HomeMy WebLinkAbout1995 Planning Board Minutes Jan-Mar FINAL DRAFT TO CLERK 012395
APPROVED
TO CLERK
ry�z^
; Minutes of the Regular Meeting
LANSING PLANNING BOARD
:� �j p.m. , City Council Chambers
` tenth Floor, Lansing City
��ry CLOC 124 West Michigan Avenue 1995
TUESDAY, JANUARY 10 ,
I , OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 31 p.m.
A. Roll Call . Present: Forrest, Goolsby, Greiner, LeBlanc,
Marshall; Ruge; Walker; seven members present, one
absent. Ex officio Councilmembers Jones and Lilly - not
in attendance.
B. Excused Absences - Thelen. At the December 20, 1994
meeting, Mr. Thelen requested and was granted an excused
absence .
Eleanor K. Love, Planning Manager,
C . Introductions . James A. Ruff, Zoning
introduced staff present: and
Administrator; Doris M. Witherspoon, Develop Senior Plan ment nOffice.
Emil Winnicker, Development Manager,
P
D. Approval of Agenda. The agenda was approved as printed.
II . HEARINGS
A. Z-13-94 , 603 & 603i E . Michigan Ave. , "H" Lt. Industrial
to "G-1" Business District
Mr. Ruff presented the case. The petitioner, Harry H.
Hepler, was not present. No one else spoke .
Two telephone calls were received y 9 , 1 ,Planning office ary
concerning the case. On January
e resenting
Neighborhood Organization, the Eastside
r
Margaret Murphy-Woll, phoned to say that ENO could
not respond in time for the Planning Board hearing on
January 10, 1995, but feels it is in compliance with the
Cedar-Larch Plan.
1995, Mr.
Peter Jubeck, owner of Clara' s
On January 6 ,Restaurant, phoned to say he has no objections and is for
growth, but said he hopes it won' t add to any parking
problems in the area.
Referred to the Zoning and Ordinance Committee.
PLANNING BOARD MINUTES JANUARY 10, 1995 - PAGE 2
B. Z-14-94, 807 E. Miller Rd. , "A" Residential to "G-2"
Wholesale District
Mr. Ruff presented the case.
JIM VANDER GALIEN, 1087 FOX HILLS, EAST LANSING
introduced himself and others who were there to answer
any questions the Board might have.
CATHY WESLEY OTTARSON, 1711 COOPER AVENUE, LANSING,
representing her mother, read a letter from her mother,
Mary Ann Wesley, in favor of the rezoning: In what was
34 years ago a neighborhood, and has now become the last
Parcel of owner occupied private residence property on
the North Cemetery section of East Miller Road, I would
like it to be known by the Zoning Committee that I am
highly in favor of- rezoning the last two parcels of land
as commercial . In my opinion, it wouldn ' t be logical to
leave this island of a single family home, surrounded by
stores, bars, fast food stands and large apartment
buildings . Also in the 34 years of residing at 807 E.
Miller, the property next door has never been maintained
in any way by the current owners . If my family or myself
did not clean and maintain it nothing was done. This
Property would become quite an eyesore with litter and
trash. I feel it would be of great benefit to have this
Property owner occupied. Thank you for your
consideration (signed) Mary Ann Wesley.
RAVE DELPHINE, 2191 FLISEL, WEST BLOOMFIELD, MI . , a
Potential tenant. Distributed copies of a brochure of
Auto-Lab; $135 ,000 invested in the unit not including the
building. There will be no on-site storage, only inside
storage.
No one else spoke.
Referred to Zoning and Ordinance Committee.
C . Z-15-94 Vacant Lots 11-16 , Kahres Farms #2 , "D-l"
Professional Office to "F" Commercial District
Mr. Ruff presented the case.
W. RICHARD NELLER, PRESIDENT, WALTER NELLER ENTERPRISES,
122 S . CESAR CHAVEZ AVENUE. This request is a result of
a change in marketing strategy. A demand for a
Concentration of office development as originally
Proposed has not occurred.
No one else spoke .
PLANNING BOARD MINUTES JANUARY 10, 1995 - PAGE 3
Referred to Zoning and Ordinance Committee.
D. Proposed Statement of Objectives and Proposed Community
Development Activities FY 1995-6
Chairman LeBlanc read the public hearing notice. Mr.
Winnicker further explained details .
SHIRLEY MURRAY, 1720 BRADLEY, REPRESENTING SOUTH CENTRAL
NEIGHBORHOOD ORGANIZATION. Asked that the map of target
areas be expanded. I request that the present budget
include alley improvements in the block just west of
Washington. It used to be that CDBG funds were expended
after there was more community give and take with City
staff. An avenue for the exchange of information and
communication needs to be set up with staff .
PHILLIP DEAN, 720 N. WALNUT, REPRESENTING MICHIGAN NON-
PROFIT REAL ESTATE DEVELOPMENT CORPORATION. Distributed
to the Board a sheet of information concerning the
Corporation' s program to find financing for low to
moderate income people and highlighted some items from
it.
MARY JAMES, 303 N. JENISON, PRESIDENT, LANSING
NEIGHBORHOOD COUNCIL. The Lansing Neighborhood Council
with a $90, 000 budget from CDBG funds is expanding non-
CDBG support for a $220,000 total budget. The Lansing
Neighborhood Council serves about 30 neighborhood groups
and the projects they are involved in. The LNC would be
willing to host a meeting regarding the CDBG budget.
ROSE NORWOOD, 300 N. WASHINGTON, HOUSING RESOURCE CENTER.
Offered her thanks for support and future consideration.
The Housing Resource Center features programs for the
homeless and for prevention of homelessness . Some of
their programs include the Security Deposit Grantee
Program, a Transitional Housing Program, a Home Buyers
Club, etc .
BEVERLY MILLER, 413 PEARL, REPRESENTING THE NORTH LANSING
COMMUNITY ASSOCIATION which is in the process of
rejuvenation. Asked the Planning Board to please keep in
mind the preservation of the Historic District. The
budget has more money designated for operations and staff
than for project money. Regarding the Planning Board and
projects going on, there is a lack of communication
regarding how CDBG moneys are spent. Under CITY OF
The
LANSING COMMUNITY DEVELOPMENT OBJECTIVES, C .
implementation of a city-wide energy conservation
PLANNING BOARD MINUTES JANUARY 10, 1995 - PAGE 4
strategy, I think a strategy should be to hold utility
rates down.
SUSAN CHRISTIAN, 301 ALLEN, REPRESENTING LISC,
distributed a statement to each Planning Board Member and
mentioned important points such as how LISC leverages the
CDBG money; of the $167 , 000 CDBG moneys received and
$900 ,000 in private funds , grants and loans have been
leveraged primarily for use for housing delivery systems-
-rehabilitation and development and support to CDCs
(Community Development Corporations) .
ALMUS THORP, 1017 W. LAPEER, EXECUTIVE DIRECTOR OF
GREATER LANSING HOUSING COALITION. A support program.
Thanked for LISC help.
HAROLD KING, 1563 N. HIGH STREET, REPRESENTING NORTHTOWN
NEIGHBORHOOD. He is a newer resident of Lansing.
Noticed on the map that the Northtown Neighborhood is in
Neighborhood Strategy Area #3, but not in target area.
He is interested in how to improve property values .
JENNIFER GRAU, 201 LATHROP, EXECUTIVE DIRECTOR, LANSING
NEIGHBORHOOD COUNCIL. Last year the Council worked with
neighborhood groups, three of which already spoke
tonight. She asked the Board to consider the big picture
of housing and support all these groups for all that can
be done collectively.
VERNON MOORE, 900 LONG BLVD. , #57, DIRECTOR OF HARVEST
HOUSE. Rev. Melvin Jones, Pastor of Union Missionary
Baptist Church, asked him to attend; Mr. Moore is also
involved in the Seven Block Development . They may ask
for rent support funds from CDBG.
JAMES SIMPSON, 421 Seymour, JUSTICE IN MENTAL HEALTH
ORGANIZATION (JIMHO) . He works with people who have
mental and emotional problems . Advocates importance of
homeless programs and rehabilitation.
No one else spoke. Chairman LeBlanc said the matter
would be referred to the Urban Development Committee,
meeting January 17, 1995 .
III . COMMENTS FROM THE AUDIENCE (5 minutes each) .
HAROLD KING, 1563 N. HIGH. Submitted a letter from Liz
Dotzlaf, President of North Town Neighborhood Organization, in
support of Lansing Neighborhood Council .
IV. RECESS
PLANNING BOARD MINUTES JANUARY 10, 1995 - PAGE 5
V. BUSINESS SESSION
A. Minutes for Approval:
Tuesday, December 6, 1994 ; Tuesday, December 20, 1994
Mr. Ruge made a motion, seconded by Mr. Forrest, to
approve the minutes of December 6 , 1994 .
PLANNING BOARD ACTION on the motion was as follows :
Goolsb Yea
Forrest yea Abstain Marshall Yea
Greiner Abst
Yea Walker Abstain
Ruge
LeBlanc Yea
On a roll call vote, there were: Yeas : 5; Nays : 0 ; Abstentions 2 ;
carried; minutes of December 6 , 1994 were
APPROVED.
Minutes for Approval : Tuesday, December 20, 1994
Mr. Greiner made a motion, seconded by Mr. Forrest, to
approve the minutes of December 20, 1994 with one
correction, Page 1, I .C. David J, F. Greiner.
PLANNING BOARD ACTION on the motion was as follows :
Greiner Yea
Goolsby yea Yea
Marshall Yea Ruge yea
Walker Yea Forrest
LeBlanc Yea
there were : Yeas : 7 ; Nays : 0 ; carried
On a roll call vote, APPROVED.
unanimously; minutes of December 20, 1994 were
B. Committee Re op its
1 . Zoning and Ordinance Committee: 1995, at
a. Next Meeting Plan DingDDivis 'Aon Conference ence Room
3 : 30 p.
2 . Urban Development Committee, Mr. Ruge, Chair.
a. Next meeting TUESDAY, JANUARY 17 , 1995 at 4
p,m, , Planning Division Conference Room,
Second Floor, Washington Square Annex
3 . Executive Committee did not meet.
C. Report from Planning Manager:
PLANNING BOARD MINUTES JANUARY 10, 1995 - PAGE 6
Our budget is being submitted to the Mayor. New issues
include Jim' s Tiffany and Smith Klein Beecham
Pharmaceuticals .
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Planning Board:
a. Z-9-94, 1500 Blk. E. Michigan, "C"
Residential , "DM-3" Residential and "F-1"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094 )
VI . NEW BUSINESS
VII . COMMUNICATIONS
Letters were received from the North Town Neighborhood
Organization, Michigan Realtors Non-Profit Corp. , and LISC.
Vill. COMMENTS FROM CHAIRPERSON
Chairman LeBlanc said February 21, 1995 is the day after
Washington-Lincoln Day, celebrated this year on February 20,
1995 . She asked, since it is a federal holiday, if the City
Council would meet on that day and if the Planning Board
meeting date might be affected.
Chairman LeBlanc will be out of town March 7, 1995; she
requested and was granted an excused absence for the date.
IX. BOARD MEMBER COMMENTS
Mr. Goolsby asked, regarding the CDBG moneys, that Ms .
Witherspoon prepare a document for comparison of this year' s
figures with last year' s, for consideration at the Urban
Development Committee on January 17, 1995 .
Mr. Ruff noted that, at the Zoning and Ordinance Committee
meeting on January 18, 1995, an election for Vice Chairman
will be held.
X. ADJOURNMENT - was at 9 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\planbd\mn011095
Approved with one addition P. B Ln. ? -" Pos. 5.11' BECAUSE OF THE POTENTIAL CONFLICT OF INTEPPFT WHICH HE HAD DISCLOSED
APPROVED 020795
TO CLERK 021595
E k Minutes of the Regular Meeting
S r >, c,; LANSING PLANNING BOARD
�-`, ' 0 ^'� Chi 7 : 30 p.m. , City Council Chambers
" Tenth Floor, Lansing City Hall
io Cfl ( C� C�% 124 West Michigan Avenue
TUESDAY, JANUARY 24, 1995
I . OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 31 p.m.
A. Roll Call . Present: Forrest, Goolsby, Greiner, LeBlanc,
Marshall; Ruge; Walker; seven members present. Ex
officio Councilmembers Jones and Lilly - not in
attendance.
B. Excused Absences - None.
C. Introductions . Eleanor K. Love, Planning Manager,
introduced staff present: James A. Ruff, Zoning
Administrator; and John M. Roberts, Jr. , Sr. Asst. City
Attorney.
D. Approval of Agenda. The agenda was approved as printed.
II . HEARINGS - None.
III . COMMENTS FROM THE AUDIENCE (5 minutes each)
JOHN SEELBACH, representing Act-1-95, introduced himself.
IV. RECESS - None.
V. BUSINESS SESSION
A. Minutes for Approval : January 10, 1995
Mr. Ruge made a motion, seconded by Mr. Greiner, to
approve the minutes of January 10, 1995 .
PLANNING BOARD ACTION on the motion was as follows :
Forrest Yea Goolsby Yea
Greiner Yea Marshall Yea
Ruge Yea Walker Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7; Nays : 0; carried
unanimously; minutes of January 10, 1995 were APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee, Mr. Greiner, Chair.
PLANNING BOARD MINUTES JANUARY 24 , 1995 - PAGE 2
a. Report of Election, Chair and Vice Chair
At the meeting of the Zoning and Ordinance
Committee, Mr. Greiner was elected Chair.
Mr. Greiner announced that Mr. Walker was
elected Vice Chair.
b. Z-15-94 Vacant Lots 11-16 , Kahres Farms #2,
Edgewood Blvd. and American Road, "D-1"
Professional Office to "F" Commercial District
The applicant desires to rezone 17 . 5 acres for
development of sites for one or two large-
scale commercial retailers .
The applicant is requesting to rezone
approximately 17 .5 acres from office to
commercial/retail use. This property will
likely be combined with adjacent commercially
zoned property to create one or two sites for
marketing to large scale retailers or for
multi- tenant retail . This request is
consistent with the Southeast Area
Comprehensive Development Plan' s intent to
keep nonresidential development south of
Edgewood Boulevard. Concerns about additional
traffic will be addressed by City staff in
cooperation with MDOT. Staff recommends
approval .
In committee it was found, based on testimony,
evidence, and the staff report, that the
rezoning is consistent with the Southeast Area
Comprehensive Development Plan' s intent to
keep nonresidential development south of
Edgewood Boulevard, and further that it will
not adversely impact surrounding land uses .
In committee, it was moved, seconded and
unanimously (3-0) approved to approve Z-15-94 ,
rezoning Vacant Lots 11-16 , Kahres Farms #2 ,
Edgewood Blvd. at American Road, from "D-1"
Professional Office to "F" Commercial
District.
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve Z-15-94, Vacant
Lots 11-16 , Kahres Farms #2 , Edgewood Blvd. at American Road, from
"D-1" Professional Office to "F" Commercial District.
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 3
PLANNING BOARD ACTION on the motion was as follows :
Marshall Yea Ruge Yea
Walker Yea Forrest Yea
Goolsby Yea Greiner Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7; Nays : 0; carried; Z-15-
94, Vacant Lots 11-16, Kahres Farms #2, Edgewood Blvd. at American
Road, "D-1" Professional Office to "F" Commercial District was
APPROVED.
C. Z-14-94, 807 E. Miller Rd. , "A" & "C"
Residential Districts to "G-2" Wholesale
District.
The petitioner is proposing the construction
of two commercial buildings including an
automotive service shop and an auto accessory
shop.
The proposed use could be compatible with
existing surrounding land uses if it were
zoned "F" Commercial .
Since the majority "of the properties along
Miller Road are zoned commercial except for
these two properties and the cemetery, it
would be more realistic to rezone these
properties to the "F" Commercial District.
Therefore, the proposed use would be
compatible with existing uses .
Due to the type of business proposed, there
will be an increase in the traffic on Miller
Road. However, this traffic could be heavier
in nature if it were zoned "G-211 . The traffic
to the residential neighborhood to the north
should not increase significantly but should
be protected through proper design.
Based on the information provided and the type
of work proposed for the Auto-Lab and retail
services in the Auto Accessory Shop., the more
appropriate zoning is "F" Commercial, which
would allow "Auto Service" . Staff recommends
denial of the "G-2" Wholesale and approval of
"F" Commercial District, which would be more
consistent with existing uses on Miller Road.
In committee it was found, based on testimony,
evidence, and the staff report, that the
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 4
requested "G-2" Wholesale District would allow
uses inconsistent with the surrounding area
along Miller Road and be inconsistent with the
existing zoning along Miller Road. Also, the
"F" Commercial District would be more
consistent with the existing uses and zoning
on Miller Road and would allow the proposed
automotive service shops . Finally, the
Committee found the necessity to recommend
that the site plan include an appropriate
landscape, screening and buffering plan along
the north side of the site and restrict
exiting traffic from going north on Orchard
Court.
In committee it was moved, seconded and
unanimously ( 3-0) approved to recommend denial
of the "G-2" Wholesale District request and
approve the rezoning of the property from "A"
and "C" Residential Districts to "F"
Commercial District with the understanding
that the site plan be developed so that the
exit on Orchard Court will be constructed and
signed so as to discourage right turns exiting
the property and that the landscape screening
and buffering be designed to adequately buffer
the residential properties to the north.
The petitioner, Mr. Vander Galien, was
agreeable to these changes to the site plan as
well as the rezoning to "F" Commercial .
Mr. Greiner made a motion, seconded by Mr. Walker, based on the
findings, recommendations and staff report, a copy of which is
attached hereto and made apart thereof, to recommend denial of the
"G-2" Wholesale District request as filed and further to approve
rezoning the property from "A" and "C" Residential Districts to "F"
Commercial District with the understanding that the site plan be
developed so that the exit on Orchard Court will be constructed and
signed so as to discourage right turns exiting the property and
that the landscape screening and buffering be designed to
adequately buffer the residential properties to the north.
Mr. Goolsby asked about the procedure to follow in denying "G-2"
Wholesale and recommending "F" Commercial . Mr. Ruff responded as
to the reasons for the staff recommendation. Mr. Roberts responded
to the procedural question informing the Board that since the
applicant has agreed to the change that in essence the application
was being amended.
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 5
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea Forrest Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7; Nays : 0; carried
unanimously; Z-14-94, 807 E. Miller Rd. and adjacent property to
the east, "A" and "C" Residential Districts to "G-2" Wholesale
District was denied as filed and approved from "A" and "C"
Residential Districts to "F" Commercial District was APPROVED.
d. Z-13-94, 603 & 6031 E. Michigan Ave. , "H" Lt.
Industrial to "G-1" Business District
The applicant proposes to convert the existing
first floor to accommodate a tenant such as an
office, a restaurant, and/or gallery space and
proposes to convert the second floor to a loft
apartment.
The proposed rezoning and improvement
represents a first private step in fulfilling
the recommendations of the Cedar/Larch
Development Plan and hopefully will result in
additional improvements to this blockface.
The Planning Division staff recommends that
the rezoning of this property from "H" Light
Industrial to "G-1" Business District be
approved.
In committee it was found, based on testimony,
evidence, and the staff report, that the
proposed rezoning conforms to the Master Plan,
and is consistent with the existing land uses .
It was moved, seconded and unanimously (3-0)
approved to rezone Z-13-94, 603 & 60312 E .
Michigan Ave. , from "H" Light Industrial
District to "G-1" Business District .
Mr. Greiner made a motion, seconded by Mr. Walker, based on
testimony, evidence and the staff report, a copy of which is
attached hereto and made a part thereof, to rezone Z-13-94 , 603 &
6031 E. Michigan Ave. , from "H" Light Industrial District to "G-1"
Business District.
PLANNING BOARD MINUTES JANUARY 24 , 1995 - PAGE 6
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea Forrest Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried
unanimously; Z-13-94 , 603 & 60312 E. Michigan Ave. , from "H" Light
Industrial District to "G-1" Business District was APPROVED.
e. Next meeting WEDNESDAY, February 15 , 1995, at
4 : 00 p.m. , Planning Division Conference Room .
2 . Urban Development Committee, Mr. Ruge, Chair.
a. Act-13-94, Vacant Parcel, Marcus Street, Land
deeded to the City - Tabled by Committee for
further research by staff .
b. Act-16-94, Disposition of vacant lot #11, east
side of 300 Blk. Townsend St. , request to
purchase a portion of the parking lot by
Cooley Law School for parking
Staff proposed several designs which were
considered. The Committee recommends Design
D-1 which would sell a 55 ft. x 66 ft. parcel
for a minimum of $12 ,000 . The property is the
east 55 feet of Lot 11, Block 127 , Original
Plat, City of Lansing.
Mr. Ruge made a motion, seconded by Mr. Goolsby, to recommend
approval of Act-16-94 Disposition of vacant lot #11, east side of
300 Blk. Townsend St. , request to purchase a portion of the parking
lot by Cooley Law School for parking for $12,000 pending completion
of land survey and appropriate easements in accordance with Design
D-1, cost to be added to the initial cost of $12 , 000 .
Mr. Walker asked why Design D-1 was chosen over Designs C and E-1 .
Mr. Goolsby stated that Design D-1 best balanced the request and
the impacts to the parking lot. Ms . Love stated that Design D-1
took into account the other users along the property. Mr. Ruge
added that Design D-1 maximized the hourly spaces, which is a high
priority.
PLANNING BOARD ACTION on the motion was as follows :
Ruge Yea Walker Yea
Forrest Yea Goolsby Yea
Greiner Yea Marshall Yea
LeBlanc Yea
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 7
On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried
unanimously; Act-16-94, Disposition of vacant lot #11, east side of
300 Blk. Townsend St. , request to purchase a portion of the parking
lot by Cooley Law School for parking was APPROVED.
C. Act-18-94, Decertification of 500 Blk. Ottawa
St. and Anderson St. Bet. Cedar & Larch
The decertification is for the purpose of
allowing the baseball stadium to go forward.
The Committee recommends approval of the
decertification, subject to the following four
conditions :
( 1) That the appropriate utility easements
be provided;
(2) That the Phase II Consultants for the
Baseball Stadium Project examine the
feasibility of extending Museum Drive to
facilitate traffic movement around the
stadium;
( 3) That the Public Service Department
coordinate the removal and relocation of
all utilities to assure timeliness; and
(4) that an Act 285 Review be initiated for
the relocation of the Board of Water &
Light water well which is located along
the north line of Ottawa Street.
Mr. Ruge made a motion, seconded by Mr. Forrest, to recommend
approval of Act-18-94, Decertification of 500 Blk. Ottawa St. and
Anderson St. between Cedar & Larch, subject to the above four
conditions .
PLANNING BOARD ACTION on the motion was as follows :
Walker Yea Forrest Yea
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7 ; Nays : 0; carried
unanimously; Act-18-94, Decertification of 500 Blk. Ottawa St. and
Anderson St. Bet. Cedar & Larch subject to four conditions was
APPROVED.
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE S
d. Proposed Statement of Objectives and Proposed
Community Development Activities FY 1995-6
The Committee discussed the statements and
noted that the materials were concise and
clear, that there was much activity and that
funds were used to leverage other moneys . The
Committee also commended Development staff,
Emil Winnicker, and Doris Witherspoon.
The Committee recommended adoption of the Statement of Community
Development Objectives and Projected Uses of Funds FY 1995-6 .
Mr. Ruge asked to be excused from voting BECAUSE OF THE POTENTIAL
CONFLICT OF INTEREST WHICH HE HAD DISCLOSED. Ms . Marshall made a
motion, seconded by Mr. Goolsby, to excuse Mr. Ruge from voting;
voice vote; unanimous; Mr. Ruge was excused from voting.
Ms . Marshall made a motion, seconded by Mr. Goolsby, to recommend
adoption of the draft Statement of Community Development Objectives
and Projected Uses of Funds FY 1995-6 .
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Walker Yea
Forrest Yea Ruge Abstain
LeBlanc Yea
On a roll call vote, there were: Yeas : 6 ; Nays : 0; Abstentions (Mr.
Ruge) 1; carried unanimously; Draft Statement of Community
Development Objectives and Projected Uses of Funds FY 1995-6 was
APPROVED.
e. Act-1-95, 5750 S . Cedar Street, Relocation and
Reduction in width of the Weigman Drain
Easement, Builders Square .
The Committee recommends approval of the
following three actions :
( 1) Vacation of a portion of the 30-ft . wide
easement under the proposed addition as
described in Legal Description #2
attached to the staff report;
(2) Creation of a 40-ft. wide easement to
relocate the drain and utilities around
the addition into the Weigman Drain as
described in Legal Description #1
attached to the staff report;
( 3 ) That the City disclaim any interest in
the south 15 ft. of the 100-ft . wide
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 9
Weigman Drain Easement, in accordance
with Legal Description #3 .
Mr. Ruge made a motion, seconded by Mr. Goolsby, to recommend
approval of Act-1-95, 5750 S. Cedar Street, Relocation and
Reduction in width of the Weigman Drain Easement, Builders Square,
subject to the above three actions .
PLANNING BOARD ACTION on the motion was as follows :
Forrest Yea Goolsby Yea
Greiner Yea Marshall Yea
Ruge Yea Walker Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7; Nays : 0 ; carried
unanimously; Act-1-95, 5750 S . Cedar Street, Relocation and
Reduction in width of the Weigman Drain Easement, Builders Square,
subject to the above three actions was APPROVED.
f. Next meeting TUESDAY, FEBRUARY 14, 1995 at A
p.m. , Planning Division Conference Room,
Second Floor, Washington Square Annex
3 . Executive Committee did not meet.
C. Report from Planning Manager, Ms . Love.
The Planning Board Evaluation forms will be sent out in
the next packet, for completion and return February 7 .
Updating Jim' s Tiffany from last time, Council has
decided to appropriate up to $500 to have the Christman
Company look at saving the facade.
For the next Board meeting, we will have the SmithKlein
Beecham rezoning.
We are having preliminary meetings regarding the BWL
Ottawa St. Plant.
Mr. Ruff said at the next meeting, hearings will be held
for two rezonings and an NCU. The NCU involves expansion
of warehousing onto the Merritt Press building on
Aurelius Road, a nonconforming commercial building in the
residential district. It was annexed into the City and
approved as a nonconforming use about five years ago .
The other item is a rezoning on the northwest corner of
N. Grand River Avenue and Capitol City Blvd. , the old
Michigan National Bank Building. The property has been
optioned for purchase; they want to rezone from "H" Light
PLANNING BOARD MINUTES JANUARY 24, 1995 - PAGE 10
Industrial, "J" Parking and "A" Residential to "F"
Commercial .
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Planning Board:
a. Z-9-94 , 1500 Blk. E . Michigan, "C"
Residential, "DM-3" Residential and "F-1"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094)
VI . NEW BUSINESS
MSPO 1995 Training Program in Novi for new Planning Board
members March 29 , 1995 . Members should decide as soon as
possible so arrangements can be made.
VII . COMMUNICATIONS - Letter of Resignation from Ron Thelen.
viii. COMMENTS FROM CHAIRPERSON
Chairman LeBlanc will be out of town March 7 , 19.95 ; she
requested and was granted an excused absence for the date.
IX. BOARD MEMBER COMMENTS
Mr. Forrest requested and was granted an excused absence for
February 21, 1995 .
X. ADJOURNMENT - was at 8 : 10 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn012495
Z-15-94
Vacant Lots 11-16, Kahres Farms #2
Edgewood Blvd. at American Road
GENERAL INFORMATION
APPLICANT: W. Richard Neller, Pres . , representing
Walter Neller Enterprises, Inc .
122 S. Caesar Chavez Avenue
Lansing, MI 48933-1813
STATUS OF APPLICANT: Owners
REQUESTED ACTION: Rezone from "D-l" Professional Office
District to "F" Commercial District
EXISTING LAND USE : None
LOCATION: North side of I-96 adjacent to southwest
corner of Edgewood Blvd. and American
Road
EXISTING ZONING: "D-1" Professional Office District
PROPERTY SIZE: Approximately 17 . 5 acres, irregular
SURROUNDING LAND USE : N: Multi-family Residential
S: Transportation ( I-96 ) ; Multi-family
Residential
E: Commercial
W: Vacant
SURROUNDING ZONING: N: "DM-1" Multi-family Residential
District
S : "Community Unit Plan" across I-96
E: "F" Commercial District
W: "G-2" Wholesale District
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive
Development Plan designates the general
vicinity of the site for professional
office use with residential uses (8-14
units/acre) in adjacent areas to the
north.
DEVELOPER' S PROPOSAL: The applicant desires to rezone 17 . 5
acres for development of sites for one or
two large-scale commercial retailers .
AGENCY RESPONSES :
Transportation: All' access/egress for the "F" Commercial
lots should be from Edgewood Circle.
PLANNING BOARD PAGE 2 , Z-15-94
Vacant Lots 11-16, Kahres Farms #2, Edgewood Blvd. at American Rd.
BWL: Electric Utility: No objections or
concerns .
Water: 8" water main only existing in
Edgewood Circle . Main location is on
east side, east of east curb. Owner
should contact water engineering as soon
as water service size and type is known.
ANALYSIS
The subject property is located in the center of a triangular-
shaped area bounded by Edgewood Boulevard on the north and west,
American Road on the east, and Interstate 96 on the south. In
1983, Edgewood Circle was constructed, and this property was
subdivided into lots for potential office park development .
Surrounding properties within the "triangle" area are all zoned for
commercial use. The applicant has stated that the market for
office development has not materialized, and they now wish to
market the property for retail use. Rezoning the subject property
will permit it to be combined with adjacent commercially zoned
property to create large sites for marketing to large commercial
retailers or development of multi-tenant retail buildings .
Presently, the only building constructed within the triangle area
is a television station located at the southwest corner of Edgewood
and American. Residential uses located north of Edgewood Boulevard
are buffered from the subject property by a small park and the
boulevard itself .
Traffic Concerns
City staff has two concerns about the potential impact of
additional traffic generated by commercial development of the
subject property:
1 . the location and design of entrances into the site;
2 . the effect of additional traffic on the Edgewood Boulevard and
Cedar Street intersection.
The location and design of site access are routinely addressed by
City staff when site plans are submitted as part of the developer' s
permit approval process . As the City Transportation Engineer has
indicated, any future access to the property from Edgewood
Boulevard will likely be limited to the present location of
Edgewood Circle.
The effect of additional traffic at the Edgewood/Cedar intersection
will have to be addressed by the City, working in cooperation with
the Michigan Dept. of Transportation (MDOT) . City staff has
PLANNING BOARD PAGE 3, Z-15-94
Vacant Lots 11-16, Kahres Farms #2, Edgewood Blvd. at American Rd.
initiated discussion with MDOT staff on development of plans that
will address this issue. These plans may include redesign of the
I-96 off ramps with Pennsylvania Avenue and Cedar Street.
SUMMARY
The applicant is requesting to rezone approximately 17 . 5 acres from
office to commercial/retail use. This property will likely be
combined with adjacent commercially zoned property to create one or
two sites for marketing to large scale retailers or for multi-
tenant retail . This request is consistent with the Southeast Area
Comprehensive Development Plan' s intent to keep nonresidential
development south of Edgewood Boulevard. Concerns about additional
traffic will be addressed by City staff in cooperation with MDOT.
RECOMMENDATION
Staff recommends approval .
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Z-14-94, 807 E. Miller Road
and adj . property to the east
"A" and "C" Residential Districts to "G-2" Wholesale District
GENERAL INFORMATION
APPLICANT: James Vander Galien
5941 Potter
Haslett, MI 48840
STATUS OF APPLICANT: Option to Buy
REQUESTED ACTION: Rezone properties located at
807 E. Miller Road and adjacent
property to the east.
EXISTING LAND USE: Residential and Vacant (E . of Miller)
EXISTING ZONING: "A" Residential and "C" Residential
PROPOSED ZONING: "G-2" Wholesale
PROPERTY SIZE & SHAPE: 205 ' x 115 ' = 23,575 sq. ft.
188 ' x 89 . 5 ' = 16,864 sq. ft.
SURROUNDING LAND USE: N: Single Family Residential
S: Meijers
E: North Cemetery
W: Hayloft Saloon/Restaurant
SURROUNDING ZONING: N: "C" Residential
S : "F" Commercial
E: "A" Residential
W: "F" Commercial
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive
Area Plan recommends this property
for residential use.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The petitioner is proposing the
construction of two commercial
buildings including an automotive
service shop and an auto accessory
shop.
The proposed Auto-Lab Diagnostic and Tune-Up Center is a
complete auto service center using an electronic diagnosis
system to assess the needs of vehicles . The adjacent property
is proposed to include an auto accessory shop (similar to
PLANNING BOARD Z-14-94 , 807 E. Miller Rd.. PAGE 2
& adj . prop. to East
"House of Car Stereo" ) which will sell items such as car
stereos, cellular phones, etc . The cars being serviced at the
Auto-Lab will not be there any lengthy period of time.
However, if the cars need to stay overnight, it is anticipated
that they will be stored inside the building.
AGENCY RESPONSES :
Assessor: Will any kind of lot split, shift of
property lines or combining of parcels be
involved here? Otherwise, no comments
Bldg. Safety: The project is subject to the site plan
review requirements of the City of
Lansing and Lansing Uniform Building
Code requirements .
Submit 9 sets of the site plan for
review and approval and 2 sets of
construction documents sealed by an
architect or engineer to the Building
Office.
A fee will be assessed for site review
as well as for the necessary
construction. A soil evaluation, which
substantiates bearing capacity of the
soil will be required prior to building
permit issuance.
Automotive repair shops are classified
as Group H Division 4 in excess of 3,000
square feet must be equipped with an
automatic fire extinguishing system.
Cont. Cable: The rezoning of this property will
have no adverse effect on our facilities
at this time.
Fire Marshal : No comments .
Trans . Engr: Adequate off-street parking must be
provided. Site plans must be reviewed.
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The surrounding land uses along the north and south sides of
PLANNING BOARD Z-14-94, 807 E. Miller Rd. PAGE 3
& adj . prop. to East
Miller Road between Cedar Street and Pennsylvania Avenue are
commercial except for these properties and North Cemetery,
just east of this property. These, along with the two houses
on the Meijer property, are the only residential structures on
Miller Road. An automotive repair shop is not allowed in the
"A" Residential and "C" Residential Districts . Therefore, the
applicant is requesting the rezoning to 1IG-2" Wholesale
District to allow an Auto Repair and Auto Accessory Shop. The
"G-2" District would not be consistent with adjacent land uses
but "F" Commercial would be more appropriate.
COMPLIANCE WITH MASTER PLAN
The Southeast Area Comprehensive Plan designates this area for
residential use. The proposed zoning change is inconsistent
with the Master Plan, which recognizes the existing
residential use, but is compatible with the existing uses on
Miller Road. As described at the public hearing, it appears
that the type of business proposed is more appropriate as an
"Auto Service" which is allowed by right in the "F" Commercial
District.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
There will be some impact on vehicular traffic with the
proposed uses, particularly off of Miller Road. However, the
use of the property could result in more intense traffic if
zoned "G-2" Wholesale, which allows more truck-related uses as
well as heavy auto repair. Since the proposed use of the
Auto-Lab will be to service cars, the pedestrian traffic will
be slightly impacted; those entering and exiting the building
will more than likely have an automobile. Parking appears to
be adequate for the type of businesses . The plan illustrates
a curb cut on Orchard Court. Due to the residential
neighborhood to the north, existing vehicles should be
prohibited from right hand turns .
ENVIRONMENTAL IMPACT
There will be an impact on the environment during the
construction period of these two buildings . This auto service
shop should not include any type of major auto repair service
such as bumping, painting, engine replacement, etc. This
proposed center includes an electronic diagnosis system which
assesses the needs of vehicles . Due to the type of service
being provided, there should not be any other environmental
impacts except those associated with the construction of the
two buildings .
PLANNING BOARD Z-14-94, 807 E. Miller Rd. PAGE 4
& adj . prop. to East
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
The majority of the properties along Miller Road are zoned and
used commercially. The only other potential development along
this stretch of Miller Road would be these structures .
OTHER
The applicant is planning to improve the area by providing
landscaping and buffering to the residential neighborhood to
the north. Traffic entering and existing this business would
be there for a short period of time. It is anticipated that
cars will not be stored on the lot. However, if cars are
there overnight, they will be stored inside the building.
SUMMARY
The proposed use could be compatible with existing surrounding
land uses if it were zoned "F" Commercial .
Since the majority of the properties along Miller Road are
zoned commercial except for these two properties and the
cemetery, it would be more realistic to rezone these
properties to the "F" Commercial District. Therefore, the
proposed use would be compatible with existing uses .
Due to the type of business proposed, there will be an
increase in the traffic on Miller Road. However, this traffic
could be heavier in nature if it were zoned 1IG-2" . The traffic
to the residential neighborhood to the north should not
increase significantly but should be protected through proper
design.
RECOMMENDATION
Based on the information provided and the type of work
proposed for the Auto-Lab and retail services in the Auto
Accessory Shop, the more appropriate zoning is "F" Commercial
which would allow "Auto Service" . Staff recommends denial of
the "G-2" Wholesale and approval of "F" Commercial District,
which would be more consistent with existing uses on Miller
Road.
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Z-13-94
603 & 6031 E . Michigan Ave.
"H" Light Industrial to 11G-1" Business District
GENERAL INFORMATION
APPLICANT: Harry H. Hepler
6191 East Michigan Ave.
Lansing, MI 48933
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Rezoning
EXISTING LAND USE: Vacant Commercial Storefront
EXISTING ZONING: "H" Light Industrial
PROPOSED ZONING: 11G-1" Business
PROPERTY SIZE & SHAPE: 22 ft. x 100 ft. , rectangular in
shape (2 ,200 sq. ft . )
SURROUNDING LAND USE: N: Office and Warehouse
S : Commercial and Service
E: Commercial
W: Commercial and Mission
SURROUNDING ZONING: N: "H" Light Industrial
S : "H" Light Industrial
E: "H" Light Industrial
W: "H" Light Industrial
MASTER PLAN DESIGNATION: The Cedar/Larch Development Plan
designates the property for general
business . Specifically, the
frontage along Michigan Avenue is
recommended for "G-1" Business
District.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to convert
the existing structure first floor
to accommodate a tenant such as an
office, a restaurant, and/or gallery
space and proposes to convert the
second floor to a loft apartment.
PLANNING BOARD Z-13-93 , 603 & 6031 E. MICHIGAN AVENUE PAGE 2
Agency Responses :
Assessor: No Comments
Building Safety: The proposal is subject to
compliance with the Lansing Uniform
Building Code. A building permit
shall be required prior to
initiation of work. Since the
proposed work is commercial in
nature construction documents sealed
by an architect or engineer are
required to be submitted to the
Building Office for review and
approval .
Based upon the information
submitted, the following building
code requirements must be complied
with.
1 . A one-hour occupancy separation
is required between the
commercial and residential use.
2 . The floor shall comply with the
code loading requirements for a
commercial building. 50# line
and 20# partition.
3 . The commercial use shall be
accessible to the handicapped,
and barrier free toilet rooms
shall be provided.
Further information can be obtained
by contacting the Building Office at
483-4355 .
Continental
Cablevision: The rezoning of this building will
not effect our facilities at this
time.
Fire Marshal : No Comments
Transportation: The Transportation Division has no
special requirements or conditions
for the request.
PLANNING BOARD Z-13-93, 603 & 603; E. MICHIGAN AVENUE PAGE 3
ANALYSIS
Compatibility With Surrounding Land Use
The Michigan Avenue corridor is characterized by office,
commercial uses and residential uses . The applicant proposes
the ground floor to include uses such as an office, a
restaurant, and/or gallery space. The applicant proposes to
convert the second floor to a loft apartment . The building
itself is one of several store fronts along this 600 Block of
East Michigan. The rezoning will allow the uses as proposed
to be located within this building.
Compatibility with the Master Plan
The Cedar/Larch Development Plan designates the property for
general business . Specifically, the frontage along Michigan
Avenue is recommended for "G-1" Business District . The
proposed rezoning of the property and use for the property
conforms with the development plan recommendation.
Vehicular And Pedestrian Circulation
With the development of public parking in the 500 block of
East Michigan Avenue and the existing metered parking along
the street, adequate parking exists for the area. The "G-1"
Business District does not require parking and relies upon
available public parking. The space behind, between the
building and the alley will provide a couple of parking spaces
for this property. This access off of the alley makes good
use of the City improvements to the alley recently completed.
The proposed rezoning and improvements do not adversely affect
the vehicular and pedestrian circulation.
Impact on Future Patterns of Development
This rezoning and proposed improvements to the subject
property is similar to another recent request by the same
applicant at 619 E . Michigan Avenue (Z-4-93) . Mr. Hepler
successfully rezoned that property and is currently restoring
the structure for commercial on the ground floor with a one-
bedroom apartment on the second floor. Such improvements to
this blockface of Michigan Avenue should prove to generate
further interests in rezoning and renovating other structures
in the area. The proposed Baseball Stadium to be located
between Cedar and Larch Streets to the north of Michigan
Avenue should prove to also generate much interest in the
start-up of new businesses within the 600 block of E. Michigan
Avenue. This may necessitate future rezoning requests to
allow for necessary restoration of buildings and their
residential use above the ground floor.
PLANNING BOARD Z-13-93, 603 & 603J E. MICHIGAN AVENUE PAGE 4
RECOMMENDATION
The Planning Division staff recommends the rezoning of this
property from "H" Light Industrial to "G-1" Business District
be approved.
a: \Z1394 .REP
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APPROVED 022195
TO CLERK 022195
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 7 , 1995
I. OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 30 p.m.
A. Roll Call . Present: Forrest, Goolsby, Greiner, LeBlanc,
Marshall, Ruge, Walker; seven members present (one
vacancy) . Ex off icio Councilmembers Jones and Lilly - not
in attendance.
B. Excused Absences - None. Ms . LeBlanc was present. Her
excused absence is for next month, MARCH 7 , 1995 .
C. Introductions . Eleanor K. Love, Planning Manager,
introduced staff present: James A. Ruff, Zoning
Administrator; and Jack Roberts, Sr. Asst. City Attorney.
D. Approval of Agenda. Corrected agenda, handed out to
Board members, are also available at the Chamber
entrance. The corrected agenda was approved as printed.
II . HEARINGS
A. Z-16-94, Vacant Land East of Airport Service Dr. , "A"
Residential to "H" Light Industrial District
Mr. Ruff presented the case, a request by Thomas W.
Schmidt, representing Capital Region Airport Authority,
to rezone vacant land from "A" Residential to "H" Light
Industrial District. The property is located at the
north boundary of the city limits as a southern portion
of the Capital City Airport Authority property, just
north of the C&O Railroad and east as well . The North-
East Area Comprehensive Plan designates the property for
industrial/warehouse use. The applicant proposes to
develop the property for a pharmaceutical company.
Mr. Goolsby said the diagram shows a new access road off
M.L. King Blvd. Who would be paying for the new road,
and who owns the property. Ms . Love said a portion of
the roadway from the site back to Capitol City Blvd.
would be the responsibility of the applicant.
Chairman LeBlanc asked if there would be access off Remy
Drive, or will it be off Capitol City Blvd. , or off
M.L. King Blvd. ? Ms . Love said at this time, the
connection will be off Capitol City Blvd.
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 2
JOSEPH CARL McCALL, DEPUTY EXECUTIVE DIRECTOR, CAPITOL
REGION AIRPORT AUTHORITY. I am here to answer questions .
The roadway is something that has been on our master plan
but has not been yet designated as a thoroughfare.
Hopefully, this will happen as the project develops .
There is an additional access from DeWitt Road, an
existing roadway, to the property on the north end near
Section 8 . Currently, part of it is paved. Plans are to
pave it all the way to DeWitt Road.
Mr. Goolsby asked if the Airport Authority currently owns
the land that the conceptual access road would run
through. Mr. McCall said not all of it; some of it is
owned by CSX. Mr. Goolsby asked how many employees will
be at the new facility; Mr. McCall said approximately 100
to start.
Referred to the Zoning and Ordinance Committee meeting on
Wednesday, February 15, 1995 at 4 p.m. in the Planning
Conference Room.
B. Z-1-95, 3301 Capitol City Blvd. , NW Corner at Grand River
Ave. , "A" Residential, "J" Parking and "H" Lt. Industrial
Districts to "F" Commercial District
Mr. Ruff presented. the case, a request by Bailey
Development, Inc. to rezone from "A" Residential, "J"
Parking and "H" Lt. Industrial Districts to "F"
Commercial District property located at the northwest
corner of Grand River Avenue and Capitol City Blvd. At
present, a vacant bank building is located on the site.
The property contains approximately 1 . 8 acres . The front
50 feet is zoned "A" Residential, the next 50 feet is
zoned "J" Parking, and the remainder is zoned "H" Lt.
Industrial, a consistent pattern for the north side of
North Grand River frontage in this area. The developer
wishes to utilize the frontage for additional
development, primarily for a fast food restaurant. The
North-East Area Comprehensive Plan designates the
property for commercial use with industrial uses in the
vicinity. The properties to the north, east, and west
are industrially zoned; the property to the south, across
Grand River Avenue, is zoned "D-1" Professional Office.
The Airport Authority letter, just handed out, provides
more information.
ROBERT TAYLOR, PRESIDENT, BAILEY DEVELOPMENT, 4233
DRIFTWOOD DRIVE, DEWITT. We are in a contingent purchase
agreement standing with Michigan National Bank for the
property. Before the Z&O meeting, we will be able to
clear up questions concerning the clear vision area. I
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 3
have had discussions with the State of Michigan. When
there is an intersection with a state highway, a clear
vision requirement is established, but those conditions
have changed. For your reference, we do not plan to
develop anything that would obstruct, with the exception
of parking spaces, perhaps . With me is Mr. Norm
Spalding, Vice President of King Foods, operators of the
fast food facility, if you have questions concerning the
operation.
Mr. Goolsby suggested Mr. Roberts look at the document
received tonight concerning the easement. Mr. Roberts
commented it was in favor of the State of Michigan to the
extent that they want to use the property in a manner
inconsistent with the easement. They have to go to the
State of Michigan and get that cleared up; at this point,
it is still a clear vision area. Mr. Goolsby asked if
cars parking on the site would violate the easement; Mr.
Roberts responded "Of course. " A clear vision area is an
unobstructed view. Vehicles are not supposed to park irk
such an area; that would be applicable here until or
unless the State of Michigan releases the easement.
Mr. Taylor responded with a point of clarification. It
was originally a clear vision easement granted to the
State of Michigan; however, when the State of Michigan
conveyed their interest to Capitol City Boulevard, the
easements run with the land. The easement followed
through with the ownership under control of the Regional
Airport Authority. We plan to deal with the Airport
Authority. We will be meeting with them for their
comments and clarification.
Mr. Roberts stated it does say "successors and assigns" ,
so to the extent that it has been assigned, and there is
a successor to the State of Michigan, that would be
correct.
Referred to the Zoning and Ordinance Committee meeting on
Wednesday, February 15, 1995 at 4 p.m. in the Planning
Conference Room.
C. NCU-1-95, 6534 Aurelius Road, Class A, Merritt Press,
Expand Building
Mr. Ruff presented the case, a request by All Phase
Remodeling, Inc. , on behalf of Merritt Press, to expand
their buildings on the property at 6543 Aurelius Road.
The property, approximately one acre, is zoned "A"
Residential; no change in zoning is proposed. The
surrounding area is developed residentially; across
PLANNING BOARD MINUTES FEBRUARY 7 , 1995 - PAGE 4
Aurelius Road is Delhi Township, developed primarily in
large single-family lots . In November of 1990, shortly
after Merritt Press moved in, the Planning Board approved
construction of a 50 ' x70 ' addition to the printing
business . At that time, the Planning Board expressed its
opinion that no further expansion of the use at this site
be encouraged or supported. Now, time has passed; the
property owners want to have additional on-site storage.
Mr. Ruff asked for a five-minute recess to provide the
Board with copies of the report before the applicant
speaks .
Chairman LeBlanc reconvened the meeting. Mr. Ruff noted/
the location on the maps of the proposed 50 ft. x 75 ft.
warehouse addition. No additional parking would be
needed. Mr. Goolsby asked Mr. Ruff if the proposal is
only for storage (no increases in presses, etc . ) ?
Mr. Ruff said it is for paper storage.
r
LYLE WHITTAKER, PRESIDENT OF ALL PHASE REMODELING, INC . ,
REPRESENTING MERRITT PRESS. Mr. Whittaker showed the
Board a collage he has prepared. The addition will still
be 20 ft. from the north property line and 30 ft. from
the west property line ( in the back) of the nearest
neighbor. Merritt Press wants to add onto the north side
of their building for storage for printing products . The
addition is still negotiable as far as the size. It will
not add jobs or add traffic. It is only for on-site
storage for paper goods . The only other option is off-
site storage, which means they would have to transport
materials back and forth to the printing operation. They
are trying to consolidate everything in one location.
Mr. Goolsby asked if currently there is a location for
paper storage. Mr. Whittaker said yes , but it is not
adequate.
SCOTT MERRITT, PRESIDENT, MERRITT PRESS . Our printing
operation is envelopes only. Currently, we are printing
about 10 million envelopes per month. Our business is
unique because we print many envelopes in a short time.
Envelopes are bulky; 90,000 to 100,000 on a pallet,
depending on the size. We are looking for storage . Our
production area is adequate; however, the storage is not.
We are running into problems . We are not efficient; we
are stumbling over each other. In good weather, we have
stored material outdoors in order to have adequate space
indoors to operate. We have normal truck delivery twice
a week; my own truck also picks up product in Grand
Rapids . Mr. Goolsby asked how many deliveries would be
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 5
made per month with a storage facility. Mr. Merritt said
the number would not change from the present schedule,
shipping Friday for Monday delivery, and on Tuesday for
Wednesday or Thursday delivery. Instead of half a semi
truck load, it might be 3/4 of a semi truck load, or a
full truck load. The number of shipments in would not
increase. The volume would be increased from 6 to 12
pallets at a time to up to 24 pallets at a time.
Mr. Goolsby wondered whether there would be a decrease in
the traffic . Mr. Merritt said more storage space would
enable him to purchase more product at a time so that his
business could continue to expand. Merritt Press owns
the property. Mr. Greiner asked if he owned the property
since 1987 , at the time that the City annexed that
section and classed it as residential . Mr. Ruff said the
property was annexed in the 1960s . The property was in
the City of Lansing when Merritt Press purchased it.
Mr. Greiner asked if the original building was ther
then. Ms . Love said at the time the property was annexe
into the City, a well digger lived in the white house on
the corner. He had a small building there and well
riggers and semis . With residential zoning at the time
of annexation, it became nonconforming. The next owner,
also a nonresidential use, assembled windows and window
frames; he left in 1986 . Mr. Merritt acquired it in 1987
and has had it since. It has maintained a nonresidential
nonconforming use. Mr. Ruge asked if the new warehouse
will allow the business to continue to grow? Mr. Merritt
said yes, and he takes pride in his property and will
continue to do so.
LESTER E. SMITH, 1933 DELL ROAD. We have concerns . We
don't like this in our backyard, and it is RIGHT in my
backyard. We were not given the opportunity to address
you the last time. That concerned us . We lost respect
for the City; we hope we do not do so again. We were
given a whitewash the last time. Mr. Merritt is a good
neighbor; he is also right on my backyard. He is as
close as the wall . My property surrounds him. I look
forward to finding out what your plans are here. We were
wondering, when the last business tried to expand in
1985, we were given opportunity to address the Board. We
voiced our opinions then and met with some success . We
were not allowed that opportunity last time. My questions
are a lot, but in three minutes I can't address all of
them. One thing: We have a problem with traffic now.
If there is only half a load of pallets for the business,
that means it has to increase to fill up his warehouse.
It will have to increase if his business increases 25
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 6
percent; that means 25 percent more traffic, and it is
dangerous now. Semi trucks backing or driving into the
facility cause traffic backups .
CATHLEEN WARR, 1928 DELL ROAD. This facility is directly
in my sight out of my bay window in front. The expansion
four years ago caused great concern in the neighborhood.
This has already doubled in size, and now they are
talking about it tripling in size. I have no idea why
four years ago none of us were notified. The first we
knew it was expanded was when they started digging. It
was very alarming to all of us . The property does not
look nice. It is not that it is not well landscaped. It
is that this is a residential area, and we don' t want
this in our area. We realize it was there a long time,
but the expansion has already doubled. We are talking
about it tripling; eventually he is going to outgrow it,
and he is going to leave it anyway. Someone is going to
move in and they are going to use the whole facility for
industrial, which is going to increase the traffic .►
Semis backing into the facility stop traffic both ways .
It is dangerous . I am alarmed this is even being
considered. The last expansion should not have been
considered. Eventually, he will need to find a bigger
facility, and we are going to have more problems with the
next people. This concerns all of us on Dell Road. A
large pole barn was added on in 1990; it is very visible.
It has brought down property values; it will be harder to
sell our homes .
DEBBIE SMITH, 1933 DELL ROAD. My biggest concern is the
traffic and the property values . The difference between
what our house was appraised at for insurance value and
what it did when we had it refinanced is $40,000 . The
appraiser stated that it devalued our property. We would
never have allowed it to go in in the first place, except
as Ms . Love, whom we have spoken to before, knows, we
were never notified. The building has been there for a
long time, and we didn' t like it to begin with, but it
was a small building. I worked for the people when they
had the glass company, and one of the reasons he moved
was because it couldn't be expanded. He moved to a
larger facility. A concern is that if this business is
doing millions of envelopes, then they are already a
large commercial business . They should be in a
commercial setting. We are a residential neighborhood;
there is no room for a commercial business in our area.
If this is a nonconforming business, why should it be
allowed to keep getting bigger.
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 7
SHIRLEY TINGAY, 1913 DELL ROAD. I have lived there for
40 years on Dell Road. I don' t understand this either.
Why is it that when any of us want to build anything,
like a house, we have to conform to every rule, and other
people don't. Recently, my husband wanted to move a
building into the backyard. We own almost as much land
in one parcel as Merritt Press does (we own two parcels) .
We were not considered, even though we paid the $150 to
come before the Board. We couldn't move a building in
for my husband' s woodworking. Why is this even being
considered?
GERALD CAPPS, 1914 DELL ROAD. It sounds to me like
Merritt Press has outgrown our neighborhood. In 1987, I
got a permit to build a garage. I asked for as big a
garage as I could get; they told me I could get 720
square feet, so that' s what I went with. In 1990,
Merritt Press put a nonconforming addition onto a
nonconforming building. They added 4, 125 square feet,.
which would be five times as much storage space as 2
could get for a garage. Now they come to you, and they
want another addition, which would be 3, 750 feet. That
would be five times as big as my garage. On a
nonconforming business with nonconforming buildings, they
can have 11 times as much storage space as I can on a
piece of property zoned "A" Residential . I oppose the
addition. You have a nonconforming addition on a
nonconforming addition on a nonconforming building on a
nonconforming lot. Where do you stop?
LAUREN S. TINGAY, 1913 DELL ROAD. Not too long ago I was
before this board to see if I could put a temporary
building on my property, which is plenty big to handle
what I needed. I was turned down. I do not se T� how this
building can keep growing when the traffic is getting
worse on Aurelius without him there. I do not understand
it. I wish you would not let him do this .
Mr. Ruff said for the Board' s information, Mr. Tingay
applied to the Board of Zoning Appeals for a variance to
the storage/accessory structure for a single family
residence. At that time he was turned down for the
larger storage space.
Referred to the Zoning and Ordinance Committee meeting on
Wednesday, February 15, 1995 at 4 p.m. in the Planning
Conference Room.
III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
IV. RECESS - None.
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 8
V. BUSINESS SESSION
A. Minutes for Approval : January 24 , 1995
Mr. Greiner made a motion, seconded by Mr. Forrest, to
approve the minutes of January 24 , 1995 .
Mr. Ruge asked on page 8 that the record show he asked to be
excused from voting because of the potential conflict of interest
which he had disclosed.
PLANNING BOARD ACTION on the motion was as follows :
Forrest Yea Goolsby Yea
Greiner Yea Marshall Yea
Ruge Yea Walker Yea
LeBlanc Yea
On a roll call vote, there were: Yeas : 7; Nays : 0; carried; minutes
of January 24 , 1995, with one addition, were APPROVED!
B. Committee Reports
1 . Zoning and Ordinance Committee:
Next meeting WEDNESDAY, FEBRUARY 15, 1995 (at the
new time of 4 :00 p.m. , instead of 3 : 30 as in the
past) in the Planning Division Conference Room, at
which time the following agenda items will be
addressed:
a. Z-16-94, Vacant Land East of Airport Service
Dr. , "A" Residential to "H" Light Industrial
District
b. Z-1-95, 3301 Capitol City Blvd. , NW Cor. at
Grand River Ave. , "A" Residential, "J" Parking
and "H" Lt. Industrial Districts to "F"
Commercial District
C . NCU-1-95, 6534 Aurelius Road, Class A, Merritt
Press, Expand Building
d. P-2-94 , Lancen Village South No . 6
Subdivision, Proposed Final Preliminary and
Final Plat Approval
2 . Urban Development Committee, Mr. Ruge, Chair.
Next meeting TUESDAY, FEBRUARY 14 , 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex, at which time the
following agenda items will be addressed.
a. Act-13-94, Marcus Street, Vacant Land Deeded
to City
b. Act-2-95 , 5800 Blk. S. Aurelius Road, new 700-
ft. Tower at Old City Dump
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 9
C. Act-3-95, 120 E. Shiawassee, Fire Station #1,
Trade LCC for parcel at NE Cor. Capitol City
Blvd. & Grand River Ave.
d. Act-4-95, 301 North Butler, Lansing Women' s
Clubs, Historic Marker
e. Act-5-95, 1200 Blk. Haco Dr. , BWL, Acquisition
of Parcel for Parking/Storage
f . Act-6-95, Ottawa St. Well Relocation, BWL -
Land Swap with Parks
3 . Executive Committee - did not meet.
C. Report from Planning Manager, Ms . Love:
The Executive Committee, consisting of the Board Chair,
Vice Chair, and two committee chairs, does need to meet.
We should set a date for 2-3 weeks from now. We have
been working on the budget; our Departmental budget
review hearing before the Mayor is Wednesday, Feb. 15 at
3 p.m. Last week we submitted a site reclamation grant
application to the Department of Natural Resources for
$1 . 3 million for the baseball stadium site. Next week we
will be applying to the Michigan Dept. of Transportation
a $25, 000 grant to move Cedar and Larch Streets, for
trees in the E. Michigan corridor, as well as ISTEA funds
in the Michigan Avenue Corridor for $250, 000 . That grant
application must be in to Tri-County Regional Planning
Commission on February 21 . We received notice this
afternoon that the Historic Preservation grant which we
requested was not funded for this year, but they
encouraged us to apply next year to do an in-depth survey
of historic structures in the City, primarily in downtown
and in North Lansing. We have a new planner starting on
February 20 who comes from Albion. He has had a great
deal of experience in community development and downtown
strategic planning. He was the Development Director, and
also the Planning Director for the City of Albion. I
think he will bring with him a lot of enthusiasm and new
ideas . Last night at the City Council meeting, there
were five public hearings on economic development
programs . Several are in North Lansing; several are in
the general vicinity of the baseball stadium and East
Michigan Avenue area. The Blue Coyote is a pub and micro
brewery that is being put in in the Pere Marquette area
and E. Michigan. We rezoned a piece of property about a
year ago for Harry Hepler. This is the result of that
particular rezoning. Recently we also rezoned another
piece for him at the corner of Michigan Avenue and Larch.
He is moving ahead with his business plan for the Blue
Coyote at over $1 million; this includes EDC money, bank
money, and Harry' s money, all going into that one
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 10
business . The Bare Bones Group is also a recently
rezoned property on the east side of Turner adjacent to
Mr. Busby' s property. It will be used for art studios
with residential uses upstairs . Dimitri ' s was on for
public hearing last night, as was Lowertown Lofts . We
are applying for as many grants as possible to help
package the whole downtown entertainment district . The
City and the Economic Development Corporation be creating
an entertainment district soon. There is also $2 million
of waterfront money being spent along the riverfront .
Jim is working with the River and Waterfront Board and
with the EDC TIFA to plan for that development. Exciting
things are happening with the market; our flower program
is moving along. CIP is moving into the second round.
We are moving along as a Department, working
cooperatively among all of our divisions to provide
better coordination, assistance and information flow
between us and neighborhood groups and businesses .
Mr. Ruge asked about clean-up of Paul Automotive; Ms .-
Love said the Department has applied to the MDNR for it
$1 . 3 million grant for site reclamation. It would also
include the City Garage underground tanks .
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Planning Board:
a. Z-9-94 , 1500 Blk. E. Michigan, "C"
Residential, "DM-3" Residential and "F-l"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094 )
VI . NEW BUSINESS
Planning Board Evaluation Forms to be completed and returned
by February 21, 1995 .
VII . COMMUNICATIONS
A communication was handed out this evening on Z-1-95 from
Capital Region Airport Authority. Also DeWitt Charter
Township sent a communication today regarding Z-16-94
informing us that the Airport Authority has requested that
DeWitt Township rezone to "industrial park" the remainder of
PLANNING BOARD MINUTES FEBRUARY 7, 1995 - PAGE 11
the Capital City Industrial park located in DeWitt Township.
That, for the members of the Zoning and Ordinance Committee,
is so that agricultural zoning is not adjacent to our
industrial use. They are proposing rezoning the remainder of
the parcel in the township.
VIII. COMMENTS FROM CHAIRPERSON
IX. BOARD MEMBER COMMENTS
Mr. Goolsby said, regarding the entertainment district, that
the North Lansing group wants to be part of the district. It
makes sense, with the art galleries, etc. Also, Col . Pat
Dowell should be congratulated on the fine job she has done
for Volunteers of America; she will be missed.
Mr. Walker announced that he has been appointed Director of
the Human Relations and Community Service Department to begin
April 3, 1995; he will be with the Planning Board for another
month.
Ms . Love said the resignation of Mr. Thelen leaves a vacancy
in the First Ward; a name has been submitted to the Mayor's
office. With Mr. Walker's resignation, we will be two people
short. Mr. Walker is at large; however, he is from the Third
Ward, and if you know of dedicated candidates from the Third
Ward, please pass on the names .
X. ADJOURNMENT - was at 8:55 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\planbd\mn020795
Approved with 2 amendments: P. 10 Del -ourth paragraph "The Committee wished to express ' preference..."P. 14 woe, kead—ew
_ _ 1h.. f" DEWY INCORPORATING ETHICS PROCEDURES INTO OUR PRO LES". APPROVED 030795
TO CLERK 031704
Minutes of the Regular Meeting F" 17,1
LANSING PLANNING BOARD i'�
7 : 30 p.m. , City Council Chambers .._ ,,,_,, ,,,,, �.,
Tenth Floor, Lansing City Hall 1 - , I ��
124 West Michigan Avenue f_1';`;,:1i . , L,_,,
Tuesday, February 21, 1995 j ��.. �� �rt,
I . OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 33 p.m.
A. Roll Call . Present: Goolsby, Greiner, LeBlanc,
Marshall, Ruge, Walker; six members present (one absent,
one vacancy) . Ex off icio Councilmembers Jones and Lilly -
not in attendance.
B. Excused Absences - Forrest. At the meeting of January
24, 1995, Mr. Forest requested and was granted an excused.
absence for the meeting of February 21, 1995 .
C. Introductions . Eleanor K. Love, Planning Manager,
introduced staff present: James A. Ruff, Zoning
Administrator, and Louise H. Christian, Planning Board
Secretary. Ms . Love also introduced the new Principal
Planner, William C. Rieske, who will be responsible for
the Comprehensive Plan. He will also staff the Urban
Development Committee.
D. Approval of Agenda. The Chairman noted a correction.
Minutes for approval are for the meeting of FEBRUARY 7,
1995, rather than danuary 24, 1995 .-Ruge noted that the
Urban Development Committee will meet MARCH 14 , 1995,
rather than FT 14, 1995 . With those corrections,
the agenda was approved as corrected.
II . HEARINGS - None.
III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None .
IV. RECESS - None.
V. BUSINESS SESSION
A. Minutes for Approval : February 7 , 1995
Mr. Goolsby made a motion, seconded by Mr. Ruge, to
approve the minutes of February 7 , 1995 .
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
PLANNING BOARD MINUTES FEBRUARY 21 , 1995 - PAGE 2
On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried; minutes
of February 7, 1995, were APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee:
Next meeting WEDNESDAY, MARCH 15, 1995, at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex
a. Z-16-94 , Vacant Land East of Airport Service
Dr. , "A" Residential to "H" Light Industrial
District
The applicant proposes to develop the property
as a pharmaceutical company for office,
research, production, storage, distribution,
and related activities and facilities .
The proposed development is part of an overall
plan for the Capital City Airport. The
Airport Authority anticipates the new Master
Plan Layout to be approved in approximately
one year. Any development proposed by the
Airport Authority will follow the new Airport
Layout Plan.
The proposed zoning and development is
compatible with the existing and future
surrounding land use, the Master Plan, and the
future pattern of development.
The Planning staff recommends that the
rezoning of this property from "A" Residential
to "H" Light Industrial District be approved.
In committee, it was found', based on
testimony, evidence, and the staff report,
that the proposed zoning and development is
compatible with the existing and future land
use, the Master Plan, and the future pattern
of development. Further, the Committee
expressed concerns over the intensity of the
overall airport development in relation to the
roadway system in the area. The development
is likely to create the need for street
improvements and traffic light improvements on
Grand River and Martin Luther King
Blvd. /DeWitt Road.
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 3
In committee, a motion was made, seconded, and
carried unanimously (4-0) to approve Z-16-94,
Vacant Land East of Airport Service Dr. , from
"A" Residential to "H" Light Industrial
District.
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve Z-16-94, Vacant
Land East of Airport Service Dr. , from "A" Residential to "H" Light
Industrial District.
Chairman LeBlanc said that, on Page 3 of the staff report, under
Pedestrian and Vehicular Circulation, regarding Mr. Daniel J. Otto,
Director of Planning and Development, to avoid confusion, it should
be indicated that he is the Airport's Director of Planning and
Development.
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; Z-16-94, Vacant Land East of Airport Service Dr. , from
"A" Residential to "H" Light Industrial District was APPROVED.
b. Z-1-95, 3301 Capitol City Blvd. , NW Cor. at
Grand River Ave. , "A" Residential, "J" Parking
and "H" Lt. Industrial Districts to "F"
Commercial District
The applicant plans to construct a restaurant
(Burger King) with a drive-up window, and to
convert the existing bank building into office
use. The site is presently developed with a
small drive-through/walk-in banking facility
that is significantly set back from the
intersection and is generously landscaped.
This bank was closed in July of 1994 because
Michigan National Bank claims that customers
living in the area actually conducted their
banking transactions at other branch
locations .
The preliminary site plan submitted with the
rezoning petition shows a restaurant building
constructed between the existing building and
the street intersection. The applicant ' s plan
states the existing building may be retained
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 4
for office space. In addition, this plan
indicates nearly the entire frontage of the
property will be lined with unscreened parking
spaces facing directly into the street
intersection. The two access driveways, one
each at the west and north corners of the
property, are proposed to be widened and used
to serve both buildings .
A rezoning of the property is consistent with
the surrounding land uses and the Master Plan,
but there exist concerns over the appearance
of the site as well as the resolution of the
"clear vision" easement.
In committee, staff recommended approval of
the proposed change in zoning from "A"
Residential, "H" Light Industrial, and "J"
Parking to "F" Commercial District. The
Planning Board and the applicant should be
aware of the sensitive nature of this location
to the image of the City of Lansing and be
prepared to develop a design for the site
which will enhance the present, as well as the
future image of the City.
In committee, it was found, based on
testimony, evidence, and the staff report,
that the rezoning of the property is
consistent with the surrounding land uses and
Master Plan, but there exist concerns over the
appearance and image of the site, and
resolution of the "clear vision" easement.
The committee members recognized the
importance of the location of this property
based upon the entrance to the airport and
further stressed that the site development
plan reflect the landscaping and setback
concerns of the Board and the staff . Further,
the committee expressed its concern over the
impact this and the airport development will
have on the traffic situation of Grand River
Avenue.
In committee, it was moved, seconded, and
carried unanimously (4-0) to approve Z-1-95,
3301 Capitol City Blvd. , NW Cor. at Grand
River Ave. , from "A" Residential, "J" Parking
and "H" Lt. Industrial Districts to "F"
Commercial District.
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 5
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve Z-1-95, 3301
Capitol City Blvd. , NW Cor. at Grand River Ave. , from "A"
Residential, "J" Parking and "H" Lt. Industrial Districts to "F"
Commercial District.
Mr. Ruge said this is a gateway to Lansing at the airport; he asked
how could provisions be enforced for landscaping. Mr. Ruff said
that with rezoning, the Landscape Screening and Buffering ordinance
requirement would be applicable along Grand River Avenue. There
are also allowances to enforce buffering site improvements, such as
parking, from the road right-of-way. Those, based upon
recommendations of the Board will be enforced to a greater degree
with requirements for additional landscaping. Additional
requirements will be based on the fact that the location is across
the street from a residential area. Mr. Ruge was concerned about
enforcing requirements if the applicant is reluctant. Mr. Ruff
said the applicant can be obligated through the code.
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; Z-1-95, 3301 Capitol City Blvd. , NW Cor. at Grand
River Ave. , from "A" Residential, "J" Parking and "H" Lt.
Industrial Districts to "F" Commercial District was APPROVED.
C. NCU-1-95, 6534 Aurelius Road, Class A, Merritt
Press, Expand Building
The applicant is proposing to construct a 50 '
x 75 ' addition onto the north side of the
existing building at 6534 Aurelius Road for
storage space for paper products .
The property was granted Class "A" status on
11/20/90 to permit a 50 ' x 70 ' addition onto
the west end (rear) of the original building.
The addition then was to be used for storage.
The proposal also included a delivery dock,
surface parking and site improvements . The
business was nonconforming because the use (a
commercial printing business) , was not
consistent with the single family zoning of
the property.
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 6
The criteria used in evaluating whether or not
the use of this nonconforming property has
been intensified leads staff to believe that
the proposed addition would not be in keeping
with the overall residential character of the
area. The proposed development will result in
a significant increase in the size of the
nonconforming building and an increase in the
production of the nonconforming use.
Staff recommends that the request to extend
the original Class "A" Nonconforming Status be
denied and that Mr. Merritt continue to look
for off-site storage space.
The Committee found, based on testimony,
evidence, and the staff report, that if
approved, the extension of the Class A would
result in a significant increase of the size
of the nonconforming building and an increase
in the production of the nonconforming use.
This would not result in the benefit of the
predominantly residential area. Further, the
Committee expressed its mixed emotions since
the present property owner, Scott Merritt, has
taken good care of the property and has
provided good landscaping and yet could not
support the expansion. The denial of this
request will support the Board' s findings when
the original Class A was approved in 1990 .
In committee, it was moved, seconded, and
carried unanimously (4-0) , that NCU-1-95 , 6534
Aurelius Road, Class A, Merritt Press , Expand
Building, be denied, accepting the staff
recommendation.
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to deny NCU-1-95 , 6534
Aurelius Road, Class A, Merritt Press, Expand Building.
Mr. Ruff noted that a yes vote would be for denial .
PLANNING BOARD ACTION on the motion was as follows :
Marshall Yea Ruge Yea
Walker Yea Goolsby Yea
Greiner Yea LeBlanc Yea
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 7
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; NCU-1-95, 6534 Aurelius Road, Class A, Merritt Press,
Expand Building, was DENIED.
d. P-2-94, Lancen Village South No. 6
Subdivision, Final Preliminary and Final Plat
Approval
This is a request by Thomas D. Mulder,
representing the property owner ,
Geert D. Mulder and Sons, to plat a
residential subdivision along the east side of
Ellendale Drive in the southeast portion of
the City. The proposed plat contains 1.251
acres, for a total of seven ( 7) lots, to be
developed with single family homes .
FINAL PRELIMINARY PLAT
The final preliminary plat does meet all of
the conditions of the approval of the
tentative preliminary plat. Further, the plat
drawings include the applicable information as
set forth in §1234 . 04 of the Subdivision
Regulations .
Based upon the evaluation the Planning staff
recommends approval of the final preliminary
plat of Lancen Village South #6 subject to the
following:
( 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 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 easement be provided
for the installation of utilities .
(5) Compliance with requirements of all
responding agencies .
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE S
( 6) That this approval of the final
preliminary plat is effective for a
period of two (2 ) years .
In committee, it was found based on testimony,
evidence, and the staff report that the final
preliminary plat meets all of the conditions
of approval of the tentative preliminary plat
and includes the applicable information as set
forth in Section 1234 . 04 of the Subdivision
Regulations .
In committee, it was moved, seconded and
carried unanimously (4-0) to approve the Final
Preliminary Plat of P-2-94, Lancen Village
South No. 6 Subdivision, with the six
conditions in the staff report.
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve the Final
Preliminary Plat of P-2-94, Lancen Village South No. 6 Subdivision
with the six conditions contained in the staff report.
PLANNING BOARD ACTION on the motion was as follows :
Ruge Yea Walker Yea
Goolsby Yea Greiner Yea
Marshall Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; P-2-94, Lancen Village South No. 6 Subdivision, Final
Preliminary Plat was APPROVED.
FINAL PLAT
The final plat of P-2-94 is to be evaluated by
the Planning Office to find if it is in
substantial conformance with the final
preliminary plat. Since this is a very simple
plat and the plans reflect the tentative
preliminary plat and the conditions placed
upon it, the final plat may be approved. This
is in conformance with §1234 . 05 of the
Subdivision Regulations .
Based upon the above report, the Planning
staff recommends the approval of the final
plat of Lancen Village South #6 with the
following conditions :
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 9
( 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.
(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.
In committee, it was found, based on
testimony, evidence, and the staff report,
that the Final Plat is in substantial
conformance with the Final Preliminary Plat
and the conditions placed upon it.
In committee, it was moved, seconded, carried
unanimously (4-0) to approve the Final Plat of
P-2-94, Lancen Village South No. 6 Subdivision
with the three conditions contained in the
staff report.
Mr. Greiner made a motion, seconded by Mr. Goolsby, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve the Final Plat
of P-2-94 , Lancen Village South No. 6 Subdivision with the three
conditions contained in the staff report.
PLANNING BOARD ACTION on the motion was as follows :
Walker Yea Goolsby Yea
Greiner Yea Marshall Yea
Ruge Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; P-2-94, Lancen Village South No. 6 Subdivision, Final
Plat Approval was APPROVED.
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 10
1. Urban Development Committee, Mr. Ruge, Chair.
a. Act-3-95 , 120 E. Shiawassee, Fire Station #1,
Trade LCC for parcel at NE Cor. Capitol City
Blvd. & Grand River Ave.
This is a request by the City of Lansing to
trade parcels with the Lansing Community
College. The City parcel ( .7 acres) is at the
southwest corner of Shiawassee and N. Chavez
Ave. and is occupied by Fire Station #1 along
with .the fire equipment repair facility. The
LCC parcel in question is a vacant 20 . 6 acre
parcel at the northeast corner of Capitol City
Blvd. and N. Grand River Ave. A memorandum of
understanding has been developed which
outlines the terms and conditions regarding
the sale. It includes a provision that the
City will lease the fire station back at a
dollar a year for five years while we
determine a location and build a new station
in the downtown area.
The Committee discussed the provisions of the
swap and also what future land use patterns
should be developed on both parcels . The
Committee also wished to express a preference
for the land use and zoning patterns which
they believe would be most appropriate for
future development. In particular, they
wanted to ensure that any use on the N. Grand
River parcel retain the existing green space
concept which is prevalent along the north
side of Grand River Avenue and that a
transition zoning be established such as "D-1"
Professional Office or "F" Commercial District
between the green space area and the
industrially zoned area.
The Gemmittee further wished to p
pre€erenee that any= y GGnStr-UGted en
th2fire }—statlen--site eGGg e tht
a�'�-lteGtural--€eatures of- the mi r .
building and--inearperate--a—sam imi
lar
style in its—design.
In committee, it was moved, seconded and
carried unanimously to approve the swap of the
two properties plus LCC to pay the difference
in cash subject to the terms and conditions in
the Memorandum of Agreement. The motion
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 11
further included statements that recommended
future land use patterns for each of the
subject parcels . In particular, the Committee
wishes to retain the existing green space
concept and create a transition zone between
the frontage and the industrially zoned
portion in the rear for the Grand River
parcel, and further the Committee wishes to
recommend that any building constructed on the
fire station site recognize the architectural
features of the existing building and
incorporate a same or similar style in its
design.
Mr. Ruge made a motion, seconded by Ms . Marshall, to approve Act-3-
95, 120 E. Shiawassee, Fire Station #1, Trade LCC for parcel at
Northeast of Corner Capitol City Blvd. & Grand River Ave.
Mr. Goolsby asked if the Committee received any information
regarding potential future sites for Fire Station #1 . Within five
years, no sites for a central station may be available. Ms . Love
said the Fire Dept. is working on a fire station study. It may be
recommended that the #1 site be given up and a new slightly larger
site be provided. Several sites are under consideration;
considerations relative to the river, the railroad tracks and the
freeway may demand splitting the duties of Station #1 and making
two fairly co-equal facilities . The fire station apparatus
equipment repair facility will go with Central Garage when it
moves .
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; Act-3-95, 120 E. Shiawassee, Fire Station #1, Trade
LCC for parcel at Northeast of Corner Capitol City Blvd. & Grand
River Ave. was APPROVED.
b. Act-6-95, Ottawa St. Well Relocation, BWL -
Land Swap with Parks
This is a request by the City of Lansing to
relocate a BWL water well from Ottawa St.
between Cedar and Larch, to either Parcel "B"
or "D" which are parcels owned by the City of
Lansing and under the jurisdiction of the
Parks Department. The City of Lansing and the
BWL have agreed to swap the properties; with
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 12
the Board relocating the well equipment and
the City over time paying $170, 000 to the BWL
to defray the actual moving costs .
The Committee discussed the staff
recommendation to approve with the following
four conditions :
1 . That the Water Resource Center be
contacted at TCRPC for hydro-geological
information that they have developed
through their endowment from the Kellogg
Foundation.
2 . That all Board of Water and Light plans
be coordinated with the Parks Department
to minimize impacts on future plans for
either of the relocation sites .
3 . That the necessary utility easements be
developed for the new well site.
4 . That the Public Service department
coordinate with the BWL to remove the
well and all other agencies in removing
utilities from the site to minimize the
potential impacts on Lansing residents .
In committee, it was moved, seconded and
carried unanimously to recommend approval
of the swap of properties and the
relocation of the well subject to the
four conditions outlined by staff and
also subject to a fifth condition: 5)
that the well site be approved by the
Michigan Department of Public Health and
the Ingham County Public Health
Department Environmental Section.
Mr. Ruge made a motion, seconded by Mr. Greiner, to recommend
approval of Act-6-95, Ottawa St. Well Relocation, BWL - Land Swap
with Parks , subject to the five conditions in the minutes of. the
Urban Development Committee.
Mr. Goolsby asked if it was normal for the City to pay for the
swap. Ms . Love explained that the BWL has not generally paid the
City for well sites . Ordinarily the City has not paid for sites
that BWL has obtained; they have been excess properties . In this
case, it was agreed we would pay, because the City wanted the Board
to move the well . BWL felt their rate payers should not have to
pay since it was the City' s request, and the well would not have
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 13
had to be moved otherwise. The City over time will pay for the
relocation; actually, the Board will foot the bill, and we will pay
them back. Mr. Goolsby wanted to make sure a precedent is not set.
It is important to get transaction details on record for future
reference.
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6; Nays : 0; carried
unanimously; Act-6-95, Ottawa St. Well Relocation, BWL - Land Swap
with Parks was APPROVED.
Next meeting TUESDAY, MARCH 14, 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex. Ms . Marshall said she
would be unable to attend; Mr. Goolsby will try to
attend in her stead.
2 . Executive Committee - did not meet; however, a
tentative date has been set for Tuesday,
February 28, 1995 at 4 p.m.
C. Report from Planning Manager, Ms . Love:
The City applied for a $1 . 3 million site reclamation
grant at the stadium site. It looks very favorable. The
Council Committee of the Whole will have a presentation
in conjunction with the three-dimensional model, on
Thursday, February 23, 1995 .
We are moving ahead, going out soon for RFPs for the
Seven Block Area Economic Development Plan. We have hit
a brick wall with the federal government in connection
with the Section 108 Loan. They say unless we have a
firm commitment from a developer, they won't loan us the
money to buy the land. We contend we can't get a
commitment from a developer until we have the land. We
are going to try to get a tentative commitment and see if
that will satisfy HUD. We are going to do RFPs for the
Seven Block Area Development program.
Ms . Marshall asked what is the time frame for RFPs . Ms .
Love said the entire procedure would take three-four
months . This week, we got a clearance from the Bureau of
History for the rest of the project.
PLANNING BOARD MINUTES FEBRUARY 21, 1995 - PAGE 14
On a sad note, Dennis Sykes ' father died Monday, February
20 . The family is requesting contributions to the
American Cancer Society rather than flowers . We are
collecting in the office (petty cash rules forbid
donations) ; Board members may wish to contribute.
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Urban Development Committee:
a. Act-13-94, Marcus Street, Vacant Land Deeded
to City (Tabled in Committee)
b. Act-2-95, 5800 Blk. S. Aurelius Road, new 700-
ft. Tower at Old City Landfill
C. Act-4-95, 301 N. Butler, Lansing Women's
Clubs, Historic Marker
3 . Planning Board:
a. Z-9-94, 1500 Blk. E. Michigan, "C"
Residential, "DM-3" Residential and "F-l"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094)
VI. NEW BUSINESS - None.
VII . COMMUNICATIONS - None.
VIII. COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
Mr. Ruge asked about the Executive Committee meeting. Ms .
Love said the Policies and Procedures of the Planning Board
will be on the agenda. We will meve ahead en praGedures and
1eave —et-h!GS fer the future DELAY INCORPORATING ETHICS
PROCEDURES INTO OUR PROCEDURES" .
X. ADJOURNMENT - was at 8 : 14 p.m.
Respectfully s bmitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn022195
Z-16-94
Vacant Land East of Airport Service Drive
"A" Residential to "H" Light Industrial District
GENERAL INFORMATION
APPLICANT: Thomas W. Schmidt
STATUS OF APPLICANT: Executive Director,
Capital Region Airport Authority
REQUESTED ACTION: Rezoning
EXISTING LAND USE: Vacant
EXISTING ZONING: "A" Residential
PROPOSED ZONING: "H" Light Industrial
PROPERTY SIZE & SHAPE: 1700 ' deep (ave. east wesu
measurement) , approx. 700 ' wide
(ave. n/s measurement) : Irregularly
shaped. 20 . 5 acres .
SURROUNDING LAND USE: N: Business and Industrial Park,
and Capital City Airport
S: State of Michigan Health Lab
and south of tracks - a single
family residential area.
E: State of Michigan Health Lab
W: Railroad & Industrial area
SURROUNDING ZONING: N: Out of City (Delta Twp. )
Rezoning pending from "A"
(Agricultural ) to " IP "
Industrial Park
S : "A" Res . & "H" Lt. Ind.
E: "A" Res .
W: "H" Lt . Ind.
MASTER PLAN
DESIGNATION: North East designates this area for
Industrial/Warehouse
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to develop
the property as a pharmaceutical
company for office, research,
production, storage, distribution,
and related activities and
PLANNING BOARD PAGE 2, Z-16-94
facilities . This property includes
Site 17 and 20 in the Capital City
Airport Business Park (see
attachment #6 for proposed layout of
development) .
AGENCY RESPONSES :
BWL: Electric Utility: The Electric
Utility has no objections or
concerns regarding the request to
rezone the vacant land east of
Airport Service Drive.
Water Utility: BWL operates Well
#02-08 approximately 900 ft. to the
south of this parcel . Developer
should take precautions as necessary
to protect the well site from
potential contamination. BWL Water#
Distribution has 16" main within
area.
Public Service: The, public sewer in Capitol City
Blvd. will have to be extended to
serve this facility. This would
have to be done by the owner under
the City' s Letter of Intent
procedure.
The sewer discharges from this
facility may require pre-treatment
under the City' s Industrial Pre-
treatment Program. The Wastewater
Division must be contacted for a
determination at 483-4404 .
A soil erosion permit will be
required from this Department.
If the proposed access road is to be
public road, it will also have to be
constructed to City standards and
under a Letter of Intent agreement.
Fire Marshal : Approved.
Cont. Cable: We currently have no services in
this area that would be involved
with this project.
PLANNING BOARD PAGE 3, Z-16-94
Trans . Engr. : No comments or requirements .
Assessor: See attachment #1 for comments.
ANALYSIS
Compatibility with Surrounding Land Use
The proposed development is part of an overall plan for the
Capital City Airport. The Airport Authority anticipates the
new Master Plan Layout to be approved in approximately one
year (according to Attachment #2) . Any development proposed
by the Airport Authority will follow the new Airport Layout
Plan.
Property to the north is in DeWitt Township. Land immediately
surrounding the site on the north, east, and west is currently
vacant . Light industrial development exists south of the
railroad tracks and a residential neighborhood exists fartheri
to the southeast but is physically separated from this site by
a significant distance and the railroad tracks .
The pharmaceutical company will be compatible with existing
and future surrounding land use.
Compatibility with the Master Plan
The proposed development will be in compliance with the North-
East Master Plan, which designates this area as
industrial/warehouse land use.
Vehicular and Pedestrian Circulation
According to Daniel J. Otto, Dii�ector of Planning and
Development in Attachment #2 :
"The property to be rezoned will front on a new
Airport Access Road to the Airport Terminal
Building. This new road will tie in with M.L. King
Blvd. at Terminal Drive. "
Mr. Otto further indicates that
" . . . it will eventually tie into the relocated M.L. King
Blvd. /Logan Corridor. Immediate access to the property
will be provided by an extension of the existing East
Perimeter Road onto the site. All access to the property
will be via Airport roadways that will be paved all-
weather roads . There will be two access points to this
location of the Airport from Capitol City Boulevard to
PLANNING BOARD PAGE 4, Z-16-94
the west and also DeWitt Road to the north. "
According to Mr. Joseph Carl McCall, Deputy Executive Director
of Capital Region Airport Authority, who spoke at the public
hearing, the development of the roadway will happen as the
project develops (see attached location map) .
Impact on Future Patterns of Development
The requested rezoning is part of an overall development plan
for a business park in the southeast corner of the airport
site (see Attachment #4 ) . According to Mr. McCall of the
Airport Authority, 100 employees are expected initially at the
pharmaceutical company to eventually expand to 1,200 . The
development should not have an imediate impact on property in
Lansing which is predominantly light industrial . The
residential neighborhood farther to the southeast ( in the
Marquette and Westwood Street area) should not be negatively
impacted by this development.
r
Future patterns of development surrounding the site should be
positively impacted with this new business and its employees .
Other
DeWitt Township will hold its public hearing on March 6 , 1995,
to rezone 89 . 1 acres from "A" Agricultural and "BC" (Business,
Community) to "IP" ( Industrial Park) to allow for the
development of the Capital City Airport Business Park (see
Attachment U) .
RECOMMENDATION
The Planning staff recommends the rezoning of this property
from "A" Residential to "H" Light Industrial be approved.
4 S 1 �C CITY ASSESSOR'S OFFICE
3rd Floor,City Hall
124 W.Michigan Ave.
Lansing,MI 48933-1687
~ (517)483-4020
�f
C CGJ
David C. Hollister, Mayor
TO: Donna Wynant, Sr. Planner
FROM: John Grannell, Mapping Specialist
DATE: February 6 , 1995
SUBJECT: Questions & Comments Re. February 16 , 1994 , proposed
pharmaceutical co. at Cap City Airport.
1 . ) Since the proposed site straddles the Clinton-Ingham County
Line; we will eventually need a description-from the
developers-reciting just the boundaries of the land lying
inside of the City Limits . 0
2 . ) In anticipation of questions from others- is this a part of
a future annexation of some or all of the Airport area?
3 . ) As to the "new access road" - appearing to be an extension of
Terminal Road to the West of M.L. King Blvd. : Will this be a
public street, bought with public monies and therefore exempt
from taxation? or will this be a private roadway or access
easement, and therefore liable to valuation and taxation?
Currently, at least ( 3) parcels (other than the subject) would
be impacted by the indicated route:
3301-05-251-001 & 3301-05-251-011
which are owned by the C & 0 Railroad Co. As these are not
lands used for operating railroad lines, they are both
assessable, and have been on the tax rolls for many years .
and
3301-05-101-001
which is tax exempt, as it is the State ' s Health Lab.
If this access road is to be private, we should be able to
value any part of it - even as an easement across the
otherwise tax exempt Health Lab site.
Regardless , we would also need sufficient deeds, route plans ,
right-of-way plans and excess property descriptions , to alter
our tax parcels accordingly.
Th k You
"Equal Opportunity Employer"
December 27, 1994
CAPITAL REGION AIRPORT AUTHORITY
Mr. Jim Sturdevant
AICP, Senior Planner
Department Planning/Neighborhood Development
City of Lansing
119 North Washington Square
Lansing, MI 48933
Subject: Capital City Airport Rezoning Z-16-94
Dear Mr. Sturdevant:
I am providing you with additional information relative to the rezoning as requested by the
Capital Region Airport Authority. I have enclosed additional information that may be of
interest to you. First is a copy of the existing Airport Layout Plan that is of record and
approved by the State of Michigan and the Federal Aviation Administration. I have high-
lighted the property to be rezoned as well as the future Airport Access Road adjoining this
property.
The second is a partial copy of the new Airport Layout Plan recently completed, yet not
formerly approved with the same area and roadways highlighted. The Airport Authority
anticipates the new Master Plan Layout to be approved in approximately one year. Any
development proposed by the Airport Authority will follow the new Airport Layout Plan.
The property to be rezoned will front on a new Airport Access Road to the Airport Terminal
Building. This new road will tie in with ili/I.L. King Blvd. at Terminal Drive. Eventually it
will tie into the relocated M.L. King Blvd./Logan Corridor. Immediate access to the
property will be provided by an extension of the existing East Perimeter Road onto the site.
All access to the property will be via Airport roadways that will be paved all weather roads.
There will be two access points to this location of the Airport from Capital City Boulevard
to the west and also from Dewitt Road to the north.
If there is any additional information you may need, please do not hesitate to call.
Sincerely,
Daniel J. Otto, A.A.E.
Director of Planning & Development
R E 0 F_ E0
DJO/dsa DEC, 28 1994
enclosure PLANNING DIVISION
Capital City Airport • Lansing,Michigan 48906 • 517/321-6121 • 517/321-6197(FAX)
Roy Croop.Chairman-Derwood L.Boyd•Kenneth A.Hope-J.W.Little•Helen Pratt Mickens
S U P4410SOOR CLINTON COUNTY TRUSTEES
Robert D. Zeeb Wayne L. Miller
CLERK DeWitt Charter Township Eric V.Peterson
Diane K. LaMacchia 16101 Brook Road Roland F_Rhead
TREASURER Lansing,Michigan 48906-5626 Joseph Wrzesinski
Jo Ann Slabonek Main Office(517)482-1291 Fax(517)482-7027
SUPERINTENDENT Building&Zoning Office
Ryan L. Wood (5 17)482-1367
Assessing Office
February 7, 1995 (517)482-8260
CITY OF LANSING/ PLANNING DIVISION
ATTN: ELEANOR LOVE
119 N. W ASHINGTON SQUARE, 2ND FLOOR R E C E I V E D
LANSING, MI 48933 �
FEB 0 7 19�1�"'
Dear Sir:
PLANNING DIVISION
RE : Rezoning Request 95-880001 from Capital Region Airport
Authority
The DeWitt Charter Township Planning Commission is in receipt of a
petition for rezoning, 95-880001, from the Capital Region Airport ,
Authority, to rezone a portion of their property east of Capital
City Boulevard, along the southern boundary of Dewitt Township in
Sections 31 and 32 . The applicants would like to rezone a total of
89 . 1 acres which presently have two (2 ) different zoning
classifications. Area "1" , containing 35 . 7 acres, from "BC"
(Business, Community) to "IP" (Industrial Park) and Area "II" ,
containing 53 . 4 acres, from "A" (Agricultural) to "IP" ( Industrial
Park) .
A copy of the application, legal descriptions and location map are
enclosed for your review and comments.
The Planning Commission will be holding a Public Hearing on this
petition at their next regularly scheduled meeting, which will be
held at 7 :00 p.m. , on Monday, March 6, 1995, at the DeWitt Charter
Township Hall located at 16101 Brook Road (formerly 4700 Brook) , in
Dewitt Township, Lansing, Michigan.
Your written comments would be appreciated and may be sent to the
Township Hall, to the attention of the Building and Zoning
Department. To ensure that Agency comments are incorporated into
the record for this request we must receive your response prior to
February 28 , .1995 . If you have any question on this petition,
please feel free to contact this office .
Respectfully,
Ray old P. St . Pierre
Planning, Building & Zoning Administrator
RPStP/jlm Enclosures
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UJITH 1O0' R.O.LU. / ! � 11,000 SQ FT
(L (PHASr 2)
ly
' (L STATE PROPERTY
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PORTION OP
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NUJ r'OADlll,4Y
AIRPORT PARK SITE M LA N S I N G, M I Vacant4Land East of Airport Service Dr
A Residential District to
APPROXIMATE SCALE: 1"=300' ; ;;
H Light Induetriel District
Z-1-95
3301 Capitol City Blvd. , NW Cor. at Grand River Ave.
"A" Residential, "J" Parking and "H" Lt. Industrial Districts to
"F" Commercial District
GENERAL INFORMATION
APPLICANT: Bailey Development, Inc.
4233 Driftwood
DeWitt, MI 48820
STATUS OF APPLICANT: Owners by option
REQUESTED ACTION: Rezone from "A" Residential, "H" Light
Industrial, and "J" Parking to "F" Commercial
District
EXISTING LAND USE: Vacant bank with drive-through.
LOCATION: Adjacent to northwest corner of Grand River
Avenue and Capitol City Boulevard
EXISTING ZONING: "A" Residential, "H" Light Industrial, and "J"
Parking
PROPERTY SIZE : 341 ft. x 125 ft. x 374 ft. x 334 ft.
(irregular, approx. 1 . 8 acres)
SURROUNDING LAND N: Vacant
USE: S : Multi-family residential
E: Vacant
W: Vacant
SURROUNDING ZONING: N: "H" Light Industrial
S: "D-1" Professional Office
E: "H" Light Industrial
W: "H" Light Industrial
MASTER PLAN
DESIGNATION:
The North-East Area Comprehensive Plan designates the subject
property for commercial use with industrial uses in the
vicinity. The Plan calls for sensitive design in the
development of this area by controlling signs and access
driveways, and by requiring well-maintained landscaping.
AGENCY RESPONSES :
BWL: Electric Utility: . No objections or concerns .
Water Utility: Water service for new building
is available from Grand River or Capitol City
Blvd. Conflict with existing service to bank
PLANNING BOARD PAGE 2 , Z-1-95
may exist. Detail site plan required as soon
as available.
Trans . Engr. : The petitioner has proposed to develop an area
currently designated as a clear vision corner
which has development restrictions controlled
by the Michigan Department of Transportation.
The easement prohibits the use of the area for
parking, landscaping and signage. Therefore,
the development cannot proceed as planned.
In order for the development to proceed, it
will be necessary for the petitioner to hire a
professional traffic engineer to determine the
lack of current need for the easement.
Thereafter, the petitioner must negotiate with
the Michigan Department of Transportation to
dispose of the easement and its development
restrictions .
r
Assessor: No comments .
DEVELOPER' S PROPOSAL:
The applicant plans to construct a restaurant (Burger King)
with a drive-up window, and to convert the existing bank
building into office use. The site is presently developed
with a small drive-through/walk-in banking facility that is
significantly set back from the intersection and is generously
landscaped. This bank was closed in July of 1994, because
Michigan National Bank claims that customers living in the
area actually conducted their banking transactions at other
branch locations .
The preliminary site plan submitted with the rezoning petition
shows a restaurant building constructed between the existing
building and the street intersection. The applicant' s plan
states the existing building may be retained for office space.
In addition, this plan indicates nearly the entire frontage of
the property will be lined with unscreened parking spaces
facing directly into the street intersection. The two access
driveways, one each at the west and north corners of the
property, are proposed to be widened and used to serve both
buildings .
ANALYSIS
The subject property is adjacent the entrance to Capitol City
Airport from Grand River Avenue. The appearance of this location
potentially impacts airport customers ' initial perception of the
Lansing area. This fact makes design of the site a sensitive
issue: the development of the site for the existing bank facility,
PLANNING BOARD PAGE 3 , Z-1-95
with its generous setback and landscaping, shows this sensitivity
to design and visual appearance.
There is a "clear vision easement" across the southeast corner of
the property nearest the street intersection. This easement was
purchased by the State of Michigan in 1952 . It permits the owner
of the property to grow plants less than 4 .5 feet in height above
the ground elevation at that time.
The developers of the airport have taken great care in development
of the intersection of Capitol City Blvd. and Grand River Avenue.
The boulevard, at 200 feet in width, provides a landscaped median
with entrance signage identifying Capital City Airport. At the
northeast corner of this intersection is a vacant parcel of
approximately 20 acres which is owned by Lansing Community College .
South of Grand River Avenue is a mixture of apartment buildings,
offices, and a convenience store.
The present zoning of the site would permit development of a drive-
through restaurant; however, the front 100 feet adjacent Grand
River Avenue would be limited to use for green space and parking.
Staff 's Concerns
Staff ' s primary concern is the "image" this site presents to the
public, particularly people who enter the Lansing community through
Capital City Airport. The existing zoning, in a rather awkward
way, would control the design of the site by limiting development
in the 100 feet of frontage adjacent to Grand River Avenue.
Rezoning of this site would not remove the City' s ability to
influence design of the property to be sensitive to this concern.
Any proposed additional development of the property will be
required to undergo site plan review by staff from many City
departments .
RECOMMENDATION
Staff recommends approval of the proposed change in zoning from "A"
Residential, "H" Light Industrial, and "J" Parking to "F"
Commercial District. The Planning Board and the applicant should
be aware of the sensitive nature of this location to the image of
the City of Lansing and be prepared to develop a design for the
site which will enhance the present, as well as the future image of
the City.
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Z-1-95 3301 Capital City Boulevard
NORTH 1/4 -CORNER In IQ
SECTION 6, T4N, R2W, SET I �o rn rq o
CITY OF LANSINC ROD de 'AfR=t SEC SET I Z =C�- w =
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T4N, R2W, \
CITY OF LANSING
60' 0 60' 120'
SCALE:I"=60''T7Tis survey complies with the requirements of Section 3, P.A. 132 of 1970.
THE UNDERSIGNED LICENSED LAND SURVEYOR HEREBY CERTIFIES THAT A SURVEY WAS MADE UNDER HIS SUPERVISION OF THE PROPERTY SHOWN
ON ANNEXED PLAT,AND THAT THE SKETCH INDICATES 111E DIMENSIONS AND ENCROACHMENTS OF SAID PROPERTY.
LEGEND STEPHENS-KYES 6 ASSOCIATES,INC.
• - IRON STAKE Ratio of error does not exceed Ensi E
401 EAST NSI G DRIVE,SUITE NE(5 12 351 2574
0 - MONUMENT 1:10,000
X - X FENCE LINE BY
Q - CENTER LINE 16053
R - RADIUS LIC61,160 PROFESSIONAL LAND SURV YOR NO.
D - DEEDED DIMENSION .lure 22 1994 L-19381
o M - MEASURED DIMENSION DATE DRAWING NO.
i P - PLATTED
NORTH
Z-1-95 ZN41i�%rA�5'3301 Capital City Boulevard
0.2
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ARKING ` 32
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NORTH
Z-1-95 3301 Capital City Boulevard
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r�O PDT I� NORTH
SITE PLAN
CAPITAL REGION AIRPORT AUTHORITY
February 2, 1995
Jim Sturdevant, Senior Planner
Dept. Planning & Neighborhood Development
119 North Washington Square
2nd. Floor Washington SQ Annex
Lansing, MI 48933-1668
Subject: File Number Z-1-95
Dear Mr. Sturdevant:
The Capital Region Airport Authority has reviewed the documentation presented concerning
the Subject Rezoning. As noted on the survey, prepared by Stephen Keys and Associates,
there is a "clear vision' easement recorded in Liber 668, page 452, that is held by the.
Capital Region Airport Authority. Based on the proposed Site Plan, this clear vision areal
will contain parking spaces.
Enclosed is a copy of the easement indicating the limitations that have been placed upon
the property. Please keep in mind that this easement was obtained in 1952 for the purpose
of a"clear vision" area at the intersection of Capital City Boulevard and North Grand River
Avenue. Currently, there is a traffic light at this intersection controlling the passage of
vehicles through this intersection.
One question of the Airport Authority is the relevance of the "clear vision' area under the
present circumstances. Please provide this information to the Traffic Engineering
Department for their review and consideration. Generally speaking, the Capital Region
Airport Authority is not opposed to the rezoning and the proposed use of the property. If
you have any questions, please call.
Sincerely,
Daniel J. Otto, A.A.E. RE G iE 9 -:f' E 0
Director of Planning and Development C�y
FEB J 3 1995
DJO/dsa PLANNING DIVISION
enclosure
Capital City Airport • Lansing, Michigan 48906 • 517/321-6121 • 517/321-6197 (FAX)
NORTH
Z-1-95 3301 Capitol City Boulevard
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RIVER AVE, y//`-_'VVV/..�✓�' UUU I '—IV'
NORTH
SITE PLAN L
MAR 161964
F2ECEIVEO LIR R 668 � G -
FOR FILING
1928gHIS INDENTURE, Made this Y�' f"h dap.'of 'e
in the year one thousand nine hundred and f,� _ �';��— '`.•
BETWEEN Oswald Kluge, a single man, of the first part,-'and.-:the State
of Michigan of the second part, '•
WITNESSETH, That the said party of the first-part,. for and in
t d1
consideration of the sum of One Dollar and other valuable con—.. •^` .{..>
sideration to him in hand paid by the said party of the second,par
the receipt';'whereof is hereby confessed anA--acknowledged, does
these resentsrelease, .
p grant, bargain, sell, remi e, release, .alien an ''coffi
firm unto the said party of the second part, and its successors anQ �F
A
assign,, FOREVER,
All that. certain piece or parcel of land situate and beingt.in
the Township of Lansing, County of Ingham, and.State of Micb4gan,
and described as follows: Part of NE 1/4, .Sec. 6,:.,TJ+N ,R2W. •Coen— , w.
mencing at the point of intersection of the north and south I/,4
line of Sec. 6 and the north line of Highway U.S.16 thence S69• y
13T00" E along the north line of Highway.II.S. 16; 714.561'_to :the
point of beginning; thence N 0032133" W. 121,16 ft.;-thence
69013100" E, 23.49 ft.; thence S 0.55127" W.• 120.00 ft,.; thence: 'a
N 69.13100" W. 20.19 ft. to point of beginning, being the east:
portion of a lot 160, X 1201 .
And a perpetual easement and right for clear vision purposes :. ,,,::;..:;t ;.;�:.�t�
only over and ,across a parcel of land situate and being in the..' ; >.':._,'
Township of Lansing, County of Ingham, and State of Michigan, and-V.
described as part of the NE 1/4, Sec. 6, T4N, R2W: Coaencing-at
the point of intersection of the north and south 1/4lice of.-See 6 F
and the north line of Highway U.S. 16, thence S 69013100" E.along the•A:-1'
north line of Highway U.S.16, 574.771 to point of beginning;.' thence
N 0055127" E, 6.40 ft.; thence N 716!2.411,4" E, 136.95 ft.; thence
S 0.32133" E, 99.70 ft.; thence N 69013100w -W along the north--,-liae>:
of Highway U.S. 16, 139.81 ft. to the point of'beginnin 0.16 acres more or leasr•. •. ._ : ,,: *�.I�;: ?:'�j
Reserving unto said`grantor, his heirs and assigns'the right to`'f `7.• �'.
grow thereon shrubs •and .lowers below a height of font.and 'a;. f..��.�;i�.„''
feet of present ground level and to have one tree located .in,t>�pat'� °2 �
of house and adjacent to Highway U.S.16 remain where standix4.,X"A F!! .. 4•`
the life of said tree.. Said grantor, hie heirs and assijnai.
and agree to keep said clear vision area free froffi a and`'every.=
obstructions i�a�Zipserved,to said_grantor; and in' Qe'
thereof, said grantor' his heirs and assigns grant to .said •aee
party, its agents and employees the right to enter upon said land
and trim, prune, cut down and remove any growth, structure or
object obstructing said clear vision area. :•:Y
Together with all and singular the hereditaments 'and appurtenances,;':';:,:..: ;
thereunto belonging or in anywise appertaining: �o Have and to Held+
the said premises, as herein described, with the appurtenances,:;:.nnta:"::.';;;'
the said party of the second part and to its successors and assigns,`
r
FOREVER. And the said Oswald Kluge, a single man, party,'of_'the 4 , ,
LIBER 668'-m 453
first part, for himself, his heirs, executors and administrators, `4
does covenant, grant, bargain and agree to and with the said party
of the second part its successors and assigns that at the time of t�
-.71
the ensealing and delivery of these presents he is well seized of
the above premises in fee simple; that they are free from all in—
cumbrances whatever and that he will, and his heirs, executprs,and
administrators shall Warrant and Defend the same against all lawful
claims whatsoever.
In Witness Vrnereof, The said party of the first part has hereunto
set his hand and seal the day and year first above written.
Signed, Sealed and Delivered
in Presence of
Oswald Kluge
_91
Harris•k. Nichols
STATE OF IIICHIGAN
SS J
County of Ingham !1
On this day of /6/. in the
year one thousand nine hundred and fifty two before me, A Notary -
Public in and for said County, personally appeared Oswald Kluge,
a single man, to me known to be the persoh described in and who_
executed the within instrument, who
acknowledged the same to be his free act and dee
'•'T!
J + .
Notary Public, M w,.+.` uat�Fb•. _. :,;
Michigan. s ,, ':�'HriO�•
MY commission expires "ry'
JOHN L. PAIERLE
Werfary PAN InCham 9 unl 111;1, 19
RECEIVED and RECORDED at e s M My CommbilDn Expires ay 1T13"—
Maroh 11, 1953
Yp Bell ,S
REOISTER OF DEEDS
i INOWIM COUNTY MICHION/
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4 , I 4
NCU-1-95
Class A Petition for 6534 Aurelius Rd.
GENERAL INFORMATION
APPLICANT: All Phase Remodeling, Inc.
STATUS OF APPLICANT: Represents owner, Scott Merritt
REQUESTED ACTION: Class "A" Status (Extension)
EXISTING LAND USE: Nonconforming commercial printing
business
EXISTING ZONING: "A" Residential
PROPOSED ZONING: No change in zoning
PROPERTY SIZE & SHAPE: 150 ' wide X 283 ' deep (42,450
sq. ft. )
SURROUNDING LAND USE: N: Residential
S: Residential
E: Residential
W: Residential
SURROUNDING ZONING: N: "A" Residential
S: "A" Residential
E: Delhi Township
W: "A" Residential
MASTER PLAN
DESIGNATION: Southeast Master Plan designates
this area Single Family Residential
CASE HISTORY: The Planning Board approved Class
"A" Status on 11/20/90 to permit the
construction of a 50 X 70 foot
addition to the Merritt printing
business, but clearly stated that
"no further expansion of the use at
this site will be encouraged or
supported. "
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant is proposing to
construct a 50 ' X 75 ' addition onto
the north side of the existing
building at 6534 Aurelius Road for
storage space for paper products.
PLANNING BOARD PAGE 2
Background
The property was granted Class "A" status on 11/20/90 to
permit a 50 ' X 70 ' addition onto the west end (rear) of the
original building. The addition then was to be used for
storage. The proposal also included a delivery dock, surface
parking and site improvements. The business was nonconforming
because the use, (a commercial printing business) was not
consistent with the single family zoning of the property.
Section 1294 . 06 (a) states that:
A Class A nonconformity may be restored, reconstructed,
extended or substituted as provided in this chapter.
These actions must, in the opinion of the Planning
Division, be within the original intent of the first
granted Class A. In addition, the intensity of use must
not exceed that of the previously approved Class A. N
Class A nonconformity may be resumed as provided for in
Section 1294. 11 (i.e. Abandonment of Use) (Emphasis
added)
"Intensity of Use" , according to the Zoning ordinance is
defined as:
. . .the amount of activity associated with a specific use.
Intensity of use shall be determined by the Department of
Planning and Neighborhood Development based on the
following criteria:
A. Amount of vehicular traffic generated;
B. Amount of pedestrian traffic generated;
C. Noise, odor and air pollution generated;
D. Potential for litter or debris;
E. Type and storage of materials connected with the
use;
F. Total residential units and density if residential;
and
G. Total structure coverage and structure height on
the parcel.
Mr. Lyle Whittaker, of All Phase Remodeling, indicates in
attachment #3 that the proposed addition "is not intended to
intensify the use of the property but rather to provide more
storage for the current use. " He further states that Merritt
Press, Inc. has considered off-site storage but determined
that it would not be feasible for the operation of the
company.
PLANNING BOARD PAGE 3
Traffic and Parking
The site is the second property south of the I-96 overpass.
A single family home is located between it and the interstate.
There are two deliveries per week. No additional parking is
needed since no additional employees will be added.
At the public hearing, Mr. Merritt said the number of
deliveries would not change from the present schedule. Instead
of half a semi truck load, it might be 3/4 of a semi truck
load, or a full truck load. Though the number of shipments
would not increase, the volume would increase from 6 to 12
pallets up to 24 pallets at a time.
Intensity of Use
According to Scott Merritt, approximately ten million
envelopes are printed per month, with 90, 000-100, 000 stored on
a pallet. Current storage space for these pallets is a
problem, thereby making for an inefficient operation of they
business. When asked at the public hearing, Mr. Merritt
indicated that the additional storage space would allow his
business to grow at this location.
Other Considerations
The concerns expressed by several people who spoke at the
public hearing held 2/7/95 included: the closeness of the
building to the residential properties; the tripling of the
size of the original structure; devaluation of properties,
making the sale of homes difficult in the area; backup of
traffic on Aurelius Road as people wait for semis to maneuver
as they travel south crossing the overpass.
Summary
The criteria used in evaluating whether of not the use of this
nonconforming property has been intensified leads staff to
believe that the proposed addition would not be in keeping
with the overall residential character of the area.
STAFF RECOMMENDATION:
Staff recommends that the request to extend the original Class
"A" Nonconforming Status be denied and that Mr. Merritt
continue to look for off site storage space.
NCU-1-95, 6534 Aurelius Road
NORTH
Class A, Merritt Press, Expand Building
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JVALL PHASE
3C1n�1 CODC�OI�1C� INC.
2720 ALPHA ACCESS (517) 482-6433
LANSING, MI 48910-3608 FAX (517) 482-6944
January 9 , 1995
Planning Division
Dept . of Planning and Municipal Development
2 nd Floor , Washington Square Annex
119 North Washington Square
Lansing , Michigan 48933
( 517 ) 483-4066
Dear Planning Board :
Merritt Press , Inc . at 6534 Aurelius Road is proposing to add a 50 ' x
75 ' addition to the north side of the existing building . This
addition is not intended to intensify the use of the property but
rather to provide more storage for the current use . Merritt Press ,
Inc . has entertained the thought of off-site storage . This would not
be feasible for the operation of this company .
Merritt Press , Inc . is the second property just south of I-96 . Theme
is a single family residence between the interstate and Merritt
Press , Inc . The surrounding neighborhood has mixed land uses . The
properties immediately adjacent to the subject 's north , south and
west have single family residential uses . Further to the east along
Dell Road are several larger tracts of vacant land with various
zoning classifications ( industrial , agricultural , single family
residential and multiple housing ) . Approximately 1/3 of a mile south
of Merritt Press , Inc . on Aurelius Road are two light industrial
buildings similar to to the subject building .
The fact that Merritt Press , Inc . , a commercial building , is in this
residential area should not disrupt the surrounding sites . It is
well landscaped and screened from adjacent properties by trees around
all sides of the property and by the fact that the property sits
about six to eight feet below the grade of Aurelius Road . Merritt
Press , Inc . prides itself in being a courteous neighbor and will
continue this relationship in the future .
We hope that you will take this information into consideration when
ranting permission for the proposed addition . Please call us at
517 ) 482-6433 if you have any further questions .
Sincerely ,
r / r
L le D Whittaker
President
All Phase Remodeling , Inc .
cc : Scott Merritt , Merritt Press , Inc .
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2720 Alpha Access
Lansing, Mi .0:
BEFORE
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All Phase Remodeling, Inc.
2720 Alpha Access
Lansing, Mi 48910-3608
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Looking west at north side of existing improvement and area of
proposed truck well.
BEFORE
AFTER
P-2 -94
Lancen Village South No. 6 Subdivision
Final Preliminary & Final Plat
GENERAL INFORMATION
APPLICANT: Thomas B . Mulder, President
Geert D. Mulder & Sons, Inc.
4433 W. Saginaw
Lansing, MI
STATUS OF APPLICANT: Represents the property proprietor,
Geert D. Mulder and Sons
REQUESTED ACTION: Final Preliminary Plat & Final Plat
EXISTING LAND USE: Vacant Land Use
SURROUNDING LAND USE: N: Single Family Residential
S : Single Family Residential
E: Single Family Residential
W: Single Family Residential
SURROUNDING ZONING: N: "A" Residential
S : "A" Residential
E: "A" Residential
W: "A" Residential
MASTER PLAN
DESIGNATION: Southeast Comprehensive Plan designates
this area for low density residential
development.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: Create seven lots for single family
residential development along the east
side of Ellendale Drive, south of
Northrup Drive.
AGENCY RESPONSES:
Fire Dispatch:
Board of Water and Light:
Assessor' s Office: No comment
U. S . Postal Service:
Transportation Engineer: No comments or requirements .
PLANNING BOARD PAGE 2 P-2-94
Parks and Recreation: Tree planting may take place only after
the adjacent home construction is
complete.
Police 911 : No problems .
Public Service Dept. :
Continental Cablevision:
Ameritech: Utility easements are adequate as noted
on the plat.
ANALYSIS
This is a request by Thomas D. Mulder, representing the property
owner, Geert D. Mulder and Sons, to plat a residential
subdivision along the east side of Ellendale Drive in the
southeast portion of the City. The proposed plat contains 1 . 251
acres, for a total of seven (7) lots , to be developed with single
family homes .
Evaluation
Final Preliminary Plat
The Tentative Preliminary Plat was evaluated concerning its
potential impacts on the following:
1 . Surrounding land use.
2 . Circulation systems .
3 . Utility availability and capacity.
4 . Natural environment.
5 . General patterns of future development.
6 . Design standards .
The Tentative Preliminary Plat was approved subject to standard
conditions by the Council on August 1, 1994 .
In accordance with Section 1234 . 03 (e) of the Subdivision
Regulations, the final preliminary plat is required to be
evaluated by the Planning office certifying that all the
conditions imposed upon the plat at the time of tentative
preliminary approval have been complied with.
The final preliminary plat does meet all of the conditions of the
approval of the tentative preliminary plat. Further, the plat
drawings include the applicable information as set forth in
§1234 . 04 of the Subdivision Regulations .
PLANNING HOARD PAGE 3 P-2-94
RECOMMENDATION
Based upon the evaluation the Planning staff recommends approval
of the final preliminary plat of Lancen Village South #6 subject
to the following:
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 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 easement be provided for the installation
of utilities .
5 . Compliance with requirements of all responding agencies .
6 . That this approval of the final preliminary plat is
effective for a period of two (2) years .
Final Plat
The final plat is to be evaluated by the Planning Office to find
if it is in substantial conformance with the final preliminary
plat. Since this is a very simple plat and the plans reflect the
tentative preliminary plat and the conditions placed upon it, the
final plat may be approved. This is in conformance with §1234 . 05
of the Subdivision Regulations .
Yet to be supplied by the applicant or the surveyor at the time
of this report are the Title Insurance Policy as required by
§1234 . 05 (a) and a certificate of closure for the survey of the
plat. The applicant has been notified of the need for these
documents . Also, the report from the Public Service Department
has not been received for the final plat as required by
§1234 . 05 (b) . I anticipate having these documents prior to the
Zoning and Ordinance Committee meeting and that they will not
preclude the approval of the plat as submitted.
PLANNING BOARD PAGE 4 P-2-94
RECOMMENDATION
Based upon the above report and pending the information yet to be
received from the applicant and the Public Service Department,
the Planning staff recommends the approval of the final plat of
Lancen Village South #6 with the following conditions :
1 . That a Deed or Abstract of Title, accompanied by an
attorney' s opinion as to the marketability of the land, or a
Certificate of Title Insurance be submitted to the City
Clerk prior to the signing of the plat .
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.
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ACT-3-95
120 E. Shiawassee - Trading properties City of Lansing
and Lansing Community College
GENERAL INFORMATION
APPLICANT: City of Lansing
120 E. Shiawassee
Lansing, MI 489
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Act 285 Review
PURPOSE: Trade of properties between the City
of Lansing and Lansing Community
College.
EXISTING LAND USE: Fire Station
EXISTING ZONING: "G-1" Business
PROPOSED ZONING: Same
PROPERTY SIZE & SHAPE: 141 .5 ' x 216 ' = 30,565 sq. ft.
SURROUNDING LAND USE: N: Lansing Community College
S: Lansing Community College
E: Vacant building/parking lot
W: Lansing Community College/Office
buildings
SURROUNDING ZONING: N: "G-1" Business
S: "G-1" Business
E: "G-l" Business
W: "G-l" Business
MASTER PLAN DESIGNATION: The River Island Area Comprehensive
Plan designates this area for
community facility.
PLANNING BOARD PAGE 2
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The City of Lansing is requesting to
trade the Fire Station #1 property
at 120 E. Shiawassee for Lansing
Community College ' s airport
property (vacant land) at N. Grand
River and Capital City Blvd. The
City of Lansing is interested in
trading the properties for their
appraised value:
1 . Capital City Airport Property
N.E. corner of Capital City
Blvd. / N. Grand River Ave.
20 . 6 acres
Market value: $850,000 . 00
2 . Central Fire Station ►
120 E. Shiawassee
30,564 sq. ft.
Market value: $882, 000 .00 - $972,000 . 00
AGENCY RESPONSES:
ANALYSIS
Public Service:
Continental Cablevision: Continental presently has
cable service to the Fire
Station. In the event that
these properties were traded,
we would need to know as soon
as possible. As you know, we
are currently planning to
rebuild our system and the
Fire Dept. is requesting that
we make it possible for them
to do two-way interactive
training at the fire stations .
This would cause us to change
the way we will build part of
our new system.
PLANNING BOARD PAGE 3
Board of Water and Light:
Electric Utility
The Electric Utility has no objections or
concerns regarding the request to trade 123
East Shiawassee for the parcel at the northeast
corner of Capitol City Boulevard and Grand
River Avenue.
Water Utility
No comment on existing station #1 location.
Capitol City Boulevard site could take water
from both Grand River or Capitol City.
Steam Distribution
Fire Station has existing steam service
Fire Department:
Police Department: Impact minimal from enforcement point
of view. LCC has own Public Safety
Department. However, I am concerned
about ambulance response to city jail
if #1 is relocated outside downtown.
Transportation: No comments or requirements .
Evaluation
Act 285 requires that the character, location and extent of
all proposals which involve the sale, acquisition or
substantial alteration of public property be evaluated.
Character
The City of Lansing is interested in trading the property
at 120 E. Shiawassee with LCC' s airport property at N. Grand
River and Capital City Blvd. for their appraised value.
Subject to the willingness of the college to pay the city the
cash difference and lease back to the city for five years .
The city will locate a new site and construct a modern fire
station. In an effort to expand the educational facilities at
Lansing Community College, the fire station property is needed
and the city is interested in accommodating LCC with their
expansion by agreeing to trade properties .
PLANNING BOARD PAGE 4
Location
The City of Lansing property is located on the southwest
corner of Shiawassee/Cesar Chavez, 120 E. Shiawassee, Fire
Station # 1 and is approximately 30,564 sq. ft. and Lansing
Community College airport property is located at N. Grand
River and Capital City Blvd. and contains 20 . 6 acres of vacant
land.
Extent
The request to trade properties would benefit both the
city and LCC. The fire station #1 is in need of a larger
facility to house the fire department and the maintenance
alarm division. Currently, this division uses 4,600 sq. ft.
of work and storage area in the fire station which limits
their amount of space. The fire station is not large enough
to accommodate their current operation and the maintenance
alarm division. Geographically, Lansing Community College
owns properties to the north, west and south of the firdl
station. This is an "ideal" location for their expansion
because it is in close proximity to their existing facilities
in downtown Lansing.
Other
There is a pending Memorandum of Understanding between the
City of Lansing and Lansing Community College which will need
approval by the Lansing City Council and the Board of Trustees
of Lansing Community College before any promises and
conveyances will be binding.
SUMMARY
RECOMMENDATION
Staff would recommend approval of the trade of properties
between the City of Lansing's Fire Station #1, 120 E.
Shiawassee and Lansing Community College' s airport property
(vacant land) at N. Grand River and Capital City Blvd. to
comply with the terms outlined in the memorandum of
understanding.
120 E SHIAWASSEE STREET ACT-3-95
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Act-6-95
Transfer of Board of Water & Light Well Site No. 25-11 to the City of Lansing
GENERAL INFORMATION
APPLICANT: City of Lansing, Department of Planning and
Neighborhood Development, 2nd Floor, Lansing
City Hall Annex.
STATUS OF APPLICANT: Owner. -
REQUESTED ACTION: Transfer of Board of Water and Light well site
No. 25-11 to the City of Lansing. Transfer of a
portion of Parks Department Parcel"B"or"D"for
development of a new BWL well site.
EXISTING LAND USE: Public Utility (Well Site)
Vacant Land (Parcel "B" & "D".)
EXISTING ZONING: "H" Light Industrial (Well Site)
"A" Residential (Parcel "D")
.Outside of City (Parcel "B")
PROPOSED ZONING: No changes in zoning are proposed.
PROPERTY SIZE & SHAPE: Well site No. 25-11 is 18' by 18', located off of
Ottawa Street.
Parcel "B" & "D" are flag type lots of various
dimensions (Maps attached). Both parcels are
considered to be."odd shaped lots."
SURROUNDING LAND USE (WELL SITE):
North: Commercial/Service/Industrial
South: Commercial/Service/Industrial
(Ottawa Street)
Parking (Anderson Street)
East: Commercial/Service/Industrial
West: Commercial/Service/Industrial
SURROUNDING LAND USE (PARCEL "B"):
North: Expressway (1-96)
South: Residential/Vacant
East: Residential/Vacant
West: Residential
SURROUNDING LAND USE (PARCEL "D"):
North: Vacant
South: Vacant
East: Expressway (US-127)
West: Commercial/Residential
ACT-6-95
page 2
SURROUNDING ZONING (WELL SITE):
North: "H" Light Industrial
South: "H" Light Industrial (Ottawa St.)
"G-1" Business (Anderson St.)
East: "H" Light Industrial
West: "G-1" Business
SURROUNDING ZONING (PARCEL "B"):
North: "DM-3" Residential (Across 1-96)
South: "A" Residential
East: "A" Residential
West: "A" Residential
SURROUNDING ZONING (PARCEL "D"): DELHI TOWNSHIP ZONING CODE
North: "A-1" Agricultural
South: "A-1" Agricultural
East: "A-1" Agricultural
West: "C-2" Business
MASTER PLAN DESIGNATION (WELL SITE):
The North East Master Plan denotes this area as
becoming a commercial land use. Additionally,
in the Cedar/Larch District Area Plan (1989
Master Plan Amendment), the land use plan
denotes this area for redevelopment for .uses
defined as CBD support activities.
MASTER PLAN DESIGNATION (PARCEL "B"):
The Southeast Area Comprehensive Plan
denotes this area as becoming Parks/Open
Space/Cemetery.
MASTER PLAN DESIGNATION (PARCEL "D"): DELHI TOWNSHIP PLAN
The Delhi Township Comprehensive Plan
denotes this area as becoming
Commercial/Business.
LANSING PLAN
The Southeast Area Comprehensive Plan
denotes this area as becoming Parks/Open
Space/Cemetery.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: With the exception of 135 Larch and 138 Cedar
Street, the City of Lansing has purchased all the
ACT-6-95
page 3
properties on either side of Ottawa and Anderson
Street. Negotiations for these two properties are
currently underway by the City of Lansing. The
City intends to utilize this site for the construction
of a Class "A" Minor League Baseball Stadium.
In order to allow for this, existing well site 25-11
will need to be relocated. It is proposed to locate
the new well site on either Parcel "B" or Parcel
"D", which are owned by the City of Lansing
Parks Department..
AGENCY RESPONSES
Eastside Neighborhood: Approved. The Board has always been co-
operative with their well site neighbors. They
should be encouraged to make the final decision.
Fire Marshall: Approved, No Comment.
Michigan Dept. of Transportation: No Comment. The City of Lansing's Public
Service Department is involved in discussions
with MDOT in regards to this project. Public
Service and our engineering consultants will
submit the necessary permits and applications
for the development of the project.
AMERITECH: Approved. Only negligible amount of telephone
facilities required near either site.
Continental Cablevision: Approved. No real impact on facilities.
Trans. Engineer: No reply.
Assessor's Office: No comments.
Consumers Power Company: No reply.
Board of Water and Light: The Board of Water and Light supports the
project as outlined and is making preparations to
proceed in accordance with the project
description.
Public Service: Recommends that Parcel "B" be selected as a
replacement site. Parcel "D" is too close to the
Aurelius Road landfill site to be a good well
location.
Parks Department: Any improvements by the Board to either site will
ACT-6-95
page 4
need to be made in concert with park
development (especially at Parcel "D".) We feel
the siting of the well location & pipe routing can
be easily accommodate to fit the recreational
use.
Building Office: Demolition shall be in accordance with applicable
city Ordinances. A new well building will be
subject to the Lansing Uniform Building Code.
Police Department: No Comment.
ANALYSIS
The City's Department of Planning and Neighborhood Development, on behalf of the City
of Lansing, is requesting the transfer of BWL well site 25-11 to the City of Lansing and the
approval for the Board to develop a replacement well site on a portion of Parcel "B" or"D",
which are under the control of the Department of-Parks and Recreation.
With the exception of 135 Larch and 138 Cedar Street, the City of Lansing has purchased '
all the properties on either side of Ottawa and Anderson Street. Negotiations for these two
properties are currently underway by the City of Lansing. The City intends to utilize this site
for the construction of a Class "A" Minor League Baseball Stadium.
Evaluation
The Planning Board, in accord with Act 285, Public Acts of 1931, is required to review and
make recommendations regarding location, character and extent of this project.
CHARACTER
The Board of Water and Light's well No. 25-11 is no longer required by the Board as an
active well. Parcels"B" is a vacant lot with a variety of mature vegetation and marsh areas
upon it. Parcel "D" is vacant, with only limited "scrub" vegetation upon it.
LOCATION
The BWL well No. 25-11 is located on the north side of Ottawa Street approximately at the
mid point between Cedar and Larch Street. Parcel "B" is located within the City, south of
1-96, north of Willoughby Road, and east of Richard Street in Section 9. Parcel "D" is
located within Delhi Township, south of Jolly Road on the east side of Pine Tree Road.
EXTENT
Well Site:
Presently the intent is to utilize this site for the construction of a Class "A" Minor League
Baseball Stadium. This facility however, will be designed with a forty year usable life span.
ACT-6-95
page 5
The City will reevaluate the needs of the Central Business District at that time and the site
may utilized for another use.
Parcel "B":
Presently the intent is to utilize this site for City of Lansing park. The proposed well would
not affect this parcel for that use.
Parcel "D":
Presently the intent is to utilize this site for City of Lansing park. The proposed well would
not affect this parcel for that use.
RECOMMENDATION
The staff recommends that the City of Lansing approve the Board of Water and Light's
transfer of well site No. 25-11 as requested subject to the following conditions:
1. That the Water Resource Center be contacted at Tri-County Planning.;
Commission for hydro-geological information that they have developed
through their endowment from the Kellogf oundation;
2. That all Board of Water and Light plans be coordinated with the Parks
Department to minimize impacts on future plans for either site;
3. The creation of necessary utility easements for the new well site;
4. That the Public Service Department coordinate the removal of all utilities with
the necessary agencies to minimize the impacts to the citizens of Lansing.
C.\WP W IN60\WPDOCS\ACT285TE1r95.WPD
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• APPROVED 032195
TO CLERK 091195
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
LA�4S4fC C��Y CLEF►' Tuesday, March 7, 1995
I. OPENING SESSION
Vice Chairman Garry Goolsby called the meeting to order at
7 : 35 p.m.
A. Roll Call. Present: Forrest, Goolsby, Greiner,
Marshall, Ruge, Walker; six members present (one absent,
one vacancy) . Ex off icio Councilmembers Jones and Lilly -
not in attendance.
B. Excused Absences - LeBlanc. At the meeting of January
24, 1995, Ms. LeBlanc requested and was granted an
excused absence for March 7, 1995 .
C. Introductions . Eleanor K. Love, Planning Manager,
introduced staff present: James A. Ruff, Zoning
Administrator; William C. Rieske, Principal Planner; and
Louise H. Christian, Planning Board Secretary.
D. Approval of Agenda. The agenda was approved as printed.
II . HEARINGS - Items for hearing will be referred to the Zoning
and Ordinance Committee meeting on Wednesday, March 15, 1995
at 4 p.m. in the Planning Conference Room.
A. Z-2-95, Vacant Land on Dunckel Road at Aldrich Dr. ,
"A" Residential to "E-2" Local Shopping District
Mr. Ruff, making the presentation on behalf of the staff,
said the request by Quality Dairy, is represented by Alan
Martin. They have an option to purchase a piece of
property located at the northwest corner of Dunckel Road
and Aldrich Drive, an undeveloped street. They propose
a zoning change from "A" Residential to "E-2" Local
Shopping District in order to construct a commercial
building for lease, or to use for an off-street parking
lot for the Quality Dairy store on the corner of Jolly
and Dunckel . The Southeast Area Comprehensive Plan
designates the land for low density residential. The
Board of Water and Light has a well just north of Aldrich
Drive. The topographic map shows that it is a piece of
low-lying property with some vegetation on-site. The
access is off Dunckel, unless access is provided across
the right-of-way for Aldrich Drive connecting to the
Quality Dairy parking lot to provide access off Jolly
Road.
Mr. Ruge asked why Aldrich Drive was never developed.
Mr. Ruff said the land drops off; also alternatives exist
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 2
from Eastlawn for access to lots which would face on
Aldrich. Other properties face Dunckel . On the parcel
map, a residence is located at 4917 Eastlawn on two
parcels platted as one lot.
ALAN MARTIN, QUALITY DAIRY. There is no reasonably
likely prospect of use of this property as residential,
because of a variety of factors . To the east is a large
apartment complex; north is the BWL property acting as a
buffer; west is single-family housing, and west of that
is a large apartment complex. To the south is the
Quality Dairy store. The present owner has held the
property for many years, with no interest in developing
it as residential . The rezoning would prevent use of
Aldrich Drive as a street. A street is not needed here;
we are not interested in this proposed development
connect to the residential street to the west. Neighbors
should request the street be vacated. The apartment
complex does not have a side entry. The only entry is
off Jolly Road.
Mr. Ruge asked about specific property plans . Mr. Martin
said the present owners would sell if given the
opportunity. He is interested in maintaining the present
Quality Dairy installation, enlarging the parking and
possibly the building, and obtaining additional parking
spaces which may be needed then. Possibly the laundromat
could be enlarged, or a strip mall developed, with
tenants similar to existing Quality Dairys--vacuum
cleaner store, jewelry, dry cleaners, floral shop,
doctors offices, mexican restaurant, credit union. The
best thing for Mr. Martin is if the street were vacated.
CATHY EASLEY, 4917 EASTLAWN. Distributed photographs to
the Board, and presented a letter. We have two lots,
Lots 33 and 34, which border the lots which Mr. Martin
proposes to rezone. We have had trouble with Quality
Dairy with noise during warm weather months . I submitted
a letter to the City Attorney. We tried dealing with the
Quality Dairy, asking them to take care of the noise
problem. They told us to do it. The problem is the
laundromat being open twenty-four hours a day, and people
talking and playing radios loudly and playing baseball at
4 a.m. We filed a complaint. They wrote Quality Dairy,
but we still have noise problems . Any expansion will
compound the problem. Another problem is people using
the BWL property, and a Michigan Bell switching station
with a blacktop drive off Dunckel . The lot goes from
Eastlawn to Dunckel Road. During warm weather, people
park in front of the switching station, and drink, or
they park on the grass on the BWL property and drink. We
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 3
are concerned that development will exacerbate the
problems . Our other concern is the fact that the land is
swampy and low; during warm weather it is under water.
We don't want drainage onto our land.
AL EASLEY, 917 EASTLAWN. I am Cathy' s husband. I am
concerned about people cutting through the undeveloped
lot between Jolly and Eastlawn. If Quality Dairy puts in
a building, they will be ten to fifteen feet higher than
our lot, and the noise and backing up to our property
will harm the quality of our life, and property values
will drop. Commercially zoned land is available on Jolly
Road. This land does not have to be developed now.
Chairman Goolsby said Ms . Easley provided a copy of a
letter from the associate City Attorney regarding a
complaint about noise at Quality Dairy. The letter
quotes the noise ordinance and asks the business to cease
and desist. Also a reply to Ms . Easley, with a copy of
the letter to QD will become part of the record. Also,
a letter from Angeline Kinsman, property owner, setting
forth her reasons for wanting to sell, will become part
of the record.
BRIAN CHILDERS, 4900 EASTLAWN. My concern is Aldrich
Drive and Eastlawn being connected some time. The reason
I moved into the neighborhood was the dead end street for
my children to play in. I don't want traffic on the
street--leave it as a dead end.
PATRICIA HUMPHREY, 4922 EASTLAWN. I just recently
purchased the property because it was on a dead end. I
am against commercial expansion and being closer to my
house than it is now. It would create more of a problem
for area residents .
Referred to the Zoning and Ordinance Committee.
B. Z-3-95, 2801 Mersey Lane, "CUP" Community Unit Plan to
"DM-2" Residential District. Also associated with the
rezoning case is the third public hearing, SLU-1-95, 2801
Mersey Lane, Cellular Communications Tower. If approved,
a variance from the Board of Zoning Appeals is also
necessary because of height requirements of a
communications tower.
Mr. Ruff, presenting the case, said that the request, by
the Traverse Bay Land Company representing Century
Cellunet of Grand Rapids, is to construct a 150-foot-tall
cellular telephone tower on the property at 2810 Mersey
Lane. The location is east of Waverly Road and south of
PLANNING BOARD MINUTES MARCH 7 , 1995 - PAGE 4
Mt. Hope and connects to Waverly off of Sandhurst Drive.
The property is zoned Community Unit Plan, so designated
to allow the development existing on-site . As such, it
does not allow any changes without an amendment. Since
the "CUP" designation is no longer used, the applicant is
requesting rezoning to "DM-2" Residential District and a
Special Land Use permit to operate a structure which is
owned and operated by a public utility. This residential
zoning district allows heights of 45 feet; therefore, a
variance is requested and is on the Board of Zoning
Appeals agenda for this Thursday. Existing land use is
for twelve units of apartments, containing about 3 . 25
acres of land, surrounded by residential properties ,
multiple family to the south and west and single family
to the north and east. The zonings reflect the land
uses . In the packet, a partial survey shows the location
of the tower on the extreme east side of the site,
together with a building for equipment, and a propane
tank, adjacent to the single-family parcels . Also in the
packet is an illustration of an example of a single-pole
cellular tower. The location map shows the area and the
large single-family lots abutting the east side. Lot 63
is undeveloped at present; the remaining lots are
developed with single-family homes . The cross-hatched
lot has a single 12-unit building on it; other lots to
the south have apartment buildings as well . Apartment
use is more oriented toward Waverly, and the single-
family is more oriented to the east.
Mr. Ruge asked the height of the tallest structure. Mr.
Ruff said garden-level apartment buildings are about 30
feet in height. Mr. Greiner asked about Community Unit
Plan. Ms . Love said "CUP" was phased out as a zoning
district in 1983 . The legal staff determined the "CUP"
permitted arbitrary decisions which were actually within
the purview of the Board of Zoning Appeals, not the
Planning Board and City Council . We have since developed
the Planned Residential Development; however, pieces of
"CUP" still exist in the City. They stay in force as
long as property use is in conformance with the plan as
adopted by City Council . If you want to do something
different, then rezoning must take place as under the
existing code.
Mr. Walker said the area is heavily residential, with no
tall structures . The tower would stick out.
LYN FITZSIMONS, TRAVERSE BAY LAND COMPANY, REPRESENTING
THE PETITIONER, CENTURY CELLUNET. Century Cellunet wants
to construct a 150-foot cellular tower on the McElmurry
property. The first petition is to rezone the property
PLANNING HOARD MINUTES MARCH 7, 1995 - PAGE 5
from "CUP" to "DM-2" . Century Cellunet is a cellular
system operator for Century Cellunet of Lansing Limited
Partnership, providing wireless telecommunication service
to the general public in the area. Century Cellunet of
Lansing Limited Partnership is a licensee, licensed by
the FCC to provide cellular telephone communications .
Century is the operator of the partnership and actually
provides the services . Century has established wireless
telephone communications systems throughout the Lansing
area and has experienced exponential growth in
subscribers . The increase in voice traffic is
overloading the capacity of the antenna system in place,
thus the need for erection of additional antennas .
Telephone communications either by line or wireless is
generally accepted as an essential public service,
similar to electricity, natural gas, water, et cetera.
Telecommunication service providers are widely held as
public utilities, which would be a good use in "DM-2" .
The antenna mount as proposed is the least structurally
unobtrusive available. There are three antenna-mounting
construction techniques, one supported by guide wires, or
a free-standing lattice construction tower without guy
wires, or a monopole construction. The tower has an
associated equipment building which would be located
within ten feet of the tower base and enclosed in a chain
link fence. The site is behind an existing complex and
adjacent to a subdivision nearby. We felt this location
would create the least impact on the existing land use
while allowing convenient future growth of adjacent
vacant land. North and west of the proposed site is
vacant. The site sits in an unused corner and would not
interfere with future development.
The tower supports a 20-foot transmission antenna. We
would install an unmanned 11 ft. x 20 ft. prefab building
placed on a concrete slab next to the tower and enclosed
in an 8 ft. chain link fence, 50 ft. x 85 ft. along the
south line and 70+ ft. along the north line adjacent to
the residences to the east. The site will be served by
underground electrical lines from the south. The 50 ft.
x 85 ft. chain link fence serves two purposes, one for
security for Century's equipment, an expensive computer
in the building, as well as for public safety (to keep
intruders from entering the property) . The building
would also contain monitors to alert Century to problems
such as fire, power failure, intrusion, etc. , by means of
alarms . The site will operate at FCC-designated
frequencies in the 800 MHz band. Since the site is only
needed to increase the call capacity in this area, it is
proposed to operate at a very low power level, about 25
watts (similar to a 25-watt light bulb) per voice
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 6
channel . These antenna operate at low power and do not
cover a large geographic area. The frequency is a high
frequency so that it does not compete with normal
household uses such as telephone, FM or AM radios , etc .
We have not had any reports of cellular transmissions
hampering television, radio, ham operators and similar
transmissions, or on household appliances .
A common question concerns the impact of towers on
property values . There is no evidence to support the
contention that towers will have a negative impact on
surrounding property values . To the contrary, as you
drive the freeways, you will notice construction of
quality homes adjacent to freeways . The cellular
transmitters attract businesses and industries that
utilize their services, because the closer you get to a
tower, the better the quality of the reception. We
submitted a report from the tower' s manufacturer that the
tower will withstand extreme forces such as wind and ice.
This tower has been specifically designed to be weaker in
the middle, so that if a failure occurs, the pole will
fold over on itself . For added safety, Century has
positioned the tower a full tower height' s distance away
from any structures adjacent to the McElmurry' s apartment
complex. If the tower did tip over, it would not fall
onto existing structures . We ask that the request for
rezoning be approved. Contingent upon the approval of
the rezoning request, Century then also requests approval
of the special use permit to provide the essential public
service as proposed.
Mr. Ruge asked about buffering to block the view of the
modular box enclosed in the fence. Mr. Fitzsimons said
none in particular is proposed; after the building is
installed, that will be done. The facing on the prefab
building will be done to the approval of the McElmurrys
or the zoning authorities, as well as screening. There
is a variety of screening; we will work with you on that.
Mr. Ruge said the proposed site is close to the single-
family residences; why is it not in the middle of the
McElmurry' s property where it will not be so obtrusive.
Mr. Fitzsimons said the site is in fact adjacent to the
residential lot line; the building and tower meet the
setback requirements for construction in the"DM-2" zone.
The site was not put in the middle because it would then
prohibit the McElmurrys from construction of any future
apartment complexes or other uses of the property. The
site was intended to be skewed off to the corner where it
would not interfere with future uses .
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 7
Mr. Walker asked, in terms of other towers, are they that
close to adjacent residential areas? Mr. Fitzsimons said
typically the towers are in agricultural or commercial or
industrial zones . This tower needs to be here, and it
happens to border residential zoning. It was not the
intent to pick residential zoning.
The FCC has jurisdiction over the cellular service
providers . The FCC issues licenses within specific
geographic areas . They issue two licenses within each
geographic area or license area to promote competition
and prohibit monopolization, just as they do with land
line telephone providers . When the FCC issues a license
to a cellular service provider, that provider has five
years to provide continuous coverage throughout the
geographic area. These areas typically start out with
very tall towers, from 400 to 600 feet in height,
operating at a higher power level, 200 to 300 watts of
power, to cover a wider geographic area. Each tower,
each cell site, has 14 available voice channels (so that
14 calls can be handled simultaneously) , so as the system
is established and continuous coverage is actually in
place, more and more subscribers buy phones and subscribe
to the service. It doesn't take long to need expanded
capacity, which is why this tower is needed. By the
nature of FCC requirements of system development
competition, all cellular service providers must
continuously improve service quality and increase voice
channel capacity to meet market demands . Wire companies,
as well as wireless companies, typically adopt a P.O2
service grade, which means that they allow only up to two
percent of calls to be denied. They need to maintain a
volume so that no more than two percent of those people
trying to make calls cannot get through. If you have all
14 voice channels occupied, your call can't be placed at
all . This site is intended to increase voice channel
capacity for this area. The locations are specifically
picked to conform with the entire system, at least a
county in size. Towers can't get too close to each
other; otherwise they would overlap and compete with each
other. They have to be spaced at prescribed intervals to
meet power output and voice channels available. The
tower needs to be placed at or near this location for it
to have an effect on its proposed use. This spot is the
least intrusive in the area. It is hard to get away from
residential .
Mr. Walker asked if there are other towers in proximity;
where are the closest towers? Mr. Fitzsimons said we are
not privy to the locations of all of Century' s towers .
Mr. Walker said it will not add to the aesthetics of the
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 8
community. Are there other alternatives? Mr. Fitzsimons
said site selection results from the need to increase
voice channel capacity in the area. We are precluded
from taking an alternate spot because of the existing
system. We understand we are adjacent to a nice
neighborhood. We called neighbors and have not met with
serious objections . We selected the most aesthetically
pleasing tower.
Mr. Greiner said the parcel backs up against single
family residential; did you say the tower would be
located 150 feet away from the residence? Mr. Fitzsimons
said the Planning site plan shows an arc 150 feet distant
from the tower, and another arc of 170 feet distant from
the tower. The nearest structure would be located 170
feet from the tower. Mr. Greiner asked the location of
any other tower of that height or design we could look
at? Mr. Fitzsimons said he did not know, but could get
the information. Monopoles are not common.
Mr. Ruge said he understood the pole must be located
somewhere in the vicinity; how much leeway is there? Mr.
Fitzsimons said less than a quarter-mile tolerance. That
is not radius, that is a quarter-mile surround. So the
tower could not work if moved more than 1/8 mile from the
site. Mr. Ruge asked Mr. Fitzsimons for the information
in writing.
Mr. Greiner asked if the building could be moved. Mr.
Fitzsimons said the building does need to be proximal to
the tower, about ten feet away. You lose clarity and
quality between the antenna and the switching equipment
with the distance of coax cable you have. Yes, there
would be an impact on quality and service if the building
were moved.
Mr. Walker asked about impact of towers on property
values . Mr. Fitzsimons said there is no evidence to
support that the proximity of cellular towers has a
negative impact on marketability of real estate. The
cellular industry is only about ten years old and has not
done long-term studies, but based on observations, new
subdivisions grow up around existing towers .
Mr. Walker asked if Mr. Fitzsimons would be willing to
move near a tower. Mr. Fitzsimons said in addition to
services the company provides to the telecommunications
industry, our firm also provides services to the energy
industries . The company also finds places for oil and
gas wells as well as towers . He recently purchased
property next to a sour gas well, so yes .
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 9
Chairman Goolsby asked how far apart must towers be? Mr.
Fitzsimons said the antenna on the tower needs a clear
line of sight with the antenna on the mobile phone. Any
obstructions will interfere. There is no typical
distance between towers . If everything were ideal--flat
and open--a cellular transmitting tower could reach a
radius of 18 to 20 miles . Fourteen channels is 14 calls
at a time. The antenna atop the tower does the work.
There are ways to combat the lack of voice channels . A
tower can be sectorized, effectively turning it into
three towers . Instead of transmitting in a circular
omnidirectional pattern, transmissions can be channeled
into a sector that splits the circular pattern into
thirds . Then you would have 14 voice channels in each
direction, thus tripling the capacity of the tower. The
next step is to add another tower to take off some of the
geographic range of that tower. At present, almost every
tower is sectorized; this tower would also be sectorized.
The way the licensing permitting system is established,
FCC requirements force system build-out to establish
continuous coverage, and also to provide coverage to more
and more people.
Mr. Ruff had questions from staff. With fourteen
channels x 25 watts per channel, if tripled, would equal
approximately 350 watts on a tower? Mr. Fitzsimons said
if every channel were in use at the same time, this tower
would max out at 300 total, if every channel were at use
at the same time.
Mr. Ruff said at the time of the original application he
asked that evidence be shown why this tower should be
located on this particular piece of land. Regarding
geographic location, firstly, this is near the county-
city border. Does the geographic location extend into
Eaton County, across Waverly Road? Mr. Fitzsimons said
Century' s geographic network, licensed area, does in
fact, yes . Eaton County may be a separate licensed area
than the greater Lansing area.
Mr. Ruff asked, based on the location and elevation of
this site, how far could this tower be located away from
the site? One block? Two blocks? Five blocks? Mr.
Fitzsimons said he would get a definitive answer to the
question. Mr. Ruff said to the south of the site, there
are commercial properties as well .
Secondly, why was the "DM-2" Residential zone chosen,
versus the "DM-11' , 11DM-31' , or "DM-4" zone. There is a
12-unit apartment building on this site which conforms on
3 .25 acres to the "DM-1" district; why was "DM-2" chosen,
which allows a higher density of residential development.
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 10
Mr. Fitzsimons said the "DM-2" zone was requested by the
McElmurrys . We did not pry into their reasons for that
or what if any future uses they may have; however, we
believe that they probably are trying to maintain the
best option for future use. To meet our needs as a
public utility we would fit within anything except "CUP" .
Mr. Ruff asked about the choice of the location so as not
to interfere with the future potential expansion of the
site. Were there any expansion plans relayed to you as
to the apartment complex itself? Mr. Fitzsimons said the
owners were probably going to keep their options open.
Mr. Ruff asked if you considered the potential additional
development on the sites adjacent to this parcel? The
circles are helpful, but they also illustrate that if a
residential structure were developed on Lot 63 very close
to the 150-foot circle, these properties have the right
to construct accessory structures, or additions onto
their homes which would allow them to come to within 30
feet of the rear property line. Were these things
considered? Mr. Fitzsimons said they were considered.
We did not find in the ordinance what we would call a
fall zone, or that a distance equal to the height of the
tower must be maintained; however, we selected the site
to be the least intrusive. The tower manufacturer states
that the likelihood of the tower tipping over at all is
very minute. We rely on that. The monopole tower would
need to take a direct hit from a tornado to fall .
Mr. Ruff said the request was for a 150-foot tower--does
the 150-foot height include the 20-foot antenna, or is
the 20-foot antenna on top of that. Mr. Fitzsimons said
the 150 feet would be the structure itself, and the
antenna is 20 feet tall on top of that. Mr. Ruff said
you are actually asking for a 170-foot height, to the top
of the antenna. Mr. Fitzsimons said yes . Mr. Ruff said
that will have an effect on the Board of Zoning Appeals
variance requested at 150 feet.
Mr. Fitzsimons said on your site plan, we show a proposed
propane tank. The site runs on electricity, unmanned, 24
hours a day. In the event of a power failure, we bring
in an emergency generator to keep the site active. It is
not critical to have a propane tank on site; however,
this tank, if it were a problem, would be optional, and
we would bring in fuel for the mobile generator in the
event of a power failure.
Mr. Ruff said the Board needs to have information in
writing regarding how far away from this proposed site
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 11
the tower could be located to be effective. Also the
staff has requested that a complete site plan be
submitted showing the development of the entire site, not
just this portion of the site, because it has to do with
building locations, boundaries of the site. We should
have an entire site plan that was requested by staff for
Lot 65 . We have some information from aerial photos at
100-scale.
Referred to Zoning and Ordinance Committee.
Chairman Goolsby said we have received one communication
from Mr. Henderson Bodiford, 3545 Inverary; he is
definitely against the proposal .
3 . SLU-1-95, 2801 Mersey Lane, Cellular Communications
Tower.
Mr. Ruff said once the zoning is approved, a special land
use is required to permit a structure which is owned or
operated by a public utility; that is, if the zoning is
approved.
Referred to Zoning and Ordinance Committee.
III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
IV. RECESS - None.
V. BUSINESS SESSION
A. Minutes for Approval: February 21, 1995
Mr. Greiner made a motion, seconded by Mr. Ruge, to approve the
minutes of February 21, 1995 .
Mr. Ruge said on Page 10, 1.a. , fourth paragraph, "The Committee
further wished to express . . . ", delete the paragraph. Mr. Goolsby
said on Page 14 " . . .move ahead on procedures and leave ethics for
the future" , change to "delay incorporating ethics procedures into
our procedures . "
PLANNING BOARD ACTION on the amended motion was as follows :
Forrest Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea Goolsby Yea
On a roll call vote, there were: Yeas : 6; Nays: 0; carried; minutes
of February 21, 1995 as amended were APPROVED.
B. Committee Reports
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 12
1 . Zoning and Ordinance Committee, Mr. Greiner, Chair.
Next meeting WEDNESDAY, MARCH 15, 1995 at 4 p.m. ,
in the Planning Division Conference Room, Second
Floor, Washington Square Annex
a. Z-2-95, Vacant Land on Dunckel Road at Aldrich
Dr. , "A" Residential to "E-2" Local Shopping
District
b. Z-3-95, 2801 Mersey Lane, "CUP" Community Unit
Plan to "DM-2" Residential District
C . SLU-1-95, 2801 Mersey Lane, Cellular
Communications Tower
2 . Urban Development Committee, Mr. Ruge, Chair.
Next meeting TUESDAY, MARCH 14 , 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex
a. Act-13-94 , Marcus Street, Vacant Land Deeded
to City (Tabled in Committee)
b. Act-2-95, 5800 Blk. S. Aurelius Road, new 700-
ft. Tower at Old City Landfill
C . Act-4-95, 301 N. Butler, Lansing Women' s
Clubs, Historic Marker
Ms . Marshall will be unable to attend March 14; Mr.
Goolsby agreed to attend in her place.
3 . Executive Committee, Mr. Goolsby, Vice Chair.
The Executive Committee met for over three hours on
February 28 . We talked about procedures of the
Board; the last update was in 1979 . We made great
progress .
C. Report from Planning Manager, Ms . Love.
We have received input from the Parks Department
concerning their Five Year Plan and will request a
presentation to the Board by Mr. Reickel for the next
meeting. This document allows Parks to qualify for grant
moneys . We will get an executive summary from them.
Planning Board concurence in the plan is not required.
Ms . Love distributed copies of the PAS Memo concerning
updates of planning and zoning legislation. Township and
rural legislation needs to conform with legislation
cities have to adopt.
The City has applied for grants, one to MDOT for almost
$700,000 for realignment of Cedar and Larch Streets . We
PLANNING BOARD MINUTES MARCH 7, 1995 - PAGE 13
have received an endorsement for that application and for
the ISTEA application for E. Michigan Avenue.
Ms . Love asked Mr. Ruff to give a Jim's Tiffany update.
Council has asked about costs of options for City
participation: saving the building, moving the building,
saving the facade, reconstructing the facade. An
architectural documentation of the facade of the building
has been suggested, at a cost of approximately $7,400 .
Ways and Means is to investigate the possibility of
funding the documentation before the building is removed.
They would do designs of the existing building,
measurements that meet historic preservation guidelines
of Dept. of Interior so that the facade could be
reproduced and recorded. Detailed drawings, photographs .
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Planning Board:
a. Z-9-94, 1500 Blk. E. Michigan, "C"
Residential, "DM-3" Residential and "F-1"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094)
VI . NEW BUSINESS - None.
VII. COMMUNICATIONS - Mentioned in connection with public hearings .
A procedural change would be to move communications to
correspond with the agenda item.
VIII. COMMENTS FROM CHAIRPERSON
IX. BOARD MEMBER COMMENTS
X. ADJOURNMENT - was at 9 : 13 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn030795
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S I �G DEPARTMENT OF PLANNING .AND
NEIGHBORHOOD DEVELO'PMNT
119 N.WASHING ION SQUARE • LnNSW(;,MI 48933-1668 • (51 T)4'H3= 066• rAA!('5+1'7YA 3-(i036
tc H I G PLANNING OFFICE
David C.Hollister,Mayor
TO: Marlynn Slade, City Clerk
FROM: Eleanor K. Love, Planning Manager
cc: File
DATE: December 28, 1995
RE: Planning Board Minutes, 1995
As a year-end activity, Marilynn, we would like to cross-check 1995
Planning Office minutes records against Planning Board minutes
transmitted through Inter Department mail for filing in your
office. According to our records, we have forwarded both draft and
approved minutes for Planning Board meetings held during 1995, as
on the attached meeting schedule.
At its meeting held on December 5, 1995, the December 19, 1995
meeting was cancelled by the Board; a cancellation notice was
subsequently forwarded to your office as required by Open Meetings
legislation.
The minutes of the meeting held on December 5, 1995, scheduled for
approval by the Board at its first January 1996 meeting, will be
forwarded during January 1996 . A set of draft minutes has been
forwarded.
Thank you for verifying receipt of 1995 Planning Office minutes as
detailed above. I look forward to receiving the filing
verification from your office in the very near future.
EKL:LC
Encl .
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Office of City Clerk
City of Lansing
Marilynn Slade
City Clerk
TO: Eleanor K. Love, Planning Manager
FROM: k
Dixie L. Gilmore, City Clerk's Office
DATE: January 8 , 1996
SUBJECT: 1995 Planning Board Minutes
This memo confirms receipt of the approved minutes for all the
meetings scheduled for 1995 except as follows:
July 5 Meeting Cancelled
August 1 Meeting Cancelled
December 5 Draft Minutes only
December 19 Meeting Cancelled
Feel free to call if you have further questions.
/dlg
Ninth Floor, City Hall, 124 W. Michigan Ave., Lansing, MI 48933-1695 • 517-483-4131 • 517-483-6066 FAX
.;Z-&
APPROVED WITH ONE AMENDMENT, PAGE " roporL
APPROVED 040M
TO CLERK 041795
�V t ' Minutes of the Regular Meeting
} 3; 1y) LANSING PLANNING BOARD
h;yp 7 : 30 p.m. , City Council Chambers
Tenth Floor, Lansing City Hall
t to
124 West Michigan Avenue
Tuesday, March 21, 1995
I. OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 30 p.m.
A. Roll Call . Present: Forrest, Goolsby, Greiner, LeBlanc,
Marshall, Ruge; six members present (two vacancies) .
Ex officio Councilmembers Jones and Lilly - not in
attendance.
B. Excused Absences - None.
C. Introductions . Eleanor K. Love, Planning Manager,
introduced staff present: Jack Roberts, Sr. Assistant.
City Attorney, and Louise H. Christian, Planning Board
Secretary.
D. Approval of Agenda. The agenda was approved as printed.
II . HEARINGS - None.
III . COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
ALAN MARTIN, QUALITY DAIRY. The subject I want to discuss is
Z-2-95, because the Zoning and Ordinance Committee recommended
denial . Denial does not lead to reasonable use of the land by
the owner. Single family use is not a reasonable use. You
owe consideration to the property owner. What I would like to
have you consider as an alternative is "J" parking or Office
zoning. I have no objection to a buffer zone at the back of
the property. The 75 feet along the front could be parking.
Mr. Ruge asked Mr. Martin if he was still going to be
interested in purchasing the property if not zoned as he
requested--is he asking for himself or the owner; Mr. Martin
said for himself .
Mr. Goolsby asked if it is possible for the petitioner to
amend the request. If the Board were to take a further look,
would another public hearing be required? Mr. Roberts,
presenting some hypothetical situations, said another hearing
would be required, pursuant to the other use.
Mr. Goolsby said "I would be willing to take a look at the
request in terms of parking or the Office zoning. I agree
that this piece of property is not good for development as
residential because of the intensity of the uses around it. "
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 2
BOB FORD, PLANNING CONSULTANT FOR THE DEPARTMENT OF PARKS AND
. RECREATION. I am one of two planning consultants working on
updating the Parks and Recreation Department ' s Five-Year
Master Plan, which is done every five years on behalf of the
Michigan Department of Natural Resources . The updated plan
enables the Department of Parks and Recreation to qualify for
matching grants .
During the process we have involved citizens within the
community, identified capital projects and programmatic
issues, and updated issues . We would like the Board to
recognize the Plan. The DNR requires the plan to be done and
submitted by April 1 . This is the second draft. At the
beginning of March, we forwarded to the Department the earlier
draft, and asked for comments by March 13 . We received none
and feel comfortable proceeding. The plan has been before at
least twenty citizens committees . Numerous areas have been
identified such as senior citizens ' interests, athletic and
sporting events, Potter Park, neighborhood programs, and
regional recreational issues, to mention a few. The staff
conducted interviews and organized the plans which the
citizens suggested. We developed overlay maps for census
tracts to develop demographic information and to identify
parks users and their locations and their specific needs .
During the month of February, we held a public hearing at
Foster Center to obtain citizen input, and also interviewed
citizen committees around Lansing. Some proposals for next
year' s funding include capital improvements such as
renovations of community centers, upgrades of Frances Park,
Riverfront Park, and other parks; pool repairs at Hunter Park
and Moores Park; upgrading cemeteries; upgrading Oak Park;
upgrading Potter Park; neighborhood park and playground
projects; improvement of the River Trail while expanding it to
the west and south; Washington Mall improvements; upgrading
baseball diamonds; repairing the River Trail; and some land
acquisitions .
We would hope that you would take the opportunity, as the
Planning body, to look at the plan and make a recommendation
of support. We will have our final hearing before the City
Council on March 27 .
Mr. Goolsby asked about plans for Cooley Gardens . Mr. .Ford
said Cooley Gardens are being rejuvenated. Many of the
gardens have been restored, and we are projecting for the
restoration to continue. We are suggesting that the River
Trail pass through the Scott Center and Cooley area and that
the Trail have some landscaping there.
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 3
Chairman LeBlanc thanked Mr. Ford for his presentation and
also asked for an executive summary. Mr. Ford said the Board
will receive copies of the executive summary.
AL EASLEY, 4916 EASTLAWN. Regarding Z-2-95, we own back of
the property; we would object to any rezoning of the property.
We are concerned that the noise and increased traffic will
hurt our property values and every one else ' s . There is a lot
of noise at night.
DELORES WOOD, 1521 JEROME STREET. I heard on cable that the
Church of the Resurrection proposal would be on the agenda.
Ms . Love said we received a communication from the church.
They have provided an analysis of the alternatives relative to
configuration of their facilities toward the north and also an
analysis of what it would cost them and how they would have to
configure if they move intense uses to the south of the block.
It is tabled by the Board; I would anticipate that it will be
coming off the table soon. We will be happy to let you know
when that happens .
Ms . Wood asked if the petitioner had submitted additional
information. Ms . Love said she had not examined all the
materials; however, she looked .at the letter. "I understand
that they believe that all other alternatives would be too
costly and would not serve their purpose. They are still
desirous of moving ahead with the same basic site plan they
submitted previously--removing the three houses and
constructing the parish hall on the northeast corner of the
block. "
When asked would it have to go back to the Zoning and
Ordinance Committee if changed substantially, Ms . Love said
yes, if substantially changed, it would have to go back for
public hearing.
Chairman LeBlanc said that concludes public comment.
IV. RECESS
The Board took a short recess and reconvened at 8 : 10 p.m.
Ms . Love said during the recess we looked at the ordinance for
guidance relative to Z-2-95 and Mr. Martin' s suggestions. It
would be the opinion of the staff that the Board is welcome to
discuss alternatives that have been offered; however, we have
not had an opportunity as a staff to analyze or form an
opinion about the two options, and we feel that if the Board
is inclined to consider either of the options, we would like
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 4
the opportunity for staff to provide additional information
and analysis .
Z-2-95 was returned to Zoning and Ordinance Committee for
further analysis and report.
V. BUSINESS SESSION
A. Minutes for Approval : March 7 , 1995
Mr. Goolsby made a motion, seconded by Mr. Greiner, to
approve the minutes of March 7 , 1995 .
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Yea Greiner Yea
Marshall Yea Ruge Yea
Walker Yea LeBlanc Yea
On a roll call vote, there were: Yeas : 6 ; Nays : 0; carried; minutes
of March 7 , 1995, were APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee:
Next meeting WEDNESDAY, APRIL 12, 1995 , at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex
a. Z-2-95, Vacant Land on Dunckel Road at Aldrich
Dr. , "A" Residential to "E-2" Local Shopping
District
The petitioner is proposing to construct a
commercial building for future lease or use as
off-street parking for the Quality Dairy
store.
The proposed rezoning does not comply with the
Master Plan in that the requested rezoning
provides and/or allows a density greater than
specified for this property in the Master
Plan. The majority of the retail commercial
development is off Jolly Road. The proposed
use is off Aldrich and Dunckel, which could
encroach into the residential neighborhood
without proper landscaping and screening. The
rezoning and/or proposed development will
impact the existing vehicular and pedestrian
traffic . There is a potential for any type of
permitted use in the "E-2" Local Shopping
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 5
District which will impact the patterns of
development.
The committee found, based on testimony and
evidence and the staff report, that the
Southeast Area Comprehensive Plan designates
this area for low-density residential, 0-7
dwelling units per acre. The intent of the
"E-2" Local Shopping District is to provide
convenience retail stores . Therefore, the
proposed rezoning is not in compliance with
the Master Plan for the area.
The environmental impacts of the Dunckel Road
frontage set the stage for the commercial
development along the west side of Dunckel
Road between Jolly and Cavanaugh.
Further, the Committee members commented that
the site would be difficult to develop due to
the necessity to fill, which could adversely
impact the adjacent homes, and it would
significantly change the quality of Dunckel
Road. Traffic is somewhat busy on Dunckel,
and this would adversely impact those
residences to the east of the site. It was
also noted that Aldrich Drive serves as a
natural barrier to commercial development, and
this natural barrier is favorable to the
preservation of the residential neighborhood
to the north of Aldrich Drive.
In committee, it was moved, seconded, and
carried (3-0) unanimously to deny Z-2-95,
Vacant Land on Dunckel Road at Aldrich Drive,
"A" Residential to "E-2" Local Shopping
District.
A petition was presented to the Zoning and Ordinance Committee in
opposition to the rezoning with eleven signatures representing
seven properties .
Mr. Greiner asked, in light of the comments made by the petitioner,
do the Zoning and Ordinance Committee members wish to say anything?
Mr. Goolsby made a motion, seconded by Mr. Greiner, to return
Z-2-95 to the Zoning and Ordinance Committee to consider
alternatives presented here tonight so that ( 1) staff can prepare
a report regarding alternatives; (2) that residents be informed;
and ( 3) that the committee will be open for discussion regarding
alternatives presented.
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 6
Mr. Ruge asked if this would be a new public hearing by the
subcommittee--why not in front of the entire Planning Board. Mr.
Goolsby asked if a public hearing is required; Mr. Roberts said no,
because the two alternatives are less intensive uses . Mr. Roberts
also said to the extent that the potentially different zonings
( "D-1" or "J" ) are uses permitted within the use classification
that was petitioned, I do not see any difficulty. If "J" parking,
there is a specific use permitted in the "E-211 , which is a parking
facility which would be "J" parking.
If the use being considered is a principal use in an "E-1"
district, which permits by right any principal use in a "D-1" to
that extent, it has been considered within the request. However,
another example: if the use is a Special Land Use in "D-1" and it
would not be permitted in E-2 , then there would have to be a public
hearing because it is not included within the "E-2" .
If the use were a different use, such as a residential use that
would be more intense than a single family, then it would be new,
and would require a new petition or amendment, and a new hearing.
Mr. Goolsby thanked Mr. Roberts, noting the importance of giving
residents clarification and approval to comment.
PLANNING BOARD ACTION on the motion was as follows :
On a voice vote, there were: Yeas : 6 ; Nays : 0; carried unanimously;
Z-2-94, Vacant on Dunckel Road at Aldrich Dr. , "A" Residential to
"E-2" Local Shopping District was RETURNED TO COMMITTEE.
2 . Urban Development Committee, Mr. Ruge, Chair.
Next meeting TUESDAY, APRIL 11, 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex
a. Act-2-95, 5800 Blk. S . Aurelius Road, new
700-ft. Tower at Old City Landfill
b. Act-4-95, 301 N. Butler, Lansing Women' s
Clubs, Historic Marker
The Act-2-95 proposal is being resubmitted as
Act-8-95, with a different site location.
Letters have been received from the
petitioners requesting withdrawal. In
committee, it was moved, seconded, and carried
unanimously to accept withdrawal of Act-2-95
and Act-4-95 .
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 7
Mr. Ruge made a motion, seconded by Mr. Goolsby, to approve
withdrawal of Act-2-95 and Act-4-95 .
PLANNING BOARD ACTION on the motion was as follows :
On a voice vote, there were: Yeas : 6; Nays : 0; carried unanimously;
withdrawal of Act-2-95 and Act-4-95 was APPROVED.
C. Act-13-94 - Marcus Street, vacant land deeded
to the City
The owner of vacant property has deeded this
property to the City in lieu of paying taxes .
The vacant property is not buildable under
current zoning and building regulations . If
it accepts the property, the City would resell
it at a nominal cost to the owner of an
adjacent parcel, on the condition that the
properties be promptly combined for legal and
tax purposes . This action would restore the
original lot of record.
The Committee had originally tabled the
proposal and requested information on the
financial implications of accepting the
property. Sturdevant provided the cost of
accepting the property. The City would be
absorbing the service charge on a special
assessment, in the amount of $430 . 00, without
an actual outlay of cash. The actual cash
outlay by the City is $230 . 05, plus $231 .00 in
closing costs, for a total of $461 . 05 .
Staff recommended the acceptance of the west
54 feet of Lot 288, Leslie Park Subdivision,
on the condition that the property be deeded
to the current owner of the east 73 feet of
said lot, and that the properties be promptly
combined for legal and tax purposes .
A discussion ensued about the appropriateness
of the City assuming these costs, the
possibility of establishing a precedent, and
the public purposes advanced by the acceptance
and resale of this property. The Committee
found that the acceptance of this property
would have the following benefits :
1) Once joined with the adjacent parcel, the
subject property would produce
collectable tax revenues;
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE S
2 ) The City would be avoiding the
maintenance and overhead costs associated
with mowing the property;
3) The original lot of record would be
reassembled; and
4) The property' s conformance with the
zoning ordinance would be improved.
In committee, based upon these findings, a
motion was made, seconded, and carried
unanimously to recommend the approval of the
staff recommendation.
Mr. Goolsby stated he had reservations about setting a precedent
with this action, the City paying the property tax of an owner who
wished to avoid taxes by donating the parcel to the City. "We are
making a property whole again, and consistent with the
neighborhood. I supported the action and will support it here. "
Ms . Love said, in the letter to the City Council, would it be the
Board' s wish that I be specific that this is not intended to set a
precedent, that it is to regain a whole parcel, and to list the
four reasons, and because the parcel is unusable as presently
configured was the only reason we were willing to go ahead with
this .
Mr. Ruge made a motion, seconded by Mr. Forrest, to approve
Act-13-94, Marcus Street, Vacant Land Deeded to City.
PLANNING BOARD ACTION on the motion was as follows :
On a voice vote, there were: Yeas : 6; Nays : 0; carried unanimously;
Act-13-94 , Marcus Street, Vacant Land Deeded to City was
APPROVED.
. 3 . Executive Committee
Did not meet; however, it will be meeting Thursday,
March 23, 1995 at 4 p.m.
C. Report from Planning Manager, Ms . Love:
Ms . Love said the Departmental budget, which has been
agreed to by the Mayor' s Office, includes a new
secretarial position and a new plan analyst for the
Building Safety Office. It will allow us to do computer
upgrades but won't allow the plotter-scanner, though we
have had an interesting development. The Neighborhood
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 9
Council is desirous of our getting the plotter, and they
are trying to figure out a way to pay for it.
We have a new zoning case and a new special land use and
a new master plan amendment case. If you will look at
the map on the back of the letter, you will see that this
area was a big open space for the C&J Driveaway. Now we
are getting specific rezoning and special land use
requests . If this piece is parceled off, we felt it
would be appropriate, if we were to going to agree to
zoning changes, that the Master Plan should also reflect
the same pattern, the Master Plan for the southwest
corner of Mt. Hope and west of Boston Boulevard.
The Zoning and Ordinance Committee will review the
rezoning and special land use, and the Urban Development
Committee will review the Master Plan Amendment.
D. Pending Items : Future action required
1. Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
2 . Planning Board:
a. Z-9-94, 1500 Blk. E. Michigan, "C"
Residential, "DM-3" Residential and "F-1"
Commercial Districts to "DM-3" Residential
District; Church of the Resurrection, Remove
three houses and cafeteria building and
construct new parish hall - (Planning Board
Tabled 092094)
VI. NEW BUSINESS
We have been asked to give approval to the Parks Five-Year
Plan.
Ms . Love said this is a plan which is done for the Department
of Natural Resources so that Parks can qualify for grant
money. It does not follow our Master Plan in the sense that
it does not take into account only the parks themselves. To
accept and indicate that, we would utilize information in our
comprehensive plan; however, it would be appropriate for the
Board to give a recommendation.
Mr. Goolsby made a motion, seconded by Mr. Forrest, that the
Board accept the Parks Five-Year Master Plan and use it as an
aid to our Comprehensive Plan.
PLANNING BOARD MINUTES MARCH 21, 1995 - PAGE 10
PLANNING BOARD ACTION on the motion was as follows :
On a voice vote, there were: Yeas : 6 ; Nays : 0; carried unanimously;
the Parks Five-Year Master Plan was ACCEPTED.
VII . COMMUNICATIONS
Chairman LeBlanc announced receipt of a letter of resignation
from Mr. Walker.
Chairman LeBlanc directed members ' attention to a copy brought
by Mr. Greiner of an article from the Wall Street Journal
concerning personal communication services and cellular
phones .
Dedication April 7, 1995, 1 p.m. , 840 Baker Street, of new
Headstart School and Community Center in Caesar-Donora Park,
which is a joint project between Capitol Area Community
Services and Community Development Block Grant. Ms . Love said
the building has Head Start class rooms, a large community
room and four offices, one of which is for Dave Emmons, the
Community Policing Officer.
Announcement of Michigan Historic Preservation Network
Conference (two members of the Historic District Commission
will be attending) .
VIII. COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
X. ADJOURNMENT - was at 8 : 57 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
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