part 4 Building Code rules pertaining to barrier-free design. ( 2 ) The live and dead load of the floors must comply with Table 23-A. ( 3 ) The project is subject, to the City' s site plan review process . (4 ) Architectural plans must be submitted for review and approval . (5 ) The basement must be separated from the first floor by a fire resistive membrane. Continental Cable: The basement level is currently wired for cable services . Our cable line is behind building. Post wiring is suggested for the other two floors if and when remodeling is being done. I ' ll need to go inside in order to give you a price for a postwire of offices . PLANNING BOARD Z-1-94, 325 S . Walnut PAGE 3 ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The subject site is predominantly surrounded by parking lots to the north, east, and south. The Lewis Cass Building, a State of Michigan office building, is located to the west . The proposed conversion of this three-unit residential structure to two floors of office space, and the third floor , as a one-bedroom residential unit, would appear compatible with surrounding land use. COMPLIANCE WITH MASTER PLAN The River Island Area Comprehensive Plan designates future land use of the subject area as professional office use. This proposal for a combined office and residential use would be in compliance with the Comprehensive Plan. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The site plan shows 8 parking spaces (long term spaces, 8 ' wide) and 1 handicap space. Parking would be accessed by a 17 ' -wide drive along the south property line via an easement it agreement with Ingham County, which owns the parking lot to �N the south. Upon review of the plan, the staff finds that eight ( 8 ) spaces are required, and eight spaces can be provided. If necessary, additional parking is available within a block of the property at the City' s parking lot. ENVIRONMENTAL IMPACT No negative environmental impacts are anticipated. The renovation of this structure to office and residential use and its proposed restoration to its original historic character will represent an improvement to this block. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT No negative impact on future patterns of development is anticipated. The area is predominantly comprised of professional and governmental office development. This proposal would not change the future character of the area. SUMMARY The request is compatible with the surrounding land uses, complies with the Master Plan, provides adequate on-site parking, will not adversely impact the environment, and will not adversely impact future development . PLANNING BOARD Z-1-94 , 325 S . Walnut PAGE 4 RECOMMENDATION Staff recommends this request to rezone from"DM-4" Multiple Family Residential to "D-1" Professional Office be approved. e c:\wp\data\p1anbd\z194fe f I t 1 . DO YOU HAVE A SPECIFIC PLAN FOR USING THIS PROPERTY? Yes If so, describe and/or explain the specific land use proposed for this property. The applicants intend to upgrade all services in the premises to current requirements, including heating, air conditioning, plumbing, front porch, rear handicap access to the ground floor, down spout, parking, as well as replacing numerous windows. The exterior of the building will either be restored or otherwise made to create a superior presentation for those traveling north on Walnut. Attached as Exhibits 1, 2 and 3 are the existing floor plans for the first, second and third floor. Attached as Exhibit 4 is a site plan. Attached as Exhibit 5 is a proposed floor plan for the ground floor. Attached as Exhibit 6 is a proposed ground floor plan for the second floor. It is contemplated that the ground floor will be utilized as office by MPS Financial Management. MPS Financial Management is a small family owned business consisting of Michael P. Smorch and Nancy Smorch. Mr. and Mrs. Smorch have one employee. The second floor will be utilized by the Michigan News Network. The Michigan News Network supplies news and sports to approximately seventy-seven (77) radio stations in Michigan. Michigan News Network will use the premises as their Capitol news office, and their Capitol studio. j: The third floor will be utilized as a residential j apartment. The asbestos siding will be removed and the original siding restored. The interior of the premises was broken up into apartments during the Depression, but all of the original wood work was retained although covered with plywood. All original wood work will be restored to its original state. A separate report as to the significance of the structure will be submitted by Mr. Robert Morris of City Visions. The premises will have reasonably adequate parking with eight (8) long term parking spots, and one (1) handicap spot. There is a City of Lansing parking facility within 300 feet of the premises . The City of Lansing offers monthly parking and allows clients or customers to have their parking tickets "stamped" by the business. While a variance for parking will probably be required, pressure from the premises will not be great. 3 . Explain what changes or changing conditions make the passage of this rezoning amendment necessary: The 'premises have approximately fifty (50) years of deferred maintenance. The heating system is antiquated, the plumbing is obsolete and the electrical inadequate. It would not be cost effective to restore the premises solely for residential purposes, and the premises would be torn down if this applicat .on is not accented. There are no residential premises in the '.-1cck. All new heating, cooling, plumbing and electric will be installer. Reasonable parking will be provided. The original splendor of t:L=- oak wood work will be resit-ored. 4 . comment on other circumstances which jus�ify the amendment. There is no residential property in the entire City block, .and there is minimal residential property in the area. The building's foundation and basic structure is strong, and the building could be preserved and should be preserved. clb: \dj a\walnut.net is Z-1-94 , 325 S . WALNUT STREET "DM-4" RESIDENTIAL TO "D-V PROFESSIONAL OFFICE DISTRICT NORTH WA S n TE- IAA I l� ST I Y 2= of I 32 L7 Rkx - _ /2 t o^ K11;Q le i V i -- CASS C4 II -` I 1 x \ BLDG —' —.! PALNGL �6�.4 \ i6 i I E—� RKING I ' ( �9 862. 7 I \ - - -- -- I / AL A N1�A 00 S622 S T `I WAIL I I I26 3 PARKING x v R EUT 2s LL =�RKING ARKING N ZONING AND ORDINANCE COMMITTEE REPORT TO PLANNING BOARD PAGE 3 2 . P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat Approval A request by Richard W. Remsing and David Bowker, for a tentative preliminary plat approval for property located off the 6700 Block of Aurelius Road, south of Dell Road and north of Willoughby Road. The proposed plat will contain thirty-two ( 32 ) lots to be used for single family residential development. Based upon the staff report and the agency responses, the Planning staff recommends that the tentative preliminary plat of New Horizon Subdivision (P-1-94 ) be approved subject to conditions . It was moved by Mr. Fountain, seconded by Ms . Horne, to approve P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat with the following conditions : 1 . That the final plat be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act; 2 . That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties; 3 . That the developer utilize an underground electrical distribution system as specified in section 1238 . 08 of the Lansing Subdivision regulations; 4 . That the necessary easements be provided for the installation of utilities; . 5 . That the requirements of all responding agencies be complied with; 6 . That this tentative approval of the preliminary plat is effective for a period of twelve months; 7 . That the developer consider eliminating Lot 15 and connecting this parcel to abutting lots to develop some sort of connecting pathway to the South Pines Subdivision; 8 . That the developer redevelop the 7 lots (Lots 21 , 22 , 23 , 24 , 30, 31 and 32 ) to meet the minimum required lot depth of 100 feet. Seven out of 32 lots will be difficult to develop because they do not meet the minimum lot depth requirements . A cul-de-sac should developed to eliminate one of the access points off Aurelius Road or reduce the right-of-way width of the loop road in order to gain additional lot depth; and 9 . That the parcel at 6700 Aurelius Road be included with the proposed subdivision, if the property owner is agreeable. The motion was approved unanimously, 4-0 . APPROVED. P-1-94 New Horizons Subdivision Off 6700 Blk. Aurelius Rd., S.of Dell Rd.; N. of Willoughby Rd. GENERAL INFORMATION APPLICANT: Richard W. Remsing, 756 N. Edgar St. , Mason, MI 48854 and Dave Bowker, 6350 Timberland Dr. , Dimondale, MI 48821; Surveyor: Stevens-Kyes & Associates, Inc . , 1401 East Lansing Drive, Suite 112 , East Lansing, MI 48823 STATUS OF APPLICANT: "Owner-developers REQUESTED ACTION: Tentative Preliminary Plat Approval EXISTING LAND USE : Vacant EXISTING ZONING: "A" Residential District PROPOSED ZONING: "A" Residential District PROPERTY SIZE & SHAPE : Approximately 542 ' x 633 ' ; 7 . 2 acres ; rectangular SURROUNDING LAND USE : N: Single Family S : Single Family E : Single Family W: Single Family SURROUNDING ZONING: N "A" Residential District S : "A" Residential District; E : Delhi Township W: "A" Residential District MASTER PLAN DESIGNATION: Southeast Area Comprehensive Plan: Low Density Residential 0-7 DU/acre CASE HISTORY: SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The petitioners propose to develop 32 single-family residential lots . AGENCY RESPONSES : Parks & Rec . : No comment. Fire Marshal : Water supply for fire protection must be provided to all new areas . PLANNING BOARD P-1-94, New Horizons Subdivision PAGE 2 AMERITECH: ( 1) Need utility easement, preferably front lot ; ( 2 ) Coordination of all utilities and removal of obstructions will be scheduled by the developer; ( 3 ) Permanent grades will be established prior to placement and maintained throughout the routes of utility lines and services ; (4 ) preliminary site plans to be provided to AMERITECH Engineering as soon as approved. Ing. Cty. Rd. Com. Not within ICRC jurisdiction; however, I would discourage the frequent intersections on Aurelius Road. Consider eliminating one of the two or both if Outlot "A" in South Pines Sub. can be used for a roadway. Access to Dell Road? Too many street names . Assessor: Suggest platter include parcel at 6700 Aurelius Road in with the proposed new subdivision. ( If) the owner at 6700 could sign as one of i the plat proprietors , 17 ' would be gained for Aurelius right-of-way. The cost of surveying one more lot in 32-33 lots is negligible. See sketch attached. Trans . Engineer: The proposed plat meets all Transportation Division design requirements . DNR: DNR reviews under Sections 116 and 117 of PA 288 . We have no jurisdiction over this parcel under Sections 116 and 117 . Continental Cable: We are currently in the designing phase of our rebuild. Construction of subdivision would change the way we would design this area. It will not present a problem, but we would need as much advanced notice as possible. IC Drain Comm. : ( 1) The existing storm drain in Aurelius Rd. is the Stimson Cty. PLANNING BOARD P-1-94 , New Horizons Subdivision PAGE 3 Drain. Two tap-in permits are required, one at Bowker Drive and one at Remsing Drive. (2 ) Inspection and approval of the above two manholes by our office is required. ( 3 ) City of Lansing has jurisdiction over soil and E sedimentation control . (4 ) Storm drains within plat are under iF jurisdiction of the City of Lansing. BWL: Electric Utility: 10 ' utility easements are requested on all lot lines along the roads ' right-of- ways . See attached drawing. Water Utility: The development is to be served by the BWL water at present rates and installation fees . ANALYSIS This is a tentative preliminary plat, New Horizon Subdivision, for which the applicant wishes to develop 32 single family residential lots to be located north of the South Pines Subdivision, specifically, in the 6700 Block of Aurelius Road. To evaluate this proposal, the following major elements must be considered: • Compatibility with surrounding land use; a Compliance with the Master Plan; • Lot patterns; • Circulation; • Environmental impact; • Impact on future patterns of development; • Specific site consideration. COMPATIBILITY WITH SURROUNDING LAND USE The proposed development is consistent with the surrounding land uses , consisting of a variety of residential development, vacant land and park land in the area . COMPLIANCE WITH MASTER PLAN It is recommended in the Southeast Area Master Plan that the area be developed for residential use at a low density of 0-7 units per acre. With lot areas all exceeding the 6000 sq. ft. minimum, the gross density is 4 . 41 du/acre and the net density is 5 . 33 du/acre. PLANNING BOARD P-1-94 , New Horizons Subdivision PAGE 4 LOT PATTERNS Lots in this area vary in size and shape. All of the lots meet the minimum lot area requirements established in the Zoning Code with the exception of Lots 21 ( 79 . 03 ' x 92 . 18 ' ) ; 22 ( 78 . 00 ' x 92 . 18 ' ) , 23 ( 78 . 00 ' x 92 . 18 ' ) ; 24 ( 72 . 00 98 . 58 ' ) ; 30 ( 96 . 37 x 92 . 18 ' ) ; 31 ( 78 . 00 x 92 . 181 ) and 32 (78 . 25 ' x 92 . 18) . Section 1236 . 07 (c) indicates that the minimum lot depth for residential lots shall be 100 feet and 135 feet on major streets . The lots are reduced in size due to the outlot at 6700 Aurelius Road (north 90 ft. of east 207 ft . of Lot 17 and the West 443 ft . of Lot 18) . The Assessor' s office suggests that if this parcel were included with the proposed subdivision, 17 feet would be gained for Aurelius right-of-way. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC Each proposed lot has direct access to Remsing, Unity and Bowker Drives , local streets . There are two access points to Aurelius Road. One of these access points can be eliminated with the use of a cul-de-sac. Also, Lot 15 should be considered as a connecting point to the South Pines Subdivision, south of New Horizon. Access to Aurelius Road should be prohibited for any lot that has access to a newly- created street. ENVIRONMENTAL IMPACT There are no adverse environmental impacts . IMPACT ON FUTURE PATTERNS OF DEVELOPMENT The subdivision abuts low-density residential areas , and there appears to be no expansion directly abutting the property. SPECIFIC SITE CONSIDERATIONS These considerations relate to lot and right-of-way specifications . All lots shall meet the minimum requirements of the Lansing Subdivision Regulations . The public right-of- way to be dedicated in the subdivision meets the minimum requirement of the subdivision regulations and the transportation engineer. RECOMMENDATION The Planning staff recommends that the tentative preliminary plat of New Horizon Subdivision (P-1-94 ) be approved subject to the following conditions : PLANNING BOARD P-1-94 , New Horizons Subdivision PAGE 5 1 . That the final plat be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act; 2 . That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties; 3 . That the developer utilize an underground electrical distribution system as specified in section 1238 . 08 of the Lansing Subdivision regulations; 4 . That the necessary easements be provided for the installation of utilities; 5 . That the requirements of all responding agencies be complied with; 6 . That this tentative approval of the preliminary plat is effective for a period of twelve months; 7 . That the developer consider eliminating Lot 15 and connecting this parcel to abutting lots to develop some sort of connecting pathway to the South Pines Subdivision; i i 8 . That the developer redevelop the 7 lots (Lots 21, 22, 23, 24 , 30, 31 and 32 ) to meet the minimum required lot depth of 100 feet. Seven out of 32 lots will be difficult to develop because they do not meet the minimum lot depth requirements . A cul-de-sac should developed to eliminate one of the access points off Aurelius Road; and 9 . That the parcel at 6700 Aurelius Road be included with the proposed subdivision. Staff recommends approval based on the aforementioned summary. NOTE: The Planning Board minutes of February 15 , 1994 reflect the Board' s review of P-1-94 requirements , eliminating initial conditions 7 through 9 , and adding conditions 7 through 10 . c:\wp\data\p1anbd\p194.fe F S a .':. 't 3�r� t t:♦ �+• „ti,'J:, tic '1 gin•j�A.l. 1�2 ..�1"il Y-•�'F��e,yG.F4}� pV"= 4 �' ��� ./ _.•i- .'.�, '. '��ti:.�f T��wi}`�ii�w^.,n���L}�x'+• �+r!/�rT.'t, �ti. r T'Y �1r:Lrt•.•s•:i��' t•i�• 'Is�: ��� � / ,Z is`•i� , •� A f . � c . 00/ ti,i •4�j a74„'f •�41 C y� . ILA xfi r %'.���'j•I to }'�M� A.. P-1-94 , NEW HORIZON SUB . OFF 6700 BLK- AURELIUS RD. S. OF DELL RD.; N. OF WILLOUGHBY RD. �� a fllj:fq:' ill i lo nD I I Ir °l 1 e II I ,. Gill I , 'l I I I ��uul - ---------- ----------- 331 -t'roPo`�Ga At'e�" lo •aoc 06 SE-lr - uhd� V �s�a"n 5 ..•. •• . cansoH f sr c�. I• H—L�a�,{ _ � stia 1i,1u��rin� 1 P G-Z r l — �� ,�} r t �+V •� 5i I, r •J 1 I ,I I 1 I I { I I { I I I I , SOV,H EIHE SEE ,O. °Elni r,i♦ �ui13� o�-11 -94AUS : 42 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall TUESDAY, FEBRUARY 1, 1994 AGENDA I. OPENING SESSION A. Roll Call B . Excused Absences C. Introductions D. Approval of Agenda II. HEARINGS A. Z-1-94, 325 S. Walnut, "DM-4" Residential to "D-1" Professional Office District B . SLU-1-94, Mill Pond Village, 1600 Blk. E. Willoughby Rd. C. P-1-94, New Horizon Subdivision, off 6700 Blk. Aurelius Road III. COMMENTS FROM THE AUDIENCE (5 minutes each) IV. RECESS V. BUSINESS SESSION A. Minutes for Approval: January 19, 1994 B. Committee Reports: 1. Zoning and Ordinance Committee: a. Next meeting Wednesday, February 9, 1994 at 2:30 p.m. , Planning Division Conference Room 2. Urban Development Committee: a. Next meeting Tuesday, February 8, 1994 at 4 p.m. , HUMAN RELATIONS CONFERENCE ROOM, THIRD FLOOR, WSA 3. Executive Committee: C. Report from Planning Manager: PLANNING BOARD AGENDA FEBRUARY 1, 1994 PAGE 2 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-5-93, 1829 Coleman, telephone equipment structure(Tabled--Comm. ) e. NCU-2-93, 812 Eureka Street, Class A status 2. Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street C. Act-14-93, 116 E. Washtenaw VI. NEW BUSINESS VII. COMMUNICATIONS A. Letter to Jim Ruff from Ronald L. Surato, Engineer, Ameritech, withdrawing Z-1-93 and SLU-5-93 VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483- 4088 TDD. C:\WP\DATA\PLANBD\2-020194.AG APPROVED 030194 03-1 1 -94A08 : 42 RCVD TO CLERK 031094 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, February 1, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 32 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones and Lilly - not in attendance. B. Excused Absence - None. C. Introductions . Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Doris M. Witherspoon, Senior Planner, Planning Office; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS A. Z-1-94, 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District Mr. Ruff presented the case. Mr. Thelen asked how many parking spaces; Mr. Ruff answered 9 including 1 barrier- free. Mr. Barnhart asked if it was a joint driveway; Mr. Ruff said it formerly was joint with the property to the south. Now it is a parking lot, and the joint driveway is no longer used. Mr. Ruge asked about parking and green space. Mr. Ruff said parking adequacy for building size has not as yet been verified, and in the "D-l" Professional Office District, there is no green space requirement, though no front yard parking is allowed. CATHY STULL, 212 CREST, in Lansing, representing owner of 325 S . Walnut. My co-applicant and husband, David Anderson, and I have our business downtown; we also own 320-328 West Ottawa, which has just been placed on the National Registry for Historic Places; 318 W. Ottawa, and 208 N. Walnut. We have renovated those properties . Regarding 325 S . Walnut, it is vacant, and there is one residential structure just west; around the block are commercial structures . The sale is contingent on getting PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 2 a rezoning. Maintenance on the property was deferred by the owner--electrical and plumbing dates from the 1940 ' s . We will rework the heating and install new siding; it can be made into nice space. We have -tenants lined up for the first floor, MPS Financial Services, and second floor, Michigan News Network. One of their employees would use the residential apartment upstairs, a one- bedroom. Parking impacts will not be great. B. SLU-1-94, Mill Pond Village, 1600 E. Willoughby Rd. Mr. Ruff presented the case. This is a request by Lee Hellman, represented by Thomas Lapka. The property owner has an option to purchase property north of the Mill Pond Village Mobile Home Park for a special land use permit to use the property for their outdoor or recreational space. They intend to use it for open space and private recreational space in conjunction with their mobile home park in order to be able to develop approximately 29 additional sites, maximum within the park. The sites would be located within the existing park. The property in question is adjacent to the I-96 ramp, off Dell Road. Mr. Barnhart asked if the property is fenced at present? Mr. Ruff said there is some fencing; it would be considered concerning the special land use, as would access . Ms . LeBlanc asked if there were any special requirements; Mr. Ruff said they are yet to be determined. Under the Mobile Home Commission Act, the City is preempted. Ms . LeBlanc asked if a water-based facility is planned; answer no. No specific designs have been submitted as yet. MARK W. GESCHWENDT, Hubbard Law Firm, pinch-hitting for Tom Lapka, introduced Lee Hellman, on behalf of Mill Pond Village Mobile Home Park. Under the Mobile Home Commission requirements, we are required to have 25 percent of space as green space . The special land use permit will allow the park to meet that qualification. We now have County Road Commission approval that Hellman Road is adequate for 26 to 29 additional pads . We are waiting for Drain Commission and Health Dept . approval . There are concerns about access to the pads , and moving the green space to the rear of the property. The present road structure is adequate to meet the needs of the additional pads; no additional access is necessary, for example, to Dell or Kingdon Roads . Access will be to Willoughby Road. The green space will be used for picnic and barbecue areas for the residents . The only structure will be a fenced-in area for recreational vehicles . At present, in the green space in the interior, there is a PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 3 similar structure, not to exceed 1001x1001 , a fairly small structure. The structure will be fairly close to one of the access roads . The area at present is wooded, vacant land, bordering Dell and Kingdon, a natural buffer. It separates the properties . F LEE HELLMAN, 1500 OLD MILL LANE, MILL POND VILLAGE. Showed an aerial photograph of the 356 sites of the Mill Pond Village Mobile Home Park. The Mobile Home Commission in 1978 would not allow us to develop a site near Willoughby Road, because they required 25 percent green area. Our planned development is a park area which is only grass right now. There is an RV storage area of about 1001x1001 ; we will move it from the middle of the park to here [the area near I-96 ] . Four clumps of woods will not be touched. The only woods we will clear is enough for a gravel road [here] and fenced RV storage [here] . We will be developing a short piece of property. Our children' s park now is a big hill . We may develop 2 lots , though it might not be possible to do that. We will leave the woods alone; where we do clear out for the I RV storage, we will probably put picnic tables and built- in barbecue for the residents ' use. COUNCILMEMBER SANDY ALLEN, 5511 KAYNORTH, LANSING. I was contacted by Kingdon Road residents regarding this special land use permit. I visited the area, a natural, peaceful, untouched area. I contacted Mr. Hellman, who was unable to meet with me. I drove through the park; it appears to be at maximum capacity. The lots appear small, though they may be within the mobile home park regulations . Mr. Hellman referred to the areas of concern as the 25 percent green area; the present 25 percent green areas would be used for expansion. The Planning Office report indicates the parcel will be used as a recreational area. How would the proposed green area be used? Is it recreational area? How is recreational area defined? Does it have a pool, club house, sand boxes , jungle gyms? How would the neighbors be effected? Would the neighbors on Kingdon be exposed to parties in the club house? Would park children, for whom they would be liable, wander onto neighbors ' property? Or shortcut over the neighbors ' property? How would the recreational area proposal, which appears to be an expansion effort, effect the park residents? Area home owners said at the time the park was built that a privacy fence was to be erected; this was never done. I would like to suggest a postponement to allow a meeting between the applicant, the neighbors, and myself, so the plan could be clearly defined. Please keep me advised of the determination of this request. Thank you. PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 4 RICHARD RHODABECK, 6737 KINGDON, resident for 30 years . In the beginning of the park development, a privacy fence was mentioned in the application. Communication has been poor; we don't know what is planned--a recreational area or a storage area. Definition of "recreational" should be defined--how it is used, what it is going to be used for. Thank you. SUELLEN ASH, 6718 KINGDON, HOLT. This map is not accurate . A white space outlines our street; it is facilitated by mobile homes that back all the way back to : the end of the property against Kingdon Avenue residents . We have never been told what a recreational area consists of . We don't know what it is going to be. They now have an existing community center for parties near the front of the park, and an office there. There is a large recreational area already in the park for children, with playground equipment. I have letters, a petition signed by many Kingdon Avenue and Dell Road residents, and testimonial letters about prior promises made by the park to put up an 8 ' privacy fence that was .never erected along Kingdon Avenue. Our neighborhood is quiet and safe, with a dead end street . We don' t want it extended i to Dell Road; neither do Dell Road residents . Our j neighborhood is plagued by private property violations from the trailer park children. If something is erected back there, our property value will go down and we will be unable to sell our homes at fair market value. We have endangered trilliums and trees ; numerous wild animals live in the area. Keep our neighborhood quiet and safe, free of crime and vandalism. Thank you. Chairman LeBlanc read into the record a petition with 40 signatures, in opposition" to SLU-1-94 ; several letters , ( 1) from Mr. and Mrs . Robert Murvine, mentioned their understanding of a privacy fence construction, in opposition; (2) from Don Sears , 6900 Kingdon Avenue, asked what would be responsibility of mobile home park toward Kingdon Avenue residents , told fence would be erected between park and Kingdon Avenue residents; ( 3 ) Robert and Phyllis Hebert, 6700 Kingdon, no to recreational area behind house, opposed; (4 ) Janet and Michael Thompson addressed to Eleanor Love, Planning Manager, have great concerns about recreational center, increased noise and traffic, park supposed to erect 8-ft privacy fence, dead end street may become through street, opposed; (5) Ralph L. and Marita M. Smith, 6842 Kingdon Ave. , yard backs up to park, opposed to park expansion, privacy fence was to have been installed around park perimeter, urge rejection of petition; ( 6 ) Councilmember Allen ' s testimony; ( 7 ) Letter from Ms . Suellen Ash, who PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 5 spoke this evening; (8) Lester and Debbie Smith, 1933 Dell Road, unable to attend meeting, asking Stewart Holmes to speak as their representative, concerned about increases in traffic, speed, accidents ; in opposition. GERRY McQUILLAN, 6725 KINGDON. Already the owner refers to 25 percent green space, of which part is being used for RV storage. Does he really have 25 percent green space now? If it ' s such a benefit to the park, where are the supporters in residence, saying let' s move our centrally-located recreational area where we can watch our kids and place it at the far extremity of the park? City of Lansing recreational areas are in open parks where kids can play football, soccer, and frisbee, not in densely wooded areas . That is not a recreational area. I question the motives of the move and filling up open areas with mobile homes . Thank you. DAVID POST, 6710 KINGDON. I moved there three years ago . We have a lot of wildflowers and wildlife; it is not vacant land. STEWART HOLMES, 1825 DELL ROAD. A recreational area back there would be highly unsupervised. Opposed. TIM VAINNER, 1920 DELL ROAD. My problem is with all of the "probably"s . This is a rural setting, quiet, with low traffic volume. We don' t want traffic in our neighborhood. ED BALL, 6916 KINGDON. I built 5z years ago; I now have it up for sale, but 'have had to reduce the price. Opposed. CAROLYN POST, 6710 KINGDON. I ask you to come look at our street and see what we look at. The land is not a big parcel . One building will destroy it. The map is very deceiving. DEVON ASH, 6718 KINGDON. The map is old; there are a couple hundred more trailers than the map shows . Kingdon Avenue backyards are backed up to the trailer park. If they add 29 more trailers , with only 2 outlets , they are going to try to get into this road and possibly Kingdon Avenue. Mr. Ruge stated for the audience ' s information that Board members do go and inspect every site to see what things look like. PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 6 Mr. Thelen asked staff about extending a service road to Kingdon or Dell . Can the petitioner extend a private service drive to a public road? Ms . Love said she believed they would first be required to receive approval from Public Service; second, the City does not make a practice of connecting private services drives to public streets . It is a legitimate concern and one that through the SLU process can be addressed, because approval can be conditioned on a number of things, including access or lack thereof . Mr. Geschwendt asked to respond. The park consists of 356 existing lots; we are developing 26 interior lots . Problems will not be of great magnitude . Also, this is only a first step in getting the Mobile Home Commission' s approval for adding the additional lots ; maybe that is the time for some of these concerns should be raised by the residents . We are here for a special use permit for property already zoned residential and able to be developed for homes right now. We would like to use the space for part of our park; it is a much better situation than we have now. The present green space is flat with no trees, bounded by roads . Reference has been made to a fence; the present owner is not aware of that. He has owned it since 1978 . There is a berm that divides the homes on Kingdon and the park. There should be no impact on the streets . The Road Commission has already said we have adequate roadways for the additional traffic which will exit onto Willoughby. There should be no impact on either Kingdon or Dell Road or on the local residents . I Mr. Thelen asked Mr. Geschwendt to restate specifically I . what would be on the additional park area. Mr. Geschwendt said near the borrow place would be a fenced-in place for RVs . The present RV area would be moved to the new area, quite a distance from residential areas . It is not a structure or building, just a fencing and posts , with a short road to it. Mr. Hellman said we would not take out any more trees than necessary. We want to leave it as natural as possible. The children' s playground will be maintained in the middle of the park, where it is now. Mr. Geschwendt said it has to meet the requirements of the Mobile Home Commission, and the requirements for green space are fairly stringent. We are waiting for that approval . Mr. Hellman said the misconception is "recreation area. We are .not going to use it as a recreation area. That is what the kids ' park is for, and the clubhouse, and the land by the clubhouse. We are not going to cut through to Dell Road, or to Kingdon Road. We are going to use as PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 7 minimal as possible; we are purchasing it as a natural setting green space so that we can develop the other green space in our park. We might put a picnic table right next to the RV storage. As far as the 8 ' fence, I have never heard of that before. I 've been there since ' 78, and I 've never heard of an 8 ' barrier fence being put up. We had approval in ' 78 and ' 79 to add sites , and there was never any mention of any fence being put up in those approvals . It might have been previous owners . Mr. Fountain asked if residents in the park had been notified that their recreation area might be moved, and " if they had submitted any opinion on it. Mr. Hellman said as long as they had a recreation area to store their recreational vehicle in, they don' t care where it is . Mr. Fountain said he was referring to the playground for the young children. Mr. Hellman said the children' s playground, where the playground equipment is , is going to remain a playground. What we are going to use is a little park up in the front which is not used by anyone for anything. It is grass , with a sprinkler system. It is too small for a ball diamond. The grounds around the club house are used a lot, and the children ' s park. What we call our adult park at one time had some picnic tables and barbecues in it near the RV storage, but nobody ever used it, so we took them out. It is used for nothing at all, but we can' t build there because it is part of our green area required by the Mobile Home Commission. Mr. Fountain asked, because it is centrally located and surrounded by units, would adult residents use it if amenities were installed. Mr. Hellman said it is not centrally located; rather, it is toward the back of the park. We are not going to put in a pavilion. It is an open area with no trees ; also it is rather low. They can' t have parties there . Mr. Geschwendt said under this permit, it is an opportunity for Mill Pond to acquire the property. It has trees that border the Park. Mr. Hellman said four of the homes that go into these areas will be double-wides . Mr. Thelen said it is an important project; why isn' t there time enough to meet with neighbors . Mr. Hellman said he would be happy to meet. Ms . Love said no additional mobile home units could be developed in the 8 . 9 acres without rezoning. Mr. Hellman said we cannot connect private roads to public roads ; we want to develop a few more sites . Councilmember Sandy Allen said if a meeting should be held, disinterested parties or members of the Planning PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 8 should also be present. Chairman LeBlanc said the matter would be referred to the Zoning and Ordinance Committee. Ms . Love will contact Ms . Allen to set up a meeting. C. P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat Approval . Mr. Ruff presented the case. Mr. Fountain said there was an outlot left in South Pines for the purpose of extending a street north if and when the area developed. A lot number is shown there. Mr. Ruff said there is an outlot between Lots 5 and 6 that lines up with Lot 15 . Potentially, a roadway could be developed between Lots 5 and 6 of South Pines and between Lots 14 and 16 of New Horizon and possibly eliminate an entrance. We haven' t worked out options yet for connections of the neighborhoods . Mr. Fountain said it could save them money on street improvements . DAVID BOWKER, 6350 TIMBERLAND DRIVE, DIMONDALE. There is no change in use or zoning. It will be low-density i single-family lots , a quiet development, with no reason for through traffic . Because of the location and limited ` acreage, the project has limited scope and limited economic viability. We want to meet all the requirements of the Board and staff . PAM RHODABECK, 6737 KINGDON. ( 1) How are they going to take care of the ground water? When South Pines was built, everybody on the east side of Kingdon was told they had to pay more money for storm sewers because "your water runs that far to Aurelius Road. " We will fight this . ( 1) Children from South Pines come over and slide on my motor home. We have never put up fences on Kingdon; we didn't have to. We are liable, even though we don' t know they are on the property. We don' t need that. I don't expect others ' children to be on my property unless at my invitation. RICHARD RHODABECK, 6737 KINGDON. On both sides of us , we are gaining population. People are concerned. When I put up my pole barn, I was restricted as to size . I have about an acre of land, and neighbors behind me complained because it was too big for the property; yet you are trying to put 4 homes on the size of my property. I had trouble putting up a pole barn. Trying to put that many homes Qn 7 acres with access for children to play--they don' t have the room for their own kids to play. We are concerned. Thank you. PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 9 DAVID POST, 6710 KINGDON. There are two concerns with this proposed subdivision: ( 1) Property on Aurelius Road has always had a major water problem. In the past the water has run into Aurelius Road over the curb, and some of the area has been tried to be filled. (2) We have two more entrances and exits on Aurelius Road. Adding two more in this short distance will create an additional hazard by getting that many entrances and exits into a short area. There might be a better way of handling that situation. Thank you. i. TIM VAINNER, 1920 DELL ROAD. I don't have a problem with building the subdivision back there. It backs up to my backyard, which slopes down. I am concerned about the drainage from the new subdivision, and erosion and water coming into my backyard. About an access street, Dell is a dead end street, and we don't want an access street connecting all three subdivisions . It will create more traffic, a hazard to children. Behind my house is a row of trees , on the subdivision property. Do they plan to keep a buffer, or a fence, to separate the properties . Thank you. Jim Lindemann, 1905 Carson, in South Pines . It would change the character of the area. How close will it come to my back yard. I live next to where the cut-out street is; I would like to know whether that will turn into a street. Will the sidewalk be taken out of my yard? How will these things be decided. Mr. Ruff said, regarding the outlot, if it is utilized, it would be the developer' s responsibility. This is the tentative preliminary plat stage. Chairman LeBlanc said the matter will be referred to the Zoning and Ordinance Committee. III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None. IV. RECESS - A short recess was called until 9 : 15 p.m. V. BUSINESS SESSION A. Minutes for Approval : January 19 , 1994 Mr. Goolsby made a motion, seconded by Mr. Ruge, to approve the minutes of January 19 , 1994 . Chairman LeBlanc said the page header date, 1993, needs to be corrected to read 1994, and that page 21, last line, "comprising" should read "comprOMising" . PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 10 PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were : Yeas : 7 ; Nays : 0; carried unanimously; minutes of January 19 , 1994 , with 2 corrections were: APPROVED. 4i B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. No items to act on this evening. a. Next meeting Wednesday, February 9 , 1994, at 2 : 30 p.m. , Planning Division Conference Room 2 . Urban Development Committee, Mr. Barnhart, Chair. No items to act on this evening. a. Next meeting Tuesday, February 8 , 1994 at 4 j p.m. , HUMAN RELATIONS CONFERENCE ROOM, THIRD II FLOOR, WSA 3 . Executive Committee, Ms . LeBlanc, Chairman. Met this evening. We have begun the process of going through the Policies and Procedures . We will meet after this meeting tonight or at another time. C. Report from Planning Manager, Ms . Love. We have received the brochure on the MSPO training workshops for planning and zoning commissioners . Two board members , Mr. Thelen, and Mr. Ruge, have not previously received this training; both would like to attend March 10, 1994 , at Olivet College . Another annual advanced training workshop in Lansing, at the Holiday Inn South, appears to be very interesting, for local planning commissioners, boards of zoning appeals , elected officials, planning, building, zoning and engineering staff, historic district commissions , downtown development authorities , central business representatives, and citizens concerned about the viability of their community should attend. If funds are available, I would like to have board members attend. I am going to take the two new senior planners; and Mr. Ruff has indicated a desire to attend. I am also asking City Council if some members would like to go out of their budget. We would have room for 3-4 persons from PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 11 the Planning Board. Ms . Horne, Ms . LeBlanc, Mr. Ruge and Mr. Fountain indicated interest. Two evaluations have been received; others are due February 15, 1994 . Ms . Love also distributed bound copies of the GOALS AND OBJECTIVES FOR THE TWENTY-FIRST CENTURY. Copies will be transmitted to the Mayor and City Council on Wednesday, February 2, 1994 . This is a timely document for the City; many topics were mentioned by Mayor Hollister in his State of the City speech last night, Monday, January 31, 1994 . We have a document we can all be proud of . , We are moving ahead on the Empowerment and Enterprise Zones from HUD, an application we must have ready by April 30 . Some major criteria include a strategic plan for an area of the City where the census tracts show more than 35 percent of residents are at poverty level, and the remainder of the area at 25 percent poverty level . Using 1990 Census materials, we have identified the north and central areas of the City. I am going to a HUD workshop on February 16 in Detroit to be trained. Also, the Economic Development Committee of Council sponsored a meeting Friday, January 16 , 1994 , on the Seven Block Plan. We discussed implementing the Seven Block Plan; we discussed with the State History Commission how to remove impediments and roadblocks to doing environmental assessments on the houses on St. Joe. We will continue to work on a more in-depth historic profile of the remainder of the houses in that neighborhood. We are looking at possibly hiring a consultant to write a Section 108 loan grant application. We hope to have the RFP done by Friday and into the Purchasing Department. We are moving ahead on the East Michigan Avenue study; the contracts are prepared. We have 3 new zoning cases coming up that were on Council ' s agenda Monday night. We will have a new planner on staff February 14 , Jim Sturdivant; we are moving to fill the Planner 30 position, a CD-funded position. HUD has decided to change the CHAS program. Instead of being primarily a housing program, CHAS will be expanded to be a comprehensive strategy for city development . They are looking to us to consolidate and coordinate our various fundings under the HOME Program and under the CHAS program and under CD programs . We will have to fold in the. economic development, the public services and facilities and also housing strategy. Doris is taking two crash courses in that. It is a very comprehensive activity which we must start now, because it will be due in June of 1995 . PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 12 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-5-93, 1829 Coleman, telephone equipment structure (Tabled--Comm. ) e. NCU-2-93, 812 Eureka Street, Class A status 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street C . Act-14-93, 116 E . Washtenaw VI . NEW BUSINESS . None. VII . COMMUNICATIONS : A. Letter to Jim Ruff from Ronald L. Surato, Engineer, Ameritech, withdrawing Z-1-93 and SLU-5-93 from further consideration. Mr. Fountain made a motion, seconded by Ms . Horne, to accept the letter. No further action is 4 necessary. On a voice vote, the letter was accepted unanimously, 7-0; the letter was accepted. VIII . COMMENTS FROM CHAIRPERSON. Chairman LeBlanc said, in relation to workshops, the Michigan Preservation Network will be cosponsoring workshops in Lansing on design review and related issues with the Bureau of Michigan History. Chairman LeBlanc said evaluations are due; please remember things we have been discussing: library, etc . IX. BOARD MEMBER COMMENTS . Mr. Thelen asked about the contracts being put together for the East Michigan land use consultant, and the negotiations regarding figures ( $25 , 000 v. $30 , 000) . Ms . Love said the consultant revised his figure downward. Mr. Fountain said, regarding the SLU-1-94 , Mill Pond Village Mobile Home Park, the land was excess highway right-of-way land disposed of by the Highway Department as just that, excess right-of-way. At one time, the land the mobile home park is on was zoned light industrial . t was proposed to put it in an industrial park; however, PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 13 that never materialized, and subsequently it went to residential, and then into a mobile home park. To me, that makes a difference . The land was disposed of on the basis of no potential land use in mind when it was done . Someone picked it up in a land speculation as an irregular piece of land. If it was part of a parcel that had some future purpose, it might make a difference, but it was just excess land. Ms . Horne said on March 15, there is going to be a special election for Mr. Hollister' s legislative seat, and for the tax referendum. What would be the desire of the Board in that case since Ms . Horne will be an election worker. Ms . Love said no hearings would be scheduled that night. Mr. Fountain said it could be canceled or moved to the next night. Mr. Thelen asked about 110 Clifford Street; Mr. Ruff said he did not have the information tonight. Mr. Thelen also asked about closure of Hosmer Street. Ms . Love said the Public Service Dept. has been working on it with Planning to develop alternatives for the neighborhood. X. ADJOURNMENT - was at 10 : 20 p.m. Sincerely yours Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn020194 02-24-94AC18 : 21 RCVD CITY of LANSING ' , ►Ira„"' INTEROFFICE COMMUNICATION ° PLANNING OFFICE .!,•IV.IIIIIllIIL+" .�(fR l2'T .L'��♦. ��Th�.l DATE: February 23 , 1994 TO: Planning Board Members 0 FROM: Eleanor K. Love, Planning Manager RE: Rescheduling Regular meeting of March 15 , 1994 to March 22 , 1994 Because of scheduling conflicts with the special election to be held on March 15, 1994 , the regular Planning Board meeting of March 15 , 1994 , has been rescheduled to March 22 , 1994 . The meeting will be held as usual at 7 : 30 p.m. in the City Council Chambers . EKL:LC c:\wp\data\planbd\moelreek.edm CLERK FOR POSTING DRAFT TO CLERK 020454 APPROVED TO CLERK 012-16-94P02 : 51 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 Tuesday, February 1, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 32 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . Ex officio members Councilmembers Jones and Lilly - not in attendance. B. Excused Absence - None . C . Introductions . Eleanor K. Love, Planning Manager, introduced staff present : James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Doris M. Witherspoon, Senior Planner, Planning Office; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS A. Z-1-94, 325 S . Walnut, "DM-4" Residential to "D-1" Professional Office District Mr. Ruff presented the case. Mr. Thelen asked how many parking spaces; Mr. Ruff answered 9 including 1 barrier- free.' Mr. Barnhart asked if it was a joint driveway; Mr. Ruff said it formerly was joint with the property to the south. Now it is a parking lot, and the joint driveway is no longer used. Mr. Ruge asked about parking and green space. Mr. Ruff said parking adequacy for building size has not as yet been verified, and in the "D-1" Professional Office District, there is no green space requirement, though no front yard parking is allowed. CATHY STULL, 212 CREST, in Lansing, representing owner of 325 S . Walnut . My co-applicant and husband, David Anderson, and I have our business downtown; we also own 320-328 West Ottawa, which has just been placed on the National Registry for Historic Places; 318 W. Ottawa, and 208 N. Walnut. We have renovated those properties . Regarding 325 S . Walnut, it is vacant, and there is one residential structure just west; around the block are commercial structures . The sale is contingent on getting PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 2 a rezoning. Maintenance on the property was deferred by the owner--electrical and plumbing dates from the 1940 ' s . We will rework the heating and install new siding; it can be made into nice space. We have .tenants lined up for the first floor, MPS Financial Services, and second floor, Michigan News Network. One of their employees would qse the residential apartment upstairs, a one- bedroom. Parking impacts will not be great. B. SLU-1-94, Mill Pond Village, 1600 E. Willoughby Rd. Mr. Ruff presented the case . This is a request by Lee Hellman, represented by Thomas Lapka. The property owner has an option to purchase property north of the Mill Pond Village Mobile Home Park for a special land use permit to use the property for their outdoor or recreational space. They intend to use it for open space and private recreational space in conjunction with their mobile home park in order to be able to develop approximately 29 additional sites, maximum within the park. The sites would be located within the existing park. The property in question is adjacent to the I-96 ramp, off Dell Road. Mr. Barnhart asked if the property is fenced at present? Mr. Ruff said there is some fencing; it would be considered concerning the special land use, as would access . Ms . LeBlanc asked if there were any special requirements; Mr. Ruff said they are yet to be determined. Under the Mobile Home Commission Act, the City is preempted. Ms . LeBlanc asked if a water-based facility is planned; answer no. No specific designs have been submitted as yet. MARK W. GESCHWENDT, Hubbard Law Firm, pinch-hitting for Tom Lapka, introduced Lee Hellman, on behalf of Mill Pond Village Mobile Home Park. Under the Mobile Home Commission requirements , we are required to have 25 percent of space as green space . The special land use permit will allow the park to meet that qualification. We now have County Road Commission approval that Hellman Road is adequate for 26 to 29 additional pads . We are waiting for Drain Commission and Health Dept. approval . There are concerns about access to the pads , and moving the green space to the rear of the property. The present road structure is adequate to meet the needs of the additional pads; no additional access is necessary, for example, to Dell or Kingdon Roads . Access will be to Willoughby Road. The green space will be used for picnic and barbecue areas for the residents . The only structure will be a fenced-in area for recreational vehicles . At present, in the green space in the interior, there is a PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 3 similar structure, not to exceed 1001x1001 , a fairly small structure. The structure will be fairly close to _ one of the access roads . The area at present is wooded, vacant land, bordering Dell and Kingdon, a natural buffer. It separates the properties . LEE HELLMAN, 1500 OLD MILL LANE, MILL POND VILLAGE. Showed an aerial photograph of the 356 sites of the Mill Pond Village Mobile Home Park. The Mobile Home Commission in 1978 would not allow us to develop a site near Willoughby Road, because they required 25 percent green area. Our planned development is a park area which is only grass right now. There is an RV storage area of about 100 ' x100 ' ; we will move it from the middle of the park to here [the area near I-96 ] . Four clumps of woods will not be touched. The only woods we will clear is enough for a gravel road [here] and fenced RV storage [here] . We will be developing a short piece of property. Our children' s park now is a big hill . We may develop 2 lots , though it might not be possible to do that. We will leave the woods alone; where we do clear out for the RV storage, we will probably put picnic tables and built- in barbecue for the residents ' use. COUNCILMEMBER SANDY ALLEN, 5511 KAYNORTH, LANSING. I was contacted by Kingdon Road residents regarding this special land use permit. I visited the area, a natural, peaceful, untouched area. I contacted Mr. Hellman, who was unable to meet with me. I drove through the park; it appears to be at maximum capacity. The lots appear small, though they may be within the mobile home park regulations . Mr. Hellman referred to the areas of concern as the 25 percent green area; the present 25 percent green areas would be used for expansion. The Planning Office report indicates the parcel will be used as a recreational area. How would the proposed green area be used? Is it recreational area? How is recreational area defined? Does it have a pool, club house, sand boxes, jungle gyms? How would the neighbors be effected? Would the neighbors on Kingdon be exposed to parties in the club house? Would park children, for whom they would be liable, wander onto neighbors ' property? Or shortcut over the neighbors ' property? How would the recreational area proposal, which appears to be an expansion effort, effect the park residents? Area home owners said at the time the park was built that a privacy fence was to be erected; this was never done. I would like to suggest a postponement to allow a meeting between the applicant, the neighbors, and myself, so the plan could be clearly defined. Please keep me advised of the determination of this request. Thank you. PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 4 RICHARD RHODABECK, 6737 KINGDON, resident for 30 years . In the beginning of the park development, a privacy fence was mentioned in the application. Communication has been poor; we don't know what is planned--a recreational area or a storage area. Definition of "recreational" should be defined--how it is used, what it is going to be used for. Thank you. SUELLEN ASH, 6718 KINGDON, HOLT. This map is not accurate . A white space outlines our street; it is facilitated by mobile homes that back all the way back to the end of the property against Kingdon Avenue residents . We have never been told what a recreational area consists of . We don't know what it is going to be. They now have an existing community center for parties near the front of the park, and an office there. There is a large recreational area already in the park for children, with playground equipment . I have letters , a petition signed by many Kingdon Avenue and Dell Road residents, and testimonial letters about prior promises made by the park to put up an 8 ' privacy fence that was never erected along Kingdon Avenue. Our neighborhood is quiet and safe, with a dead end street. We don' t want it extended to Dell Road; neither do Dell Road residents . Our neighborhood is plagued by private property violations from the trailer park children. If something is erected back there, our property value will go down and we will be unable to sell our homes at fair market value. We have endangered trilliums and trees ; numerous wild animals live in the area. Keep our neighborhood quiet and safe, free of crime and vandalism. Thank you. Chairman LeBlanc read into the record a petition with. 40 signatures, in opposition to SLU-1-94 ; several letters, ( 1) from Mr. and Mrs . Robert Murvine, mentioned their understanding of a privacy fence construction, in opposition; (2) from Don Sears , 6900 Kingdon Avenue, asked what would be responsibility of mobile home park toward Kingdon Avenue residents , told fence would be erected between park and Kingdon Avenue residents (to Robert and Phyllis Hebert, 6700 Kingdon, ; recreational area behind house, opposed; (4) Janet and Michael Thompson addressed to Eleanor Love, Planning Manager, have great concerns about recreationaln8e , increased noise and traffic, park supposed to erect ft privacy fence, dead end street may become through street, opposed; (5) Ralph L. and Marita M. Smith, 6842 Kingdon Ave. , yard backs up to park, opposed to park expansion, privacy fence was to have been installed around park perimeter, urge rejection of petition; ( 6 ) Councilmember Allen' s testimony; ( 7 ) Letter from Ms . Suellen Ash, who PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 5 spoke this evening; (8) Lester and Debbie Smith, 1933 Dell Road, unable to attend meeting, asking Stewart _Holmes to speak as their representative, concerned about increases in traffic, speed, accidents ; in opposition. GERRY McQUILLAN, 6725 KINGDON. Already the owner refers to 25 percent green space, of which part is being used for RV storage. Does he really have 25 percent green space now? If it' s such a benefit to the park, where are the supporters in residence, saying let ' s move our centrally-located recreational area where we can watch our kids and place it at the far extremity of the park? City of Lansing recreational areas are in open parks where kids can play football, soccer, and frisbee, not in densely wooded areas . That is not a recreational area. I question the motives of the move and filling up open areas with mobile homes . Thank you. DAVID POST, 6710 KINGDON. I moved there three years ago . We have a lot of wildflowers and wildlife; it is not vacant land. STEWART HOLMES, 1825 DELL ROAD. A recreational area back there would be highly unsupervised. Opposed. TIM VAINNER, 1920 DELL ROAD. My problem is with all of the "probably"s . This is a rural setting, quiet, with low traffic volume. We don't want traffic in our neighborhood. ED BALL, 6916 KINGDON. I built 52 years ago; I now have it up for sale, but have had to reduce the price . Opposed. CAROLYN POST, 6710 KINGDON. I ask you to come look at our street and see what we look at. The land is not a big parcel . One building will destroy it. The map is very deceiving. DEVON ASH, 6718 KINGDON. The map is old; there are a couple hundred more trailers than the map shows . Kingdon Avenue backyards are backed up to the trailer park. If they add 29 more trailers , with only 2 outlets, they are going to try to get into this road and possibly Kingdon Avenue. Mr. Ruge stated for the audience' s information that Board members do go and inspect every site to see what things look like. PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 6 Mr. Thelen asked staff about extending a service road to Kingdon or Dell . Can the petitioner extend a private service drive to a public road? Ms . Love said she believed they would first be required to receive approval from Public Service; second, the City does not make a practice of connecting private services drives to public streets . It is a legitimate concern and one that through the SLU process can be addressed, because approval can be conditioned on a number of things, including access or lack thereof . Mr. Geschwendt asked to respond. The park consists of 356 existing lots; we are developing 26 interior lots . Problems will not be of great magnitude . Also, this is only a first step in getting the Mobile Home Commission' s approval for adding the additional lots ; maybe that is the time for some of these concerns should be raised by the residents . We are here for a special use permit for property already zoned residential and able to be developed for homes right now. We would like to use the space for part of our park; it is a much better situation than we have now. The present green space is flat with no trees , bounded by roads . Reference has been made to a fence; the present owner is not aware of that. He has owned it since 1978 . There is a berm that divides the homes on Kingdon and the park. There should be no impact on the streets . The Road Commission has already said we have adequate roadways for the additional traffic which will exit onto Willoughby. There should be no impact on either Kingdon or Dell Road or on the local residents . Mr. Thelen asked Mr. Geschwendt to restate specifically what would be on the additional park area. Mr. Geschwendt said near the borrow place would be a fenced-in place for RVs . The present RV area would be moved to the new area, quite a distance from residential areas . It is not a structure or building, just a fencing and posts, with a short road to it. Mr. Hellman said we would not take out any more trees than necessary. We want to leave it as natural as possible . The children ' s playground will be maintained in the middle of the park, where it is now. Mr. Geschwendt said it has to meet the requirements of the Mobile Home Commission, and the requirements for green space are fairly stringent. We are waiting for that approval . Mr. Hellman said the misconception is "recreation area. " We are not going to use it as a recreation area. That is what the kids ' park is for, and the clubhouse, and the land by the clubhouse. We are not going to cut through to Dell Road, or to Kingdon Road. We are going to use as PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 7 minimal as possible; we are purchasing it as a natural setting green space so that we can develop the other green space in our park. We might put a picnic table right next to the RV storage. As far as the 8 ' fence, I have never heard of that before . I 've been there since 178, and I 've never heard of an 8 ' barrier fence being put up., We had approval in ' 7 8 and ' 7 9 to add sites , and there was never any mention of any fence being put up in those approvals . It might have been previous owners . Mr. Fountain asked if residents in the park had been notified that their recreation area might be moved, and " if they had submitted any opinion on it. Mr. Hellman said as long as they had a recreation area to store their recreational vehicle in, they don' t care where it is . Mr. Fountain said he was referring to the playground for the young children. Mr. Hellman said the children' s playground, where the playground equipment is , is going to remain a playground. What we are going to use is a little park up in the front which is not used by anyone for anything. It is grass , with a sprinkler system. It is too small for a ball diamond. The grounds around the club house are used a lot, and the children' s park. What we call our adult park at one time had some picnic tables and barbecues in it near the RV storage, but nobody ever used it, so we took them out . It is used for nothing at all, but we can't build there because it is part of our green area required by the Mobile Home Commission. Mr. Fountain asked, because it is centrally located and surrounded by units, would adult residents use it if amenities were installed. Mr. Hellman said it is not centrally located; rather, it is toward the back of the park. We are not going to put in a pavilion. It is an open area with no trees ; also it is rather low. They can' t have parties there. Mr. Geschwendt said under this permit, it is an opportunity for Mill Pond to acquire the property. It has trees that border the Park. Mr. Hellman said four of the homes that go into these areas will be double-wides . Mr. Thelen said it is an important project; why isn ' t there time enough to meet with neighbors . Mr. Hellman said he would be happy to meet. Ms . Love said no additional mobile home units could be developed in the 8 . 9 acres without rezoning. Mr. Hellman said we cannot connect private roads to public roads ; we want to develop a few more sites . Councilmember Sandy Allen said if a meeting should be held, disinterested parties or members of the Planning PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 8 should also be present. Chairman LeBlanc said the matter would.be referred to the Zoning and Ordinance Committee. Ms . Love will contact Ms . Allen to set up a meeting. C. P-1-94 , New Horizon Subdivision, Tentative Preliminary Plat Approval . Mr. Ruff presented the case . Mr. Fountain said there was an outlot left in South Pines for the purpose of extending a street north if and when the area developed. A lot number is shown there. Mr. Ruff said there is an outlot between Lots 5 and 6 that lines up with Lot 15 . Potentially, a roadway could be developed between Lots 5 and 6 of South Pines and between Lots 14 and 16 of New Horizon and possibly eliminate an entrance. We haven't worked out options yet for connections of the neighborhoods . Mr. Fountain said it could save them money on street improvements . DAVID BOWKER, 6350 TIMBERLAND DRIVE, DIMONDALE. There is no change in use or zoning. It will be low-density single-family lots, a quiet development, with no reason for through traffic . Because of the location and limited acreage, the project has limited scope and limited economic viability. We want to meet all the requirements of the Board and staff. PAM RHODABECK, 6737 KINGDON. ( 1) How are they going to take care of the ground water? When South Pines was built, everybody on the east side of Kingdon was told they had to pay more money for storm sewers because "your water runs that far to Aurelius Road. " We will fight this . ( 1) Children from South Pines come over and slide on my motor home. We have never put up fences. on Kingdon; we didn't have to. We are liable, even though we don't know they are on the property. We don't need that. I don't expect others ' children to be on my property unless at my invitation. RICHARD RHODABECK, 6737 KINGDON. On both sides of us, we are gaining population. People are concerned. When I put up my pole barn, I was restricted as to size . I have about an acre of land, and neighbors behind me complained because it was too big for the property; yet you are trying to put 4 homes on the size of my property. I had trouble putting up a pole barn. Trying to put that many homes on 7 acres with access for children to play--they don't have the room for their own kids to play. We are concerned. Thank you. PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 9 DAVID POST, 6710 KINGDON. There are two concerns with this .proposed subdivision: ( 1) Property on Aurelius Road has always had a major water problem. In the past the water has run into Aurelius Road over the curb, and some of the area has been tried to be filled. (2) We have two more entrances and exits on Aurelius Road. Adding two more in this short distance will create an additional hazard by getting that many entrances and exits into a short area. There might be a better way of handling that situation. Thank you. TIM VAINNER, 1920 DELL ROAD. I don' t have a problem with building the subdivision back there. It backs up to my backyard, which slopes down. I am concerned about the drainage from the new subdivision, and erosion and water coming into my backyard. About an access street, Dell is a dead end street, and we don' t want an access street connecting all three subdivisions . It will create more traffic, a hazard to children. Behind my house is a row of trees, on the subdivision property. Do they plan to keep a buffer, or a fence, to separate the properties . Thank you. Jim Lindemann, 1905 Carson, in South Pines . It would change the character of the area. How close will it come to my back yard. I live next to where the cut-out street is; I would like to know whether that will turn into a street. Will the sidewalk be taken out of my yard? How will these things be decided. Mr. Ruff said, regarding the outlot, if it is utilized, it would be the developer ' s responsibility. This is the tentative preliminary plat stage. Chairman LeBlanc said the matter will be referred to the Zoning and Ordinance Committee. III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None . IV. RECESS - A short recess was called until 9 : 15 P.M. V. BUSINESS SESSION A. Minutes for Approval : January 19 , 1994 Mr. Goolsby made a motion, seconded by Mr. Ruge, to approve the minutes of January 19 , 1994 . Chairman LeBlanc said the page header date, 1993 , needs to be corrected to read 1994, and that page 21, last line, "comprising" should read "comprOMising . PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 10 PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Ruge Yea Thelen Yea On a roll call vote, there were : Yeas : 7; Nays : 0; carried unanimously; minutes of January 19 , 1994, with 2 corrections were: APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. No items to act on this evening. a. Next meeting Wednesday, February 9 , 1994, at 2 : 30 p.m. , Planning Division Conference Room 2 . Urban Development Committee, Mr. Barnhart, Chair. No items to act on this evening. a. Next meeting Tuesday, February 8, 1994 at 4 p.m. , HUMAN RELATIONS CONFERENCE ROOM, THIRD FLOOR, WSA 3 . Executive Committee, Ms . LeBlanc, Chairman. Met this evening. We have begun the process of going through the Policies and Procedures . We will meet after this meeting tonight or at another time. C . Report from Planning Manager, Ms . Love . We have received the brochure on the MSPO training workshops for planning and zoning commissioners . Two board members, Mr. Thelen, and Mr. Ruge, have not previously received this training; both would like to attend March 10, 1994 , at Olivet College . Another annual advanced training workshop in Lansing, at the Holiday Inn South, appears to be very interesting, for local planning commissioners, boards of zoning appeals , elected officials, planning, building, zoning and engineering staff, historic district commissions, downtown development authorities , central business representatives, and citizens concerned about the viability of their community should attend. If funds are available, I would like to have board members attend. I am going to take the two new senior planners ; and Mr. Ruff has indicated a desire to attend. I am also asking City Council if some members would like to go out of their budget. We would have room for 3-4 persons from PLANNING BOARD MINUTES FEBRUARY 1 , 1994 - PAGE 11 the Planning Board. Ms . Horne, Ms . LeBlanc, Mr. 'Ruge and Mr. Fvuntain indicated interest. Two evaluations have been received; others are due February 15, 1994 . Ms . Love also distributed bound copies of the GOALS AND OBJECTIVES FOR THE TWENTY-FIRST CENTURY,. Copies will be transmitted to the Mayor and City Council on Wednesday, February 2, 1994 . This is a timely document for the City; many topics were mentioned by Mayor Hollister in his State of the City speech last night, Monday, January 31, 1994 . We have a document we can all be proud of . . We are moving ahead on the Empowerment and Enterprise Zones from HUD, an application we must have ready by April 30 . Some major criteria include a strategic plan for an area of the City where the census tracts show more than 35 percent of residents are at poverty level , and the remainder of the area at 25 percent poverty level . Using 1990 Census materials , we have identified the north and central areas of the City. I am going to a HUD workshop on February 16 in Detroit to be trained. Also, the Economic Development Committee of Council sponsored a meeting Friday, January 16 , 1994 , on the Seven Block Plan. We discussed implementing the Seven Block Plan; we discussed with the State History Commission how to remove impediments and roadblocks to doing environmental assessments on the houses on St. Joe. We will continue to work on a more in-depth historic profile of the remainder of the houses in that neighborhood. We are looking at possibly hiring a consultant to write a Section 108 loan grant application. We hope to have the RFP done by Friday and into the Purchasing Department. We are moving ahead on the East Michigan Avenue study; the contracts are prepared. We have 3 new zoning cases coming up that were on Council ' s agenda Monday night. We will have a new planner on staff February 14 , Jim Sturdivant; we are moving to fill the Planner 30 position, a CD-funded position. HUD has decided to change the CHAS program. Instead of being primarily a housing program, CHAS will be expanded to be a comprehensive strategy for city development . They are looking to us to consolidate and coordinate our various fundings under the HOME Program and under the CHAS program and under CD programs . We will have to fold in the economic development, the public services and facilities and also housing strategy. Doris is taking two crash courses in that. It is a very comprehensive activity which we must start now, because it will be due in June of 1995 . PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 12 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-5-93, 1829 Coleman, telephone equipment structure (Tabled--Comm. ) e . NCU-2-93, 812 Eureka Street, Class A status 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street C . Act-14-93 , 116 E . Washtenaw VI . NEW BUSINESS . None. VII . COMMUNICATIONS : A. Letter to Jim Ruff from Ronald L. Surato, Engineer, Ameritech, withdrawing Z-1-93 and SLU-5-93 from further consideration. Mr. Fountain made a motion, seconded by Ms . Horne, to accept the letter. No further action is necessary. On a voice vote, the letter was accepted unanimously, 7-0; the letter was accepted. VIII . COMMENTS FROM CHAIRPERSON. Chairman LeBlanc said, in relation to workshops, the Michigan Preservation Network will be cosponsoring workshops in Lansing on design review and related issues with the Bureau of Michigan History. Chairman LeBlanc said evaluations are due; please remember things we have been discussing: library, etc . IX. BOARD MEMBER COMMENTS . Mr. Thelen asked about the contracts being put together for the East Michigan land use consultant, and the negotiations regarding figures ( $25 , 000 v. $30, 000) . Ms . Love said the consultant revised his figure downward. Mr. Fountain said, regarding the SLU-1-94 , Mill Pond Village Mobile Home Park, the land was excess highway right-of-way land disposed of by the Highway Department as just that, excess right-of-way. At one time, the land the mobile home park is on was zoned light industrial . t was proposed to put it in an industrial park; however, PLANNING BOARD MINUTES FEBRUARY 1, 1994 - PAGE 13 that never materialized, and subsequently it went to residential, and then into a mobile home park. To me, that makes a difference. The land was disposed of on the basis of no potential land use in mind when it was done. Someone picked it up in a land speculation as an irregular piece of land. If it was part of a parcel that had some future purpose, it might make a difference, but it was just excess land. Ms . Horne said on March 15 , there is going to be a special election for Mr. Hollister' s legislative seat, and for the tax referendum. What would be the desire of the Board in that case since Ms . Horne will be an election worker. Ms . Love said no hearings would be scheduled that night. Mr. Fountain said it could be canceled or moved to the next night. Mr. Thelen asked about 110 Clifford Street; Mr. Ruff said he did not have the information tonight . Mr. Thelen also asked about closure of Hosmer Street . Ms . Love said the Public Service Dept. has been working on it with Planning to develop alternatives for the neighborhood. X. ADJOURNMENT - was at 10 :20 p.m. c:\wp\data\p1anbd\mn020194 02-14-94A013 : 35 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall WEDNESDAY, JANUARY 19, 1994 AGENDA I. OPENING SESSION A. Roll Call B . Excused Absences C. Introductions D. Approval of Agenda II. HEARINGS A. 1994-95 Draft Statement Community Development Block Grant III. COMMENTS FROM THE AUDIENCE (5 minutes each) IV. RECESS V. BUSINESS SESSION A. Minutes for Approval: January 4, 1994 B . Committee Reports: 1. Zoning and Ordinance Committee: a. Z-6-93, 5400 Block S. Waverly Road, "A" Residential to "DM-1" Residential District b. SLU-9-93, 5400 Block S. Waverly Road, mobile home park C. Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District d. NCU-9-91, 125-127 S. Eighth Street, extension of Class A status e. P-1-89, Jet Place Plat, Resubmittal of final plat approval f. NCU-2-93, 812 Eureka Street, Class A status g. Next meeting Wednesday, February 9, 1994 at 2:30 p.m. , Planning Division Conference Room 2. Urban Development Committee: a. Act-14-93, 116 E. Washtenaw b. Act-15-93 Biggie Munn Park 19948, 1994 at 4 p.m. , C. Next meeting Tuesday, Y HUMAN RELATIONS CONFERENCE ROOM, THIRD FLOOR, WSA 3. Executive Committee: C. Report from Planning Director: PLANNING BOARD AGENDA JANUARY 19, 1994 PAGE 2 D. Pending Items: Future action required -r 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 VI. NEW BUSINESS VII. COMMUNICATIONS A. Letter to Mayor Hollister from Eleanor K. Love RE: Review of the Proposed Contract with City Signal, Inc. B. Correspondence and Materials regarding Z-6-93, 5400 Block S. Waverly Road, "A" Residential District to "DM-1" Residential District; and SLU- 9-93, 5400 Block S. Waverly Road, Mobile Home Park VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066"OR 483- 4088 TDD. C:\WP\DATA\PLANBD\1-011994.AG PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 15 letter to the Mayor regarding the development of the property and the area: • • Maintain the residential character of the area on the west side of Kaynorth between Miller and Cedar Streets . • Encourage the Public Service Department to improve the right-of-way with appropriate and necessary curb and gutter, sidewalks and pavement. • Encourage the Public Service Department when doing the above to look at controlling access onto Kaynorth from the commercial properties which presently have uncontrolled access onto Kaynorth. • Establish an appropriate and positive screening and buffering plan for the commercial properties along Kaynorth. • Encourage the development of the subject property in a comprehensive manner with the abutting property that is on Cedar Street in order to maximize the green space and landscape screening and buffering. • Encourage the orientation of the development toward Cedar Street. Motion carried, 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District, based on the staff analysis in the Planning Board report, a copy of which is attached hereto and made a part thereof . Horne Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays 0; the motion carried unanimously; Z-11-93 was APPROVED. Mr. Thelen made a motion, seconded by Ms . Horne, that we put on record to include in the Board' s letter to the Mayor regarding the development of property in the area the six items listed in the Zoning and Ordinance Committee report, a copy of which is attached hereto and made a part thereof. PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 16 Goolsby . Yea Fountain Yea Barnhart Yea Thelen Yea Ruge Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays : 0; carried unanimously; the motion to include in the Board' s letter to the Mayor regarding the development of property in the area the 6 items listed in the Zoning and Ordinance Committee report, a copy of which is attached hereto and made a part thereof, was APPROVED. d. NCU-9-91, Extension of Class A Status, 125-127 S . Eighth Street This is a request by Ruth Kruger for Class A status extension of 125-127 S . Eighth Street. The petitioner has stated that the work can be accomplished within 6 months of the date of approval . Based upon the report and the included information, the staff recommends provisional status be granted for 6 months from the date of Board action. If the work then is completed, the provisional status will be made permanent. If the work is not complete, the Board may require reapplication for Class A status or revoke Class A status . A motion was made in Committee to grant a 6- month extension of Class A status from the date of Board action and that if the work then is completed, the provisional status will be made permanent. If the work is not complete, the Board may require reapplication for Class A status or revoke Class A status . Carried in Committee 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Mr. Ruge, to approve NCU-9- 91, Extension of Class A Status, 125-127 S . Eighth Street. The following discussion ensued. Mr. Thelen noted that the staff report does not make mention of the fact that our decision is based on the fact that the petitioner has moved to Colorado, and time was lost from the original time period granted. Mr. Roberts said, "Relative to the motion, you should state the reasons for the decision in light of a prior section. The prior section indicates that you may grant it if the public health, welfare and safety would be served by approving the Class A status . Am I to assume that part of your motion is that the grounds stated PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 17 include that the public health, welfare and safety would be served by granting this status? The ordinance says that the resolution shall include the following, and one of the things to be in the resolution is the reason for the Board' s decision. " Mr. Thelen assented. Mr. Ruff said this is an extension of a Class A where that was considered in the original motion. The considerations are being carried through at the same time. Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays 0; the motion carried unanimously; NCU-9-91 was APPROVED. e . P-1-89 , Resubmittal of final plat approval for Jet Place Plat. The engineering firm has resubmitted the subject plat for City approval in accordance with the requirements of the Subdivision Control Unit of the Michigan Department of Commerce. The principal need for reapproval is the addition of a proprietor, NBD Bank, by way of a mortgage on Lot 4 of the plat. The presence of this mortgage was not known at the time of the last submittal . Other minor changes include the revision of the Municipal Certificate language, recognizing that all lots meet minimum requirements of Act 288 and the addition of Liber and Page numbers for the Board of Water and Light easements . Based upon the Board' s past action and the request by the engineering firm, staff recommends reapproval of the extension of the final plat and concurrence with the proposed revisions subject to the four conditions outlined in the letter to the Mayor. It was moved and seconded in committee to approve the resubmittal of the plat with the four conditions as follows : 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 PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 18 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 approval is for two (2) years from the date of approval by City Council . Motion carried in Committee 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Mr. Fountain, to approve P-1-89 , Resubmittal of final plat approval for Jet Place Plat, based on the four conditions found in the Committee Report, a copy of which is attached hereto and made a part thereof. Barnhart Yea Fountain Yea Goolsby Yea Horne Yea Ruge Yea Thelen Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7 ; Nays 0; the motion carried unanimously; P-1-89 , Resubmittal of final plat approval for Jet Place Plat was APPROVED. f . NCU-2-93, 812 Eureka, Class A status This is a request by Ruth Kruger for Class A nonconforming status for the property at 812 Eureka Street, an 8-unit apartment building. The property is zoned "C" Residential District . The owner wishes to further rehabilitate the structure, requiring Class A status . PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, to table the item and return it to the Zoning and Ordinance Committee for further review and possibly a decision at the next Zoning and Ordinance Committee meeting. PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 19 Discussion ensued indicating that if no motion is brought to the floor, or if the motion is withdrawn, then the effect is that the issue remains in Committee. On that basis , Mr. Thelen subsequently withdrew the motion, and Ms . Horne withdrew the second. NCU-2-93, 812 Eureka, Class A status will be held in the Zoning and Ordinance Committee. Mr. Thelen asked for status of Pending Items, SLU-5-93 , 1829 Coleman. Mr. Ruff said Mr. Ron Surato, AMERITECH, phoned to say he will write to request withdrawal of the request. Mr. Fountain said Z-3-91, 4100 Block Aurelius Road, should be looked at; it is three years old. The business , Dean Transportation, has been sold, and the new owners may have no interest in the matter. Mr. Thelen asked about Z-23-90, 2200 Olds Avenue. Ms . Love said this petition was filed by Industrial Welding. They may not be interested in expansion at this time. g. Next meeting Wednesday, February 9 , 1994 at 2 : 30 p.m. , Planning Division Conference Room. 2 . Urban Development Committee, Mr. Barnhart, Chair. The Urban Development Committee has met twice this year, the first time on January 11; however, because only two members were present, the Committee was unable to take action. The Committee met again at 7 p.m. this evening, considering the following items . a . Act-14-93, 116 E . Washtenaw, Sale of City Land. The South Washington Avenue Investment Co. is the lessee, for parking on City-owned property. The Act 285 review is for the purpose of determining whether or not the City should sell the property. The Master Plan recognizes continued business development. It is the site of the Old City Fish market site . The land was purchased by the City for an intermodal transportation facility that the new administration is currently trying to revive. Item tabled for 60 days . b. Act-15-93, Biggie Munn Park This is an Act 285 Review at the request of the City of Lansing Parks Department for sale and/or swap of parcels to provide more flexible development of the park and better PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 20 development for single-family homes . Some park land would be sold and/or swapped to surrounding property owners in exchange for land from them. The Committee recommends approval of a proposal to swap property and a proposal to sell property associated with the Biggie Munn Park be placed on the ballot before the voters of Lansing. The Committee further recommends that if the disposal is approved by the voters, the division of the land should be in keeping with Proposal 1 of the staff report. The drainage easement should be retained. PLANNING BOARD ACTION: Mr. Barnhart made a motion, seconded by Mr. Goolsby, that Act-15-93, the proposal to swap property and to sell property associated with the Biggie Munn Park, to place the matter on the ballot before the voters of Lansing, and further, if the disposal is approved by the voters, that proposal 1 be preferred and that we retain the drainage easement. The following discussion ensued. Mr. Ruge asked if the voters can be educated, or if a better ballot proposal can be used. Ms . Love said the staff would be happy to take the recommendations under advisement . Voters did not understand the Tecumseh Park issue; also, the Parks Dept. did not do a good job of educating the community as to what was involved. If Council approves and the matter is put before the voters, the public relations person in the Mayor' s office could help the Parks Dept. to disseminate information to the public . "You are welcome to make them in the form of a motion, if you would like, or I can pass them out as a staff person. Mr. Fountain said the record should state the street is unimproved, with no turn-around at the end for emergency vehicles, snow plows , etc . , and if it is accepted by the City, the City should retain area for a turn-around for emergency vehicles at the end of the street. Mr. Jones said, if the matter goes to the voters , the advantage to the citizens should be emphasized. Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7 ; Nays 0; the motion carried unanimously; Act-15-93, Biggie Munn Park APPROVED. PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 21 PLANNING BOARD ACTION: Mr. Fountain made a motion, seconded by Mr. Barnhart, that if this property is put up for sale following a vote of the public, that in the design criteria a turn-around be considered to alleviate the abrupt dead-end of Wharton Street in the form either of a cul-de- sac or a T turn-around for emergency vehicles . Goolsby Yea Horne Yea Fountain Yea Barnhart Yea Thelen Yea Ruge Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7 ; Nays 0; the motion to approve design criteria for Act-15-93 , Biggie Munn Park, carried unanimously; APPROVED. Next meeting Tuesday, February 8, 1994 at 4 p.m. , Human Relations Conference Room, Third Floor, Washington Square Annex. 3 . Executive Committee did not meet . Regarding the policies and procedures, Mr. Goolsby said the committee should formulate questions for the City Attorney. C. Report from Planning Manager: Ms . Love said the bindery system has finally been received. The covers will be used to bind the Goals and Objectives for the Twenty-First Century, to be presented to the Planning Board and the City Council . Tonight you have met the new Director of the Department of Planning and Neighborhood Development, Mr. Dennis J. Sykes . Ms . Horne asked about the work priority list. Ms . Love said we are making final minor revisions for presentation to the Mayor around the first of February. After the Mayor' s review, the Board will again review it before presention to the City Council. After Council hearings, the budget must be adopted by the third week in May. Ms . Love reminded members the Board evaluations are due by February 19 , 1994 . Regarding the East Michigan land use study, Howard Deardorff & Associates ' proposal was accepted; however, the price was over the $25, 000 budgeted. We are negotiating, attempting to find ways to reduce the cost without comprOMising the quality of the results . PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 22 Mr. Fountain said this study is very important; it sets the stage for the theme for East Michigan Avenue. The City jnight think about participating, if there is just a small difference. Sparrow is putting up the $25, 000 for the initial study. If it can' t be negotiated downward without hurting the study, then the City should take a serious look at this . VI . 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 . 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 (Both Z-6-93 and SLU-9-93 postponed until after the new year, at request of petitioner) g. NCU-2-93, 812 Eureka, Class A status (Tabled-- Comm. ) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy - b. ACT-49-92 , Kaplan Street VII . NEW BUSINESS VIII . COMMUNICATIONS A. Letter to Mayor Hollister from Eleanor K. Love RE: Review of the Proposed Contract with City Signal, Inc . B. Correspondence and Materials regarding Z-6-93, 5400 Block S . Waverly Road, "A" Residential District to 11DM-1" Residential District; and SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park IX. COMMENTS FROM CHAIRPERSON Councilmembers Howard Jones and Rick Lilly were appointed as ad hoc members of the Planning Board, in accordance with the City Charter. The Mayor is looking into computerization in the City, and has appointed Dennis Sykes to head the computer task force. PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 23 X. BOARD MEMBER COMMENTS Mr. Barnhart asked why were all votes now roll call votes; Ms . Love said a letter from the Clerk' s office indicated Planning Board minutes were not considered sufficiently rigorous because they did not consistently show how members cast their votes . For the sake of clarity, and to comply with the Clerk' s wishes, the City requirements, and Open Meetings requirements , we have adopted the policy of roll call votes for everything; therefore eliminating any potential lack of clarity. Mr. Barnhart asked Mr. Roberts ( 1) is this is a correct interpretation, that voice votes will no longer be called; and (2 ) if you have a voice vote, and a no vote is cast, do you have to identify that person voting no. Mr. Roberts said it eliminates discrepancy. "I will look at the Open Meetings Act, and see what has to be done. " Mr. Barnhart said some trivial things such as approving excused absences don't need a roll call vote. Ms . Love said this change can be worked out in the policies and procedures . The new procedure has only been in effect since last October. Mr. Thelen suggested that a representative from the City Attorney' s staff at the Zoning and Ordinance Committee meetings would be appropriate. Mr. Roberts said any such request should be made through the City Attorney. -Mr. Thelen asked about the one-year time limit for compliance at 110 Clifford Street. Mr. Ruff said the ordinance takes effect 30 days after Council action, but nothing can be done in the wintertime-. Mr. Thelen asked for specific dates for the next meeting. Mr. Goolsby asked for the Planning Board to be provided with City Council prioritizations of building demolitions . Mr. Jones said the City is moving toward an intermodal transportation center between Lenawee, Kalamazoo, Grand and Washington. XI . ADJOURNMENT was at 10 :42 p.m. Respectfully submitted eez� A/C�� Eleanor K. Love Planning Manager C:\WP\DATA\PLANBD\mn011994 DYKEMA GOSSETT M E M O R A N D U M TO: Lansing Planning Board Members FROM: Michael J. Brown Dykema Gossett RE: Matter Nos . Z-6-93 and SLU-9-93 5400 Block South Waverly Road Petition for Rezoning and for Special Land Use permit DATE: August 19 , 1993 This memorandum is a follow-up to the presentation that was made at the August 3 , 1993 , regular meeting of the Planning Board in the above matters . Several members of the Planning Board had requested during the meeting that a written presentation follow which would explain in greater detail the many changes that are being proposed for the manufactured home community that is now being considered as opposed to the prior application that was rejected by the City of Lansing in 1991 . This memorandum is that written presentation. Attached to this memorandum is a packet of information about the proposed community and manufactured home living in general . Inside the packet you will find copies of the Mobile Home Commission' s Rules Handbook and Statutes that govern operation of a mobile home community. You will also find copies of the rules that will govern residents in Jamar Park (if it is developed) to ensure a peaceful community. All of these are provided for your information to show how manufactured home living has changed over the years . Perhaps more importantly, however, we have also included for you copies of recent publications about manufactured home living . One is the Michigan Home magazine featuring several- articles and photos showing what life is like in communities like the one proposed here. On page 12 of the magazine you will find a story about Dewitt resident Beverly Kitsmiller and why she has chosen to live in a manufactured home community. The other publication is the Communicator newsletter put out by the Michigan Manufactured Housing Association. This newsletter also shows many of the interesting changes occurring in manufactured home living and why this has become such a large part of housing options today. DyKEMA GOSSETT Lansing Planning Board Members August 19 , 1993 Page 2 I . INTRODUCTION As stated during the presentation on August 3rd, the type of manufactured home community now being proposed is entirely different from that which had been previously proposed. Whereas the former plan called for what is more traditionally known as a "mobile" home park (i .e. , smaller homes , smaller lots, more density, lower cost homes) , the current plan is to build a modern manufactured home community. An example of such a community is the Cadgewith Farms community on US-127 just north of Lansing . These modern communities have all double-wide homes . The homes are set on permanent concrete foundations . Each lot will have either a garage or attached carport , and each will also have a standard storage shed. These improvements on the lots will ensure a high-quality community that will be pleasing to look at as well as live in. This type of community is expensive to develop . We have estimated that it will cost approximately $2 . 5 million to build and landscape this community, or about $10 , 000 per lot site. This will be a first-class community offering a totally different housing option within the City of Lansing . There are many specific changes proposed for this community compared to the former idea . The major proposed changes are listed below for easier reference . 1 . LOT SIZE IS BIGGER The prior plan called for 320 lots on 67 acres of land. The new proposal is build only 250 lots on 65 acres of land. The 2 acres that are not being developed will be used for landscaping and as a buffer between the homes and Waverly Road, a subject discussed more fully below. With only 250 lots , the minimum lot size now will be 60 ' by 110 ' . This is about the same size lot one would find in a single family residential subdivision. About 50 of the 250 lots will be larger than the minimum due to the cul-de-sac configuration of several of the streets in the proposed community. DYgEMA GOSSETT Lansing Planning Board Members August 19 , 1993 Page 3 2 . ALL DOUBLE-WIDE HOMES IN THE COMMUNITY With the bigger lots , the community will also be restricted to all double-wide homes . These are homes that are shipped in two halves, then joined on the foundation. These homes are considerably more modern, higher quality, and higher cost than traditional single-wide mobile homes of the past . Standard double-wide homes are generally 28 ' by 40 ' and have about 1120 sq. ft . of living space . Thus , they are also roughly equivalent to a small house in the more familiar single family subdivision. Double-wide homes are little different in appearance from a "stick built" home . Once they are joined together and located on a permanent foundation, particularly on a larger lot with a carport or garage and a shed, there is very little difference in appearance from a house in a traditional subdivision. The homes cost about $50 , 000 . 00 and will appreciate in value when located within a modern community such as the one proposed here . 3 . PERMANENT FOUNDATIONS Older "mobile" home parks use pillars or piers to support the homes . Although these are adequate for that purpose, the new community being proposed here will use full concrete foundations to support the homes . Concrete foundations provide a more stable, permanent place for the home. As you would imagine, this is a very expensive foundation to create, but homeowners looking for a place to locate the more expensive double-wide homes generally prefer this modern aspect of a manufactured home community. As noted above, it also makes the homes look more like a traditional "stick built" home . 4 CARPORTS , GARAGES AND STORAGE SHEDS These improvements to the lots will ensure not only a pleasing , uniform appearance for the community, but will also benefit the homeowners by giving them more storage space and a sense of permanence for their homes . Thus , they are more likely to stay in the community longer and take better care of their lots and the entire community. Like any development, the nicer it appears to those in and around it, the more likely it will be better cared for and preserved. Again, the Cadgewith Farms community on US-127 is a good example of how this idea can work in practice. DYgEMA GOSSETT Lansing Planning Board Members August 19 , 1993 Page 4 9 5 . LESS DENSITY AND TRAFFIC CONGESTION One of the major reasons why the original proposal was voted down was the perceived problems it would create for traffic congestion and sewer usage given the large number of proposed lots . Under the new plan, the number of lots proposed has been reduced from 320 to 250 , more than a 20% reduction. This should reduce or eliminate the concerns about overcrowding in the area . Now, the density being proposed will be roughly equivalent to what a traditional subdivision of the same size would create in the area . 6 . SET BACK FROM WAVERLY ROAD The new design for the entrance to the community is a significant change from the prior proposal . An area of approximately 200 feet in depth will be landscaped and bermed to shield the community from Waverly Road. Thus , the closest house in the community will be no closer than 200 feet from Waverly Road. This has obvious safety benefits over the prior proposal, but it also will give .the community a park-like appearance to those people travelling by on Waverly Road . The landscaping and bermed hillside near the road will hardly reveal the homes located on the other side. This change in design will be costly to the developers as it means fewer homes now fit in the community (plus the added costs of the landscaping and earthen berm) , but the developers are committed to making this community a pleasant addition to that area of the city. We believe this new feature will make this community a model for development in the city. 7 . ENTRANCE TO THE COMMUNITY ALSO EXPANDED AND BEAUTIFIED In conjunction with the set back from Waverly Road, the other major change at the entrance to the community will be a tree-lined and landscaped boulevard. Rather than simply an access road, the only entrance to the park will be a wide boulevard, thus allowing the middle of the boulevard to be beautified in a park-like manner . People going by on Waverly Road will see what looks like the entrance to an exclusive subdivision as the first few hundred feet reveal only the boulevard and its extensive landscaping . DYKEMA GOSSETT Lansing Planning Board Members August 19 , 1993 Page 5 The wider boulevard will also allow easier access into and out of the community to relieve traffic problems , and the location of the entrance adjacent the office and clubhouse will allow the community to better control who comes into the area . 8 . LANDSCAPING ON OUTER LIMITS OF THE COMMUNITY The entrance to the community will not be the only landscaped part of the development . In addition, the entire outer boundary of the community will be landscaped with pine trees and earthen berms to provide both scenery and separateness for the community. ' This will shield the community from the traffic on adjoining roads , and it will help separate the community from the other subdivisions and businesses in the area . The landscaping will also add value to each of the homes located on the perimeter of the community. 9 . CHANGE IN MANUFACTURED HOUSING TODAY This community is an attempt to take advantage of , and be a part of , the changing attitudes about manufactured housing and the attractive option it presents for many people today. Many first-time home buyers and retirees living on fixed incomes have come to view manufactured housing as a better option than renting when a conventional "stick-built" home is beyond their means or otherwise unattractive as an investment . These people are looking for a quality location for their new double-wide homes , and they are willing to make an investment in their community to ensure that quality. Lansing has been losing these people ( like Ms . Kitsmiller noted above) to the surrounding communities of Holt, Dewitt , and other places outside the city because of a shortage of such housing in Lansing . This development will present another option to these middle-income families that will allow them to remain in the city and in the local school system without having to buy a house in a subdivision. Thus , this type of community is long overdue in Lansing, and we believe this community will be well-received by those people in the market for modern manufactured homes . 10 . CONCLUSION The developers of this project stand ready to cooperate with the Planning Board in whatever way necessary to DyKEMA GOSSETT Lansing Planning Board Members August 19 , 1993 Page 6 make this development one that everybody (the owners , the homeowners , the City, and the community) can be proud of . We will make available any further information that the Planning Board deems necessary, and we welcome the opportunity to discuss with you any concerns or ideas that you might have. We trust that the above has been helpful to you as you consider the request to rezone the property at 5400 South Waverly and for a Special Land Use permit to build the proposed manufactured home community. Thank you for your consideration in this regard. 1685MB Z-6-93 , 5400 Block S . Waverly Road "A" Residential to "DM-1" Residential District GENERAL INFORMATION APPLICANTS : Mary Ettinger 6029 Ellendale Drive Lansing, MI 48911 and Arnold L. Rinvelt 3928 Keeweenaw Drive, N.E . Grand Rapids, MI 49505 STATUS OF APPLICANTS : Owners REQUESTED ACTION: Rezoning PURPOSE : To allow for the construction of a 259-unit mobile home park EXISTING LAND USE : Vacant EXISTING ZONING: "A" Residential District PROPOSED ZONING: "DM-1" Residential District (Z-6-93 ) PROPERTY SIZE & SHAPE : See attached map; 66 . 97± acres SURROUNDING LAND USE : N: Residential; low to moderate density S : Residential; low density E: . Residential; low density W: Residential; low density SURROUNDING ZONING: N: "All Residential , "DM-1 " Residential and CUP S : "A" Residential E: "A" Residential W: Out of City, Windsor Township MASTER PLAN DESIGNATION: The Southwest Area Comprehensive Plan designated the majority of this property for low density residential use . CASE HISTORY: 1970s , annexed into City of Lansing April 8 , 1991, City Council denies rezoning request from "A" Residential to "DM-1" Residential (Z-4-88) and mobile home park request (SLU-3-88) . March 17 , 1993 - Circuit Court dismissed amended complaint filed by PLANNING BOARD PAGE 2 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District petitioner regarding Council ' s denial . ' August 3 , 1993 , Planning Board decides to hear new petition. The Planning Board public hearing held September 8 , 1993 . This item, as well as the associated SLU-9-93 , has been held in committee while staff gathered data and developed report . SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The property is proposed to be rezoned from "A" Residential District to "DM-1" Residential District and to allow the property to be used as a mobile home park. AGENCY RESPONSES : BWL: BWL has no objections to rezoning of this property. Water service is available in accordance with BWL rates and policy for water service installation . Fire Marshal : SEC. 10 . 401 VFC AN APPROVED WATER SUPPLY capable of supplying required fire flow for fire protection of mobile home park the closest hydrant was at WAVERLY AND PHOENIX AND VACANT property is more than 150 feet from hydrant. Holt Sch. District: No Comment Building Office: No comment, no objection. Continental Continental has no requirements or Cablevision: recommendations . Trans . Engineer: The Transportation Division conducted a traffic impact study for the potential developments in the southwest portion of Lansing in June 1988, including the proposed Jamar Park Mobile Home Community. A copy of the executive summary and conclusions are attached for your PLANNING BOARD PAGE 3 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District information. Based on current review, the recommendations remain valid today, specifically the widening of Waverly Road to four lanes between Jolly Road and Miller Road. Roadway improvements on Waverly Road in vicinity of the access and egress points must be implemented as part of the development if Z-6-93 and SLU-9-93 are approved. These improvements must be compatible with the long range plans to widen Waverly Road. Assessor: No comments . Lansing Sch. Dist. : No objection. Mich. Bell . Tel . : ( 1) A blanket easement be provided throughout the development for placing buried cable, associated equipment and service. (2 ) Coordination of all utilities and removal of obstructions will be scheduled by the developer, to meet utility service demands and eliminate costly damages to plant. ( 3 ) Permanent grades will be established prior to placement and maintained throughout the routes of utility lines and services . (4 ) The developer of commercial and professional properties is to provide a structure for placing the service cable from and within the building to the right-of-way or property corner. This can be- done by either conduit or trench. (5 ) Commercial and professional buildings should have a min. 4" entrance conduit and 4 ' x 8 ' 3/4" fire rated plywood backboard provided, along with an adequate grounding facility. ( 6) Preliminary Site Plans are to be provided to our Engineering Department by the developer as soon as approved and available. PLANNING BOARD PAGE 4, Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District Public Service: According to the Engineering staff, a project of this magnitude and area requires the construction of a new storm sewer to accommodate the potential storm water runoff from the development of the property. The Eaton County Drain Commission is not pursuing the construction of this drain; therefore, the developer would have to construct the storm drain to allow the proposed development . ANALYSIS The petitioner' s goal is to construct a mobile home park on the described property, and in order to do so, the property must be rezoned from "A" Residential to "DM-1" Residential District in order for the property to receive a Special Land Use permit for a mobile home park. If the rezoning is not approved, the Special Land Use request (SLU-9-93 ) cannot be approved. If , on the other hand, the rezoning is approved and the Special Land Use request is not approved, the property may be used for any principally permitted use and other conditional uses as the "DM-l" District allows . 1 . SITE HISTORY The property was annexed into the City of Lansing in 1976 . Preliminary plat approval was given to a proposed Jamar Park No . 1 Subdivision in May of 1982 . Jamar Park No . 1 had 62 lots on 17 . 9 acres , just a portion of the site that is being considered for the mobile home park. The plat was never pursued past the preliminary plat stage . The case history as shown above illustrates the history of the previous request for a mobile home park by the applicant and the current case. 2 . COMPATIBILITY WITH SURROUNDING LAND USE The proposed rezoning allows for multiple family residential land use and the proposed mobile home park is a residential land use . The surrounding area is composed primarily of a variety of residential land uses . The more intensive residential and nonresidential land uses including commercial uses are located around the major intersection nodes, most notably the Jolly/Waverly Road intersection. PLANNING BOARD PAGE 5 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District In broad terms , the proposed mobile home park or other residential uses allowed in the "DM-1" District does not change "the predominant residential use of the surrounding area. When examining the specific developments around the area, though, the addition of this mobile home park adjacent to an existing 54--acre 300-unit mobile home park would change the character of the residential development of the area. The mobile home park type of residential use would take a more dominant role and have a tendency to dominate the residential character of the area that was envisioned to consist of low density platted subdivisions . Comprehensively, within the City of Lansing, all of the - mobile home parks are situated in the south/southwest portions of the city. The opinion of the Planning staff is that, if approved, there would be an uneven distribution of mobile home parks in Lansing, resulting in a heavy concentration of mobile home parks in the south/southwest area. This concentration of mobile home parks does not accomplish the goal of the Master Plan to provide for a variety of housing types within this area, but overemphasizes one segment of housing. Windsor Township abuts the subject property on its western border and partially on the southern border. These areas are designated for lower density residential uses requiring lot sizes from 10 , 000 to 15 , 000 square feet minimum. 3 . COMPLIANCE WITH THE MASTER PLAN The Southwest Area Comprehensive Plan was adopted in July of 1980 . This plan designates the majority of the subject site for low-density residential purposes . The frontage of Waverly Road south of Consumers Power right- of-way is designated for low-to-moderate residential purposes . A majority of this low-to-moderate designation is outside -the boundaries of the subject site. This designation extends approximately one-quarter of the total depth of this subject site, according to the Southwest Area District 6 Land Use Plan. The context of the low density residential designation for the subject property illustrates a concentration of more intense land uses at the intersection of Waverly and Jolly Roads . These more intensive land uses , commercial at the intersection and apartments just west of the intersection, are oriented to the north of the subject property. The low density designation, envisioned for PLANNING BOARD PAGE 6 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District platted, low-density subdivisions, borders the apartments on the south. The low density residential designation is specified in the Master Plan for 0-7 dwelling units per acre . The "DM-1" Residential District allows residential uses from 0-19 . 8 dwelling units per acre. The Michigan Mobile Home Commission 'Act, MCLA 125 . 2301, et sec. . ; MSA 19 . 855 ( 101) et seq. , (MHCA) , creates a mobile home code . By law, the code includes such things as the licensure, density, layout, permits for construction, construction of mobile home parks including standards for roads , utilities , open space, or proposed recreational facilities, and safety measures . Based upon the functions and actions of the commission in the regulation of the mobile home parks under the MHCA, such mobile home parks as a land use are contained in the Lansing Zoning code in the "DM-1" Residential District as a special land use. Mobile home parks are more similar to multi-family dwelling developments than single family developments, based upon certain common similar development characteristics, e. g. , private drives , a common ownership or single ownership of land and open spaces , rental of units and/or unit spaces , private streets of widths that are less than public streets and lack of curbs and sidewalks . For the above stated reasons and in consideration of the density permitted in mobile home parks by the Michigan Mobile Home Commission, the inclusion of mobile home parks , as a special land use, in the "DM-1" Residential District is logical and reasonable within the framework of the classifications in the Lansing Zoning Code; the "DM-1" classification most closely parallels what the Michigan Mobile Home Commission permits in the plans for mobile home parks . Mobile home parks are included in the "DM-1" Residential District as a special land use since mobile home parks generally are similar to multiple dwelling complexes . Based on the above information, the proposed rezoning to "DM-1" Residential District does not conform to the Master Plan. 4 . IMPACT ON VEHICULAR AND PEDESTRIAN CIRCULATION The Transportation Engineer has responded with the recommendation that development along Waverly Road in the PLANNING BOARD PAGE 7 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District vicinity is anticipated to require the widening of WaveLvjy Road south of Jolly to Miller Road to four lanes . Specifically, the Transportation Engineer states "Roadway improvements on Waverly Road in vicinity of the access and egress points must be implemented as part of the development if the rezoning request number Z-6-93 and special land use request SLU-9-93 are approved. These improvements must be compatible with the long range plans to widen Waverly Road. " Attached is a copy of the executive summary of the traffic study that was done for the original mobile home park request in 1988 . The site plan would need to reflect the necessary improvements for the roadway that would be the responsibility of the property developer. The Transportation Engineer has not specifically stated what those improvements are. The rezoning to the multiple family district could cause an even greater demand on the roadway if a more intense permitted use were developed on-site other than the proposed mobile home park. Waverly Road does not contain sidewalks in the right-of- way; therefore, the development itself would not adversely impact the existing pedestrian circulation. It may be beneficial with the amount of development that has taken place along Waverly Road to construct additional sidewalks or a combined sidewalk/bicycle path north and south of Jolly Road. This type of pedestrian circulation plan would have to be done on a comprehensive basis to determine the best approach and program. 5 . IMPACT ON FUTURE PATTERNS OF DEVELOPMENT Rezoning the property to a multi-family zoning district would be contrary to the recommendations of the Master Plan and, considering the size and magnitude bf this proposal, would also threaten the validity of the Master Plan. In order to retain the guidance of the existing Master Plan, the rezoning should not be approved. The southwest area of Lansing has seen reasonable single family development taking place in the past few years . A plat for additional homes off of Coachlight Commons has recently been approved, plat of Concord Village west of Waverly has been extended into the Township, additional homes have been developed within the existing Glenburne Plat north of Jolly Road, and a planned residential development known as Moores River Estates is being developed near Mt. Hope where Waverly crosses the Grand PLANNING BOARD PAGE 8 , Z-6-93 , 5400 Block S . Waverly Road "A" to "DM-1" Residential District River. The Kensington Meadows Mobile Home Park that has been developed north of this site has approximately one- half df the sites developed and less than that occupied, out of the 300 sites total . Since the beginning of its development, this mobile home park has developed slowly because of lack of demand. 6 . IMPACT ON ENVIRONMENTAL FEATURES The property is a large tract of land and potentially contains wetlands that are administered through the State of Michigan, yet are the responsibility of the local government. The City of Lansing does not have a wetlands ordinance; therefore, if the rezoning were approved, a private consultant would have to be hired by the property developer to determine the extent of any wetlands as defined in the state law. The development plan would then have to be designed to meet the wetlands protection requirements of the state law. There are county storm drains through this property that may affect this determination of wetlands , but to what extent this office could not answer. SUMMARY Based upon the report, the staff finds that the proposed rezoning does not comply with the Master Plan in that the requested rezoning promotes and/or allows a density greater than specified for this property in the Master Plan. Secondly, the proposed mobile home park development would tend to dominate the character of residential development for the area and would result in the continuance of a trend of mobile home park development within the south/southwest area of the City, overemphasizing this one segment of housing. Thirdly, the rezoning would threaten the validity of the Master Plan since the' density allowed in the "DM-1" District is greater than that designated for this area in the Master Plan. Finally, the rezoning and proposed development will impact the existing vehicular circulation system and may adversely impact the environmental features of the property but these two areas may be remedied through design -Features and improvements . RECOMMENDATION The staff recommends denial of the request to rezone the property to "DM-1" Residential District. C:\WP\DATA\PLANHD\Z593.FE I nn w,-YVY ov I-WQ o.L b 3WOH _T110OW ;Mllg oQh5 ,960Z b ON �- y a I ❑ L0g7 _ - i %, —TA n i On C 3 LI S�hZ SLU-9-93 , 5400 Block S . Waverly Road - Mobile Home Park GENERAL INFORMATION APPLICANTS : Mary Ettinger 6029 Ellendale Drive Lansing, MI 48911 and Arnold L. Rinvelt 3928 Keeweenaw Drive, N.E . Grand Rapids, MI 49505 STATUS OF APPLICANTS : Owners REQUESTED ACTION: Special Land Use PURPOSE: To allow for the construction of a 259-unit mobile home park EXISTING LAND USE : Vacant EXISTING ZONING: "A" Residential District PROPOSED ZONING: "DM-1" Residential District (Z-6-93 ) PROPERTY SIZE & SHAPE : See attached map; 66 . 97± acres SURROUNDING LAND USE : N: Residential; low to moderate density S : Residential; low density E : Residential; low density W: Residential; low density SURROUNDING ZONING: N: "A" Residential , "DM-1" Residential and CUP S : "A" Residential E : "A" Residential W: Out of City, Windsor Township MASTER PLAN DESIGNATION: The Southwest Area Comprehensive Plan designated the majority of this property for low density residential use . CASE HISTORY: 1970s , annexed into City of Lansing April 8 , 1991, City Council denies rezoning request from "A" Residential to "DM-1" Residential ( Z-4-88 ) and mobile home park request (SLU-3-88) . March 17 , 1993 - Circuit Court dismissed amended complaint filed by PLANNING BOARD PAGE 2 , SLU-9-93 , 5400 Block S . Waverly Road - Mobile Home Park petitioner regarding Council ' s • denial . • August 3 , 1993 , Planning Board decides to hear new petition. SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The property is proposed to be rezoned from "A" Residential District to "DM-l" Residential District and to allow the property to be used as a mobile home park. AGENCY RESPONSES : BWL: BWL has no objections to rezoning of this property. Water service is available in accordance with BWL rates and policy for water service installation. Fire Marshal : SEC . 10 . 401 VFC AN APPROVED WATER SUPPLY capable of supplying required fire flow for fire protection of mobile home park the closest hydrant was at WAVERLY AND PHOENIX AND VACANT property is more than 150 feet from hydrant. Holt Sch. District : No Comment Building Office : No comment, no objection. Continental cablevision: Continental has no requirements or recommendations . Trans . Engineer: The Transportation Division conducted a traffic impact study for the potential developments in the southwest portion of Lansing in June 1988 , including the proposed Jamar Park Mobile Home Community. A copy of the executive summary and conclusions are attached for your information. Based on current review, the recommendations remain valid today, specifically the widening of Waverly Road to four PLANNING BOARD PAGE 3 , SLU-9-93 , 5400 Block S . Waverly Road - Mobile Home Park lanes between Jolly Road and Miller Road. Roadway improvements on Waverly Road in vicinity of the access and egress points must be implemented as part of the development if Z-6-93 and SLU-9-93 are approved. These improvements must be compatible with the long range plans to widen Waverly Road. Assessor: No comments . Lansing Sch. Dist . : No objection. Mich. Bell . Tel . : ( 1) A blanket easement be provided throughout the development for placing buried cable, associated equipment and service. (2 ) Coordination of all utilities and removal of obstructions will be scheduled by the developer, to meet utility service demands and eliminate costly damages to plant. ( 3) Permanent grades will be established prior to placement and maintained throughout the routes of utility lines and services . ( 4 ) The developer of commercial and professional properties is to provide a structure for placing the service cable .from and within the building to the right-of-way or property corner. This can be done by either conduit or trench. (5) Commercial and professional buildings should have a min. 4" entrance conduit and 4 ' x 8 ' 3/4" fire rated plywood backboard provided, along with an adequate grounding facility. ( 6 ) Preliminary Site Plans are to be provided to our Engineering Department by the ' developer as soon as approved and available. Public Service: According to the Engineering staff, a project of this magnitude and area requires the construction of a new PLANNING BOARD PAGE 4 , SLU-9-93 , 5400 Block S . Waverly Road - Mobile Home Park storm sewer to accommodate the potential storm water runoff from the development of the property. The Eaton County Drain Commission is not pursuing the construction of this drain; therefore, the developer would have to construct the storm drain to allow the proposed development . ANALYSIS The petitioner' s goal is to construct a mobile home park on the described property, and in order to do so, the property must be rezoned from "A" Residential to "DM-1" Residential District in order for the property to receive a Special Land Use permit for a mobile home park. The rezoning is being considered under Z-6-93 . If the rezoning is not approved, this Special Land Use request (SLU-9-93 ) cannot be approved. If, on the other hand, the rezoning is approved and this Special Land Use request is not approved, the property may be used for any principally permitted use and other conditional uses as the "DM-1" District allows . SITE HISTORY The property was annexed into the City of Lansing in 1976 . Preliminary plat approval was given to a proposed Jamar Park No . 1 Subdivision in May of 1982 . Jamar Park No. 1 had 62 lots on 17 . 9 acres , just a portion of the site that is being considered for the mobile home park. The plat was never pursued past the preliminary plat stage. The case history as shown above illustrates the history of the previous request for a mobile home park by the applicant and the current case . Evaluation Section 1282 . 03 ( f) ( 1) -( 9 ) sets forth the criteria which must be used to evaluate a Special Land Use permit request. The criteria and evaluation are as follows . 1 . IS THE SPECIAL LAND USE DESIGNED, CONSTRUCTED, OPERATED AND MAINTAINED IN A MANNER HARMONIOUS WITH THE CHARACTER OF ADJACENT PROPERTY AND THE SURROUNDING USE? The proposed rezoning allows for multiple family residential land use and the proposed mobile home park is a residential land use. The surrounding area is composed PLANNING BOARD PAGE 5 , SLU-9-93 , 5400 Block S . Waverly Road Mobile Home Park primarily of a variety of residential land uses . The more• �ntensive residential and nonresidential land uses including commercial uses are located around the major intersection nodes, most notably the Jolly/Waverly Road intersection. In broad terms , the proposed mobile home park or other residential uses allowed in the "DM-1" District does not change the predominant residential use of the surrounding area. When examining the specific developments around the area, though, the addition of this mobile home park adjacent to an existing 54-acre 300-unit mobile home park would change the character of the residential development of the area. The mobile home park type of residential use would take a more dominant role and have a tendency to dominate the residential character of the area that was envisioned to consist of low density platted subdivisions . Comprehensively, within the City of Lansing, all of the mobile home parks are situated in the south/southwest portions of the city. The opinion of the Planning staff is that, if approved, there would be an uneven distribution of mobile home parks in Lansing, resulting in a heavy concentration of mobile home parks in the south/southwest area. This concentration of mobile home parks does not accomplish the goal of the Master Plan to provide for a variety of housing types within this area, but overemphasizes one segment of housing. Windsor Township abuts the subject property on its western border and partially on the southern border. These areas are designated for lower density residential uses requiring lot sizes from 10, 000 to 15 , 000 square feet minimum. 2 . WILL THE PROPOSED SPECIAL LAND USE CHANGE THE ESSENTIAL CHARACTER OF THE SURROUNDING PROPERTY? As stated above, the proposed mobile home park being adjacent to the existing mobile home park would change the character of the residential development of the area . The mobile home park type of residential use would take a more dominant role and have a tendency to dominate the residential character of the area. 3 . WILL THE PROPOSED SPECIAL LAND USE INTERFERE WITH THE GENERAL ENJOYMENT OF ADJACENT PROPERTY? As a residential use, the proposed mobile home park does not pose any particular threats to the surrounding PLANNING BOARD PAGE 6 , SLU-9-93 , 5400 Block S . Waverly Road - Mobile Home Park residentially used lands . As with any development on vacant, property, the use of the land may receive criticism by adjacent property owners who have become used to the open space. 4 . WILL THE SPECIAL LAND USE REPRESENT AN IMPROVEMENT TO THE USE OR CHARACTER OF THE SUBJECT PROPERTY AND THE SURROUNDING AREA IN GENERAL, AND WILL THE USE BE IN KEEPING WITH THE NATURAL ENVIRONMENT OF THE LOT? The proposed mobile home park as stated above will tend to change the character of the residential use of the area, emphasizing this type of development. Presently, the land is vacant, and there are side effects with the development of any vacant land, i .e. , increased storm water runoff, decreased wildlife habitat, increased noise and traffic levels, etc . The proposed development as designed spreads the mobile homes over much of the entire site, retaining only a portion of the land for common open space. The Consumers Power right-of-way, which bisects the property, would also remain predominantly for open space but is not controlled by the applicant. The property is a large tract of land and potentially contains wetlands that are administered through the State of Michigan, yet are the responsibility of the local government. The City of Lansing does not have a wetlands ordinance; therefore, if the rezoning were approved, a private consultant would have to be hired by the property developer to determine the extent of any wetlands as defined in the state law. The development plan would then have to be designed to meet the wetlands protection requirements of the state law. There are county storm drains through this property that may affect this determination of wetlands , but to what extent this office could not answer. S . WILL THE SPECIAL LAND USE 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? Since the proposed use is a residential use and the surrounding area is principally residential in nature, the mobile home park should not be hazardous to the adjacent properties . According to the Transportation Engineer, the proposed mobile home park, along with other land uses that were analyzed by their department, will PLANNING BOARD PAGE 7, SLU-9-93 , 5400 Block S .. Waverly Road Mobile Home Park generate additional traffic that will decrease the level of se-rVice for Waverly Road. According to the executive summary of the study, "Waverly Road south of Jolly Road is only two lanes and is now operating at level of service C or D during peak hours . The additional traffic will seriously degrade service on this part of Waverly Road. Therefore, we recommend that Waverly Road be widened to four lanes from Jolly Road to Miller Road. " According to traffic generation information, a mobile home park generates an average of 5 . 4 vehicle trip ends per dwelling unit; therefore, the proposed development could see an average of approximately 1400 ' trip ends per day when fully developed. 6 . CAN THE SPECIAL LAND USE ' BE ADEQUATELY SERVED BY ESSENTIAL PUBLIC SERVICES AND FACILITIES OR IS IT DEMONSTRATED THAT THE PERSON RESPONSIBLE FOR THE PROPOSED SPECIAL LAND USE IS ABLE TO CONTINUALLY PROVIDE ADEQUATELY FOR THE SERVICES AND FACILITIES DEEMED ESSENTIAL TO THE SPECIAL LAND USE UNDER CONSIDERATION? According to the agency responses, the Public 'Service Department has stated that there is a lack of storm drain capacity in the area that will be required to be dealt with prior to the development of the area. The storm drain improvements will have to be done in cooperation between the developer and Eaton County Drain Commission. The only other agency response which indicates a lack of public facilities is the Transportation Engineer which recommends that Waverly be widened. The Transportation Engineer states that it will be the developer' s responsibility to provide proper ingress, egress, and turning lanes for the project. 7 . WILL THE SPECIAL LAND USE PLACE DEMANDS ON PUBLIC SERVICES AND FACILITIES IN EXCESS OF CURRENT CAPACITY? The proposed mobile home park will place demands on public services in excess of current capacity in the areas of storm drainage and traffic circulation as stated above . These inadequacies can be remedied. through improvements by the developer. 8 . IS THE SPECIAL LAND USE CONSISTENT WITH THE INTENT AND PURPOSE OF THE ZONING CODE AND THE OBJECTIVES OF THE CURRENT COMPREHENSIVE PLAN? To receive the special land use permit to construct a mobile home park, the property is required to be zoned "DM-1" Residential District. The rezoning case is also PLANNING BOARD PAGE 8 , SLU-9-93 , 5400 Block S . Waverly Road Mobile Home Park currently being reviewed. As stated in the opening paragraph of the analysis, if the rezoning is not approved, the special land use request cannot be approved. If the rezoning is approved, the proposed special land use would be consistent with the intent and purpose of the zoning code. The Southwest Area Comprehensive Plan was adopted in July of 1980 . This plan designates the majority of the subject site for low-density residential purposes . The frontage of Waverly Road south of Consumers Power right- of-way is designated for low-to-moderate residential purposes . A majority of this low-to-moderate designation is outside the boundaries of the subject site . This designation extends approximately one-quarter of the total depth of this subject site, according to the Southwest Area District 6 Land Use Plan. The context of the low density residential designation for the subject property illustrates a concentration of more intense land uses at the intersection of Waverly and Jolly Roads . These more intensive land uses , commercial at the intersection and apartments just west of the intersection, are oriented to the north of the subject property. The low density designation, envisioned for platted, low-density subdivisions , borders the apartments on the south. The low density residential designation is specified in the Master Plan for 0-7 dwelling units per acre. The "DM-1" Residential District allows residential uses from 0-19 . 8 dwelling units per acre . The Michigan Mobile Home Commission -Act, MCLA 125 . 2301, et sec. . ; MSA 19 . 855 ( 101) et sue. , (MHCA) , creates a mobile home code. By law, the code includes such things as the licensure, density, layout, permits for construction, construction of mobile home parks including standards for roads , utilities , open space, or proposed recreational facilities , and safety measures . Based upon the functions and actions of the commission in the regulation of the mobile home parks under the MHCA, such mobile home parks as a land use are contained in the Lansing Zoning code in the "DM-1" Residential District as a special land use. Mobile home parks are more similar to multi-family dwelling developments than single family developments, based upon certain common similar development characteristics , e. g. , private drives , a common ownership or single ownership of land and open spaces, rental of units and/or unit spaces, private PLANNING BOARD PAGE 9 , SLU-9-93 , 5400 Block S . Waverly Road Mobile Home Park streets of widths that are less than public streets and lack -"f curbs and sidewalks . For the above stated reasons and in consideration of the density permitted in mobile home parks by the Michigan Mobile Home Commission, the inclusion of mobile home parks , as a special land use, in the "DM-1" Residential District is logical and reasonable within the framework of the classifications in the Lansing Zoning Code; the "DM-1" classification most closely parallels what the Michigan Mobile Home Commission permits in the plans for mobile home parks . Mobile home parks are included in the "DM-l" Residential District as a special land use since mobile home parks generally are similar to multiple dwelling complexes . Based on the above information, the proposed rezoning to "DM-1" Residential District does not conform to the Master Plan. 9 . WILL THE SPECIAL LAND USE MEET THE DIMENSIONAL REQUIREMENTS OF THE DISTRICT IN WHICH THE PROPERTY IS LOCATED? If the property is rezoned to "DM-1" Residential District, the proposed mobile home park can meet the dimensional requirements of the district . SUMMARY • The proposed mobile home park would change the character of the residential development of the area. • The proposed mobile home park is not anticipated to interfere with the general enjoyment of adjacent property. • The proposed mobile home park does not necessarily represent an improvement to the use or character of the subject property and the surrounding area in general and would not be in keeping with the natural environment of the property. • The proposed mobile home park does not represent a use that is hazardous to the surrounding residential areas but will generate additional traffic that will decrease the level of service that Waverly Road provides . PLANNING BOARD PAGE 10, SLU-9-93 , 5400 Block S . Waverly Road _ Mobile Home Park • The proposed mobile home park is not adequately served by storm drainage and the level of service of Waverly Road will be adversely effected by the development. • The proposed mobile home park cannot be approved without the approval of rezoning to "DM-1" Residential District and therefore will not be consistent with the Zoning Code unless rezoning is granted. • The proposed mobile home park, because it requires rezoning to a moderate density zoning district, does not meet the objectives of the Master Plan. • The proposed mobile home park can meet the dimensional requirements of the "DM-1" District if the zoning is approved. RECOMMENDATION If the rezoning is not approved, the request for the special land use cannot be acted upon. If the rezoning request is approved, the staff recommends that the special land use request be denied based upon the analysis above . C : \WP\DATA\PLANBD\SLU993 .FE yl � ;< PUBLIC SERVICE DEPARTMENT Transportation Division 219 North Grand Avenue - = Lansing , Michigan 48933 Telephone : (517 )483-4240 Terry J. McKane, Mayor To: J . Spackman , Deputy Director , Planning Division From: Bruce L. Fl oyd , Principal Traffic Engineer Date : June 1 4, 1 9 88 / /7�/ Subject : Development Proposals , Southwest Lansing In response to your request of April 1 1 , 1988, we have analyzed the Waverly Road area, from Miller Road to Holmes Road . We have estimated the impact of the proposed development that you had mentioned in your memo . This report will first give an executive summary including recommendations . That is followed by the sup- porting data, calculations and conclusions . Executive Summary - There are five proposed developments in the study area. These are : Waverly Meadows Plat , Kensington Meadows Mobile Park, Jamar Park Mobile Home Park, Just Burgers restaurant and a car wash. These projects will generate approximately 6000 trips/day. However , the level of service on Waverly Road from Jolly Road to Holmes Road is now operating at level of- service A or B, even at peak hours . The additional traffic will degrade this level of service , but not below an acceptable level of service . Jolly Road , west of Waverly Road , should be upgraded to four lanes to the entrance of Kensington Meadows . This should be done for geometric considerations more so than for capacity. Waverly Road , south of Jolly Road , is only two lanes and is now operating at level of service C or D during peak hours . The ad- ditional traffic will seriously- degrade service on this part of Waverly Road . Therefore , we recommend that Waverly Road be wid- ened to four lanes from Jolly Road to Miller Road . Equal Opportunity Employer '11 �11 June 14, 1988 Development Proposals , Southwest Lansing r'1 Terry J. McKane, Mayor • ' - Waverly Road between Holmes and Jolly - Waverly Road between Holmes Road and Jolly Road is four-lane with curb and gutter throughout. There is some side friction from local roads and driveways . But because of the consistant geometrics and minimal cross-traffic disruption we estimate that it operates at the same level of service as the two intersections just studied . In other words, the additional traffic will have a minor effect on the capacity or level of service on this segment . -Waverly Road between Jolly and Miller - This segment of Waverly Road is two-lane with six foot gravel shoulders . It is classified as a primary county road.. To ana- lyze this segment , the rural two-lane highway chapter from the Highway Capacity Manual is used . The worksheet for the analysis is shown in Figure J . The worse case volumes on the north part of the segment are used for the calculations . The present level of service is C during the A.M. peak and D during the P .M. peak. After adding the generated loading , the levels of service are D in both the A.M. and P.M. peaks . This is an unacceptable level of service . Page 9 4 `' F June 1 4, 1988 Development Proposals , Southwest Lansing a; 1 . p Terry J. McKane, Mayor — Conclusions — From the capacity calculations we conclude that the additional traffic generated from the subject proposed development will have a minimal impact on Waverly Road from Jolly Road to Holmes Road . There will a small increase in delay and , perhaps , in accidents, but the capacity of Waverly Road is more than adequate to handle the additional loading in this segment . Jolly Road , west of Waverly Road , needs improvement regardless of whether or not the proposed development is realized . We recom— mend that Jolly Road be improved to four—lane from Waverly Road to the entrance of the proposed Kensington Meadows Home Park . This will increase the safety and capacity of this short segment of Jolly R"o ad . Level of service D for Waverly Road between Jolly Road and Miller Road is unacceptable . We recommend that this segment of Waverly Road be widened to four lanes . This construction will provide the additional capacity necessary to improve the level of service to an acceptable condition . This would also provide a consistent geometric design on Waverly Road from Miller Road north. Page 10 47 --��•�� a-1_. i•��� . yam.. •�'� ,�. .. � � ;; .- :�•---....-_:; ..���/ �:ri- c n r © moo � r��1� r t► 4 i � / L� � xt i l Je�N9 .r � 9A/, A [ =p � nn MAP 1 South West Area cffy CF uKSV,.G.NtC"C-kN FIGURE B N S ----—— -- I I I I I I I I I I I- •-- I I I I I I I I I I I I au.�.a,x.,,.. Ap 1 — O _--_ K SIT( 601 Lao 0 ruu w.. w.n i LOCATION MAP N ft/al NOTES I. ALL SITES ARE FOR rZTALLAr0N OF DOUBLE WIX FOL*CAT)OKS. Z' ftSTALL T CONCRETE S*CVALK To THE FRONT DOOR FROu THE DRIVEVAY PAJRYW 3. ALL SX)EVALKS TO BE 3 Irr WK THO(NESS. 4. DECK CDW)GLMATION WAY VARY TO F)T LOT LAYOUT ciccx O. ALL MYFWAYS SMALL BE 4'CONCRETE IFITH W.W.F. 6. ALL UTLrrY LIES 94AU BE KSTA4A-El) A ,.rsLD'LOW a i6. ic, or.co..-. TE bi b-c -c ;C-7 _ypiAL -11ZLCL: y a 1—1 SPEED LIMIT TYPKAL SK+H NO SCALE L"Y.Aucb H. r------------- CL- YDE PARK DRIYE ................ �, AcN P q r 0, ,1 G.CIP. U ,�l f f 131 , C] � I - _ .� �nn�UM¢•r'S 1'uwur Go. 4Z�4i'V of ,,.><..y /f 77 Oe o LU- 9 C Moe1(-� {IvME Pl1tLK \ -r o n M- r�,�;l��-, Z-11-93 6000 Blk. Kaynorth GENERAL INFORMATION APPLICANT: Thomas K. Harke 1888 Wellman Road DeWitt, MI 48820 STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezoning EXISTING LAND USE: Vacant land; 3 parcels EXISTING ZONING: "DM-3" Residential District PROPOSED ZONING: "F" Commercial PROPERTY SIZE & SHAPE: 82 .5 ' deep x 66 ' wide and 110 ' deep x 100 ' wide; irregular shape. SURROUNDING LAND USE : N: Commercial S : Commercial E: Commercial W: Residential SURROUNDING ZONING: N "F" Commercial S : "F-1" Commercial E : "F" Commercial W: "C" Residential MASTER PLAN DESIGNATION: Southeast Area Comprehensive Plan: Commercial CASE HISTORY: Area was annexed into Lansing in 1960 . SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: Applicant proposes to develop a radiator shop and potentially an additional commercial building. PLANNING BOARD Z-11-93 , 6000 Blk. Kaynorth - PAGE 2 AGENCY RESPONSES : Build-ing Office: The Use group of the proposed facility is Group H Division 4 . Floor drains in the garage shall drain through an approved sand trap and oil separator. The project is subject to the City site plan review process . Applications may be obtained in the Building Office . Construction plans sealed by a registered architect or engineer shall be submitted for compliance with the Lansing Uniform Building Code 1991 edition. Assuming that the construction type of, the building is V N (combustible, unprotected) the exterior wall fire rating is as follows : Less than 20 ' 1 hour; Less than 10 ' 2 hours ; Less than 5 ' 4 hours . Ameritech: Ameritech has no objection to this proposal . Trans . Engr. : The concept of rezoning this property is acceptable . However, the entire site from Cedar to Kaynorth requires development evaluation. If this is a separate independent use from the Cedar St. frontage, then there may be operational problems which need to be resolved. Fire Marshal : No comment. Assessor: No comments . Public Service: No comment on zoning change . A site plan review will be required when building changes are proposed. Continental Cable : Continental has requirements on recommendations . PLANNING BOARD Z-11-93 , 6000 Blk. Kaynorth - PAGE 3 ANALYSIS The developer' s proposal will require rezoning to 'IF" Commercial District. A radiator repair shop is classified as a motor vehicle service which is a use allowed by special condition in the "F" Commercial District. The other building is potentially service-oriented as well, but not necessarily auto service. COMPATIBILITY WITH SURROUNDING LAND USE This property is part of a triangle of land that lies north of Miller, west of Cedar, and east of Kaynorth. The triangle is entirely used for commercial purposes , with the exception of the lots in question. North and south on Cedar Street are commercial uses as well . To the west across Kaynorth are residential uses . Directly across Kaynorth from the subject property are a few duplexes , and the remainder of the uses are single family homes . The proposal should not adversely affect the other commercial uses, but if the rezoning is approved, and the development of the commercial property is not completed with proper access , screening and buffering, it could adversely impact the residential uses . Presently, there is a driveway that runs all the way through from Cedar Street to Kaynorth that serves the existing radiator shop east of the subject property. If the proposed development of the property were completed as a planned development together with the existing radiator shop, it could be done in such a way that an adequate buffer would be able to be installed along the west property line . On the other hand, if the properties are developed independently of one another, there could be average as many as three small businesses each with their own parking and driveways fronting Kaynorth. Presently, there are no commercial properties which only access Kaynorth. Most of the commercial properties to the north have access both to Cedar and Kaynorth. COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan designates the entire triangle for commercial use . The property to the west is designated as residential use ( 0-7 units/acre) . Based upon this , the proposed rezoning generally conforms to the Master Plan. The Master Plan also cites that access and congestion problems are general problems of the existing strip commercial development along Cedar Street. Some of these access problems were corrected with the Cedar Street improvements a few years ago, but those improvements did not include this area of Cedar Street, which is aleeady 5 lanes wide. PLANNING BOARD Z-11-93 , 6000 Blk. Kaynorth - PAGE 4 IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC Kaynorth is• situated in such a way that it provides quick and easy access to Miller Road from southbound Cedar Street. Since the intersection at Cedar and Miller is skewed, it is much easier for those wishing to go westbound on Miller from southbound Cedar to take Kaynorth and turn onto Miller. The intersection of Kaynorth and Miller is controlled by a stop sign on Kaynorth. From observation and interview, it appears that a majority of the traffic on this two-block section of Kaynorth is cut-through from Cedar to Miller. The Transportation Division has supplied us with traffic counts for this section of Kaynorth and Cedar. Kaynorth in 1990 carried an average daily traffic count of 2,350 vehicles , 625 of which were northbound and 1 , 725 of which were southbound. This data supports the cut-through assumption. It should be noted that the average daily traffic count for Cedar Street in 1991 totalled 28 , 000 vehicles both ways . For comparison, a typical average residential street may have an ADT count of 300 vehicles . Based upon this information, it is evident that Kaynorth is not a residential street but a street with traffic that reflects its multi-use character involving residential, commercial and cut-through traffic . The size of the property essentially restricts the development of the site . The property contains 16 ,445 square feet of lot area, . 38 acres . Service-oriented commercial businesses do not generate a significant amount of traffic, but can generate some truck traffic depending upon the type of service that is provided. If the properties are developed independently, it is probable that any delivery by large truck would be done from Kaynorth since the properties individually would not likely have adequate room to accommodate on-site deliveries by semitrailer. Based upon the above information and analysis , staff believes this property would best be developed as a total unit, versus individual parcels , utilizing one common driveway through to Cedar Street similar to the existing driveway. A sample site plan illustrating common development is included with the report. Kaynorth lacks curb and gutter on both sides of the street, and sidewalks are only provided on the west side of the street. Curb and gutter constructed on both sides of the street would have a tendency to make for a safer roadway situation over the existing uncontrolled access situation. As brought up during the public hearing, it may be appropriate to PLANNING BOARD Z-11-93 , 6000 Blk. Kaynorth - PAGE 5 request that the Public Service Department pursue this as a public improvement. ENVIRONMENTAL IMPACT The present owner has maintained the property well and the property does not exhibit any significant environmental characteristics that require protection from development. a greater percentage of green space could be retained for a landscape buffer if the properties are developed with common drives and shared parking. A greater percentage of green space also means less storm water runoff . IMPACT ON FUTURE PATTERNS OF DEVELOPMENT It is not realistic to believe that the property would be developed for multifamily residential purposes due to the property' s commercial location and limited size . On the other hand, if . the property is developed to be oriented toward Kaynorth for commercial purposes, additional commercial influence will be placed upon the residential land uses across Kaynorth that could be detrimental to their quality of livability. SUMMARY Based upon the analysis , rezoning to commercial is compatible with the Master Plan, and due to the location and orientation of the site, it would be best to develop the site in a comprehensive manner, avoiding self-sustaining individual lot development. RECOMMENDATION The staff recommends that the rezoning be approved as requested, and further the Board recommends and requests that the property be developed in a comprehensive manner, not as self-sufficient individual parcels in order to maximize green space and landscape buffer to the west. c:\wp\data\p1anbd\z1193.Pe Yi)91) 5c-,rlillz� OH array 19-5 -Fort- r rna �rrlo,�a I '� I ` �Nldnin'd . J �R ZONING AND ORDINANCE COMMITTEE REPORT TO PLANNING BOARD Meeting Held: JANUARY 12 , 1993 Place : PLANNING DIV. CONFERENCE ROOM Call to Order at: 2 : 37 p.m. Attendance Staff Present Name Present Exc.Abs . Abs . Fountain X James A. Ruff Horne X Ruge X Thelen X Guests Z-6-93 and SLU-9-93 Mary L. Ettinger Richard Glennon Garry Kortz Bryan Mead Gerald Huckaba Harry C. Gross The agenda items were considered in the following order: 1 . Z-6-93, 5400 Block S . Waverly Road, "A" Residential to "DM-1" Residential District 2 . SLU-9-93, 5400 Block S . Waverly Road, mobile home park 3 . Z-11-93 , 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District 4 . P-1-89 , Jet Place Plat, Resubmittal of final plat approval 5 . NCU-9-91, 125-127 S . Eighth Street, extension of Class A status 6 . NCU-2-93, 812 Eureka Street, Class A status (NOTE: Tabled December, 1993) ZONING AND ORDINANCE COMMITTEE REPORT TO PLANNING BOARD PAGE 4 3. Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District Applicant proposes to develop a radiator shop and potentially an additional commercial building. The developer's proposal will require rezoning to "F" Commercial District. A radiator repair shop is classified as a motor vehicle service which is a use allowed by special condition in the "F" Commercial District. The other building is potentially service-oriented as well, but not necessarily auto service. SUMMARY Based upon the analysis, rezoning to commercial is compatible with the Master Plan, and due to the location and orientation of the site, it would be best to develop the site in a comprehensive manner, avoiding self- sustaining individual lot development. The staff recommends that the rezoning be approved as requested, and further the Board recommends and requests that the property be developed in a comprehensive manner, not as self-sufficient individual parcels in order to maximize green space and landscape buffer to the west. J. Ruff presented the staff analysis, and the Committee discussed the matter. Mr. Fountain made a motion, seconded by Ms. Horne, to approve Z-11- 93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District. Finding that the request will allow uses that are consistent with the uses contained within the block, the zoning is consistent with the zoning of the block, and finally, that it is consistent with the Master Plan; carried 4-0; approved. Mr. Fountain made a motion, seconded by Ms. Horne, to put on record and to include in the Board's letter to the Mayor regarding the development of the property and the area: • Maintain the residential character of the area on the west side of Kaynorth between Miller and Cedar Streets. • Encourage the Public Service Department to improve the right- of-way with appropriate and necessary curb and gutter, sidewalks and pavement. • Encourage the Public Service Department when doing the above to look at controlling access onto Kaynorth from the commercial properties which presently have uncontrolled access onto Kaynorth. • Establish an appropriate and positive screening and buffering plan for the commercial properties along Kaynorth. • Encourage the development of the subject property in a comprehensive manner with the abutting property that is on Cedar Street in order to maximize the green space and landscape screening and buffering. • Encourage the orientation of the development toward Cedar Street. Motion carried, 4-0; approved. ZONING AND ORDINANCE COMMITTEE REPORT TO PLANNING BOARD PAGE 5 4. P-1-89, Resubmittal of final plat approval for Jet Place Plat. The engineering firm has resubmitted the subject plat for City approval in accordance with the requirements of the Subdivision Control Unit of the Michigan Department of Commerce. The principal need for reapproval is the addition of a proprietor, NBD Bank, by way of a mortgage on Lot 4 of the plat. The presence of this mortgage was not known at the time of the last submittal. Other minor changes include the revision of the Municipal Certificate language, recognizing that all lots meet minimum requirements of Act 288 and the addition of Liber and Page numbers for the Board of Water and Light easements. Based upon the Board's past action and the request by the engineering firm, staff recommends reapproval of the extension of the final plat and concurrence with the proposed revisions subject to the four conditions outlined in the letter to the Mayor. Mr. Fountain made a motion, seconded by Ms. Horne, to approve the resubmittal of the plat with the 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 approval is for two (2) years from the date of approval by City Council. Motion carried 4-0; approved. CITY OF LANSING I� INTEROFFICE CONL�lUNICATION _ PLANNING OFFICE DATE: January 11, 1994 TO: Planning Board ! FROM: James A. Ruff, Zoning Administratorl�k,& RE: NCU-9-91, Extension of Class A Status, 125-127 S . Eighth Street Attached please find the following documents : 1 . Letter dated November 24 , 1993 , from Ruth Kruger requesting extension of Class A status for 125-127 S . Eighth Street. 2 . Letter dated June 26 , 1991, Planning Division, notifying Ms . Kruger of Board' s June 18 , 1991 decision granting Class A status to the property. 3 . Letter dated December 7, 1993, from myself to Ms . Kruger requesting additional information. 4 . Letter dated December 20 , 1993 , with additional information from Ms . Kruger. 5 . Copy of NCU-9-91 staff report. 6 . Copy of site plan with proposed improvements to meet parking requirements . 7 . Copy of NCU-9-91 location map. At the Planning Board public hearing of June 4, 1991, Mary Clark of the Green Oaks Target Area Organization recommended approval of the original request for Class A status . Based upon the report and the included information, the staff recommends provisional status be granted for 6 months from the date of Board action. If the work then is completed, the provisional status will be made permanent. If the work is not complete, the Board may require reapplication for Class A status or revoke Class A status . c:\wp\data\p1anbd\ncu991mo L Cl! �.�. QL a !vIsl Z Z i \j 3625 E. Mulberry Fort Collins, CO 80524 (303) 221-5490 November 24, 1993 Jim Ruf f Director of Planning and Zoning 2nd Floor Washington Square Annex 119 N Washington Square Lansing, MI 48933 RE: 125-127 South Eighth Street Dear Mr. Ruff, Enclosed please find a copy of approval for Class A zoning dated June 25, 1991. This was a provisional approval for a period of one year. Extenuating circumstances surround this situation and at last all other obstacles are near resolution. It has now become imperative for this approval to be extended so that the major improvements needed to return this stately manor to its original state. Please review the merits of- the project and support the previous efforts of vour staff and extend or remove the deadline for completion of the project. Sincerely; Ruth B. Kruger Planning Division Departm ;nt of Planning and Municipal Development 2nd Floor,Washington Square Annex yl i 119 iNorth Washington Square Lansing, Michigan 48933 t , * • (517)483-4066 t ii • Terry J. McKane, Mayor June 26, 1991 Ruth Kruger 123 South Eighth Street Lansing , Nil 48912 RE: NCU-9-91 , 125-127 SOUTH EIGHTH STREET Dear Nis . Kruger: On Tuesday , June 18, 1991 , the Lansing Planing Board , at a regularl,y-scheduled meeting , approved your Class "A" nonconforming status request for the property at 125-127 South Eighth Street provided sensitive restoration of the exterior is done , hard surfaced parking is provided and required yard areas are maintained . You should be aware that this Class "A" status is provisional for a period of one year. At the end of one year if the restoration is complete , the provisional status will be removed . If, however, the project is not completed, the Planning Board may require reapplication or revoke Class "A" status . If you should have any questions , please contact this office . Sincerely , ernon C . Founta'n Zoning Administrator WA/wc - - "Equal Opportunity Employer" PLANNING OFFICE Department of Planning and Neighborhood Development �� �• � Washington Square Annex;2nd Floor * s_ 119 North Washington Square- - * Lansing, Michigan 48933 j Phone(517) 483-4066; FAX(517)483-6036 • Jamas A.Crawford,Mayor December 7, 1993 Ms . Ruth Kruger, General Manager Days Inn 3625 East Mulberry Ft. Collins, CO 80524 Dear Ms . Kruger RE : NCU-9-91 , 125-127 S . Eighth Street I have received your request for an extension of the Class A status for the above-referenced property. To properly process your request, please provide the following information in writing: 1 . The month and year the work will be completed if an extension is approved. 2 . The reason for the delay. 3 . Who occupies and has ownership of 123 S . Eighth Street. At the time, it was reported that you lived there. The report noted the benefits of that situation, since a joint driveway was involved. Obviously, this situation has changed, since you now reside in Ft. Collins, Colorado . Once you have provided this information, I will be able to place it on the Planning Board' s next available agenda, most likely in January, 1994 . You may wish to fax the information to me at ( 517 ) 483-6036 . Sincerely yours James A. Ruff Zoning Administrator JAR:LC "Equal Opportunity Employer" z 3625 E. Mulberry Fort Collins, CO 80524 (303) 221-5490 December 20, 1993 PLANNING DIVISIO"4 a-AI ,� L j 94 Planning Office 3 Washington Square Annex; 2nd Floor 119 N Washington Square Lansing, NLI 48933 Re: NCU 9 91, 125-127 S. Eighth Street Dear Mr. Ruff; The property in question has been optioned to Dale Goodrich and Lansing Reinvestment Corporation and he reassures mP that the renovation work should be completey within six months of the approval to extend the Class A Zoning. The reasons for the delay in finishing the project are due to changes in my personal life and a career opportunity out of state. Dale has picked up the package with IMSHDA and will complete it as originally planned. The property at 123 S. Eighth Street is still occupied by my husband, Mark Kruger. He plans to remain at that residence for an indefinite period of time. The option on the above stated property includes a Right of First Refusal clause so that Dale or his assigns have the first option to purchase the adjoining property with the drive should it become available for sale. Please contact me at any time should you have any additional questions or concerns. .-sappy Holidays, Ruth B. Kruger NCU-9-91 125-127 South Eighth Street June 4, 1991 GENERAL INFORMATION: Applicant: Ruth Kruger 123 South Eighth Street Lansing , MI 48912 Status of Applicant: Option to buy Requested Action: Approval of Class "A" nonconforming designation Purpose: To allow restoration/rehabilitation for the property at 125-127 South Eighth Street as a four (4) unit. Existing Land Use: Four unit residential Existing Zoning: "C" Residential District Location: 125-127 South Eighth Street Size: Irregular size, see map Surrounding Land Use: North--One family residential South--Four family East--Two, three and four family residential West--Church Surrounding zoning: "C" Residential Master Plan Designation: Residential Case History: -Part of the initial incorporation of Lansing , 1859 -Building constructed as a four unit , 1918 -Zoned "DM" Apartment, 1942 -Rezoned "C" Residential, 1983 NCU-9-91 June 4, 1991 Page 2 SPECIFIC INFORMATION: Developer' s Proposal: To restore/rehabilitate the property as a four unit. Background The building at 125-127 South Eighth Street was constructed as a four unit structure in 1918. The property was zoned for multiple family use in 1942, which reflected its use at that time. In 1983 the property was zoned "C" Residential as part of a blanket rezoning of the Green Oaks area . The blanket rezoning was the first step of an ongoing effort to improve the area has included the Green Oaks Master Plan. Neighborhood Development This neighborhood has a mixture of one family , two family and multiple family structures . It has been policy in the Green Oaks area that housing rehabilitation be supported. It has also been the policy to reduce housing density where possible in order to improve the neighborhood. In this case the building was constructed as a four family structure. It has been fairly well maintained and has been one of the better multi-family structures in Green Oaks . As such it has been in harmony with the neighborhood. The rehabilitation of the structure in a sensitive manner would help assure the continuation of this good relationship . ' Traffic and Parking The traffic generated by this structure should not change due to rehabilitation. As long as the number of units does not change , the traffic volume should remain approximately the same. There are four units in the structure; 2 one bedroom and 2 two bedroom units . There are seven (7) parking spaces required by Ordinance. These spaces must be NCU-9-91 - June 4, 1991 Page 3 provided as a prerequisite to Class "A" designation . According to information provided by the applicant the proper number of parking spaces are provided. Access to the property is proved via shared driveway with 123 South Eighth Street. The petitioner lives in and owns 123 South Eighth . The placement of these properties with the same owner will help control the possible conflicts that occur with a shared drive situation. Intensity of Use The intensity of use will not change for this property . The petitioner will not increase the units. As such there should not be a nuisance from the structure by reason of dust, noise , fumes , vibration, smoke or lights if the property is managed well. Locational Factors The joint driveway will be in common ownership with the owner living in the northernmost property. This and the proper sensitive rehabilitation of the property will assure that the proposed rehabilitation should not interfere with or discourage the use of surrounding properties or unreasonably affect value . Compliance with the Master Plan This property is covered by the Green Oaks Master Plan which was completed in 1986. That Plan cites housing rehabilitation as a key factor for the stabilization of the neighborhood . A reduction in density is also recommended, where possible. In this case a reduction in density is not practical. NCU-9-91 June 4, 1991 Page 4 • RECOMMENDATION: The staff recommends that Class "A" status be granted for 125-127 South Eighth Street provided sensitive restoration of the exterior is done and that proper hard surfaced parking and required yard areas are provided . 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 ,Gra {r►r.,41- f n'n's ca i v_'*/ ee - If, however, the project is not completed, the Planning Board may require for Class "A" status or revoke Class "A" status . �1 6gRH�C D n G n G o � o a V ti o Z o/ UO si . -1 LL '41V 60 POE, 71 il� C, CN�lZCN � w - _ , i El _ n� Ll IF 6F 3r f IF qFr 7EF, I FF7� , IF 0 u 9 - 91 iz5/1z� 5. FIGKH DRAFT DRAFT TO CLERK 012894 APPROVED 01 -31 -94A09 : 12 RCVD TO CLERK 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, January 19 , 1994 I . OPENING SESSION Chairman Helen LeBlanc called the . meeting to order at 7 : 33 p.m. She introduced Councilmember Howard Jones , who is serving as an ex officio Planning Board member as a liaison person from the City Council . A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . B. Excused Absence - none . C . Introductions . Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Emil Winnicker, Development Manager, Development Office; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS A. 1994-95 Draft Statement Community Development Block Grant. This is the time for a public hearing which will provide an opportunity for citizens to comment on the proposed statement of objectives and the proposed Community Development Block Grant activities for fiscal year 1994-95 , including certain activities under the Cranston-Gonzales National Affordable Housing Act. A draft statement of objectives and projected uses of funds has been published in the Lansing State Journal and is available as a handout on the table near the entrance to this room. Each member of the Planning Board has a copy of this information before them. The draft statement has been prepared and this public hearing is being held in accordance with the provisions of the citizens participation plan for the Community Development Block Grant Program, as adopted by the Lansing City Council on June 11, 1984 . Any person in the audience who wishes to address the Planning Board on these matters should come to the microphone, state your name and address and provide us your comments . These proceedings are being tape PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 2 recorded. Please sign your name and address on the sign- in sheet provided. SHIRLEY J. MURRAY, 1720 BRADLEY, REPRESENTING THE SOUTH CENTRAL NEIGHBORHOOD ORGANIZATION. I wanted to reemphasize at this time that in 1992 , we requested that the CDBG funds be used for demolition of 116 West Barnes . This is a house that has no street- side access . It is located in the middle of a block, only accessible by alleyways ; it is currently vacant and red-tagged. So we would hope that demolition of this house would definitely be included in the up-coming funds; and also earlier this year, we requested that the City consider demolishing 1141 Smith, a house in a similar situation. It does not have a street-side approach; it is only accessible via an alley. This house is also vacant and red-tagged at this time. So we just wanted to reemphasize that the City look at these two properties in regard to the Block Grant funds . Thank you. Mr. Jones asked if there is any money available in this year' s budget that would permit this? "It is my understanding this was due to be done sometime during this current fiscal year. " EMIL WINNICKER, DEVELOPMENT MANAGER, DEVELOPMENT DIVISION. It is my understanding that there is money in the budget for acquisition, demolition and relocation. This specific project was not planned for this fiscal year. Council has authorized demolition of five structures, one on the east side in the Green Oaks area, and four in the Genesee Street area by Ferris Park. That essentially would utilize the funds which are now allocated for acquisition, demolition, and relocation, plus some of the Twentieth Year, which is yet to be budgeted. There is no shortage of requests for demolitions coming in from the neighborhoods , and at best we could probably finance four to five demolitions a year, so it does become a matter of Council making choices . Mr. Jones asked what is the estimate on when these could be done. Mr. Winnicker said,activities "I do not have one for you. " MARY JAMES, 303 NORTH JENISON, CHAIR, LANSING NEIGHBORHOOD COUNCIL. We do this every year, come before you and thank you for your continued support, and explain some of the Council activities that we have been involved in, and ask you for some more money, so that is what I am going to do. Most of you have probably been involved in one or more Neighborhood Council-sponsored activities . In addition to putting out a news letter, holding President ' s breakfasts , hosting the Bea Christie awards, and Paint Blitz, our day-to-day bread-and-butter work is making contact and networking with a host of neighborhood organizations . As you are all probably aware, we have had a lot more interest in neighborhood organizations . We 've had numerous new groups springing up across the City, and our one-and-a-half staff people have been working a PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 3 lot of overtime hours in the last year or so . We are real proud to be able to serve the City this way. We have had a couple of real big hits this year; our President ' s Breakfasts have proved to be a very valuable tool to keep people apprised of what is going on. We have some interesting work going on right now in dreaming up new projects , so staff is never satisfied with what we have been doing, but are always looking at how they can create themselves more work. As we discussed at the Board meeting, what we were doing and what we are funded to do, I, as the Chair of this group for the last five years , have grown increasingly concerned that while we as taxpayers are getting a wonderful bang for our buck, we in fact are working these people to death, and what we are proposing to you this year is that we more adequately staff the Council, that we add 30 hours per week of staff time, so that people are not working morning, noon and night all the time . We have very modest salaries; we continue to have modest salaries , but rolling all that up, we are asking for an increase in our funding. We are also asking explicitly in the ' 95 Budget for some Paint Blitz activity money. As you know, we started out funding Paint Blitz from the now-defunct Neighborhood Builders Alliance that the State offered. We have supplemented those funds always with contributions from private folks; a lot of the banks are now giving us modest donations as part of their Community Reinvestment act responsibility, but what has happened is that usually Paint Blitz has not been a line item in the request, but the City has come forward several years running, and asked us if we would like to paint more houses with some of the CDBG funds . So we are explicitly asking for that so that we can plan that into our budget activities . I am sorry that I do not have a handout that is complete--bad weather and cold have taken the toll of our ability to get with one another, but our total request for Fiscal Year ' 94- 95 is right in the neighborhood of $92 , 000 , and we will get that to the Planning Board Chair for distribution. SUSAN CHRISTIAN, 121 E. ALLEGAN, STAFF PERSON WITH THE LANSING OFFICE OF THE LOCAL INITIATIVES SUPPORT CORPORATION. This is the first time I have been here, but LISC has been in the Block Grant Budget for about three years, and we are coming to ask you again for continued support of our program. Let me call your attention to where we are in the budget. We are about $50, 000 in the Public Services Budget. That is in the Statement and Notice of Public Hearing. LISC is a national organization with offices in New York City, and programs all around the country. In Michigan, there are three programs; the Lansing program covers many cities in . cOntral Michigan from Benton Harbor to Flint, and we also cover Lansing. And most of the work I do as a staff person in that office is to provide support to nonprofit housing development activities in the City of Lansing. So I am providing support to the newly-formed Lansing Neighborhood Housing Corporation, which is the new coalition of lenders that came together to pool resources for lending to nonprofits . I am providing support to that PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 4 organization, as well as groups like Lansing Reinvestment Corporation and Greater Lansing Housing Coalition, and I work very closely with the Lansing Neighborhood Council to see that neighborhood organizations and community development organizations are working together. So we would be coming to you again this year to ask for another amount of money for continued operations from July 1 of this year through June 30 of next year. So I appreciate any support that you can give us . PAUL M. SCOTT, 412 WEST KILBORN, OLD FOREST NEIGHBORHOOD ORGANIZATION. I would hope, in among the budgeted activities under CDBG for the coming year, that indeed the analysis of 1990 U. S . Census data can be completed so that the City in fact can get all of the money that it is due from HUD. I am sure that, in the past ten years , the City' s target areas have probably not decreased in size, and the Block data is available. It is available to average citizens at the Library of Michigan. I have Block data for at least 10 of the tracts in Michigan in Lansing at my house, and I would hope that this process can be finished, if it indeed has been started, according to the Departmental Work Program. The analysis of census tract results and preparation of census profiles , when the census tract data became available, was one of the goals for 1993 . I would hope that can be finished. If it has not been started, it should be started immediately, ' because there are many thousands of dollars that the City has foregone; and if need be, I believe that Community Development Block Grant money should be used to get us up-to-date that way. It really impinges on the various other activities such as Economic Development. Timely information is what makes people make locational decisions, and I hope that we are able to accomplish that in this coming year. Thank you very much. The Chairman asked if anyone else wished to comment; seeing no one, she declared the hearing closed. The matter will be referred to the Urban Development Committee, which will meet on Tuesday, February 8 , 1994 , at 4 p.m. in the Human Relations Conference Room Third Floor, City Hall Annex. The Chairman introduced Mr. Dennis J. Sykes, the Director of the Department of Planning and Neighborhood Development. III . COMMENTS FROM THE AUDIENCE (5 minutes each) ALAN E. TUBBS, 411 CAREY, REPRESENTING ALANDALE PARTNERS-. My comments pertain to V. B. 1 . f. which is a nonconforming use for 812-816 Eureka Street. You have a request for Class A nonconforming status for the 8-unit building that exists there. Alandale Partners is myself, Alan Tubbs, and Dale Goodrich, who has developed, purchased, and rehabbed over 150 units in Lansing either as a private individual or through a nonprofit housing corporation. The two of us have formed Alandale Partnership to purchase and PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 5 renovate older properties in the City and elsewhere . We have optioned this property recently, subject to a Class A status for 8 units . The recommendation that you have before you from your Zoning Committee, we will not proceed with that, because the recommendation will not allow us to proceed and make this project feasible . The Zoning Committee has recommended a nonconforming status for 6 units . That will mean a loss of $3 , 855 per year income that the property presently has , and which will make the property unable to even pay the current mortgage, insurance, taxes and other operating expense as it exists right now without doing any rehabilitation. There would be no money left to pay for rehab expenses necessary to prevent the property from becoming a slum dwelling. Currently the property needs a new roof, somewhere between $7 , 000 and $9 ,000; it needs windows, carpeting, replacement of some of the kitchens, a general upgrade, and housekeeping. There would be no money to do that. This property was converted, the best we know, in 1971 . It was in compliance with the Zoning Code at that time, zoned "DM-4" . The City of Lansing downzoned the neighborhood in the 180s, based on recommendations in the Green Oaks plan. The City action in downzoning made this property nonconforming. The City has not done this again with other neighborhoods without property-owner support, because of a Supreme Court decision and modifications of Michigan law, which preclude taking value away from private property without just compensation. Based on my experience, if the Zoning Committee recommendation stands on this issue, this is a classic example of taking value from property without just compensation. I would like to say that Alandale Partners supports the Green Oaks Plan; in fact, my partner has personally been involved in restoring 67 housing units in Green Oaks , including the reduction, which was not required, of over 27 living units through projects undertaken by Goodrich and Associates or by Lansing Reinvestment Corporation, which is a nonprofit housing corporation of which my partner is a director. To my knowledge, that is probably the only major reduction in living units and density that has occurred in this entire neighborhood, through Mr. Goodrich. I am here tonight to ask that you act favorably on the request for 8 Class A nonconforming units for 812 and 816 Eureka. I believe this action is in keeping with the Goals of the Green Oaks Plan, and I believe by taking this action, you will prevent this property from deteriorating into a slum property, which is the only way it can go, if you cannot financially rehabilitate it and make the project financially feasible . Now the only other situation that we could consider to do this is if the City should say we want 6 units, and if that is the case, in order to make this feasible, the City or someone would have to compensate in the amount of $83, 662 in cash for the loss of these two units over the length of the mortgage, due to the reduction of 2 living units . I have, if you want f or your records, a pro f orma for 6 units, and a pro f orma f or 8 units . This substantiates the loss of $83, 662 . These are based PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 6 on present costs, present market, and present expenses projected for a period of 5 years . The 6-unit, at the end of the fifth year, is still losing $3, 017 per year if these 2 units are taken away, plus you don' t get a rehab unit. I would like you to consider this, and I would appreciate your consideration of our request. Thank you. TEENA DRAPER, 5801 GRANARY, LANSING. I am here to talk about the mobile home park proposal at 5400 Block South Waverly Road. I would like to see that proposal turned down; my reason for that is : According to what I 've been reading here, the hope is to increase low- and moderate-income housing in the area, which is a laudable endeavor; however, I believe that making more mobile home parks is not the way to go. The reason is that mobile homes do not appreciate in value; they only depreciate. I know this for a fact, because I used to live in a mobile home, and I couldn' t give the thing away. Because of low interest rates, people are buying houses now, and it ' s more affordable to get into a house. I feel a better option would be to go for building houses in that area rather than putting in mobile homes . I 've also done a little research on this type of housing, mobile homes . It takes $4, 500 to destroy them and put them in a landfill . As for trying to move them, my old trailer, it costs anywhere from $250 to $2 , 000 just for a move from St. Johns to Lansing, which is expensive, to say the least . If we put more low-income people in mobile homes , all it ' s going to do is keep them in the mobile homes . As they depreciate and start falling apart, these people are going to be left without any housing anyway. I 'd like to propose again that the request be denied. Thank you. BRIAN MATTER, ADMINISTRATOR OF FOSTER, SWIFT, COLLINS AND SMITH, LOCAL LAW FIRM AT 313 S . WASHINGTON SQUARE, ALSO REPRESENTING SOUTH WASHINGTON INVESTMENT COMPANY, A PARTNERSHIP MADE UP OF THE SAME INDIVIDUALS AS IN THE LAW FIRM. I am speaking to V. B. 2 . a. Act-14-93 , 116 E. Washtenaw. Foster, Swift, Collins and Smith for the last 14 years has occupied 131 S . Washington Square, which used to be the old Home Dairy Building, and the Free Spirit Shop. We renovated that space some time ago and turned it into a very nice office building. We also own parcels at the back of the building which front onto both Washtenaw and onto Grand Avenue, which is used as a parking lot. In the midst of these parcels, there is a parcel owned by the City, which the firms have leased from the City for a number of years , which is also a part of the parking lot. The way the property is arranged, the two parcels belonging �to the partnership actually are divided by the parcel owned by the City. Some years ago, starting about 1989 , the rent on the City' s portion began to increase. At that time, we were paying $450 per month for 33 parking spaces at 116 E. Washtenaw; the rent then doubled, and then this last year, it went up another 45 percent. At the time, when we complained about the increases, Robert Engel on the City staff suggested that this might be a good time for us to ask to buy PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 7 the property. We would love to own the property; it was our understanding for a number of years that the City was not interested in selling the property because there was a plan that might involve building a parking ramp along that block. It is now my understanding that the plan is no longer under consideration; therefore, the City' s interest in this is obviously somewhat less . Our interest is just as true as it always has been. We have been good citizens of the City and the downtown in terms of our involvement, acting as a catalyst, in developing this property a number of years ago, and continuing to develop it. We now have one of the most vibrant blocks in the downtown, what with Cooley Law School Library and a number of new restaurants in that block. We would like to own all the property we are now using. If we can' t have that, we would like to have it at a rental rate which makes sense. At this point, between our rental rate, property taxes and maintenance (which we have to provide for ourselves ) , we are paying ar.ound $67/per month per parking space within that parcel . That is a lot more than any other City-owned parking lot; if it was a City- owned, City-maintained property, we wouldn't be responsible for the maintenance either. We would like to work out a deal with the City. When I called today about this matter, I heard we have a negative staff response. We hope we can convince you that by selling the land to South Washington Investment, we would be most appreciative, and it would be good for the downtown as well . Our lease is on a month-to-month basis with 60 days notice required. Chairman LeBlanc said the Urban Development Committee met this evening on this matter. The Transportation Center might be revived, so we have decided to hold this matter in Committee for up to 60 days ; until this new issue is resolved. There will be no recommendation this evening. RICHARD GLENNON, 6100 NEWPORT RD. , KALAMAZOO, REPRESENTING EDWARD ROSE AND SONS . I am here tonight in opposition to Z-6-93 and SLU- 9-93 . Edward Rose and Sons is the developer, builder and manager of Waverly Park Apartments . We are opposed to any zoning change that would permit mobile home parks in property abutting Waverly Park Apartments for a number of reasons . Number 1, another mobile home park would not be compatible with surrounding land uses . Presently, there is at least a somewhat harmonious mix of housing types in that neighborhood. Changing the zoning of 64 acres from single family to multiple family would significantly change the character of this neighborhood. Such a change would adversely, not favorably, affect the neighborhood. We believe the way in 'which this 64-acre parcel will be used will determine the dominant land use in that neighborhood. If you permit apartments there, apartments will dominate; if mobile homes , they will dominate . Doing nothing would permit single family residences to dominate. This property should remain single family. Number 2, in making a special land use on this proposal, the Planning Board must consider if the special land use is hazardous to adjacent property. We feel PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 8 it is, and that adjacent property values will decrease even further if another mobile home park is allowed to develop in the neighborhood. Lastly, there is a demonstrated demand for single family residences in this neighborhood. The southwest side of Lansing is already saturated with mobile home parks , with many vacant pads at Kensington Meadows, the mobile home park just west of Waverly Park apartments . New single-family homes are being constructed in single-family subdivisions nearby; therefore, 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 can justify harming the adjacent properties in passing this . I have a petition signed by neighboring residents and land owners . Thank you. The Chairman mentioned for the record that a petition was received with 171 names , in opposition to Z-6-93 and SLU-9-93 . . . . "we are opposed to another mobile home park in this area. " GERALD A. HUCKABA, 5410 S . WAVERLY ROAD. I am here protesting a trailer park. We were opposed to a trailer park in 1988, in 1990, in 1993 and 1994 . We still don't want a trailer park; it is degrading to the neighborhood. I don' t care how fancy they are built; it is still a house trailer. You pay to park it on somebody else ' s property. If you don' t pay your rent, they have it towed it out, and there is another hole. That doesn't happen with houses . We are surrounded with trailer parks now; behind me, beside me . Stonegate is just outside the City limits . All the mobile homes are on the south side of Lansing. We don't need any more. It' s time to say no. Thank you. MICHAEL J. BROWN, 2900 TECUMSEH RIVER DRIVE, DYKEMA GOSSETT, REPRESENTING PETITIONER, MARY ETTINGER. I was here on August 3, 1993 , to comment when the case came before the Board; now I am here to comment on the Zoning and Ordinance Committee report that was submitted in conjunction with the agenda item for SLU-9-93 . I also submitted a long memorandum dated August 19 , 1993, which thoroughly laid out our position why this proposal ought to be granted, and explained several distinguishing features of this proposal . I again refer the Planning Board to the August memorandum, which addresses many of the issues presented by the Zoning and Ordinance Committee report. The information supplied in the memorandum has apparently fallen on deaf ears, because the Zoning and Ordinance Committee report has not addressed the distinguishing features of our proposal; for example, our memorandum is never referred to in the report, nor our concept, nor any of our conclusions . Specifically, the report refers to a mobile home park proposal . We are proposing a manufactured housing community. It is incumbent upon the Board to recognize that there is a vast difference between a mobile home park and our proposal . This proposal would add a new type of housing option to Lansing PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 9 residents . At present, a manufactured housing community is not available in Lansing; there isn' t one; however, there are several in the communities that border Lansing--Holt, DeWitt. Other communities have begun to develop these as a viable alternative housing option. It is not simply another mobile home park. The community would have 260 units on 65 developed acres . This is about 4 units per acre. It is designed like a residential subdivision; it has manufactured houses on it, rather than stick- built houses . The characteristics would be like any other single family subdivision: Quarter-acre lots , with $50, 000-60, 000 homes, with attached garages, permanent cement foundations, and landscaping, around the homes and the entire development. It is not temporary, fly-by-night, and not intended to add low-income housing to Lansing. The people who buy these homes have a substantial financial stake, in the home and in the community; they expect them to increase in value. Our research indicates that is what happens; these home appreciate, rather than depreciate in value. Lot size, price, square footage are roughly equivalent to what a single family home would be in a modern subdivision. I disagree with the negative criticisms and comments in the staff report, which states that the petition would not be in accord with the low- to moderate-density requirements of the Master Plan. The proposed development would be low- to-moderate density, at four units per acre . Regarding traffic, the reports states that vehicular and pedestrian traffic would be increased. The same would be true with a traditional stick-built subdivision. The report states that development of a mobile home park will dominate the character of the housing market and impede the development of a variety of housing sources . The proposed development would represent a new type of housing option and would be consistent with the Master Plan; it would add variety, rather than detract from it. With respect to problems with storm drain, these would be the same, whether a manufactured housing community or a single-family subdivision. Lastly, with respect to property values , the property values would be increased. Thank you. Councilmember Jones asked Mr. Brown if the dwellings would be on a slab or over a basement; Mr. Brown said they would not have a dug- out basement, they would be on a permanent cement foundation. They would be attached to and permanently affixed to a concrete slab. MYRA FORD, 4017 WOODCREEK LANE, TREASURER OF THE LANSING NEIGHBORHOOD COUNCIL AND PRESIDENT OF THE LANSING=EATON NEIGHBORHOOD ORGANIZATION, on the southwest side of Lansing. The southwest side of Lansing already has an abundance of mobile home parks . Mr. Brown says this is not a mobile home park; I have read through the literature. My concern, and my neighbors ' , is that the southwest side of Lansing is where low-income housing is located. A builder in the neighborhood is building moderate-income homes with basements; some have second floors . I am concerned about the PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 10 kind of housing; perhaps it is not mobile homes . It is going to affect the integrity of the neighborhood and the entire southwest side of Lansing. We have an abundance of mobile homes and also apartment buildings . If it ' s not low income housing, what ' s the point? To me, manufactured housing looks like low-income housing, and detracts from the neighborhood where it is located. PAUL SCOTT, 412 WEST KILBORN. I would like to speak in favor under V. A. 1 . f . NCU-2-93, 812 Eureka Street, Class A status, which is a request that the applicant reduce the number of units from 8 to 6 . We must remember that nonconformity is just that, not in conformance with the zoning district . When you have an opportunity, it is important to use it to reduce nonconformities . It is hoped, in a plan, that nonconforming uses can be made less nonconforming. This is an unusual opportunity, backed up by a Master Plan of record, to reduce the neighborhood density. I hope you will look favorably upon the proposal as it came out of the Zoning and Ordinance Committee. Regarding Z-6-93 and SLU-9-93, the southwest corner of Lansing is also home to postwar housing, built quickly; they look pretty much the same. They were not stick-built houses; they were put together on-site. Think long and hard about this . Think about what people might have said 50 years ago when that proposal came before the Planning Department and Board. Thank you. DALE GOODRICH, 209 NORTH CHURCH, POTTERVILLE. Regarding NCU-2-93 , 812 Eureka Street, Class A nonconforming. Originally, this property had the proper zoning to do the type of renovation we want to do. The Zoning and Ordinance Committee arbitrarily decided the property should be reduced to a 6-unit. That was not our intention. We want to maintain the structure as an 8-unit and to do the repairs necessary to maintain it as a living unit. Right now, it has exceeded, or is at the maximum amount of repairs that can be done to the structure under Class B nonconforming. Without a Class A, you can't even get a building permit for a new roof. ' I am sure the City does not want to see an 8-unit deteriorate into a dilapidated structure. I urge the Planning Board to act favorably to allow this property to be renovated and continue the structure as an 8-unit. Thank you . IV. RECESS . There was a short recess . V. BUSINESS SESSION A. Minutes for Approval : January 4, 1994 Mr. Barnhart made a motion, seconded by Mr. Ruge, to approve the minutes of the meeting of January 4, 1994 , as printed. PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 11 PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Horne Yea Ruge Yea Thelen Yea Goolsby Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays : 0; carried unanimously; minutes of January 4 , 1994, were: APPROVED. Mr. Fountain asked to be excused from voting on Z-6-93 and SLU-9-93 because of his previous participation as Zoning Administrator for the City of Lansing; he worked on the item in that capacity. Mr. Goolsby made a motion, seconded by Ms . Horne, to excuse Mr. Fountain from voting on Z-6-93 and, if necessary, also on SLU-9-93 . PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Goolsby Yea Horne Yea Ruge Yea Thelen Yea LeBlanc Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; Mr. Fountain was excused from voting on Z-6-93 and, if necessary, also on SLU-9-93 . APPROVED. B. Committee Reports : . 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. a. Z-6-93 , 5400 Block S . Waverly Road, "A" Residential to "DM-1" Residential District Based upon the report, the staff finds that the proposed rezoning does not comply with the Master Plan in that the requested rezoning promotes and/or allows a density greater than specified for this property in the Master Plan. Secondly, the proposed mobile home park development would tend to dominate the character of residential development for the area and would result in the continuance of a trend of mobile home park development within the south/southwest area of the City, overemphasizing this one segment of housing. Thirdly, the rezoning would threaten the validity of the Master Plan since the density allowed in the "DM-1" District is greater than that designated for this area in the Master PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 12 Plan. Finally, the rezoning and proposed development will impact the existing vehicular circulation system and may adversely impact the environmental features of the property, but these two areas may be remedied through design features and improvements . The staff recommends denial of the request to rezone the property to "DM-1" Residential District. Mr. Fountain asked the Zoning and Ordinance to be excused from voting on Z-6-93 and SLU-6-93 because he was the Zoning Administrator at the time when the previous petitions were filed; they are still in litigation. Mr. Fountain was excused. It was moved and seconded in committee ( 3-0; 1 excused) to deny the request to rezone Z-6-93, 5400 Block S . Waverly Road from "A" Residential to "DM-1" Residential, based on the information in the staff report and the criteria used for analyzing rezoning requests , including the report from other agencies, the Master Plan recommendations for the area, and the Goals and Objectives of the Planning Board. The motion was approved; the request was recommended for denial . PLANNING BOARD ACTION: Based upon the staff report, and the criteria used for analyzing the rezoning request, a copy of which is attached hereto and made a part thereof, Mr. Thelen made a motion, seconded by Ms . Horne, that Z-6-93 , 5400 Block S . Waverly Road, from "A" Residential to "DM-1" Residential District be denied. The following discussion ensued. Mr. Roberts said he understood from this case, and from the prior case, that there is nothing restricting the owner from subdividing these lots and putting manufactured homes which meet certain minimum requirements required in the City for any residential structure on the subdivided lots . If the property is subdivided, like any other area, considering the lot size, minimum structural size, foundation, etc . , so the structures will compare favorably with other site-built units, the project as described would not be prohibited from going forward. The Chairman pointed out that a yes vote is a vote to deny Z-6-93 . Goolsby Yea Horne Yea Ruge Yea Thelen Yea Barnhart Yea LeBlanc Yea PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 13 On a roll call vote, there were: Yeas : 6 ; Nays : 0; Excused: 1; carried; Z-6-93 was DENIED. b. SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park If the rezoning is not approved, the request for the special land use cannot be acted upon. The following discussion ensued. Mr. Thelen said SLU-9-93 is a moot point; Mr. Ruff said it is not totally a moot point; Council could override the Board' s decision to deny the rezoning. It would be wise for the Board to pass along, with the recommendation for denial of Z-6-93 rezoning, the recommendations regarding SLU-9-93 , 5400 Block S . Waverly Road, the mobile home park, so that they would understand the rationale for the SLU also, in case they should vote for approval of the rezoning. Mr. Goolsby asked Mr. Roberts, since the special land use is dependent upon the rezoning, couldn't we hold the SLU case while the Council considers Z-6-93, before the Board takes action on the SLU? Mr. Roberts said you could do that; you could also act on it if you like, either way. If you act on it, the fact that the zoning remains the "A" District is something that ' s to be considered as part of the criteria. In other words, that the proposed use would be inconsistent with the zoning. Either way. Mr. Thelen continued with Item 2 , SLU-9-93 , 5400 Block S . Waverly Road. This is in conjunction with Z-6-93 , the rezoning request. For the record, Mr. Thelen mentioned the points in the staff report under the summary section as information used in making the decision. The Special Land Use would be inconsistent with the current zoning. A motion was made and seconded in Committee to deny SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park, based upon the fact that the Committee is not recommending rezoning to "DM- 1" , the staff report, analysis and reports as listed above, including the Master Plan and the Planning Board' s Goals and Objectives; carried 3-0 ( 1 excused) ; the motion was approved and the request is recommended for denial . PLANNING BOARD ACTION, in which a yes vote is a vote to deny: PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 14 Based on the nine-point evaluation and the summary found in the staff report, and the Zoning and Ordinance Report, a copy of which .is attached hereto and made a part thereof, Mr. Thelen made a motion, seconded by Ms . Horne, to deny SLU-9-93 , 5400 Block S . Waverly Road, Mobile Home Park. Goolsby Yea Horne Yea Ruge Yea Thelen Yea Barnhart Yea LeBlanc Yea On a roll call vote, there were: Yeas : 6 ; Nays : 0; Excused: 1; carried unanimously; SLU-9-93 was DENIED. C . Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District Applicant proposes to develop a radiator shop and potentially an additional commercial building. The developer' s proposal will require rezoning to "F" Commercial District. A radiator repair shop is classified as a motor vehicle service which is a use allowed by special condition in the "F" Commercial District. The other building is potentially service-oriented as well, but not necessarily auto service. Based upon the analysis , rezoning to commercial is compatible with the Master Plan, and due to the location and orientation of the site, it would be best to develop the site in a comprehensive manner, avoiding self- sustaining individual lot development. The staff recommends that the rezoning be approved as requested, and further the Board recommends and requests that the property be developed in a comprehensive manner, not as self-sufficient individual parcels in order to maximize green space and landscape buffer to the west. It was moved and seconded in Committee to approve Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District. The request will allow uses that are consistent with the uses contained within the block; the zoning is consistent with the zoning of the block; and finally, it is consistent with the Master Plan; carried 4-0; approved. It was also moved and seconded in Committee to put on record and to include in the Board' s PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 15 letter to the Mayor regarding the development of the property and the area: • Maintain the residential character of the area on the west side of Kaynorth between Miller and Cedar Streets . • Encourage the Public Service Department to improve the right-of-way with appropriate and necessary curb and gutter, sidewalks and pavement. • Encourage the Public Service Department when doing the above to look at controlling access onto Kaynorth from the commercial properties which presently have uncontrolled access onto Kaynorth. • Establish an appropriate and positive screening and buffering plan for the commercial properties along Kaynorth. • Encourage the development of the subject property in a comprehensive manner with the abutting property that is on Cedar Street -in order to maximize the green space and landscape screening and buffering. • Encourage the orientation of the development toward Cedar Street. Motion carried, 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District, based on the staff analysis in the Planning Board report, a copy of which is attached hereto and made a part thereof . Horne Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays 0; the motion carried unanimously; Z-11-93 was APPROVED. Mr. Thelen made a motion, seconded by Ms . Horne, that we put on record to include in the Board' s letter to the Mayor regarding the development of property in the area the six items listed in the Zoning and Ordinance Committee report, a copy of which is attached hereto and made a part thereof. PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 16 Goolsby Yea Fountain Yea Barnhart Yea Thelen Yea Ruge Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays : 0; carried unanimously; the motion to include in the Board' s letter to the Mayor regarding the development of property in the area the 6 items listed in the Zoning and Ordinance Committee report, a copy of which is attached hereto and made a part thereof, was APPROVED. d. NCU-9-91, Extension of Class A Status, 125-127 S . Eighth Street This is a request by Ruth Kruger for Class A status extension of 125-127 S . Eighth Street. The petitioner has stated that the work can be accomplished within 6 months of the date of approval. Based upon the report and the included information, the staff recommends provisional status be granted for 6 months from the date of Board action. If the work then is completed, the provisional status will be made permanent. If the work is not complete, the Board may require reapplication for Class A status or revoke Class A status . A motion was made in Committee to grant a 6- month extension of Class A status from the date of Board action and that if the work then is completed, the provisional status will be made permanent. If the work is not complete, the Board may require reapplication for Class A status or revoke Class A status . Carried in Committee 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Mr. Ruge, to approve NCU-9- 91, Extension of Class A Status, 125-127 S . Eighth Street. The following discussion ensued. Mr. Thelen noted that the staff report does not make mention of the fact that our decision is based on the fact that the petitioner has moved to Colorado, and time was lost from the original time period granted. Mr. Roberts said, "Relative to the motion, you should state the reasons for the decision in light of a prior section. The prior section indicates that you may grant it if the public health, welfare and safety would be served by approving the Class A status . Am I to assume that part of your motion is that the grounds stated PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 17 include that the public health, welfare and safety would be served by granting this status? The ordinance says that the resolution shall include the following, and one of the things to be in the resolution is the reason for the Board' s decision. " Mr. Thelen assented. Mr. Ruff said this is an extension of a Class A where that was considered in the original motion. The considerations are being carried through at the same time . Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays 0; the motion carried unanimously; NCU-9-91 was APPROVED. e. P-1-89, Resubmittal of final plat approval for Jet Place Plat . The engineering firm has resubmitted the subject plat for City approval in accordance with the requirements of the Subdivision Control Unit of the Michigan Department of Commerce. The principal need for reapproval is the addition of a proprietor, NBD Bank, by way of a mortgage on Lot 4 of the plat. The presence of this mortgage was not known at the time of the last submittal . Other minor changes include the revision of the Municipal Certificate language, recognizing that all lots meet minimum requirements of Act 288 and the addition of Liber and Page numbers for the Board of Water and Light easements . Based upon the Board' s past action and the request by the engineering firm, staff recommends reapproval of the extension of the final plat and concurrence with the proposed revisions subject to the four conditions outlined in the letter to the Mayor. It was moved and seconded in committee to approve the resubmittal of the plat with the four conditions as follows : 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 PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 18 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 approval is for two (2) years from the date of approval by City Council . Motion carried in Committee 4-0; approved. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Mr. Fountain, to approve P-1-89 , Resubmittal of final plat approval for Jet Place Plat, based on the four conditions found in the Committee Report, a copy of which is attached hereto and made a part thereof . Barnhart Yea Fountain Yea Goolsby Yea Horne Yea Ruge Yea Thelen Yea LeBlanc Yea On a roll call vote, there were : Yeas : 7 ; Nays 0; the motion carried unanimously; P-1-89 , Resubmittal of final plat approval for Jet Place Plat was APPROVED. f . NCU-2-93, 812 Eureka, Class A status This is a request by Ruth Kruger for Class A nonconforming status for the property at 812 Eureka Street, an 8-unit apartment building. The property is zoned "C" Residential District. The owner wishes to further rehabilitate the structure, requiring Class A status . PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, to table the item and return it to the Zoning and Ordinance Committee for further review and possibly a decision at the next Zoning and Ordinance Committee meeting. PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 19 Discussion ensued indicating that if no motion is brought to the floor, or if the motion is withdrawn, then the effect is that the issue remains in Committee. On that basis, Mr. Thelen subsequently withdrew the motion, and Ms . Horne withdrew the second. NCU-2-93, 812 Eureka, Class A status will be held in the Zoning and Ordinance Committee. Mr. Thelen asked for status of Pending Items , SLU-5-93, 1829 Coleman. Mr. Ruff said Mr. Ron Surato, AMERITECH, phoned to say he will write to request withdrawal of the request . Mr. Fountain said Z-3-91, 4100 Block Aurelius Road, should be looked at; it is three years old. The business, Dean Transportation, has been sold, and the new owners may have no interest in the matter. Mr. Thelen asked about Z-23-90, 2200 Olds Avenue. Ms . Love said this petition was filed by Industrial Welding. They may not be interested in expansion at this time. g. Next meeting Wednesday, February 9 , 1994 at 2 : 30 p.m. , Planning Division Conference Room. 2 . Urban Development Committee, Mr. Barnhart, Chair. The Urban Development Committee has met twice this year, the first time on January 11; however, because only two members were present, the Committee was unable to take action. The Committee met again at 7 p.m. this evening, considering the following items . a. Act-14-93, 116 E. Washtenaw, Sale of City Land. The South Washington Avenue Investment Co. is the lessee, for parking on City-owned property. The Act 285 review is for the purpose of determining whether or not the City should sell the property. The Master Plan recognizes continued business development. It is the site of the Old City Fish market site. The land was purchased by the City for an intermodal transportation facility that the new administration is currently trying to revive . Item tabled for 60 days . b. Act-15-93, Biggie Munn Park This is an Act 285 Review at the request of the City of Lansing Parks Department for sale and/or swap of parcels to provide more flexible development of the park and better PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 20 development for single-family homes . Some park land would be sold and/or swapped to surrounding property owners in exchange for land from them. The Committee recommends approval of a proposal to swap property and a proposal to sell property associated with the Biggie Munn Park be placed on the ballot before the voters of Lansing. The Committee further recommends that if the disposal is approved by the voters, the division of the land should be in keeping with Proposal 1 of the staff report. The drainage easement should be retained. PLANNING BOARD ACTION: Mr.. Barnhart made a motion, seconded by Mr. Goolsby, that Act-15-93, the proposal to swap property and to sell property associated with the Biggie Munn Park, to place the matter on the ballot before the voters of Lansing, and further, if the disposal is approved by the voters, that proposal 1 be preferred and that we retain the drainage easement. The following discussion ensued. Mr. Ruge asked if the voters can be educated, or if a better ballot proposal can be used. Ms . Love said the staff would be happy to take the recommendations under advisement . Voters did not understand the Tecumseh Park issue; also, the Parks Dept. did not do a good job of educating the community as to what was involved. If Council approves and the matter is put before the voters, the public relations person in the Mayor' s office could help the Parks Dept. to disseminate information to the public. "You are welcome to make them in the form of a motion, if you would like, or I can pass them out as a staff person. " Mr. Fountain said the record should state the street is unimproved, with no turn-around at the end for emergency vehicles, snow plows, etc . , and if it is accepted by the City, the City should retain area for a turn-around for emergency vehicles at the end of the street. Mr. Jones said, if the matter goes to the voters, the advantage to the citizens should be emphasized. Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays 0; the motion carried unanimously; Act-15-93, Biggie Munn Park APPROVED. PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 21 PLANNING BOARD ACTION: Mr. Fountain made a motion, seconded by Mr. Barnhart, that if this property is put up for sale following a vote of the public, that in the design criteria a turn-around be considered to alleviate the abrupt dead-end of Wharton Street in the form either of a cul-de- sac or a T turn-around for emergency vehicles . Goolsby Yea Horne Yea Fountain Yea Barnhart Yea Thelen Yea Ruge Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7 ; Nays 0; the motion to approve design criteria for Act-15-93, Biggie Munn Park, carried unanimously; APPROVED. Next meeting Tuesday, February 8, 1994 at 4 p.m. , Human Relations Conference Room, Third Floor, Washington Square Annex. 3 . Executive Committee did not meet. Regarding the policies and procedures, Mr. Goolsby said the committee should formulate questions for the City Attorney. C. Report from Planning Manager: Ms . Love said the bindery system has finally been received. The covers will be used to bind the Goals and Objectives for the Twenty-First Century, to be presented to the Planning Board and the City Council . Tonight you have met the new Director of the Department of Planning and Neighborhood Development, Mr. Dennis J. Sykes . Ms . Horne asked about the work priority list. Ms . Love said we are making final minor revisions for presentation to the Mayor around the first of February. After the Mayor' s review, the Board will again review it before presention to the City Council . After Council hearings , the budget must be adopted by the third week in May. Ms . Love reminded members the Board evaluations are due by February 19 , 1994 . Regarding the East Michigan land use study, Howard Deardorff & Associates ' proposal was accepted; however, the price was over the $25 , 000 budgeted. We are negotiating, attempting to find ways to reduce the cost without comprising the quality of the results . PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 22 Mr. Fountain said this study is very important; it sets the stage for the theme for East Michigan Avenue . The City might think about participating, if there is just a small difference. Sparrow is putting up the $25 , 000 for the initial study. If it can' t be negotiated downward without hurting the study, then the City should take a serious look at this . VI . 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. 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 (Both Z-6-93 and SLU-9-93 postponed until after the new year, at request of petitioner) g. NCU-2-93 , 812 Eureka, Class A status (Tabled-- Comm. ) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street VII . NEW BUSINESS VIII . COMMUNICATIONS A. Letter to Mayor Hollister from Eleanor K. Love RE: Review of the Proposed Contract with City Signal, Inc . B. Correspondence and Materials regarding Z-6-93 , 5400 Block S . Waverly Road, "A" Residential District to "DM-1" Residential District; and SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park IX. COMMENTS FROM CHAIRPERSON Councilmembers Howard Jones and Rick Lilly were appointed as ad hoc members of the Planning Board, in accordance with the City Charter: The Mayor is looking into computerization in the City, and has appointed Dennis Sykes to head the computer task force. PLANNING BOARD MINUTES JANUARY 19 , 1993 - PAGE 23 X. BOARD MEMBER COMMENTS Mr. Barnhart asked why were all votes now roll call votes; Ms . Love said a letter from the Clerk' s office indicated Planning Board minutes were not considered sufficiently rigorous because they did not consistently show how members cast their votes . For the sake of clarity, and to comply with the Clerk' s wishes, the City requirements, and Open Meetings requirements, we have adopted the policy of roll call votes for everything; therefore eliminating any potential lack of clarity. Mr. Barnhart asked Mr. Roberts ( 1) is this is a correct interpretation, that voice votes will no longer be called; and (2 ) if you have a voice vote, and a no vote is cast, do you have to identify that person voting no. Mr. Roberts said it eliminates discrepancy. "I will look at the Open Meetings Act, and see what has to be done. " Mr. Barnhart said some trivial things such as approving excused absences don 't need a roll call vote. Ms . Love said this change can be worked out in the policies and procedures . The new procedure has only been in effect since last October. Mr. Thelen suggested that a representative from the City Attorney' s staff at the Zoning and Ordinance Committee meetings would be appropriate. Mr. Roberts said the request should be made through the City Attorney. Mr. Thelen asked about the one-year time limit for compliance at 110 Clifford Street. Mr. Ruff said the ordinance takes effect 30 days - after Council action, but nothing can be done in the wintertime. Mr. Thelen asked for specific dates for the next meeting. Mr. Goolsby asked for the Planning Board to be provided with City Council prioritizations of building demolitions . Mr. Jones said the City is moving toward an intermodal transportation center between Lenawee, Kalamazoo, Grand and Washington. XI . ADJOURNMENT was at 10 : 42 p.m. Respectfully submitted Eleanor K. Love Planning Manager C:\WP\DATA\PLANBD\mn011994 APPROVED 011994 TO CLERK 050694 05- 10-94P02 :36 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 Tuesday, January 4, 1994 I . OPENING SESSION Vice Chairman Garry Goolsby called the meeting to order at 7 : 33 p.m. A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, Ruge, Thelen (seven members serving at this time; one vacancy) . B. Excused Absence: LeBlanc . C. Introductions . Eleanor K. Love, Planning Manager, introduced staff present : James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS A. Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential District to "F" Commercial District. Mr. Ruff presented the case. Three pieces of vacant land, the northernmost lot being 661x82 . 5 ' and the two southern lots being 50 'x110 ' , all zoned "DM-3" Residential District, comprise this request. Mr. Harke wants to rezone the lots from "DM-3" Residential to "F" Commercial District to allow construction of a commercial building on the northernmost portion of the property facing Kaynorth, and to be able to market the portion having the present radiator shop on it. Mr. Ruge asked if there is commercial access onto Kaynorth. Mr. Ruff said there is no curb and gutter north of the property; asphalt goes out to the street on Kaynorth. Controlled access is on Cedar Street . THOM HARKE, 1888 WELLMAN ROAD, DEWITT, OWNER OF TJ' S RADIATOR SHOP, AND PROPERTY BEHIND IT, AND BEHIND TRANSMISSION SHOP ON KAYNORTH. I want to change the zoning of the parcels I own to compete with neighboring parcels, and to use it to build on. From my property north, it is all blacktop. I am asking for a driveway onto Kaynorth. PLANNING BOARD MINUTES JANUARY 4 , 1993 - PAGE 2 Mr. Fountain said this might be an opportunity to make a recommendation to City Council and Public Service for installation of curbs and gutters on Kaynorth for controlling access; also the protection of screening and buffering for homes across Kaynorth should be investigated. TERESA KEYTON, 6028 KAYNORTH. My concern is with construction, or curbs and gutters--what taxes or other financial obligations would be imposed on residents across the street? What about speed limits? There is a school nearby, and many neighborhood children would be travelling through the area. Ms . Love said curb and gutter would be for the commercial properties on the east side of Kaynorth. Curbs and gutters would be ordered in by Council and paid for by those businesses, not by residents on the other side of the street. There would be no increase in residential taxes as a result of this particular proposal; however, for specific information, you may wish to contact the Assessor' s office. Curb and gutter would help control access, traffic, and vehicle speed. The Chairman said the matter would be referred to the Zoning and Ordinance Committee . III . COMMENTS FROM THE AUDIENCE (5 minutes each) DON BALLENTINE, DIRECTOR, CATHOLIC SOCIAL SERVICES, AND ST. VINCENT HOME IN LANSING. I am here tonight supporting the child care facility at 821-825 North Pennsylvania. Catholic Social Services, St. Vincent Home, Junior League of Lansing, MHT Housing and the Greater Lansing Coalition have been working to develop a transitional housing program to provide apartments for 16 single homeless mothers . To help these women become self-sufficient, productive citizens who are also good mothers, two basic conditions seemed necessary: ( 1) housing; and (2 ) day care for their children. We have been working with community agencies--the Health Department, to provide health services; the University, to provide education services; the Lansing School System, to provide a number of programs coming into the project. Day care is critical if mothers are going to be able to take advantage of the services we are providing them. PAUL S . SCOTT, 412 WEST KILBORN, in regard to SLU-13-93 . Handed out an expansion of the memo that was originally handed . out at the Zoning and Ordinance Committee meeting. It includes the citings from the Zoning Ordinance, Michigan Compiled Laws , and minutes of the Board of Zoning Appeals . PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 3 The ordinance lists this as a conditional use under the "DM-3" zone. I don't know why it is before the Planning Board. It is a use that staff can approve. It does, however, require that certain conditions be met, including the dimensional requirements and conditions imposed by the ordinance on the use, found in 1248 . 03 .h. A problem arises, as conditions for group day care home in the "A" , "A-1" and "B" Residential Districts . The two terms are not mutually defined, or cross- referenced within the ordinance. This presents a real problem for the ordinance; however, it is something the Planning Board has to straighten out, whether the ordinance is amended and the definitions, whether you set up a separate set of qualifications and conditions for the child care facility, or set it up within "DM-3" . I also point out that there is a lack of support data or any reference to the Zoning Ordinance in the Board of Zoning Appeals granting of a parking variance. There is one specific section of the Zoning Ordinance that allows for a variance for a minimum parking requirements and it was not referenced in the decision that was made. The statement that the project is compatible with the surrounding land use is not a condition or standard that the ordinance allows in granting such a variance. The communications listed at the end of your agenda violate the anonymity of people raising questions about conflict of interest. The Planning Board has no statutory control over the Board of Zoning Appeals, nor has the staff . The Board of Zoning Appeals can interpret what the Planning Board does . The only quasi control over the Board of Zoning Appeals rests with the legislature and the circuit court . I am surprised to find the names that are listed on the agenda. I-V. RECESS - None. V. BUSINESS SESSION A. Minutes for Approval : December 7 , 1993 . Mr. Fountain made a motion, seconded by Mr. Barnhart to approve the minutes of the meeting of December 7, 1993 . Mr. Ruge noted a correction: On page 8 , second line, " . . .buffering to ensure that word is done. . . , " "word" should be work. Mr. Goolsby said that on page 4 , under September 1, 1992 , " . . .to approve to the best of the Board ' s knowledge, the minutes of the meeting of November 3, 1993" should be SEPTEMBER 1, 1992 . Mr. Goolsby said that on page 7 , under VIII . COMMUNICATIONS, A. City Signal Contract, I don't believe PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 4 we said " . . .of utility network system. . . , " we just said " . . . of the public right-of-way. " PLANNING BOARD ACTION on the motion as amended was as follows: Barnhart Yea Fountain Yea Horne Yea Ruge Yea Thelen Yea Goolsby Yea On a roll call vote, there were : Yeas : 6 ; Nays : 0; carried unanimously; minutes of December 7, 1993, as amended, were: APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. a. Z-10-93, 1208-10-12 Turner Street, "H" Light Industrial District to "G-1" Business District . Based on the Zoning and Ordinance Committee Report, a copy of which is attached hereto and made a part thereof, it was moved and seconded in committee (carried 4-0) that the sale include the adjacent property and that it be designated in the sale of the property for parking use. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, that Z-10-93, 1208-10-12 Turner Street, be rezoned from "H" Light Industrial to "G-1" Business District . Horne Yea Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Goolsby Yea On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried unanimously; Z-10-93 was APPROVED. b. SLU-12-93, 916 East Mt. Hope Avenue, 2- to 4- chair beauty salon. The staff recommended approval subject to the submission of a site plan that shows the elimination of two of the parking spaces in the required front yard. It was moved and seconded in committee (carried 4-0) ' to approve the request with the conditions that a minimum of two to three spaces be removed and returned to lawn, plus PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 5 additional landscaping in the front yard area by the driveway to the east. PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Mr. Fountain, based on the staff recommendation and the nine points found in the Zoning and Ordinance Committee report, a copy of which is attached hereto and made a part thereof, to approve SLU-12-93, 916 East Mt. Hope Avenue, 2- to 4-chair beauty salon with the conditions that a minimum of two to three spaces be removed and returned to lawn, plus additional landscaping in the front yard area by the driveway to the east. Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Horne Yea Goolsby Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; SLU-12-93 was APPROVED. C . SLU-13-93, 821-825 N. Pennsylvania Avenue, child care facility, a Special Land Use request by Ballentine Stepping Stones Nonprofit Housing Corp. , Inc . to operate a child care facility in the 16-unit apartment building at 821-825 N. Pennsylvania Avenue and provide outdoor play space on a portion of the property at 831 N. Pennsylvania Avenue. The applicant proposes to operate a child care y facility for a maximum of 24 children who would also reside at 821-825 N. Pennsylvania Avenue. It was moved and seconded in committee to approve the child care facility unless not necessary by ordinance with the following three conditions : 1 . The child care facility is prohibited from serving anyone who does not live on- site. 2 . The apartment building will remain independent living in character. 3 . The property is to be properly- buffered with landscaping, including the fencing of any trash dumpster or receptacle. PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 6 Mr. Paul M. Scott submitted a letter concerning the petition for inclusion in the staff report. The motion failed in committee, Yea: 1; Nays : 2; Abstention: 1 . PLANNING BOARD ACTION: Mr. Thelen made a motion, seconded by Ms . Horne, to deny SLU-13-93 , 821-825 N. Pennsylvania Avenue. The following discussing ensued. Mr. Barnhart asked what was the rationale to deny in committee. Ms . Horne said her concern was for the children; the site plan for the playground did not meet the age group needs . Information on interior design was inadequate, and no reports from Social Services reports were provided. Mr. Thelen said selection of tenants based on gender, source of income, marital status , children is discriminatory, and that particular location should be denied. Ms . Love said the issue is day care versus a residential care facility. Chairman LeBlanc had asked for clarification, and Ms . Love provided a memo regarding code terminology. A day care home is permitted by right and operated for 0-6 children; a group day care home is permitted by special condition and operated for 7-12 children with six conditions; and a child care facility for 13 or more children which may or may not be operated in a residential setting, and requires a special land use permit. The memo lists potential types of locations where this type of facility may be housed. The child care facility for 13 or more children does require a special land use. These three categories were developed when the State of Michigan added the group day care home in 1988 . The City of Lansing wanted to develop a hierarchy for handling these different types of facilities, using the same system the state uses, as above . At the time we changed the zoning ordinance, the hierarchy was to have been incorporated in all of the residential zoning classifications . It was inadvertently only placed in the "A" , "A-1" , and "B" Residential Districts . We did not discover this until much later. At that time, we made an administrative decision, and we have continued the process , processing several special land use applications . Such is the case with this petition. Had the ordinance been correctly put together, a special land use would have been required for this location. The question before the Board is, in light of that policy, should a child care facility for up to 24 children be allowed to operate at this location. On the other hand, we have the issue of the residential care facility that Mr. Thelen raised in committee . The staff has reviewed Mr. Ballentine ' s proposal, and we believe that residential use with preference being given to young women with children where security is being provided constitutes an independent living arrangement, not a residential foster care PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 7 facility. There is no question before the Planning Board regarding the residential care facility, as it has been previously decided. The Board is being asked to continue a policy where the necessity for requiring a special land use permit has been determined administratively as it relates to child care facilities in residential districts other than the "A" , "A-1", or "B" Residential Districts until such policy can be implemented in ordinance form as originally intended. If the Board does not wish to continue this policy, then the staff would invoke the conditions in 1248 . 03(h) . The six conditions would be invoked. If the applicants meet the six conditions , then they could begin operation without the special land use permit. If that is the case, there would be no further action required of the Board regarding land use at 821-825 North Pennsylvania. If it is not a residential care facility and it does not require a special land use and they meet the requirements under the special conditions sections, they could conceivably operate as soon they get their state licenses . Regarding previous comments , we must focus on the land use issues and on what is within the parameters of the Planning Board to determine. Our charge is not to determine whether or not discrimination is being practiced, or whether state licensing requirements for day care centers are being met. Our ordinance states they must meet all state, local and federal requirements before we can give local land use approval . As staff, we have attempted to focus on land use issues . We have administratively tried to be consistent in carrying out a policy that was inadvertently not followed through on in all sections of the code. Certainly, code amendments to address this problem are a high priority on our work program for the coming year. Mr. Fountain said we must keep our charge in focus as a Board, and we must also look at the wants and needs of the community. Mr. Roberts said Mr. Scott raised questions concerning the child care-SLU definitions section and the action of the Board. Mr. Roberts had some general comments about the ordinance, not looking toward a particular end or the outcome of this case. In considering statutory interpretation of specific language, part of what was at issue is interpretation. Where the ordinance or the statute is clear on its face, there is no need to look behind the ordinance to seek intent, to determine what the intent may have been, because the ordinance or statute on its face is presumed to convey that intent. When Mr. Roberts looked at this , he did not have available the background just described. In looking at the ordinance, Mr. Roberts found three categories in the Zoning Code. The three definitions specify within them the numbers of children. In the particular zoning district, "DM-311 , the ordinance provides for principal uses, uses permitted subject to special conditions , and special land uses . The particular use that ' is requested is found specifically in the ordinance under the uses permitted subject to special condition. It is clearly described here as PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 8 subsection ( f) "A child care facility which meets the conditions described in 1248 . 3 (h) shall be permitted in a "DM-3" Residential District. It refers to a previous section for conditions, but it is clear. "If I were a court ( I am not) , faced with interpreting this particular section, I would have to interpret it on its face . I would have to say this is not a special land use, it is a use permitted subject to special conditions, and if those conditions can be met, they have a right to it. If not, they can't have it. " Mr. Goolsby passed the gavel to Mr. Ruge. He asked about the special conditions : if the matter were handled administratively, no more than 12 children could be served? Mr. Roberts said in the "DM-3" Residential District, a child care facility is defined under 1240 . 03 (27 ) . "A child care facility means a facility receiving more than twelve preschool or school aged children, and providing care when the parents or guardians are not immediately available to the children for (various periods of time, number of weeks, etc. ) . " To the extent that we have specific language, that is tied to the definition, the starting point. One more thing: Is there a reasonable explanation for this? What is the intent? The answer is that this is a district that provides for a greater density. To the extent that you get to greater density, there is a consistent reason why you have something as of right with conditions in one greater-density district that you would not have in a lesser- density district. Mr. Goolsby asked about the 16-unit building and independent living and provision of group child care service to the 16 units . Mr. Roberts said this is a multiple dwelling unit. Ms . Love said the child care facility would not be in any 1 of the 16 units, it will be in an area of its own. It does not mean each of the 16 units could care for more than 13 children. Mr. Roberts said the ordinance does not anticipate having 2 different uses in the same unit. Mr. Thelen said the Board has not lost focus, it is a land use situation inappropriate for the particular area. Regarding discriminatory practices, at least five are being practiced. Concerns over the law take a back seat to everything else, thus preventing him from voting for discriminatory practices . Mr. Ruge, regarding his voting on the matter, asked guidance of the Board. The consensus was that, absent financial gain or benefit, Mr. Ruge was not in conflict. PLANNING BOARD ACTION, in which a yes vote is a vote to deny: Horne Yea Ruge No Thelen Yea Barnhart No Fountain No Goolsby No PLANNING BOARD MINUTES JANUARY 4 , 1993 - PAGE 9 On a roll call vote, there were: Yeas : 2; Nays 4; the motion to deny failed by a vote of : 2-4 . PLANNING BOARD ACTION: Mr. Fountain made a motion, seconded by Mr. Barnhart, to approve SLU-13-93, 821-825 N. Pennsylvania Avenue, child care facility, based on what Mr. Roberts mentioned, that we go one step further and take immediate action to clarify the code, clean it up, and secondly, if this does not proceed through Council according to our recommendation, then the applicants may be advised that they can proceed under a conditional use permit; in the meantime, we can get amendments in motion. It would forward our recommendation that we do feel the land use is proper. Mr. Fountain amended the motion to state that approval is with the conditions as found in the staff report and analysis, a copy of which is attached hereto and made a part thereof, and that this action is taken to clarify the intent of the ordinance and what was done in the past and our intent to change those sections of the code to meet that intent of what was done several years ago. Mr. Barnhart supported Mr. Fountain' s friendly amendment of his original motion. The following discussion ensued. Mr. Ruge said it seemed to him that the Board did not need to approve the petition, and should not even be before the Board. Chairman Goolsby said the maker of the motion could withdraw the motion. Mr. Fountain withdrew his motion, and Mr. Barnhart withdrew his second. PLANNING BOARD ACTION: .y Mr. Fountain made a motion, seconded by Mr. Barnhart, that we take no further action on this matter and that we advise the petitioner that he can withdraw the petition and proceed under a conditional use permit as cited in the Zoning Ordinance and that we proceed with amendments to make the sections of the code consistent with the intent of several years back. Chairman Goolsby suggested separating the two issues . We have one issue that deals with the special condition and that we send a recommendation to City Council that they amend the chapter to fulfill the intent when the ordinance was amended. Mr. Fountain considered this a friendly amendment. Chairman Goolsby said we are not going to take any further action on SLU-13-93 , and that we will notify the petitioner that he may proceed under the special provisions of the code in this matter. : PLANNING BOARD ACTION on the other motion made by Mr. Fountain and supported by Mr. Barnhart: PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 10 Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Horne Yea Goolsby Yea On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried unanimously; motion passes to take no further action on the matter of SLU-13-93 and to notify the petitioners that they may proceed, with conditions as outlined in the ordinance; APPROVED. PLANNING BOARD ACTION on the first motion made by Mr. Fountain and supported by Mr. Ruge to recommend to City Council that they amend the Zoning and Ordinance to incorporate provisions to fulfill the intent regarding child care facilities . Ms . Horne said the amendments should be written by the Planning and Legal staffs and not the City Council . Mr. Fountain and Mr. Ruge accepted the friendly amendment. Ruge Yea Thelen Yea Barnhart Yea Fountain Yea Horne Yea Goolsby Yea On a roll call vote, there were: Yeas : 6 ; Nays : . 0; carried unanimously; the motion to have the Planning and Legal staffs write the amendments to the child care facilities section of the Planning and Zoning Code was APPROVED. d. NCU-2-93, 812 Eureka, Class A status This is a request by Ruth Kruger for Class A Status at 812 Eureka Street, an 8-unit apartment building. The property is zoned "C" Residential District, and the owner wishes to rehabilitate the structure, requiring Class A Status . Tabled in committee, until January Zoning and Ordinance Committee meeting, for more information. 2 . Next meeting Wednesday, January 12 , 1994 at 2 : 30 p.m. , Planning Division Conference Room. 3 . Urban Development Committee, Mr. Barnhart, Chair. a. Next meeting Tuesday, January 11, 1994 at 4 p.m. , Planning Division Conference Room. PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 11 3 . Executive Committee : a. Report on Work Program Meeting December 16 , 1993 . The Committee met on December 16 , 1993, to do the work program for the year. That item was distributed this evening, also including the annual Board evaluation report. The work program has been submitted to the administration for review and return to the Planning Board for approval before the Mayor' s State of the Budget address in March. The Executive Committee did approve it, after several hours ' work making changes and recommendations . PLANNING BOARD ACTION Ms . Horne made a motion, seconded by Mr. Barnhart, that the 1994-5 departmental work program be approved. Barnhart Yea Fountain Yea Horne Yea Ruge Yea Thelen Yea Goolsby Yea On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried unanimously; the motion to approve the 1994-4 departmental work program was APPROVED. A. Report from Planning Manager: Ms . Love thanked Ms . Horne, for braving bitter cold to photograph the Emanuel Lutheran house moving; and also Board of Water and Light, Continental Cablevision and Ameritech, for making the move possible. Evaluations were distributed; please return them by February 22, 1994 . Mr. John Boles , owner of property on the northwest corner of Glenburne and Waverly Road, is suing the City over Z- 2-92 . A new planner has come on staff, Ms . Doris Witherspoon. She has been assigned her first plat. Ms . Horne suggested putting together a picture book as a visual aid in presenting both good and bad examples landscape, screening and buffering, so that petitioners can get an idea of what is meant by the requirements . PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 12 Ms . Horne will compile the list and take the photographs . 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. 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 (Both Z-6-93 and SLU-9-93 postponed until after the new year, at request of petitioner) g. NCU-2-93, 812 Eureka, Class A status (Tabled-- Comm. ) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92 , Kaplan Street I . NEW BUSINESS II . COMMUNICATIONS A. Memo December 14 , 1993 , from Alvan P. Knot to Eleanor Love Regarding Conflict of Interest Allegations B. Memorandum, from Joan Sheldon to James Ruff Regarding Complaint Notification from City Board of Ethics C. Letter November 23, 1993, to Joan Sheldon from City Board of Ethics , Marilynn Slade, Secretary Regarding conflict of interest. D. Letter November 22 , 1993 to John Mertz, City Board of Ethics from Paul M. Scott Regarding possible conflict of interest of Joan Sheldon E . Memorandum, December 9 , 1993 , from Marilynn Slade to Eleanor Love regarding City Council Schedule/Election Schedule F . List, Planning Board Members through December 31, 1993 III . COMMENTS FROM CHAIRPERSON PLANNING BOARD MINUTES JANUARY 4, 1993 - PAGE 13 IV. BOARD MEMBER COMMENTS Ms . Horne asked the Planning Office to send Board meeting schedules to the State Journal, Hugh Leach, and Channel 28, Karen Schmidt. Mr. Thelen mentioned Ms . Ettinger' s letter to City Council requesting their assistance in developing land in the 5400 Block of Waverly Road. He asked that it be attached to Zoning and Ordinance materials when the matter is considered. V. ADJOURNMENT Adjournment was at 10 : 47 p.m. Respectfully submitted Eleanor K. Love Planning Manager C:\WP\DATA\PLANBD\mn010494 RCVD Regular Meeting LANSING PLANNING BOARD 7:30 p.m. , Tenth Floor City Council Chambers, Lansing City Hall TUESDAY, JANUARY 4, 1994 AGENDA I. OPENING SESSION A. Roll Call B . Excused Absences - Helen LeBlanc C. Introductions D. Approval of Agenda II. HEARINGS A. Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential District to "F" Commercial District III. COMMENTS FROM THE AUDIENCE (5 minutes each) IV. RECESS V. BUSINESS SESSION A. Minutes for Approval: December 7, 1993 B . Committee Reports: 1 . Zoning and Ordinance Committee: a. Z-10-93, 1208-10-12 Turner Street, "H" Light Industrial District to "G-1" Business District b. SLU-12-93, 916 East Mt. Hope Avenue, 2- to 4-chair beauty salon C. SLU-13-93, 821-825 N. Pennsylvania Avenue, child care facility d. NCU-2-93, 812 Eureka, Class A status e. Next meeting Wednesday,.January 12, 1994 at 2:30 p.m. , Planning Division Conference Room. 2. Urban Development Committee: a. Next meeting Tuesday, January 11, 1994 at 4 p.m. , Planning Division Conference Room 3. Executive Committee: b. Report on Work Program Meeting December 16, 1993 C. Report from Planning Director: PLANNING BOARD AGENDA DECEMBER 7, 1993 PAGE 2 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-5-93, 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 VI. NEW BUSINESS VII. COMMUNICATIONS A. Memo December 14, 1993, from Alvan P. Knot to Eleanor Love Regarding Conflict of Interest Allegations B. Memorandum, from Joan Sheldon to James Ruff Regarding Complaint Notification from City Board of Ethics C. Letter November 23, 1993, to Joan Sheldon from City Board of Ethics, Marilynn Slade, Secretary Regarding conflict of interest. D. Letter November 22, 1993 to John Mertz, City Board of Ethics from Paul M. Scott Regarding possible conflict of interest of Joan Sheldon E. Memorandum, December 9, 1993, from Marilynn Slade to Eleanor Love regarding City Council Schedule/Election Schedule F. List, Planning Board Members through December 31, 1993 VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483- 4088 TDD. C:\WP\DATA\PLANBD\1-010494.AG Approved with 2 corrections: change header date JANUARY 19, 19934; p.21,comprOMising. APPROVED 020194 02-14-94AUb : 55 RCVD TO CLERK020294 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, January 19, 1994 I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 33 p.m. She introduced Councilmember Howard Jones, who is serving as an ex officio Planning Board member as a liaison person from the City Council . A. Roll Call . Present: Barnhart, Fountain, Goolsby, Horne, LeBlanc, Ruge, Thelen (seven members serving at this time; one vacancy) . B. Excused Absence - none. C. Introductions . Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, Planning Office; John M. Roberts, Jr. , Senior Assistant City Attorney, City Attorney' s Office, Emil Winnicker, Development Manager, Development Office; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . PUBLIC HEARINGS A. 1994-95 Draft Statement Community Development Block Grant . This is the time for a public hearing which will provide an opportunity for citizens to comment on the proposed statement of objectives and the proposed Community Development Block Grant activities for fiscal year 1994-95, including certain activities under the Cranston-Gonzales National Affordable Housing Act. A draft statement of objectives and projected uses of funds has been published in the Lansing State Journal and is available as a handout on the table near the entrance to this room. Each member of the Planning Board has a copy of this information before them. The draft statement has been prepared and this public hearing is being held in accordance with the provisions of the citizens participation plan for the Community Development Block Grant Program, as adopted by the Lansing City Council on June 11, 1984 . Any person in the audience who wishes to address the Planning Board on these matters should come to the microphone, state your name and address and provide us your comments . These proceedings are being tape PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 2 recorded. Please sign your name and address on the sign- in sheet provided. SHIRLEY J. MURRAY, 1720 BRADLEY, REPRESENTING THE SOUTH CENTRAL NEIGHBORHOOD ORGANIZATION. I wanted to reemphasize at this time that in 1992, we requested that the CDBG funds be used for demolition of 116 West Barnes . This is a house that has no street- side access . It is located in the middle of a block, only accessible by alleyways; it is currently vacant and red-tagged. So we would hope that demolition of this house would definitely be included in the up-coming funds; and also earlier this year, we requested that the City consider demolishing 1141 Smith, a house in a similar situation. It does not have a street-side approach; it is only accessible via an alley. This house is also vacant and red-tagged at this time. So we just wanted to reemphasize that the City look at these two properties in regard to the Block Grant funds . Thank you. Mr. Jones asked if there is any money available in this year' s budget that would permit this? "It is my understanding this was due to be done sometime during this current fiscal year. " EMIL WINNICKER, DEVELOPMENT MANAGER, DEVELOPMENT DIVISION. It is my understanding that there is money in the budget for acquisition, demolition and relocation. This specific project was not planned for this fiscal year. Council has authorized demolition of five structures, one on the east side in the Green Oaks area, and four in the Genesee Street area by Ferris Park. That essentially would utilize the funds which are now allocated for acquisition, demolition, and relocation, plus some of the Twentieth Year, which is yet to be budgeted. There is no shortage of requests for demolitions coming in from the neighborhoods, and at best we could probably finance four to five demolitions a year, so it does become a matter of Council making choices . Mr. Jones asked what is the estimate on when these could be done. Mr. Winnicker said, "I do not have one for you. " MARY JAMES, 303 NORTH JENISON, CHAIR, LANSING NEIGHBORHOOD COUNCIL. We do this every year, come before you and thank you for your continued support, and explain some of the Council activities that we have been involved in, and ask you for some more money, so that is what I am going to do . Most of you have probably been involved in one or more Neighborhood Council-sponsored activities . In addition to putting out a news letter, holding President ' s breakfasts , hosting the Bea Christie awards, and Paint Blitz, our day-to-day bread-and-butter work is making contact and networking with a host of neighborhood organizations . As you are all probably aware, we have had a lot more interest in neighborhood organizations . We 've had numerous new groups springing up across the City, and our one-and-a-half staff people have been working a PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 3 lot of overtime hours in the last year or so. We are real proud to be able to serve the City this way. We have had a couple of real big hits this year; our President ' s Breakfasts have proved to be a very valuable tool to keep people apprised of what is going on. We have some interesting work going on right now in dreaming up new projects , so staff is never satisfied with what we have been doing, but are always looking at how they can create themselves more work. As we discussed at the Board meeting, what we were doing and what we are funded to do, I, as the Chair of this group for the last five years , have grown increasingly concerned that while we as taxpayers are getting a wonderful bang for our buck, we in fact are working these people to death, and what we are proposing to you this year is that we more adequately staff the Council, that we add 30 hours per week of staff time, so that people are not working morning, noon and night all the time . We have very modest salaries; we continue to have modest salaries, but rolling all that up, we are asking for an increase in our funding. We are also asking explicitly in the ' 95 Budget for some Paint Blitz activity money. As you know, we started out funding Paint Blitz from the now-defunct Neighborhood Builders Alliance that the State offered. We have supplemented those funds always with contributions from private folks ; a lot of the banks are now giving us modest donations as part of their Community Reinvestment act responsibility, but what has happened is that usually Paint Blitz has not been a line item in the . request, but the City has come forward several years running, and asked us if we would like to paint more houses with some of the CDBG funds . So we are explicitly asking for that so that we can plan that into our budget activities . I am sorry that I do not have a handout that is complete--bad weather and cold have taken the toll of our ability to get with one another, but our total request for Fiscal Year ' 94- 95 is right in the neighborhood of $92, 000, and we will get that to the Planning Board Chair for distribution. SUSAN CHRISTIAN, 121 E. ALLEGAN, STAFF PERSON WITH THE LANSING OFFICE OF THE LOCAL INITIATIVES SUPPORT CORPORATION. This is the first time I have been here, but LISC has been in the Block Grant Budget for about three years, and we are coming to ask you again for continued support of our program. Let me call your attention to where we are in the budget. We are about $50, 000 in the Public Services Budget. That is in the Statement and Notice of Public Hearing. LISC is a national organization with offices in New York City, and programs all around the country. In Michigan, there are three programs; the Lansing program covers many cities in central Michigan from Benton Harbor to Flint, and we also cover Lansing. And most of the work I do as a staff person in that office is to provide support to nonprofit housing development activities in the City of Lansing. So I am providing support to the newly-formed Lansing Neighborhood Housing Corporation, which is the new coalition of lenders that came together to pool resources for lending to nonprofits . I am providing support to that PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 4 organization, as well as groups like Lansing Reinvestment Corporation and Greater Lansing Housing Coalition, and I work very closely with *the Lansing Neighborhood Council to see that neighborhood organizations and community development organizations are working together. So we would be coming to you again this year to ask for another amount of money for continued operations from July 1 of this year through June 30 of next year. So I appreciate any support that you can give us . PAUL M. SCOTT, 412 WEST KILBORN, OLD FOREST NEIGHBORHOOD ORGANIZATION. I would hope, in among the budgeted activities under CDBG for the coming year, that indeed the analysis of 1990 U.S . Census data can be completed so that the City in fact can get all of the money that it is due from HUD. I am sure that, in the past ten years, the City' s target areas have probably not decreased in size, and the Block data is available. It is available to average citizens at the Library of Michigan. I have Block data for at least 10 of the tracts in Michigan in Lansing at my house, and I would hope that this process can be finished, if it indeed has been started, according to the Departmental Work Program. The analysis of census tract results and preparation of census profiles, when the census tract data became available, was one of the goals for 1993 . I would hope that can be finished. If it has not been started, it should be started immediately, because there are many thousands of dollars that the City has foregone; and if need be, I believe that Community Development Block Grant money should be used to get us up-to-date that way. It really impinges on the various other activities such as Economic Development. Timely information is what makes people make locational decisions, and I hope that we are able to accomplish that in this coming year. Thank you very much. The Chairman asked if anyone else wished to comment; seeing no one, she declared the hearing closed. The matter will be referred to the Urban Development Committee, which will meet on Tuesday, February 8, 1994 , at 4 p.m. in the Human Relations Conference Room Third Floor, City Hall Annex. The Chairman introduced Mr. Dennis J. Sykes, the Director of the Department of Planning and Neighborhood Development. III . COMMENTS FROM THE AUDIENCE (5 minutes each) ALAN E. TUBBS, 411 CAREY, REPRESENTING ALANDALE PARTNERS . My comments pertain to V. B. 1 . f . which is a nonconforming use for 812-816 Eureka Street. You have a request for Class A nonconforming status for the 8-unit building that exists there. Alandale Partners is myself, Alan Tubbs, and Dale Goodrich, who has developed, purchased, and rehabbed over 150 units in Lansing either as a private individual or through a nonprofit housing corporation. The two of us have formed Alandale Partnership to purchase and PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 5 renovate older properties in the City and elsewhere. We have optioned this property recently, subject to a Class A status for 8 units . The recommendation that you have before you from your Zoning Committee, we will not proceed with that, because the recommendation will not allow us to proceed and make this project feasible. The Zoning Committee has recommended a nonconforming status for 6 units . That will mean a loss of $3, 855 per year income that the property presently has , and which will make the property unable to even pay the current mortgage, insurance, taxes and other operating expense as it . exists right now without doing any rehabilitation. There would be no money left to pay for rehab expenses necessary to prevent the property from becoming a slum dwelling. Currently the property needs a new roof, somewhere between $7 , 000 and $9 , 000; it needs windows, carpeting, replacement of some of the kitchens, a general upgrade, and housekeeping. There would be no money to do that. This property was converted, the best we know, in 1971 . It was in compliance with the Zoning Code at that time, zoned "DM-4" . The City of Lansing downzoned the neighborhood in the ' 80s, based on recommendations in the Green Oaks plan. The City action in downzoning made this property nonconforming. The City has not done this again with other neighborhoods without property-owner support, because of a Supreme Court decision and modifications of Michigan law, which preclude taking value away from private property without just compensation. Based on my experience, if the Zoning Committee recommendation stands on this issue, this is a classic example of taking value from property without just compensation. I would like to say that Alandale Partners supports the Green Oaks Plan; in fact, my partner has personally been involved in restoring 67 housing units in Green Oaks , including the reduction, which was not required, of over 27 living units through projects undertaken by Goodrich and Associates or by Lansing Reinvestment Corporation, which is a nonprofit housing corporation of which my partner is a director. To my knowledge, that is probably the only major reduction in living units and density that has occurred in this entire neighborhood, through Mr. Goodrich. I am here tonight to ask that you act favorably on the request for 8 Class A nonconforming units for 812 and 816 Eureka. I believe this action is in keeping with the Goals of the Green Oaks Plan, and I believe by taking this action, you will prevent this property from deteriorating into a slum property, which is the only way it can go, if you cannot financially rehabilitate it and make the project financially feasible. Now the only other situation that we could consider to do this is if the City should say we want 6 units , and if that is the case, in order to make this feasible, the City or someone would have to compensate in the amount of $83, 662 in cash for the loss of these two units over the length of the mortgage, due to the reduction of 2 living units . I have, if you want for your records, a pro forma for 6 units, and a pro forma for 8 units . This substantiates the loss of $83, 662 . These are based PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 6 on present costs, present market, and present expenses projected for a period of 5 years . The 6-unit, at the end of the fifth year, is still losing $3, 017 per year if these 2 units are taken away, plus you don' t get a rehab unit. I would like you to consider this , and I would appreciate your consideration of our request. Thank you. TEENA DRAPER, 5801 GRANARY, LANSING. I am here to talk about the mobile home park proposal at 5400 Block South Waverly Road. I would like to see that proposal turned down; my reason for that is : According to what I 've been reading here, the hope is to increase low- and moderate-income housing in the area, which is a laudable endeavor; however, I believe that making more mobile home parks . is not the way to go. The reason is that mobile homes do not appreciate in value; they only depreciate. I know this for a fact, because I used to live in a mobile home, and I couldn ' t give the thing away. Because of low interest rates, people are buying houses now, and it ' s more affordable to get into a house. I feel a better option would be to go for building houses in that area rather than putting in mobile homes . I 've also done a little research on this type of housing, mobile homes . It takes $4 ,500 to destroy them and put them in a landfill . As for trying to move them, my old trailer, it costs anywhere from $250 to $2, 000 just for a move from St . Johns to Lansing, which is expensive, to say the least. If we put more low-income people in mobile homes, all it ' s going to do is keep them in the mobile homes . As they depreciate and start falling apart, these people are going to be left without any housing anyway. I 'd like to propose again that the request be denied. Thank you. BRIAN MATTER, ADMINISTRATOR OF FOSTER, SWIFT, COLLINS AND SMITH, LOCAL LAW FIRM AT 313 S . WASHINGTON SQUARE, ALSO REPRESENTING SOUTH WASHINGTON INVESTMENT COMPANY, A PARTNERSHIP MADE UP OF THE SAME INDIVIDUALS AS IN THE LAW FIRM. I am speaking to V. B. 2 . a. Act-14-93, 116 E . Washtenaw. Foster, Swift, Collins and Smith for the last 14 years has occupied 131 S . Washington Square, which used to be the old Home Dairy Building, and the Free Spirit Shop. We renovated that space some time ago and turned it into a very nice office building. We also own parcels at the back of the building which front onto both Washtenaw and onto Grand Avenue, which is used as a parking lot . In the midst of these parcels, there is a parcel owned by the City, which the firms have leased from the City for a number of years , which is also a part of the parking lot. The way the property is arranged, the two parcels belonging to the partnership actually are divided by the parcel owned by the City. Some years ago, starting about 1989, the rent on the City' s portion began to increase. At that time, we were paying $450 per month for 33 parking spaces at 116 E. Washtenaw; the rent then doubled, and then this last year, it went up another 45 percent. At the time, when we complained about the increases, Robert Engel on the City staff suggested that this might be a good time for us to ask to buy PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 7 the property. We would love to own the property; it was our understanding for a number of years that the City was not interested in selling the property because there was a plan that might involve building a parking ramp along that block. It is now my understanding that the plan is no longer under consideration; therefore, the City' s interest in this is obviously somewhat less . Our interest is just as true as it always has been. We have been good citizens of the City and the downtown in terms of our involvement, acting as a catalyst, in developing this property a number of years ago, and continuing to develop it. We now have one of the most vibrant blocks in the downtown, what with Cooley Law School Library and a number of new restaurants in that block. We would like to own all the property we are now using. If we can' t have that, we would like to have it at a rental rate which makes sense. At this point, between our rental rate, property taxes and maintenance (which we have to provide for ourselves) , we are paying around $67/per month per parking space within that parcel . That is a lot more than any other City-owned parking lot; if it was a City- owned, City-maintained property, we wouldn't be responsible for the maintenance either. We would like to work out a deal with the City. When I called today about this matter, I heard we have a negative staff response. We hope we can convince you that by selling the land to South Washington Investment, we would be most appreciative, and it would be good for the downtown as well . Our lease is on a month-to-month basis with 60 days notice required. Chairman LeBlanc said the Urban Development Committee met this evening on this matter. The Transportation Center might be revived, so we have decided to hold this matter in Committee for up to 60 days, until this new issue is resolved. There will be no recommendation this evenin6l. RICHARD GLENNON, 6100 NEWPORT RD. , KALAMAZOO, REPRESENTING EDWARD ROSE AND SONS . I am here tonight in opposition to Z-6-93 and SLU- 9-93 . Edward Rose and Sons is the developer, builder and manager of Waverly Park Apartments . We are opposed to any zoning change that would permit mobile home parks in property abutting Waverly Park Apartments for a number of reasons . Number 1, another mobile home park would not be compatible with surrounding land uses . Presently, there is at least a somewhat harmonious mix of housing types in that neighborhood. Changing the zoning of 64 acres from single family to multiple family would significantly change the character of this neighborhood. Such a change would adversely, not favorably, affect the neighborhood. We believe the way in which this 64-acre parcel will be used will determine the dominant land use in that neighborhood. If you permit apartments there, apartments will dominate; if mobile homes, they will dominate . Doing nothing would permit single family residences to dominate. This property should remain single family. Number 2 , in making a special land use on this proposal, the Planning Board must consider if the special land use is hazardous to adjacent property. We feel PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 8 it is , and that adjacent property values will decrease even further if another mobile home park is allowed to develop in the neighborhood. .Lastly, there is a demonstrated demand for single family residences in this neighborhood. The southwest side of Lansing is already saturated with mobile home parks, with many vacant pads at Kensington Meadows, the mobile home park just west of Waverly Park apartments . New single-family homes are being constructed in single-family subdivisions nearby; therefore, 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 can justify harming the adjacent properties in passing this . I have a petition signed by neighboring residents and land owners . Thank you. The Chairman mentioned for the record that a petition was received with 171 names , in opposition to Z-6-93 and SLU-9-93 . . . . "we are opposed to another mobile home park in this area. " GERALD A. HUCKABA, 5410 S. WAVERLY ROAD. I am here protesting a trailer park. We were opposed to a trailer park in 1988 , in 1990, in 1993 and 1994 . We still don' t want a trailer park; it is degrading to the neighborhood. I don' t care how fancy they are built; it is still a house trailer. You pay to park it on somebody else ' s property. If you don' t pay your rent, they have it towed it out, and there is another hole. That doesn' t happen with houses . We are surrounded with trailer parks now; behind me, beside me. Stonegate is just outside the City limits . All the mobile homes are on the south side of Lansing. We don't need any more. It' s time to say no . Thank you. MICHAEL J. BROWN, 2900 TECUMSEH RIVER DRIVE, DYKEMA GOSSETT, REPRESENTING PETITIONER, MARY ETTINGER. I was here on August 3, 1993, to comment when the case came before the Board; now I am here to comment on the Zoning and Ordinance Committee report that was submitted in conjunction with the agenda item for SLU-9-93 . I also submitted a long memorandum dated August 19 , 1993 , which thoroughly laid out our position why this proposal ought to be granted, and explained several distinguishing features of this proposal . I again refer the Planning Board to -the August memorandum, which addresses many of the issues presented by the Zoning and Ordinance Committee report. The information supplied in the memorandum has apparently fallen on deaf ears, because the Zoning and Ordinance Committee report has not addressed the distinguishing features of our proposal; for example, our memorandum is never referred to in the report, nor our concept, nor any of our conclusions . Specifically, the report refers to a mobile home park proposal . We are proposing a manufactured housing community. It is incumbent upon the Board to recognize that there is a vast difference between a mobile home park and our proposal . This proposal would add a new type of housing option to Lansing PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 9 residents . At present, a manufactured housing community is not available in Lansing; there isn't one; however, there are several in the communities that border Lansing--Holt, DeWitt. Other communities have begun to develop these as a viable alternative housing option. It is not simply another mobile home park. The community would have 260 units on 65 developed acres . This is about 4 units per acre. It is designed like a residential subdivision; it has manufactured houses on it, rather than stick- built houses . The characteristics would be like any other single family subdivision: Quarter-acre lots , with $50,000-60, 000 homes , with attached garages, permanent cement foundations, and landscaping, around the homes and the entire development. It is not temporary, fly-by-night, and not intended to add low-income housing to Lansing. The people who buy these homes have a substantial financial stake, in the home and in the community; they expect them to increase in value. Our research indicates that is what happens ; these home appreciate, rather than depreciate in value. Lot size, price, square footage are roughly equivalent to what a single family home would be in a modern subdivision. I disagree with the negative criticisms and comments in the staff report, which states that the petition would not be in accord with the low- to moderate-density requirements of the Master Plan. The proposed development would be low- to-moderate density, at four units per acre. Regarding traffic, the reports states that vehicular and pedestrian traffic would be increased. The same would be true with a traditional stick-built subdivision. The report states that development of a mobile home park will dominate the character of the housing market and impede the development of a variety of housing sources . The proposed development would represent a new type of housing option and would be consistent with the Master Plan; it would add variety, rather than detract from it . With respect to problems with storm drain, these would be the same, whether a manufactured housing community or a single-family subdivision. Lastly, with respect to property values, the property values would be increased. Thank you. Councilmember Jones asked Mr. Brown if the dwellings would be on a slab or over a basement; Mr. Brown said they would not have a dug- out basement, they would be on a permanent cement foundation. They would be attached to and permanently affixed to a concrete slab. MYRA FORD, 4017 WOODCREEK LANE, TREASURER OF THE LANSING NEIGHBORHOOD COUNCIL AND PRESIDENT OF THE LANSING-EATON NEIGHBORHOOD ORGANIZATION, on the southwest side of Lansing. The southwest side of Lansing already has an abundance of mobile home parks . Mr. Brown says this is not a mobile home park; I have read through the literature. My concern, and my neighbors ' , is that the southwest side of Lansing is where low-income housing is located. A builder in the neighborhood is building moderate-income homes with basements; some have second floors . I am concerned about the PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 10 kind of housing; perhaps it is not mobile homes . It is going to affect the integrity of the neighborhood and the entire southwest side of Lansing. We have an abundance of mobile homes and also apartment buildings . If it ' s not low income housing, what ' s the point? To me, manufactured housing looks like low-income housing, and detracts from the neighborhood where it is located. PAUL SCOTT, 412 WEST KILBORN. I would like to speak in favor under V. A. 1 . f. NCU-2-93, 812 Eureka Street, Class A status, which is a request that the applicant reduce the number of units from 8 to 6 . We must remember that nonconformity is just that, not in conformance with the zoning district. When you have an opportunity, it is important to use it to reduce nonconformities . It is hoped, in a plan, that nonconforming uses can be made less nonconforming. This is an unusual opportunity, backed up by a Master Plan of record, to reduce the neighborhood density. I hope you will look favorably upon the proposal as it came out of the Zoning and Ordinance Committee . Regarding Z-6-93 and SLU-9-93, the southwest corner of Lansing is also home to postwar housing, built quickly; they look pretty much the same. They were not stick-built houses; they were put together on-site. Think long and hard about this . Think about what people might have said 50 years ago when that proposal came before the Planning Department and Board. Thank you. DALE GOODRICH, 209 NORTH CHURCH, POTTERVILLE. Regarding NCU-2-93, 812 Eureka Street, Class A nonconforming. Originally, this property had the proper zoning to do the type of renovation we want to do . The Zoning and Ordinance Committee arbitrarily decided the property should be reduced to a 6-unit. That was not our intention. We want to maintain the structure as an 8-unit and to do the repairs necessary to maintain it as a living unit. Right now, it has exceeded, or is at the maximum amount of repairs that can be done to the structure under Class B nonconforming. Without a Class A, you can't even get a building permit for a new roof. I am sure the City does not want to see an 8-unit deteriorate into a dilapidated structure. I urge the Planning Board to act favorably to allow this property to be renovated and continue the structure as an 8-unit. Thank you. IV. RECESS . There was a short recess . V. BUSINESS SESSION A. Minutes for Approval : January 4, 1994 Mr. Barnhart made a motion, seconded by Mr. Ruge, to approve the minutes of the meeting of January 4, 1994, as printed. PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 11 PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Fountain Yea Horne Yea Ruge Yea Thelen Yea Goolsby Yea LeBlanc Yea On a roll call vote, there were: Yeas : 7; Nays : 0; carried unanimously; minutes of January 4 , 1994, were: APPROVED. Mr. Fountain asked to be excused from voting on Z-6-93 and SLU-9-93 because of his previous participation as Zoning Administrator for the City of Lansing; he worked on the item in that capacity. Mr. Goolsby made a motion, seconded by Ms . Horne, to excuse Mr. Fountain from voting on Z-6-93 and, if necessary, also on SLU-9-93 . PLANNING BOARD ACTION on the motion was as follows : Barnhart Yea Goolsby Yea Horne Yea Ruge Yea Thelen Yea LeBlanc Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; Mr. Fountain was excused from voting on Z-6-93 and, if necessary, also on SLU-9-93 . APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair. a. Z-6-93, 5400 Block S . Waverly Road, "A" Residential to "DM-1" Residential District Based upon the report, the staff finds that the proposed rezoning does not comply with the Master Plan in that the requested rezoning promotes and/or allows a density greater than specified for this property in the Master Plan. Secondly, the proposed mobile home park development would tend to dominate the character of residential development for the area and would result in the continuance of a trend of mobile home park development within the south/southwest area of the City, overemphasizing this one segment of housing. Thirdly, the rezoning would threaten the validity of the Master Plan since the density allowed in the "DM-1" District is greater than that designated for this area in the Master PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 12 Plan. Finally, the rezoning and proposed development will impact the existing vehicular circulation system and may adversely impact the environmental features of the property, but these two areas may be remedied through design features and improvements . The staff recommends denial of the request to rezone the property to "DM-1" Residential District. Mr. Fountain asked the Zoning and Ordinance to be excused from voting on Z-6-93 and SLU-6-93 because he was the Zoning Administrator at the time when the previous petitions were filed; they are still in litigation. Mr. Fountain was excused. It was moved and seconded in committee (3-0; 1 excused) to deny the request to rezone Z-6-93, 5400 Block S . Waverly Road from "A" Residential to "DM-1" Residential, based on the information in the staff report and the criteria used for analyzing rezoning requests , including the report from other agencies, the Master Plan recommendations for the area, and the Goals and Objectives of the Planning Board. The motion was approved; the request was recommended for denial . PLANNING BOARD ACTION: Based upon the staff report, and the criteria used for analyzing the rezoning request, a copy of which is attached hereto and made a part thereof, Mr. Thelen made a motion, seconded by Ms . Horne, that Z-6-93 , 5400 Block S . Waverly Road, from "A" Residential to "DM-1" Residential District be denied. The following discussion ensued. Mr. Roberts said he understood from this case, and from the prior case, that there is nothing restricting the owner from subdividing these lots and putting manufactured homes which meet certain minimum requirements required in the City for any residential structure on the subdivided lots . If the property is subdivided, like any other area, considering the lot size, minimum structural size, foundation, etc. , so the structures will compare favorably with other site-built units , the project as described would not be prohibited from going forward. The Chairman pointed out that a yes vote is a vote to deny Z-6-93 . Goolsby Yea Horne Yea Ruge Yea Thelen Yea Barnhart Yea LeBlanc Yea PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 13 On a roll call vote, there were: Yeas : 6; Nays : 0; Excused: 1; carried; Z-6-93 was DENIED. b. SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park If the rezoning is not approved, the request for the special land use cannot be acted upon. The following discussion ensued. Mr. Thelen said SLU-9-93 is a moot point; Mr. Ruff said it is not totally a moot point; Council could override the Board' s decision to deny the rezoning. It would be wise for the Board to pass along, with the recommendation for denial of Z-6-93 rezoning, the recommendations regarding SLU-9-93, 5400 Block S . Waverly Road, the mobile home park, so that they would understand the rationale for the SLU also, in case they should vote for approval of the rezoning. Mr. Goolsby asked Mr. Roberts, since the special land use is dependent upon the rezoning, couldn ' t we hold the SLU case while the Council considers Z-6-93, before the Board takes action on the SLU? Mr. Roberts said you could do that; you could also act on it if you like, either way. If you act on it, the fact that the zoning remains the "A" District is something that ' s to be considered as part of the criteria. In other words , that the proposed use would be inconsistent with the zoning. Either way. Mr. Thelen continued with Item 2, SLU-9-93 , 5400 Block S . Waverly Road. This is in conjunction with Z-6-93, the rezoning request . For the record, Mr. Thelen mentioned the points in the staff report under the summary section as information used in making the decision. The Special Land Use would be inconsistent with the current zoning. A motion was made and seconded in Committee to deny SLU-9-93 , 5400 Block S . Waverly Road, Mobile Home Park, based upon the fact that the Committee is not recommending rezoning to "DM- 1" , the staff report, analysis and reports as listed above, including the Master Plan and the Planning Board' s Goals and Objectives ; carried 3-0 ( 1 excused) ; the motion was approved and the request is recommended for denial . PLANNING BOARD ACTION, in which a yes vote is a vote to deny: PLANNING BOARD MINUTES JANUARY 19 , 1994 - PAGE 14 Based on the nine-point evaluation and the summary found in the staff report, and the Zoning and Ordinance Report, a copy of which is attached hereto and made a part thereof, Mr. Thelen made a motion, seconded by Ms . Horne, to deny SLU-9-93, 5400 Block S . Waverly Road, Mobile Home Park. Goolsby Yea Horne Yea Ruge Yea Thelen Yea Barnhart Yea LeBlanc Yea On a roll call vote, there were : Yeas : 6 ; Nays : 0; Excused: 1; carried unanimously; SLU-9-93 was DENIED. C . Z-11-93, 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District Applicant proposes to develop a radiator shop and potentially an additional commercial building. The developer' s proposal will require rezoning to "F" Commercial District. A radiator repair shop is classified as a motor vehicle service which is a use allowed by special condition in the "F" Commercial District . The other building is potentially service-oriented as well, but not necessarily auto service. Based upon the analysis , rezoning to commercial is compatible with the Master Plan, and due to the location and orientation of the site, it would be best to develop the site in a comprehensive manner, avoiding self- sustaining individual lot development. The staff recommends that the rezoning be approved as requested, and further the Board recommends and requests that the property be developed in a comprehensive manner, not as self-sufficient individual parcels in order to maximize green space and landscape buffer to the west. It was moved and seconded in Committee to approve Z-11-93 , 6000 Blk. Kaynorth, "DM-3" Residential to "F" Commercial District. The request will allow uses that are consistent with the uses contained within the block; the zoning is consistent with the zoning of the block; and finally, it is consistent with the Master Plan; carried 4-0; approved. It was also moved and seconded in Committee to put on record and to include in the Board' s ^TO CLERK 082994 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, JUNE 21, 1994 08--1 -94Au9 : 0� RCVD I . OPENING SESSION Chairman Helen LeBlanc called the meeting to order at 7 : 30 p.m. A. Roll Call . Present: Forrest, Fountain, Goolsby, Horne, LeBlanc, Thelen. Ex officio Councilmembers Jones and Lilly - not in attendance. B. Excused Absences - Absent, Marshall and Ruge. Mrs . Horne made a motion, seconded by Mr. Thelen, to excuse the absences of Ms . Marshall and Mr. Ruge; voice vote; unanimous ; motion carried; Ms . Marshall and Mr. Ruge were excused. C. Introductions . Eleanor K. Love, Planning Manager, . introduced staff present: James A. Ruff, Zoning Administrator; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. The agenda was approved as printed. II . HEARINGS - None. III . PUBLIC MEETINGS : A. Joint Meeting of Planning Board and Public Service Board for the purpose of receiving public input concerning replacement by the Board of Water & Light of existing street lights along two stretches of public right-of-way, Washington Mall and East Michigan Avenue. Mr. Brian Cooper, Board of Water & Light, will make the presentation, followed Board member questions, and then audience comments . Mr. Cooper provided some background in the street lighting system and concepts; the scope of this project; some standard lighting options; and special lighting arrangements . He showed slides of the twin mercury vapor luminaires, twin historical luminaires, standard cobra head lights , high pressure sodium lights, incandescent fixtures in the residential areas . Some options for high profile lighting include several basic styles : square concrete poles with rectilinear luminaires, such as on the Capitol Loop, and the octagonal concrete pole with the cobra head lights, such as on Logan Street. Low PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 2 profile is the Lansing Globe with the brass ring and concrete flared base, and the cast iron King Standard, and the twin King, slightly higher steel standard, with two luminaires with interior prisms for direction of light. The BWL recommendation proposes to use the square rectilinear poles . Along Michigan Avenue, we propose the standard light, such as east of Pennsylvania. It gives a consistent look until reaching the historical light area; however, Sparrow Hospital has indicated interest in historical lights . We want to have a good looking system that will adequately light the streets . Chairman LeBlanc announced the public comment section. PRISCILLA HOLMES, 220 REO AVENUE. We are requesting historical lights for the south Washington area. Street lights would provide continuity between the downtown area and South Washington area of River Point Neighborhood. I am less concerned about a large amount of light on the road than about the aesthetic appearance of the street. There is not a lot of nighttime traffic there nowadays; heavy traffic times are during the day. I support historic lighting from the bridge southward. SUZIE COOK-STARK, PRESIDENT OF RIVER POINT NEIGHBORHOOD ORGANIZATION, 1147 S . WASHINGTON. We now have the satellite lights . They were great in the fifties; they over-illuminate the area. The lights on Martin Luther King Boulevard are not appropriate for our area because of its historic nature. We think they look like the entrance to a prison, and we don't want to project that image. We recently viewed an old picture of our street and noted that they had the historic single globe lighting. We want the double globe historic lights for our street. We have worked very hard to bring the area back, and want to preserve the historic quality. Many artistic people in the neighborhood would be offended with rectilinear lights and by the satellite lights . Our Master Plan recommends historic lights . We plan to put historic lights in the residential area as well, probably the single globe. The Diamond Reo site has been redeveloped and is occupied by new businesses , and we are considering extending the lighting to Baker so as not to exclude them; they helped make our renovations possible. DALE JOHNSON, 1015 S . WASHINGTON. When I first moved in about 3z years ago, it was a crime-infested area. The neighborhood banded together, both residents and business owners, to protect their property and their well-being. PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 3 Through cooperation, many positive changes have happened. We have a community policing officer. The River Trail soon will come through our neighborhood; we have a new park coming in; the Diamond Reo site is redeveloped. In considering additional cost for the desired lighting, the investments going into the neighborhood would warrant the historic lighting. I agree with extending the lighting to the Diamond Reo site; excluding them would be unwise . Ms . Holmes asked what would happen from this public meeting. Ms . Love said the BWL asked for input. The Planning Board will refer the matter to the Urban Development Committee which will make a recommendation to the Planning Board. The Planning Board is advisory to the Mayor and City Council, and this is a process we have not been involved in, and we have no guidelines . Most people here are interested in finding out what neighborhood residents and business would like and want to give input to the Board of Water & Light. Ms . Holmes said budgetary deviations would require more money. Because it is a budgetary issue, will it end up at City Council? Ms . Love said probably yes . Chairman LeBlanc asked the members of the Public Service Board to introduce themselves : Bob Trezise, Fred Rieger, Cinda Elzroth, and Gilda Richardson. BOB TREZISE, PUBLIC SERVICE BOARD. Speaking only for myself, I wonder if the twin historical lights along Michigan Avenue are appropriate for Washington Square and Washington Mall, and if they would draw customers to businesses, and new businesses to Washington Square. I think the answer is no. Most important is the budgetary factor. The twin historic lights are the most expensive. The City is not in position to support this expense. If lights were part of an overall comprehensive plan to help revitalize the area, I could be more supportive. The cost difference between the two proposals is immense. DAWN KUTNEY. I live close to this neighborhood, and it is a start. We promote businesses near S . Washington. RON BLODGETT, 234 S . WASHINGTON, OWNER OF MOLE HOLE AND VICE PRESIDENT OF DOWNTOWN BUSINESS ASSOCIATION. I speak in favor of the twin historic lights . Aesthetics are very important for downtown. Michigan and Washington are the main corners downtown, and we have two types of lights . ' I don't think it would increase business, but it would make downtown friendlier, with lights that are low. The Downtown Business Association is in favor of the historic twin lights . PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 4 H.A. WELCH, OWNER OF CAPITOL FUR COMPANY, AND OWNER OF BUILDING HOUSING THE PAPER IMAGE AND THE BARBER SHOP. I also sit on a board with Ron Trezise . There should be consistency in the lighting. Lights won't bring business downtown, but we should do them right in the first place, so they don' t have to be redone five years later. I am a resident in the district. The City should be considerate of downtown residents; the lighting shouldn' t be broad daylight at midnight. SUE MILLS, DIRECTOR, ARTS COUNCIL, CENTER FOR THE ARTS, 425 S . GRAND, ALSO DOWNTOWN BUSINESS ASSOCIATION, AND CHAIR OF SILVER BELLS IN THE CITY. We should have a vision for downtown. I love the Approach to the Capitol- -brick pavers, historic lighting, the Capitol restoration--it seems incongruous to put a different type of lighting on the Washington Square Mall area. Making a mistake on the lighting is the most expensive way to go. It might be more economical in the long run to install the right lighting in the first place. All the lighting should be consistent with the twin historic lights . A note to Mr. Cooper: regardless of what happens to the light poles on the Washington Square Mall, we have a lot of brackets on them for banners . We want to make sure that those brackets are saved so we can use them on other poles in the City. Silver Bells in the City has spent a lot of money buying the brackets, and we want to make sure they are saved when the poles are changed. RICHARD BAIBAK, 1203 S . WASHINGTON, VICE PRESIDENT OF OPERATIONS FOR LANSING CAPITOL HILL STATION, ALSO A REGISTERED COMMUNITY PLANNER. People visiting Capitol Hill Station say they have trouble finding us because they don' t think we are down Washington Avenue because the lighting is not the same as around the Capitol . They are looking for something with a little more class, and they are not finding it when they look south from the freeway. Historical lighting is important for that section of the street because it sets the stage for other businesses along the street, how they decorate and finish their stores and storefront and enhance their real estate. Most of the people south of downtown have not been the benefactors of the money that has been flowing on Michigan to change the downtown area. Most of what has happened on S . Washington is occurring with private dollars, except in the Diamond Reo area. It would be beneficial if we could get help with changing our image by means of the historic lights . Perhaps the lighting should go beyond Baker all the way to Mt. Hope. I question if you need the lighting north of Michigan PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 5 Avenue, because of .the already existing low luminaires from Michigan to Saginaw. I do have a photograph dated April 29, 1942 that shows Washington Avenue near South Street, and it does show those historic fixtures . I would agree that perhaps the historical luminaires aren' t quite as bright as necessary, but I wouldn' t agree that brightness should be increased by adding a larger bulb. The bulb size perhaps should be reduced to 175 watts or even a 50-watt high pressure sodium to eliminate some glare and enhance the aesthetic appeal of the lights . Keep the satellite cobra head poles, and install the rectilinear fixtures on top of the tall poles to give a larger light spread, and use the historic fixtures to enhance the aesthetics of the street. Also I question the prices; I could bid the job for less than what was quoted. GREG WEYKAMP, DEARDORFF DESIGN RESOURCES . Regarding the lighting between Larch and Pennsylvania. Deardorff Design Resources has been involved with the East Michigan Task Force Committee, which has developed a comprehensive plan for the revitalization of East Michigan Avenue,. The Committee unanimously approved using the historic lights along that stretch. Mr. Cooper indicated they were proposing the cobra head lights to maintain consistency with the road east of Pennsylvania. We suggest using the historic lights to maintain consistency with the Approach to the Capitol . Rather than bringing the overhead lights in to the Capitol, we will bring out the historic lights to the Sparrow area. The whole design concept has been to create a front door and an entrance to the Capitol, and extending the feeling of the approach out to Pennsylvania Avenue. Sparrow Hospital is going to be investing a huge amount of money in revitalizing the section between Pennsylvania and Holmes . We suggest budgetary consideration for additional historic lighting in the section of Michigan from Pennsylvania out. The concern with the lights fits with the streetscape elements of the whole area. We proposed lighting and streetscape elements consistent with the Capitol Approach. The twin historic lights are sufficient to light East Michigan Avenue. I suggest historic lights and make provision for extending them on east of Pennsylvania as well . KAREN SHULICK, 1140 S . GRAND AVENUE, RIVER POINT. We are the Capital City; we need to be bigger and better. We should have continuity in the lighting system, especially in the cross streets . Holt has lights like we have on Michigan Avenue; surely we should be able to do that if Holt can; Mason also has historic lights . There is PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 6 interest in the neighborhood in getting a historic designation. The lights will have to be historic lights . If we do it now, it won't cost later. BILL VINCENT, SPARROW HOSPITAL. On the site component of the Sparrow master site and facility plan, Howard Deardorff said Sparrow has the appearance of a series of buildings and a set of parking lots . We intend to change that. Lighting is only one element to the streetscape. It would be a shame to have the lighting drive the streetscape in a backwards manner. It has to be consistent throughout. As we developed our site plan, we did look towards the Capitol, and developed the plan thematically, anticipating that the theme would be coming out to Sparrow. The East Michigan Avenue Revitalization Study Committee looked to the Capitol, the lighting and the streetscape, and the theme as a consistent theme. I encourage consideration of the historic lighting, not only from Larch Street to Pennsylvania, but onwards . If the budget for historic lights is not possible, I .would suggest that lighting plan be deferred until the budget can assume the expense, because these are 20-3Q. year lights . Chairman LeBlanc said a letter containing comments had been received from Paul Howland, 2133 Moores River Drive, in favor of historic lighting; also a letter from the River and Waterfront Development Board, in favor of historic lighting in the two areas . Mr. Goolsby asked Mr. Cooper the number of BWL electric customers; Mr. Cooper replied 88, 000 meters , approximately. Mr. Thelen asked about the Delhi Township lights; Mr. Cooper agreed to make inquiry. IV. COMMENTS FROM THE AUDIENCE (5 minutes each) DAWN KUTNEY, 531 RILEY, LANSING. In opposition to Z-8-94, SE Corner S . Cedar and Pacific Ave. , "B" Residential District to "D-1" Professional Office District, to make a parking lot. Representing Maplewood PTA at Maplewood School, a neighborhood school of 300 students who walk to school (there is no busing) . The PTA and Maplewood parents have worked very hard on safety issues . A parking lot here would be too dangerous . FLORA BOLES, 2500 HANOVER DRIVE. Chair of Trustee Board of Reachout Christian Center Church, asking that our request for a special land use permit, previously tabled, be reviewed again. Modifications have been addressed, and issues raised have been resolved. We have further information. Mr. Ruff said he met with the petitioners yesterday. The Zoning and Ordinance Committee asked for a schematic plan PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 7 showing how the facility would fit into an overall plan for the 66 acres and also showing access . The petitioners have the information. The Zoning and Ordinance will be meeting during the recess . ANDY ROGERS, PRESIDENT OF THE MAPLEWOOD PTA. In opposition to Z-8-94, SE Corner S. Cedar and Pacific Avenue, "B" Residential District to "D-1" Professional Office District, for construction of a parking lot. I also bring a message from Maxine Kane, Principal of Maplewood Elementary School, in opposition. She did an informal survey; the current parking lot does have at least four open spaces at all times . More parking is not needed. RONALD ALLEN, PETITIONER, Z-8-94 . I have been on that corner since 1970; I want to help keep cars out of the neighborhood and keep them from parking on neighborhood streets; I would bear the additional cost to prevent that. Mr. Ruff has drawn a new plan that protects the children. The ingress and egress will be frontwards, which will make it safer than people backing out of driveways . People parking in the lot come before school children arrive and leave after the children have gone home. Please consider this . KEVIN J. BOWLING, 831 N. SYCAMORE, LOAVES & FISHES SHELTER, representing SLU-7-94, 831 & 835 N. Sycamore Ave. , Loaves & Fishes - Homeless/Emergency Shelter. Provided information concerning parking layout and additional spaces . Urged approval . Mr. Thelen made a motion, seconded by Mrs . Horne, for a recess to conduct a Zoning and Ordinance Committee meeting to consider SLU-7-94, and SLU-9-94; voice vote, unanimous; carried. V. RECESS The Zoning and Ordinance Committee met during the recess . VI . BUSINESS SESSION A. Minutes for Approval : May 17, 1994 Mr. Fountain made a motion, seconded by Mr. Thelen to approve the minutes of May 17, 1994 . Mrs . Horne said on Page 13, the "e" on her name is omitted. Mr. Thelen said under VIII, P. 21, first paragraph, last sentence, reference to Mr. Banker' s neighborhood group should read near "Cedar and Syringa, " not "Robinson and Aurelius . " Chairman LeBlanc accepted the correction. PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 8 PLANNING BOARD ACTION on the motion was as follows : Forrest Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Thelen Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; minutes of the meeting of May 17 , 1994 were: APPROVED. Mrs . Horne made a motion, seconded by Mr. Fountain, to excuse Mr. Forrest from voting on the minutes since he was not in attendance at the time. PLANNING BOARD ACTION on the motion was as follows : On a voice vote, there were: Yeas, 6 ; Nays, 0; unanimous; motion carried and was APPROVED. B. Committee Reports : 1 . Zoning and Ordinance Committee, Mr. Thelen, Chair: Mr. Thelen made a motion on behalf of the Chair, seconded by Mr. Fountain, to add to the Zoning and Ordinance Committee Report SLU-9-94, Radford Road, Reachout Christian Center, as item g. PLANNING BOARD ACTION on the motion was as follows : On a voice vote, there were: Yeas, 6; Nays, 0; unanimous; motion carried and was APPROVED. a. SLU-7-94, 831 & 835 N. Sycamore Ave . , Loaves & Fishes - Homeless Shelter This is a request by Loaves & Fishes, Inc. , an overnight shelter for six ( 6 ) persons located at 831 N. Sycamore Avenue, to amend their current special land use permit, SLU-8-81 , granted April 12 , 1982, by expanding onto the property at 835 N. Sycamore, incorporating a transitional living residential care facility for a maximum of nine (9) persons . Loaves & Fishes intends to connect the two homes with a common dining room addition and make other site improvements . The Committee found, based upon the staff report, testimony and evidence, that the use would satisfy the evaluation criteria for a PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 9 special land use in the "C" Residential District but was concerned about the site plan and specifically the arrangement of parking. Mr. Thelen said the parking situation was addressed in the Zoning and Ordinance Committee meeting held during recess . A motion was made to approve the special land use with site plan illustration option C with the inclusion of a greater setback from Oakland and three of the four conditions as stated on page 6 in the report. In committee, the motion was approved, Yeas : 3; Nays : 1 . Mr. Thelen made a motion, seconded by Mr. Fountain, to approve SLU-7-94, 831 & 835 N. Sycamore Ave. , Loaves & Fishes - Homeless/Emergency Shelter, with site plan Option C, which is a greater setback from Oakland, and three of the four conditions , conditions 1, 2, and 4 as on page 6 of the Planning Board Report, a copy of which is attached hereto and made a part thereof. . Mr. Fountain said Option C with modifications eliminates the first two parking spaces to allow landscaping; the two parking spaces eliminated were placed on the northern portion of the parking area. For clarity, Chairman LeBlanc read the condition not included: The elevation of the slope adjacent to the alley be changed by removing the box elder trees and partially regrading the area adjacent to the alley, to obtain additional parking in the rear as shown on the attached plan if practical . PLANNING BOARD ACTION on the motion was as follows : Fountain Yea Goolsby Yea Horne No LeBlanc Yea Thelen Yea Forrest Yea On a roll call vote, there were: Yeas : 5; Nays : 1; carried; SLU-7-94 , 831 & 835 N. Sycamore Ave. , Loaves & Fishes - Homeless/Emergency Shelter was APPROVED. b. SLU-10-94, 5609-5701-5709 S . Pennsylvania Avenue, Spartan Toyota, Allow "J" Parking for Display of New and Used Vehicles This is a request for a special land use permit by Spartan Toyota, Inc . to utilize the front 69 . 75 ' of the properties at 5609-5701- 5709 S. Pennsylvania Avenue for the display of new and used vehicles for sale. The property at 5609 S . Pennsylvania Avenue is being converted into an auto dealership as an PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 10 expansion of the existing auto dealership at 5701 and 5709 S. Pennsylvania. The bulk of the property is zoned "H" Light Industrial District, which allows the existing and proposed uses . It was found, based upon the staff report, testimony, and evidence, that the use satisfies the special land use evaluation criteria. A motion was made in committee to approve SLU- 10-94 , 5609-5701-5709 S . Pennsylvania Avenue, with the landscape, screening and buffering plans as submitted. The motion carried unanimously, Yeas : 4; Nays : 0 . It was further commented that Spartan Toyota should not display vehicles in the "J" Parking District of the new facility until after the permit is granted. Mr. Thelen made a motion, seconded by Mrs . Horne, to approve SLU-10-94, 5609-5701-5709 S. Pennsylvania Avenue, Spartan Toyota, "J" Parking for New and Used Car Sales Lot, based on the staff report, a copy of which is attached hereto and made a part thereof . Mrs . Horne said when she passed by the dealership last Thursday evening, all the banners were down. PLANNING BOARD ACTION on the motion was as follows : Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Thelen Yea Forrest Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried; SLU-10-94, 5609-5701-5709 S . Pennsylvania Avenue, Spartan Toyota, "J" Parking for New and Used Car Sales Lot, was APPROVED. C . LS-4-94, Lot Split, 1539-1545 Ohio Ave. This is a request by Kenneth Kruger of 1539 Ohio Avenue for a lot split of three ( 3) feet off the property at 1545 Ohio Avenue and add that three ( 3) feet onto the property at 1539 Ohio in order to rectify an existing situation. The driveway at 1539 has extended two (2) feet onto 1545 for many years, and the owners have decided to adjust the boundaries of the property to compensate. This adjustment is a variance of the Subdivision PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 11 Regulations since the lot at 1545 Ohio will be 46 ' wide instead of the present 60 ' wide standard. The Committee found, based upon the staff report, testimony and evidence, that the lot split will not adversely affect surrounding land uses, circulation, the environment, the residential character of the area, or the goals of the Master Plan. In committee, a motion was made and seconded to approve LS-4-94 as requested. The motion carried unanimously, Yeas : 4, Nays : 0 . Mr. Thelen made a motion, seconded by Mrs . Horne, to approve LS-4-94, 1539-1545 Ohio Avenue, split three ( 3) feet off the property at 1545 Ohio Avenue for the driveway at 1539 Ohio Avenue, based on the staff report, a copy of which is attached hereto and made a part thereof . PLANNING BOARD ACTION on the motion was as follows : Goolsby Yea Horne Yea LeBlanc Yea Thelen Yea Forrest Yea Fountain Yea On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried; LS-4-94 , Lot Split, 1539-1545 Ohio Avenue, was APPROVED. d. P-1-94, New Horizon Subdivision, Final Preliminary Plat This is a request by Richard Remsing and Dave Bowker for final preliminary plat approval of a proposed subdivision to be known as New Horizon. This plat, containing approximately 7 . 2 acres , is located off 6700 Block of Aurelius Road, south of Dell Road; north of Willoughby Road. The plat contains thirty- six ( 36) lots for single family residential development. The property is zoned "A" Residential District and permits the development of single family homes . The Southeast Area Comprehensive Plan recommends single family development in this area. Agency responses have been received. There are no problems anticipated. The Committee found, based upon the staff report, testimony and evidence, that the final preliminary plat includes the comments PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 12 generated by the tentative preliminary plat and substantially conforms to the tentative preliminary plat. In committee, a motion was made and seconded to approve P-1-94 , New Horizon Subdivision, Final Preliminary Plat, with the following conditions : ( 1) That all public improvements as required by the Lansing Subdivision Regulations and the Michigan Subdivision Control Act be adhered to; (2 ) That all lots be graded so surface water will drain therefrom so as not to adversely affect adjacent properties; (3) That the developer utilize an underground electrical distribution system as specified in Section 1238 . 08 of the Lansing Subdivision Regulation of the Zoning Code; (4 ) That the necessary easements be provided for the installation of utilities; (5) That the requirements of all responding agencies be compiled with; ( 6 ) That the final preliminary plat approval is effective for a period of two years ( 2 ) years; ( 7 ) That restrictions be placed on the face of the Plat prohibiting access from Lots 22, 23, and 36 to Aurelius; and ( 8) That Lot 18 is recognized as a conforming corner lot with a width of 60 feet instead of the standard required 70-foot lot. In committee, the motion carried unanimously, Yeas : 4; Nays : 0 . Mr. Thelen made a motion, seconded by Mrs . Horne, to approve P-1-94 , New Horizon Subdivision, Final Preliminary Plat with eight ( 8) conditions as in the staff report, a copy of which is attached hereto and made a part thereof . PLANNING BOARD ACTION on the motion was as follows : Horne Yea LeBlanc Yea Thelen Yea Fountain Yea Goolsby Yea Forrest Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried; P-1-94 , New Horizon Subdivision, Final Preliminary Plat, was APPROVED. PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 13 e. Z-8-94 , SW Corner S . Cedar and Pacific Ave. , "B" Residential District to "D-1" Professional Office District This is a request by Dr. Ronald T. Allen of 2311 S . Cedar Street to rezone the abutting property to the north located on the southeast corner of Cedar and Pacific from "B" Residential District to "D-l" Professional Office District. Dr. Allen proposes to develop additional off-street parking for long-term employee parking on the lot, which is adjacent to a side entrance to his office. This property contains approximately 4, 141 square feet of lot area and is excess property bought by the State of Michigan for the widening of Cedar Street. The property is adjacent to a pedestrian overpass that serves the students at Maplewood Elementary School . In committee, a motion was made to approve Z-8-94, understanding that the attached revised site plan that illustrates six parking spaces and additional safety features would be the plan that would meet code requirements . The motion received a vote of 2 Yeas and 2 Nays : 2 . Since no motion came out of the committee, Mr. Thelen made a motion to approve Z-8-94 , SE Corner S . Cedar and Pacific Ave. , "B" Residential District to "D-1" Professional Office District, based on the staff report, a copy of which is attached hereto and made a part thereof . Mr. Goolsby asked to go on record as saying he supported the request; while he is concerned for safety of children in the area, the way that this request is set out, it fully protects the children. Several points need to be made: ( 1 ) The starting and quitting times of school do not correspond with arrival and departure times of employees of the business . (2 ) The addition of the fence is very important. "Without this addition, I probably would have voted no this evening. I could foresee a situation with children exiting the skywalk which would have created a very dangerous situation; however, I believe the fence does take care of that concern. " ( 3) The point was made earlier this evening, and it is a very important point, that the cars will be leaving the parking lot facing the street, and drivers will be able to see children. "For these reasons, I am going to vote for the rezoning. " PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 14 Mr. Fountain said we did go the extra mile to get a site plan taking into consideration the safety of the children and adults passing along the sidewalk. The other thing that came out of the modification of the plan was the preservation of existing trees . Mrs . Horne said her reasons for voting against the plan included the safety of the children and traffic patterns of parents driving in to pick up children. Also, she could not see the need for using the property for parking. In her own informal traffic counts at specific times, she did not see cars parked; only on one Friday were there two cars parked in the other lot. Chairman LeBlanc read one letter from Max Zemer, 527 Edison, in support of Z-8-94 , SE Corner S . Cedar and Pacific Avenue. PLANNING BOARD ACTION on the motion was as follows : Thelen No Forrest Yea Fountain Yea Goolsby Yea Horne No LeBlanc Yea On a roll call vote, there were: Yeas : 4 ; Nays : 2 . The petition failed to garner the required number of affirmative votes ( 6 ) and was DENIED. Z-8-94, SE Corner S. Cedar and Pacific Ave. , "B" Residential District to "D-1" Professional Office District, will be referred to the City Council with no recommendation, noting a 4-2 vote. f . SLU-9-94, Radford Road, Reachout Christian Center, Construct New Church This is a Special Land Use Permit by Reachout Christian Church for construction of new church facilities . Construction will be in two phases, Phase 1 will be the initial church building and parking lot; Phase 2 will be a larger sanctuary building and additional parking space. During the recess, the Committee considered new information and a revised site plan and with three conditions in the Zoning and Ordinance Committee report: ( 1) The setback of parking areas, buildings, and other facilities on the site should be determined to give the development a character similar to that which would result if the site were developed with single family homes . (2) Detailed landscaping, screening and buffering be provided adjacent to the PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 15 east property line near the residential lots fronting on Wise Road. ( 3 ) The location and design of access be approved by the City Transportation Engineer, and that provision for future development of a public right-of-way be considered. Mr. Thelen made a motion, seconded by Mrs . Horne, to approve SLU-9- 94, Parcel C, 16 . 5 Acres on Radford Rd. , Reachout Christian Center, Construct New Church, based on the staff report, a copy of which is attached hereto and made a part thereof, and with the three conditions and revised site plan we saw this evening. Mr. Fountain said the revised site plan is conceptual, but it meets the intent of our discussions at the committee meeting, of making sure that the surrounding land has potential for the future. It is very important that it be finalized before City Council hearings . Mr. Ruff explained about the site plan that concerns access . The initial site plan showed access over Consumers Power right-of-way. The new plan would have access a little farther south off Wise Road which would foster improved traffic circulation. The Zoning and Ordinance Committee wanted to ensure that future development of the large tract would not be hindered. The church building has been relocated, with parking near Consumers Power right-of-way. A more finalized site plan would be presented to the Physical Development Committee at that time. Mrs . Horne said the Committee' s concern was that, as one of only a few large pieces of land left in the City of Lansing with potential for single family dwellings, it should not be landlocked. PLANNING BOARD ACTION on the motion was as follows : Thelen Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Forrest Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; SLU-9-94, Parcel C, 16 . 5 Acres on Radford Rd. . Reachout Christian Center, Construct New Church, was APPROVED. g. Next meeting Wednesday, July 13, 1994 , at 2 : 30 p.m. , Planning Office Conference Room 2 . Urban Development Committee, Mr. Goolsby, Acting Chair. a. Act-3-94, East Side 4900 Blk. of Tranter St. , Drain Easement Reduction PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 16 This item was before us recently. Initially, the Committee recommended approval of the reduction, but then we received information from the Public Service Dept. indicating their opposition, so we changed our recommendation, based upon their recommendation. Subsequent to that, a meeting was held with Mr. Markey and staff from Planning and Public Service, and a compromise has been reached. If Mr. Markey builds within the five-foot easement, which he indicated in Committee, that he will have to sink the footings level with the pipe. Normally, the footings would be about 42" down, but the new level will between 72" and 84" , with this approval . This is currently pending in Physical Development Committee. We asked staff to research the technicalities of whether or not we should bring it back from Physical Development. We were assured we did not need to bring it back. If we approve it tonight, it will go to the Mayor. If he concurs, it will go to City Council . Mr. Goolsby made a motion, seconded by Mrs . Horne, to approve Act-3-94 , Drain Easement Reduction, East Side 4900 Block Tranter Street, based on the staff report, a copy of which is attached hereto and made a part thereof, with the caveat that any footings in the easement be placed at the level of the sanitary sewer (approximately seven feet below) . PLANNING BOARD ACTION on the motion was as follows : Thelen Yea Fountain Yea Goolsby Yea Horne Yea LeBlanc Yea Forrest Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; Act-3-94 Drain Easement Reduction, East Side 4900 Block Tranter Street, was APPROVED. b. Act-5-94 , River St. Vacation Mr. Goolsby made a motion, seconded by Mrs . Horne, to approve Act-5-94 , River Street Vacation, from Kalamazoo to Grand (Cesar Chavez) Avenue, subject to the following conditions : 1 . The creation of necessary utility easements; 2 . The creation of a 50 ' easement along the east side of the overall site adjacent to the Grand River for the future extension of the River Trail, such easement to be measured from the top of the bank; and PLANNING BOARD MINUTES JUNE 21 , 1994 - PAGE 17 3 . Installation of landscape material along the Grand River between the parking lot as designed and the top of the river bank, and it is to consist of vegetative material such as grass and/or other plant materials, and it is recommended that natural vegetation be retained between the area between the river and the top of the river bank and 4 . that we also vacate the end of Kalamazoo Street as originally platted, and the City Council should direct the staff to have the appropriate documents filed with Circuit Court according to MCLA 556 . 255a. Mr. Goolsby said Kalamazoo Street has been changed over the years . At one point it used to go toward the river. State law requires that any vacation of that property must be done in Circuit Court . According to Mr. Ruff, we can't vacate that portion of Kalamazoo. Riverfront property, according to City ordinance, cannot vacated or relinquished as part of waterfront properties . If kept within the 50 ' distance, you would have to keep the easement. The Law Department will have to look at it. PLANNING BOARD ACTION on the motion was as follows : Thelen Yea Forrest Yea Fountain Yea Goolsby Yea Horne Yea Blanc Yea On a roll call vote, there were: Yeas : 6; Nays : 0; carried unanimously; Act-5-94 , River Street Vacation, from Kalamazoo to Grand (Cesar Chavez) Avenue, was APPROVED. a. Next meeting Tuesday, July 12, 1994 at 4 p.m. , Planning Off . Conf. Rm. , Second Floor, Washington Sq. Annex 3 . Executive Committee: - Did not meet. C. Report from Planning Manager: Ms . Love said the Planning Board at the next meeting will have a public hearing on the Section 108 Loan Application Guarantee for the Seven Block Development Area for $3 . 8 million. Given the fact that this hearing is primarily a formality to comply with the HUD requirements, would the Board consider action that night. Work on the Enterprise Community application is continuing. Our new Planner 30, Steve Hayward, starts tomorrow. D. Pending Items : Future action required PLANNING BOARD MINUTES JUNE 21, 1994 - PAGE 18 1 . Zoning and Ordinance Committee : a. NCU-2-93, 812 Eureka Street, Class A status b. Z-23-90, 2200 Olds Avenue (Committee Held) C . Z-3-91, 4700 Block Aurelius Road (Committee Held) 2 . Urban Development Committee: a. East Michigan Avenue Land Use Policy b. ACT-49-92, Kaplan Street VI . NEW BUSINESS - None. VII . COMMUNICATIONS Chairman LeBlanc said one new communication, on Z-8-94, was read during the hearing. vxii. COMMENTS FROM CHAIRPERSON Chairman LeBlanc asked if the historic lighting was referred to the Historic District Commission; Mr. Ruff said yes : Chairman LeBlanc welcomed Mr. Forrest. IX. BOARD MEMBER COMMENTS Mr. Goolsby said with 88, 000 meters, 16(V per month generates $176 , 000 per year, more than the annual cost of historic lighting. Could the City put a special assessment on utility bills to fund the lighting? Also, visual pollution on Michigan Avenue needs to be eliminated. Mr. Fountain said it was a first for BWL for a presentation to other City boards . Originally, they may have come because of the cost, but the information presented was an eye opener for Mr. Cooper. X. ADJOURNMENT was at 10 : 45 p.m. Respectfully Submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\P1anbd\mn062194