HomeMy WebLinkAbout1995 Planning Board Minutes July-Sept FINAL Approved with the following emendations: P. 4, The proposed special land USE i P. 9. . . . have to show they do not &4W need
ANY more than 43 spaces.
APPROVED 100395
TO CLERK 1006
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Minutes of the Regular Meeting
r F i i:J LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
�,�,i; ;;, � Cl i i' �l_ i( Tenth Floor, Lansing City Hall
124 West Michigan Avenue
TUESDAY, SEPTEMBER 19 , 1995
I . OPENING SESSION
Chairman Garry Goolsby called the meeting to order at
7 : 36 p.m.
A. Roll Call . Present: Goolsby, Greiner, LeBlanc,
Marshall, Nischan; 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: James A. Ruff, Zoning
Administrator; 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)
TOM LAPKA, 5801 W. MICHIGAN, representing Mr. Andy Yuen for Z-
14-95 , NE Corner of Cedar and Tisdale. The staff recommended
rezoning. There are site-related issues including buffering
between residences and the parking lots, some parking issues
and some turning issues . The architect and I discussed site
concerns to try to work them out, and the architect met with
the Transportation Engineer. Mr. Ruff also visited the site.
We submitted a new sketch. It is a tight site. Based on our
discussions, four bays on the site will not work. Mr. Yuen
will make it a three-bay site. We can move the parking from
the north to the south, and increase the buffer areas from
four to 15 feet. The parking, buffering and turning issues
are resolved. This property is now compatible with similar
adjacent uses on Cedar Street.
JONATHAN WATTS, CHAIRMAN, BOARD OF TRUSTEES, UNION MISSIONARY
BAPTIST CHURCH. We understand there may be parking concerns .
We are making an attempt to solve the problem. We are
investigating several plans; first would be leasing space from
GM when the need for off-site parking occurs . Second, we hope
to negotiate with the future owner of our present site.
Third, we want the Board to give consideration to the fact
that we have several members walking to the church who would
have no need for parking. We also want the Board to know that
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 2
we have buses available to pick up members and transport them
to the church. We do not see a problem with the lack of
parking. We want you to be sensitive to our needs . We will
work with the Planning Board to solve the need for the
additional 31 parking spaces .
PETER LAMBROPOULIS, CODEVELOPER OF Z-15-95, 608 and 612 N.
Martin Luther King Blvd. Our project came out of the Zoning
and Ordinance Committee with a 2-2 vote. There are concerns
regarding site plan issues . Adequate buffering and vegetation
and green space will go forward when the time comes to deal
with Mr. Ruff. I have talked with neighbors and we do have
support for this project. We would like the project to go
forward.
Mr. Ruge said it appears there was a question whether you
would put in a cement wall to buffer the residential
properties . Have you considered it?
MR. LAMBROPOULIS . I am not sure that will fit in for the
neighborhood. The homes are wood. An eight-foot-high cement
wall may stick out. A wood fence would be better for the
neighborhood and better for the development. It would give
visual buffering for sound and security. We have visited the
site and came up with ideas but have nothing on paper now.
The issues can be resolved. For buffering purposes , the
resources for a brick wall can be spent in green space. Cost
mitigation might better the neighborhood more than a brick
wall .
Mr. Ruge asked, regarding the dumpster, could you move it away
from the house and Logan Street?
MR. LAMBROPOULIS : The neighbor supported the dumpster next to
his home. His home will be buffered with green space. If
there is a better location, I will look at it.
Mr. Nischan asked does the proposal include the removal of the
two residences; Mr. Lambropoulis answered yes .
DONNA BROCKWELL, PAST PRESIDENT OF GENESEE NEIGHBORHOOD ASSN.
I have written a letter on behalf of the Association, co-
written with new President, Toni Marie Miernik. The
association has talked about it, and we are very much in favor
of the project. We believe site plan issues can be resolved
with the cooperation of Mr. Lambropoulis . This commercial
strip is critical to the success of neighborhood
rehabilitation. We feel an effort needs to be made to
rehabilitate the commercial strip for jobs and commercial
activities . We ask that you give consideration to the issues
and approve the plan and work with Mr. Lambropoulis to develop
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 -_ PAGE 3
the site so it will work out well for Rite Aid and everyone
else.
JIM SWEENEY, 6928 AURELIUS ROAD. What is the status of
Brentwood Estates .
Mr. Ruff said it is now in front of Council . The Physical
Development Committee of Council should review it at 4 p.m. ,
Tuesday, September 26, if they meet that day. Phone City
Council offices to check the agenda. The Physical Development
Committee reviews land use issues. The petition received a
favorable recommendation from the Planning Board in the letter
to the Mayor, who transmits the matter to the Council . The
entire Council will take it up following the recommendation of
the Physical Development Committee.
A. RECESS - None.
IV. BUSINESS SESSION
A. Minutes for Approval : September 6 , 1995
Ms . LeBlanc made a motion, seconded by Mr. Ruge, to approve the
minutes of September 6, 1995, with one correction on P. 26, Parking
PLANNING Board' s "Rules and Objectives for the Twenty-First
Century. "
PLANNING BOARD ACTION on the motion was as follows :
On a voice vote, there were: Ayes : 6; Nays : 0; carried unanimously;
minutes of September 6, 1995 were
APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee, Mr. Greiner, Chair.
a. SLU-12-95, Martin Luther King Blvd. Triangle
Property, Church
Applicant is requesting a special land use permit
to construct new church facilities in the
"triangle" property bounded by north and southbound
M.L. King Blvd. and St. Joseph Street. The
facilities are proposed to include a sanctuary to
seat 1,6.50 persons, classrooms, offices, a family
life center which will contain a gymnasium, and
parking for the church.
The proposed special land use is designed to be
constructed, and operated in a manner harmonious
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 4
with the character of adjacent property and
surrounding uses .
The proposed special land use will not change the
essential character of the surrounding area.
The proposed special land use will not interfere
with the general enjoyment of adjacent property.
The proposed special land USE should not have any
negative impacts on the .surrounding area.
The proposed special land use will not be hazardous
to adjacent properties or involve uses , activities ,
materials or equipment which are detrimental to the
health, safety and welfare of persons or property
through excessive production of traffic, noise,
smoke, odor, fumes or glare.
The proposed special land use can be adequately
served by public services and facilities .
The proposed special land use should not place any
additional demands on public services and
facilities .
The proposed special land use is consistent with
the intent and purpose of the zoning code.
The proposed special land use meets the dimensional
requirements of the "B" Residential District.
However, based on the site preliminary site plan,
the church will need an additional 35 on-site
parking spaces . A final site plan should show the
maximum amount of parking without decreasing green
space as well as providing for handicapped
accessible parking spaces .
The Committee found, based on testimony, evidence
and the staff report, that the special land use
request to construct the church and associated
facilities is in conformance with and a key part of
the Seven Block Development Plan. The development
of the church will facilitate implementing the rest
of the plan. Further, the request conforms with
the nine criteria for evaluating special land use
permits according to Section 1282 . 03 of the Zoning
Code.
In committee, it was moved, seconded and carried
unanimously (4-0) to recommend approval of SLU-12-
95 , Martin Luther King Blvd. , Triangle Property,
Church.
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 5
Mr. Greiner made a motion, seconded by Ms . LeBlanc, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to recommend approval of
SLU-12-95, Martin Luther King Blvd. Triangle Property, Church.
Mr. Ruge asked Mr. Ruff if there was a problem with finding
additional parking spaces on site. Mr. Ruff said no. They show
four bus parking spaces that take up 20 parking spaces . They need
to find 15 spaces . There could be rearrangements in the site plan.
I told Mr. Owen I would work with the architect to find a solution
without taking away green space. We are working for balance. We
talked about having spaces available for special events . They
might work with GM or rent from their former site. I do not see
being able to add 15 spaces out of 440 spaces as a problem.
PLANNING BOARD ACTION on the motion was as follows :
Greiner Aye LeBlanc Aye
Marshall Aye Nischan Aye
Ruge Aye Goolsby Ave
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; SLU-12-95, Martin Luther King Blvd. Triangle
Property, Church, was recommended to be APPROVED.
b. SLU-13-95, 3000 W. Miller Road, Child Care
Facility
The petitioner, Rev. Charles Bicy, New
Jerusalem Church, proposes to operate a child
care facility for up to 50 children in the
present church facilities at 3000 W. Miller
Road. Expansion of the facilities is not
required. The child care facility would be
primarily for children aged six weeks to four
years and is proposed to operate from 6 a.m.
to 6 p.m. M-F.
The Special Land Use is requested to permit
utilization of existing church facilities for
a child care facility for a maximum of 50
children. The proposed child care facility
will meet the evaluation criteria for Special
Land Uses (§1282 . 03) . Development of "outdoor
play space on the extensive church grounds is
the only exterior improvement necessary to the
site.
In committee, it was found, based on
testimony, evidence, and the staff report,
that the criteria for evaluating special land
uses, Section 1282 . 03 of the Zoning Code, are
satisfied and the child care facility should
be adequately accommodated on the present site
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 6
with the addition of appropriate outdoor play
area.
In committee, it was moved, seconded and
carried unanimously (4-0) to approve
SLU-13-95, with the condition that the
applicant supply an outdoor play space plan
and receive approval of the location of the
play space by the Planning Office.
Mr. Greiner made a motion, seconded .by Mr. Nischan, based on
testimony, evidence and the staff report, a copy of which is
attached hereto and made a part thereof, to recommend approval of
SLU-13-95 , New Jerusalem Church, 3000 W. Miller Road.
PLANNING BOARD ACTION on the motion was as follows :
Marshall Aye Nischan Aye
Ruge Aye Greiner Aye
LeBlanc Aye Goolsby Ave
On a roll call vote, there were: Ayes : 6; Nays : 0; SLU-13-95, New
Jerusalem Church, 3000 W. Miller Road, was recommended to be
APPROVED.
C . Z-14-95 , NE Corner of Cedar and Tisdale, "DM-
3" Residential and "D-1" Professional Office
Districts to "F" Commercial District
The applicant, Mr. Andy Yuen, proposes to
develop the property for use as a four (4 )
stall express automotive lube establishment.
The subject property is excess right-of-way
that was purchased by the state for the
widening of Cedar Street. The property
measures 120 ft. x 113 ft. and contains 13,560
sq. ft. of lot area.
The proposed rezoning conforms with the
commercial use of the Cedar Street land uses
in the area and will not adversely impact
traffic patterns, development patterns or the
environment. The site plan will have to be
modified and incorporate required parking
layout design standards and landscape
screening and buffering to protect the value
of the residential properties to the east.
Even though the property is recognized for its
previous residential use in the Master Plan,
it is unrealistic to expect the reuse of this
property for residential purposes .
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 7
Based upon the information from the public
hearing and the evaluation of the criteria for
evaluating special land use applications, the
staff recommends the subject parcels to be
rezoned from "D-1" Professional Office and
"DM-3" Residential to "F" Commercial, but
advises the petitioner to work with the Zoning
Administrator on the issues of access to
Tisdale Avenue, Handicapper Parking, Parking
Design and Dimensions, and Screening and
Buffering prior to Site Plan Review. The
petitioner may need to reduce the intensity of
the use in order to properly support the use
on this smaller site.
In committee, it was found, based on
testimony, evidence, and the staff report that
the proposed rezoning conforms with the
commercial use of the Cedar St. land uses in
the area and will not adversely impact traffic
patterns, development patterns or the
environment. The site plan will have to be
modified and incorporate required parking
layout design standards and landscape
screening and buffering to protect the value
of the residential properties to the east.
Even though the property is recognized for its
previous residential use in the Master Plan,
it is unrealistic to expect the reuse of this
property for residential purposes .
Procedurally, the Master Plan shall recognize
commercial use on this portion of Cedar Street
when the Southeast Area Comprehensive Plan is
updated.
In committee, it was moved, seconded and
carried unanimously (4-0) to approve Z-14-95,
NE Corner of Cedar and Tisdale, "DM-3"
Residential and "D-1" Professional Office
Districts to "F" Commercial District and
further recommended that the petitioner work
with the Zoning Administrator on issues of
access, parking design and buffering prior to
the Planning Board meeting September 19, 1995 .
Mr. Greiner made a motion, seconded by Ms . LeBlanc, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve Z-14-95, NE
Corner of Cedar and Tisdale, "DM-3" Residential and "D-l"
Professional Office Districts to "F" Commercial District with the
provision that the buffering and screening be properly done.
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 8
Mr. Ruge asked Mr. Ruff "Do you foresee an entrance onto Tisdale
with the new design?" Mr. Ruff said he did not see a problem with
the site and local traffic only onto Tisdale. "I would not cut off
access to Tisdale Street. It could operate, but it would be
cumbersome. "
Mr. Ruge asked if you could make a curb cut to encourage people to
take Cedar Street? Mr. Ruff said it would be a two-way curb cut,
but done in such a way as to discourage eastbound exiting traffic.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Greiner Aye LeBlanc Aye
Marshall Aye Goolsby Ave
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; Z-14-95, NE Corner of Cedar and Tisdale, "DM-3"
Residential and "D-1" Professional Office Districts to "F"
Commercial District, was recommended to be APPROVED.
d. Z-15-95, 608 and 612 N. Martin Luther King
Blvd. , "C" Residential District to "J" Parking
District
The applicant proposes to demolish the two
subject houses located at 608 and 612 N.
Martin Luther King Blvd. to create an
additional 14 parking spaces to accommodate a
proposed retail facility for the Rite Aid
Pharmacy to be located in the building at 1019
W. Saginaw.
The applicant wishes to rezone two residential
properties to the "J" Parking District to
create additional parking spaces for the
proposed Rite Aid Pharmacy. The proposal
would involve the renovation of the building
located at 1019 W. Saginaw and the demolition
of 1025 W. Saginaw and 608 and 612 N. M.L.
King Blvd. to clear the site for 43 parking
spaces .
This rezoning request is not unreasonable and
will not negatively impact vehicular or
pedestrian traffic or the environment. It
could also result in an aesthetic improvement
to the area if done properly. The
neighborhood, including abutting property
owners, are in favor of the entire Rite Aid
proposal, although they too have some
reservations that need to be addressed in the
site planning.
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 9
The basic problems with this rezoning are that
it is not in compliance with the Comprehensive
Plana and would be a commercial intrusion into
a residential area. The separation between
commercial and residential uses along the
south side of Saginaw Street is not consistent
now, and this rezoning would further compound
the problem.
There was considerable discussion at the
committee meeting about how this area could be
buffered so as to:
1 . protect the abutting property owners;
2 . be aesthetically attractive; and
3 . establish a specific line of demarcation
to discourage further commercial
intrusion into the residential area.
The applicant had rejected alternatives
involving the leasing of additional parking
from other commercial property owners in the
area, but they did indicate a willingness to
work through the site planning process to
eliminate our concerns .
With the understanding that additional
information would be presented by September
19, 1995, a motion was made in committee to
approve the zoning. The vote was : Ayes : 2;
Nays : 2 .
Mr. Greiner made a motion, seconded by Ms . LeBlanc, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to approve Z-15-95, 608
and 612 N. Martin Luther King Blvd. , "C" Residential District to
"J" Parking District.
Mr. Ruge asked if there is not enough parking on-site, will they
have to get a variance? Mr. Ruff said they can lease additional
parking in order to meet the code requirement. Actually, there are
three alternative: They ( 1) have the opportunity to lease parking
from any other commercially zoned property within 300 feet; (2 )
could reduce usable square footage in the building to meet 43
spaces; (3) could request a variance for the parking. They would
have to show they do not a" need ANY more than 43 spaces .
Mr. Ruge said he supported the proposal for several reasons . The
neighborhood supports it. The housing on M.L. King Boulevard is
not quality housing and never will be.
Mr. Greiner said he is against commercial intrusion into
residential areas, and he believes in having a specific line
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 10
between commercial and residential, but the arguments are
overwhelming in this case. "I like what Mr. Ruge said about the
housing; there is no other way. I am prepared to vote in favor. "
Ms . LeBlanc said "I agree with Mr. Ruge and Mr. Greiner. I do not
like intrusion into residential areas; however, in this case, the
commercial area on Saginaw is in need of this development to set
the pace. I am voting yes . "
Chairman Goolsby noted letters received this evening, one from the
Downtown Neighborhood Association addressed to the Planning Board
and signed by Penny Zago in support of the proposal, and one from
the Genesee Neighborhood signed by Donna Brockwell and Toni Marie
Miernik. These will be in the record.
Mr. Goolsby passed the gavel in order to comment. We have as a
board tried to adhere to boundary lines in the city in order not to
infringe into neighborhoods . This case is different; one reason is
the quality of the housing to be removed. Another reason is that
this line has already been infringed by the laundromat with the
parking lot that goes all the way from Saginaw through to Lapeer.
This project will be a boon to the area; it is appropriately
located across from St. Lawrence Hospital . "I will support it. "
PLANNING BOARD ACTION on the motion was as follows .
Ruge Aye Greiner Aye
LeBlanc Aye Marshall Aye
Nischan Nay Goolsby Aye
On a roll call vote, there were: Ayes : 5 ; Nays : 1 . The motion
failed to garner the required number of affirmative votes ( 6 ) , and
receives I NO RECOMMENDATION.
Z-15-95 , 608 and 612 N. Martin Luther King Blvd. , "C" Residential
District to "J" Parking District will be referred to the City
Council with no recommendation, but the letter to the mayor will
include all applicable information.
e. NCU-3-95, 1216 W. Ottawa St. , Class "A"
Nonconforming, Repair Fire-Damaged 3-Unit
Apartment House
Applicant proposes to restore fire damage to
this three unit nonconforming structure that
will exceed its allowance of 50 percent of the
precatastrophe fair market value of the
structure. The structure contains one
efficiency and two one bedroom dwelling units .
Staff found that this area contained a mix of
single, two-family and multiunit structures,
which were converted prior to the current
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 11
regulations . Further, the proposal did not
comply with the Master Plan and that the
parking was inadequate. The joint driveway
situation made the parking for three units
difficult and adversely impacting the adjacent
property. Staff recommends this request to
restore the property at 1216 W. Ottawa as a
three unit structure be denied and that the
property be restored only as a single family
home.
In committee it was found, based on testimony
and evidence and the staff report, that the
continued use of this property as a three-unit
apartment building was a detriment to the
preservation of the neighborhood and that
denial of the request would further accomplish
goals of reducing density to conform with the
zoning and land use designation of the
property and reducing the parking requirement
for the property.
In committee, it was moved, seconded and
carried unanimously to recommend denial of
NCU-3-95, 1216 W. Ottawa St. , Class "A"
Nonconforming, Repair Fire-Damaged 3-Unit
Apartment House; Yeas : 4; Nays : 0; committee
recommends denial .
Mr. Greiner made a motion, seconded by Ms . LeBlanc, based on
testimony, evidence, and the staff report, a copy of which is
attached hereto and made a part thereof, to recommend denial of
NCU-3-95, 1216 W. Ottawa St. , Class "A" Nonconforming, Repair Fire-
Damaged 3-Unit Apartment House.
PLANNING BOARD ACTION on the motion was as follows . An aye vote is
a vote to deny.
Greiner Aye LeBlanc Aye
Marshall Aye Nischan Aye
Ruge Aye Goolsby Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; NCU-3-95, 1216 W. Ottawa St. , Class "A" Nonconforming,
Repair Fire-Damaged 3-Unit Apartment House, was recommended to be
DENIED.
Mr. Ruff noted that this issue does not go to City Council .
SPECIAL MEETING of the Zoning and Ordinance
Committee to be held WEDNESDAY, SEPTEMBER 27, 1995,
Planning Office Conference Room, Second Floor,
Washington Square Annex to consider Z-9-94, 1500
Blk. E. Michigan.
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 12
Mr. Ruff informed the Zoning and Ordinance Committee members that
he will mail materials concerning Z-9-94 for review by the
committee; these materials will also be included in the Board
packet.
Next regularly scheduled meeting WEDNESDAY, October
11, 1995, at 4 p.m. , Planning Office Conference
Room, Second Floor, Washington Square Annex.
2 . Urban Development Committee, Mr. Ruge, Chair.
Next meeting TUESDAY, September 26 , 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex. Mr. Ruge observed that
the committee has two vacant seats . Mr. Goolsby
and Ms . LeBlanc indicated their willingness to
attend, to review six BWL well sites .
Ms . Love said Mr. Rieske is trying to set a meeting
between BWL and Parks to combine uses, parks and
well sites, and conserve land for private
development. If he can do this, we will meet; if
not, we will postpone until October 10 . (Mr. Ruge,
who will be away, will be unable to attend the
October 10 meeting. )
C. Executive Committee
The Executive Committee did not meet; it will meet
October 3, 1995 at 6 p.m. in the Planning Office
Conference Room to finish up the Rules and Procedures .
C. Report from Planning Manager, Ms . Love.
We received a copy of the opinion from Judge Hocking
regarding Z-2-93, a rezoning case recommended for denial;
the City Council also denied it, and the applicant filed
suit. Judge Hocking said the Planning Board and the City
Council were within their rights , it did not constitute
a taking, and the plaintiff was not entitled to
nonresidential use on residential property.
Jack Roberts, who wrote the brief, did an excellent job.
The Board of Water and Light received four proposals for
the reuse of the Ottawa power plant; two have been
selected for further study. They will make the final
selection on October 3, 1995 .
The BWL proposal for selling their main headquarters
building is before the Council Physical Development
Committee. The Committee was confused by the newspaper
article; they asked me what the Planning Board said
concerning sale of the building, which was that each
proposal should be taken in the order in which .it was
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 13
received, and secondly, that it should be sold to a
private developer. The recommendation did not mention
courts .
Discussion ensued concerning the misinformation and the
procedures for correction. Ms . Marshall said the
newspaper article reads like what somebody else wanted
the Board to have said, to support what they wanted to
do. Mr. Goolsby said we should discuss how to handle
this in the future. It should be corrected immediately.
Ms . Love volunteered to compose a letter of rebuttal and
pass it by Chairman Goolsby and the Executive Committee.
D. Pending Items : Future action required
1 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
held per continuance request)
b. 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; referred back to committee
041895)
C. SLU-11-95, 3016 Risdale Avenue, Addition onto
Existing AFC Facility (Staff held)
d. SLU-14-95, 223 S . Pennsylvania, Residential
Care Facility for up to ten male teenaged
youths (Committee held)
VI . NEW BUSINESS
Chairman Goolsby said Ms . Love received a letter regarding
what Congress did for satellite dish preemption. A
telecommunications bill is now in the Senate, but it is not
known whether or not the preemption clause will be taken out.
Unless the House provision is taken out in the Senate, we will
have no say about where cellular towers or satellite dishes
smaller than two meters are located. In the past we have been
able to do so. We should write a letter to Congress saying
not to preempt and to allow regulation by local units of
government. Some communities have said no to dishes and
poles; the other extreme is preemption. We have tried to take
the middle road. The letter should say allow regulation at
the local level, and drop the preemption.
Chairman Goolsby said the local units of government should be
able to regulate poles and dishes where it is appropriate to
do so. Mr. Ruge made a motion, seconded by Mr. Greiner, to
send a letter on behalf of the board as we have discussed. The
letter should be directed to the two. Michigan Senators,
PLANNING BOARD MINUTES SEPTEMBER 19 , 1995 - PAGE 14
Representative Dick Chrysler, the House Conference Committee,
and members of the committee or subcommittee that will be
considering this in the Senate. It is the Congress that we
have to convince. On a voice vote, the motion carried
unanimously, Ayes : 6; Nays : 0 .
Chairman Goolsby informed the Board of his new address,
200 N. Capitol Avenue, Lower Level, Suite 50, Phone 371-4144;
Fax: 371-4148 . Chairman Goolsby asked members to let him know
their preference regarding committee assignments .
Subcommittee elections will be held after the October 3,
meeting. Mr. Robinson' s Board nomination is scheduled at the
Committee of the Whole meeting Thursday; and his confirmation
will be on the City Council meeting on September 25, 1995 .
Mr. Ruge said he will be away for the October 10, 1995
meeting. Two or three people will be needed for the Urban
Development Committee meeting that day. Mr. Goolsby and Ms .
LeBlanc agreed to attend.
VII . COMMUNICATIONS
Chairman Goolsby noted letters received this evening
concerning Z-15-95, one from the Downtown Neighborhood
Association signed by Penny Zago in support, and one from the
Genesee Neighborhood signed by Donna Brockwell and Toni Marie
Miernik.
VIII . COMMENTS FROM CHAIRPERSON
IX. BOARD MEMBER COMMENTS
Ms . LeBlanc requested a revised list of Board members, and a
list of Planning Office employees and voice mail numbers .
X. ADJOURNMENT - was at 9 : 00 p.m.
Respectfully submitted ,
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn091995 a:\25
SLU-12-95
Martin Luther King Blvd. Triangle Property, Church
GENERAL INFORMATION
APPLICANT: Union Missionary Baptist Church
1020 W. Hillsdale
Lansing, MI 48915
STATUS OF APPLICANT: Contract of Sale
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Vacant
EXISTING ZONING: Mixed Zoning - "B" and "C"
Residential, "E-2" Local Shopping
District, "F" Commercial
PROPOSED ZONING: No Change
PROPERTY SIZE & SHAPE: Irregular triangle parcel ,
approximately 6 . 8 acres
SURROUNDING LAND USE: N: Single Family Residential
S: I-496 Interchange
E: One and Two-Family Residential
W: Single Family Residential
SURROUNDING ZONING: N: "Bit Residential
S : Highway ROW
E: licit Residential , " Fit
Commercial , "E-2 " Local
Shopping
W: "Bit Residential
MASTER PLAN DESIGNATION: The River Island Area Comprehensive
Plan designates this area for
Community facility.
Complies with the Seven Block
Development Area Plan.
CASE HISTORY: Ordinance # 811, City Council passed
an ordinance to provide for the
creation of the Seven Block
Neighborhood Development Area
3/26/90 - City Council passed
Ordinance #814 , an amendment to
#811, to establish the Citizens
PLANNING BOARD, PAGE 2 , SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
District Council which consisted of
seven ( 7) people from the Seven
Block area
8/2/93 - City Council adopted the
Seven Block Plan
The purpose of the Seven Block Plan is to revitalize the
neighborhood bounded by Allegan Street on the north, Butler
Blvd. on the east, St. Joseph Street on the south and the
southbound lanes of M.L. King Jr. Blvd on the west.
Revitalization will include the rehabilitation of several
homes, acquisition of several properties for a neighborhood
commercial center north of Kalamazoo and commercial
development along St. Joseph Street as well as the
construction of Union Missionary Baptist Church.
The Seven Block Development Area Plan also identified several
strategies to be undertaken in the development of this area.
Among those strategies, a community facilities strategy was
identified which included locating Union Missionary Baptist
Church with a 97 ,450 sq. ft. building containing a sanctuary
for 1, 650 persons with a family life center, gym classrooms
and office in the Dr. Martin Luther.King Jr. Blvd. "triangle" ,
constructed within four years of the time of purchase.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The petitioner is requesting a
special land use permit to construct
new church facilities in the
"triangle" property bounded by north
and southbound Martin Luther King,
Jr. Blvd. and St. Joseph Street.
The facilities are proposed to
include a sanctuary to seat 1 ,650
persons, classrooms, offices, a
family life center which will
contain an gymnasium and parking for
the church.
AGENCY RESPONSES
BWL: Electric Utility
No objections to Special Land Use
Permit. Any/all utilities easements
PLANNING BOARD, PAGE 3, SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
Water Utility
As soon as site utility plan is
complete copy to Water Technical
Support to start water service
project. Contact person: Terry
Robison 371-6494 .
Project Engineering
The BWL 30" water main (now under
construction) will run along the
south and east sides of this property
(see location on attached map) .
Contact person: Mark Witalec 371-
6058.
Building Safety: This project will be subject to
compliance with the Site Plan Review
provisions of the City of Lansing
Zoning Ordinance. The project is
also subject to the provisions of the
1994 Uniform Building Code. Contact
the Building Safety Office for
additional information concerning
permit acquisition.
Consumers Power: See attached for location of
Consumers Power gas main across the
subject property.
Development: Consistent with the Seven Block Plan
Police Dept: This new church should not pose any
problems for the Police Dept. Both
north and southbound M.L. King Blvd.
should handle any additional
traffic.
Public Service: See Attachment.
Trans . Engr. : This is an acceptable use of this
parcel . Final site plan comments
will be provided during the building
review process .
CITY of LANSING
INTEROFFICE COMMUNICATION •_;
c G �
TO: Do is M. Witherspoon, S _nior Plannpr DATE: 09.113/95
Bubjp-c R , 7- 1 -95 Union Mi GGi ovary Bapfii st h �rr_h _Tri anal a Property_
Attached are the comments from Public Service when this was a proposed
site plan in the fall of 1990 . Several things have changed, one being
that Hillsdale street has been vacated. The Board of Water & Light is
constructing a 30" water main to connect the townships to the west of the
City. This water main will be going down the old Hillsdale right of way.
No permanent structures can be constructed over the utilities in this
right of way.
The site ' s storm water could drain to either the State ' s system or the
City ' s . Storm water detention will be required either way and the
appropriate agency will review the storm design.
All curb and drive approach work will require a MDOT permit .
If you have any further questions , please feel free to contact me.
oF..L
CITY Of LANSING
INTEROFFICE COMMUNICATION
TO: Eleanor Love , Senior Planner, Planning Div. DATE: 11-5-90
FROM: Jon Dowling , Prin. Eng . , Public Service , Engineering
\1 �
TENTATIVE SITE PLAN - UNION MISSIONARY BAPTIST CHURCH
SUBJECT: MARTIN LUTHER KING JR. BLVD/LOGAN AT ST. JOE 4362 )
The sketch submitted is not adequate for the Engineering
Division to appropriately evaluate. The Engineering Division
requires the following data for the review of site plans .
A) Site plans (no smaller than 1"=100' ) showing the existing
conditions , proposed work, boundary line survey with legal
description of the site , and all utilities adjacent to or
crossing the site .
B) A topographic map showing both existing and proposed
contours with a maximum contour interval of five feet .
Also showing the drainage of the site with the contours .
C ) The storm system for the site shall be designed such that
the maximum allowable runoff shall not exceed a 10-year,
30-minute storm runoff at residential rate . The site shall
be designed to detain all runoff which exceeds the maximum
allowed runoff up to a 30-year storm occurrence .
D) Sanitary sewer service location, material , and size for the
site shall be shown and dimensioned.
E) A soil erosion and sedimentation control plan and permit
will be required to develop the site .
F) All details for structures for the storm and sanitary sewer
system and the sidewalk construction shall conform to the
City of Lansing standards .
G) Any connection fees to the sewer syscem shall be determined
during the final site plan review.
Further comments specific to this site are :
1 ) The sanitary sewer in Hillsdale Street is going to remain
as of this time and the street right of way will have to
Eleanor Love , Sr. Planner
11-05-90
Page 2�
become an easement for the sewer if the City Council
vacates Hillsdale St . No permanent structures shall be
constructed over the sanitary sewer.
2 ) All drive openings onto Martin Luther King Jr. Blvd/Logan
St . will require a MDOT permit . The application is made
with the Public Service Department .
3 ) The storm sewer in Hillsdale is a possible connection point
for the site ' s storm system. The easement described in
section 1 ) will be required to cover the storm as well as
the sanitary sewer.
mhp
PLANNING BOARD, PAGE 4, SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
ANALYSIS
Evaluation
Section 1282 . 03( f) ( 1) -(9 ) sets forth the criteria which must
be used to evaluate a Special Land Use permit request. The
criteria and evaluation are as follows .
1 . COMPATIBILITY WITH USE ON ADJACENT PROPERTIES
The adjacent properties are essentially residential in
character. The proposed church is being located in the
"triangle" , which is west of its present location. Although
the vacant land consist of a mix of zoning, the construction
of the church appears to be located in that area which is
zoned "B" Residential . Churches are a use permitted in the
"B" Residential District with a special land use permit.
2 . CHANGE IN THE ESSENTIAL CHARACTER OF THE AREA
The character of the area consist of predominately
residential uses and is located in the "Seven Block Area" .
The construction of a church will not change the character of
the area since the church is already located in the
neighborhood and building across the street (west) of their
current facility.
3 . INTERFERENCE WITH GENERAL ENJOYMENT OF ADJACENT
PROPERTIES
The proposed church will be located just west of their
present location and is primarily surrounded by residential
uses. The proposed construction of this church which includes
a family center and gymnasium will have no interference with
the general enjoyment of the adjacent properties .
4 . IMPROVEMENT TO PROPERTY AND SURROUNDING AREA
The site of the proposed church will have no negative
impact on the surrounding area in general . The construction
of a church will be an improvement to the surrounding area.
The entire area of the Seven Block encompasses 28 . 76 acres of
land area, including the "triangle", and is proposed for
rehabilitation and development which will be an improvement to
the neighborhood.
PLANNING BOARD, PAGE 5, SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
5 . ENVIRONMENTAL IMPACTS
The environment will be interrupted for a short period of
time during construction. As with any type of construction,
there will be an increase in noise, dust and other factors
associated with construction during this time period. The
construction of a church facility should not be hazardous to
adjacent properties or involve uses, activities, materials or
equipment which are detrimental to the health, safety and
welfare of persons or property through the excessive
production of traffic, noise, smoke, odor fumes or glare.
6 . IMPACT ON PUBLIC SERVICES
The site plan shows that there are water, sewer and gas
facilities . The Board of Water and Light has indicated that
any/all utilities easements will be retained and a 30" water
main (under construction) will run along the south and east
sides of the property.
7 . IMPACT ON UTILITIES
There should be no excessive impact on utilities since
there are existing or proposed public services and facilities .
8. COMPLIANCE WITH THE MASTER PLAN
The River Island Area Comprehensive Plan designates this area
for community facility. The construction of the church in the
"triangle" complies with the Seven Block Development Area Plan
(adopted by City Council on August 2, 1993) . Section
1284 . 04 (b) of the Zoning Code requires churches in the "B"
Residential District to be located on a lot that abuts a
collector, principal arterial or minor arterial on more than
two acres of land. The special land use is consistent with
the intent and purpose of the zoning code.
9 . COMPLIANCE WITH ZONING DISTRICT REGULATIONS
The Special Land Use meets the dimensional requirements
in the "B" Residential District. There is approximately 6 . 8
acres of land on an irregular shaped triangle. The proposed
church will have a total seating capacity in the sanctuary,
including the choir loft of 1,816 . Section 1284 . 13(b) ( 1) of
the Zoning Code requires churches to provide one on-site
parking space for each three seats or six linear feet of pew
PLANNING BOARD, PAGE 6, SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
feet of pews . Based on that information, the church will need
454 parking spaces . The site plan shows that there are 419
parking spaces including the 4 spaces for the buses . An
additional 35 parking spaces will be needed as well as parking
provisions for the handicapped. However, if the bus parking
spaces are striped for cars, the plan could be modified to
make an additional 15 parking spaces . Even though the site
plan shows fewer parking spaces striped than required,
reducing the about of greenspace (not desired) will allow
additional parking spaces . This site plan submitted is
preliminary, a final site plan should show the maximum amount
of parking without significantly decreasing greenspace as well
as providing for handicapped accessible parking spaces .
In terms of meeting the required number of parking spaces, the
site plan could be modified to accommodate the additional
required spaces or the church will need to submit an
application to the Board of Zoning Appeals for a parking
variance.
SUMMARY
The proposed special land use is designed to be constructed,
and operated in a manner harmonious with the character of
adjacent property and surrounding uses.
The proposed special land use will not change the essential
character of the surrounding area.
The proposed special land use will not interfere with the
general enjoyment of adjacent property.
The proposed special land should not have any negative impacts
on the surrounding area.
The proposed special land use will_ not be hazardous to
adjacent properties or involve uses, activities, materials or
equipment which are detrimental to the health, safety and
welfare of persons or property through excessive production of
traffic, noise, smoke, odor, fumes or glare.
The proposed special land use can be adequately served by
public services and facilities .
The proposed special land use should not place any additional
demands on public services and facilities .
The proposed special land use is consistent with the intent
and purpose of the zoning code.
PLANNING BOARD, PAGE 7 , SLU-12-95
Martin Luther King Jr. , Blvd. Triangle Property, Church
The proposed special land use is consistent with the intent
and purpose of the zoning code.
The proposed special land use meets the dimensional
requirements of the "B" Residential District. However, based
on the site preliminary site plan, the church will need an
additional 35 on-site parking spaces . A final site plan
should show the maximum amount of parking without decreasing
greenspace as well as providing for handicapped accessible
parking spaces .
RECOMMENDATION
Staff recommends approval of the special land use permit for
the construction of Union Missionary Baptist Church located in
the "triangle" bounded by northbound and southbound by Martin
Luther King, Jr. Blvd.
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SLU-12-95
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SLU-13-95
3000 W. Miller Road
New Jerusalem Church Child Care Facility
GENERAL INFORMATION
APPLICANT: Charles E. Bicy
3000 W. Miller Road
Lansing, MI 48911-4531
STATUS OF APPLICANT : Pastor, New Jerusalem Church
REQUESTED ACTION: Special Land Use Permit for operation of
Child Care Facility in existing Church
building.
EXISTING LAND USE : Church
EXISTING ZONING: "A" and "C" Residential Districts
PROPOSED ZONING: No Change
PROPERTY SIZE & SHAPE: 404' x 2971 ; approximately 4 . 3 acres
SURROUNDING LAND USE: N: Single family residential
S : Public Utility & Commercial
Development
E : Single family residential
W: Single family residential
SURROUNDING ZONING: N: "A" Single Family Residential
S : "A" Single Family Residential and
"G-2" Wholesale District
E : "A" Single Family Residential
W: "A" Single Family Residential
MASTER PLAN DESIGNATION: The Southwest Area Comprehensive
Development Plan, Proposed Land Use to
1990 designates the vicinity of this site
for low density residential development
and open space/public facilities to the
south.
CASE HISTORY: The original Church building on this site
was constructed in 1967 prior to the
requirement for a special land use
permit . A major expansion of the
building and grounds was approved by SLU-
19-90 . The site is greater than two
acres in size and is located on a street
with an arterial or collector
classification.
PLANNING BOARD PAGE 2
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL : The applicant proposes to operate a child
care facility for up to 50 children.
Hours of operation are proposed from
6 : 00 am to 6: 00 pm.
AGENCY RESPONSES :
Board of Water & Light : No comments or objections .
Building Safety: Child care facilities are regulated by
the Building Safety Office . Construction
drawings sealed by an architect or
engineer may be required to determine
compliance with applicable building code
requirements, Contact the Building
Safety Office for additional information.
Transportation: The proposal is generally acceptable.
Final plan comments will be provided
during the building plan review process .
DESCRIPTION OF THE SITE :
The site is presently a fully developed Church facility complete
with, or planned for, over 30, 000 square feet of buildings with
associated parking, driveway and circulation areas .
It is located on the north side of Miller Road, which is classified
as a Collector Street by the Southwest Area Comprehensive Plan.
ANALYSIS
Special Land Use
Section 1282 . 03 (f) (1) - (9) sets forth the criteria which must be
used to evaluate a Special Land Use permit request . The criteria
and evaluation are summarized as follows .
1 . Compatibility with Use on Adjacent Properties
Staff foresees no potential problems of incompatibility with
adjacent properties . The use of the existing Church facilities
during the week should not impact adjacent properties any more than
use of Church facilities on Sunday morning.
2 . Change in the Essential Character of the Area
The applicant is not proposing to construct any new facilities
except developing a outdoor play ground. This should not create
any negative change in the essential character of the area .
PLANNING BOARD PAGE 3
3 . Interference with General Enjoyment of Adjacent Properties
Staff has no reason to believe that the proposed child care will
create any interference with the general enjoyment of adjacent
properties .
4 . Improvement to Property and Surrounding Area
No significant improvements are planned.
5 . Environmental Impacts/Impact on Public Services
No impact is anticipated beyond a small increase in traffic during
the morning and evening peak hours; this impact is only significant
when its contribution to the cumulative effect of development along
Miller Road is considered.
6. Impact on Utilities
None anticipated.
7 . Compliance with the Master Plan
The Master Plan designates this area for residential development at
7+ units per acre and parks/open space in the vicinity. The
proposed child care facility is not inconsistent with these uses .
8 . Compliance with Zoning District Regulations
The property has a valid Special Land Use Permit for operation of
the present Church facilities; this includes all lot area, off
street parking, and building setback requirements, including its
location on a designated collector street . The proposed child care
facility will only need to properly develop the required outdoor
play space for which the subject property provides adequate space.
SUMMARY
The Special Land Use is requested to permit utilization of existing
Church facilities for an child care facility for a maximum of 50
children. The proposed child care facility will meet the
evaluation criteria for Special Land Uses (§1282 . 03) . Development
of "outdoor play space" on the extensive Church grounds is the only
exterior improvement necessary to the site.
RECOMMENDATION
Staff recommends approval with the condition that plans for
development of the "out door play space" be reviewed under the site
plan review process .
NORTH
SLU-13-95 3000 W. Miller Road
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SUP 13-95 3000 W. Miller Road
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Z- 14 -95
NE Corner of S. Cedar Street and Tisdale
"DM-3" Res. and "D-1" Prof. Office to "F" Commercial
GENERAL INFORMATION
APPLICANT: Mr. Andy Yuen
319 S . Howe Street
Lansing, MI 48912 -4613
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Re-Zone the property located at 2343 S .
Cedar Street from "D- 1" Professional
Office and the property located at 2339 &
2325 S . Cedar Street from "DM-3 "
Residential Districts to "F" Commercial
District.
EXISTING LAND USE: Vacant, excess Right of Way was purchased
for Cedar St. Widening Project
EXISTING ZONING: South 1/3 : "D- 1" Professional Office
North 2/3 : "DM-3" Residential
PROPOSED ZONING: "F" Commercial
PROPERTY SIZE & SHAPE: All 3 lots are 40 ' X 113 ' (4, 520 sq. ft. )
13 , 560 sq. ft . combined total
SURROUNDING LAND USE: N: Parking & Office (Accountant)
S : Commercial (Dry Cleaner)
E: Residential
W: Vacant Commercial & Restaurant/Bar
SURROUNDING ZONING: N: "J" Parking & "D- 1" Prof . Office
S : "G-2" Wholesale
E: "B" Residential
W: "F" Commercial
MASTER PLAN DESIG. : The South East Area Plan designates this
area for low density residential
development (0-7 units/acre) recognizing
the previous residential use of this
block.
ZNG-0014-95 2325, 2339 & 2343 S. Cedar Paqe 2
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The developer proposes to develop property for use as
a four (4) stall express automotive lube.
AGENCY RESPONSES
Board of Water and Light No objections or comments .
Public Service Dept . No response.
Code Compliance No response.
Police Department This new business should not pose
any problems for the Police
Department .
Building Safety Office: Demolition permit will be required
for the existing structure on site.
Permits will be issued only to
licensed demolition contractors* .
The project is subject to compliance
with the requirements of the Lansing
Uniform Building Code as well as the
site plan review procedure
administered by the Building Safety
office. contact a Building Safety
Office representative for additional
informant. (*Note: The demolition
comment by this office is not
applicable to this vacant site) .
Consumers Power Company: No response.
MDOT: No response.
Transportation Eng. : This project is generally
acceptable. Final site plan
comments will be provided during the
building review process . Design
should minimize the traffic impacts
on Tisdale.
Assessor: No response.
ZNG-0014-95 2325, 2339 & 2343 S. Cedar Page 3
Development Office: No Comment .
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The proposed express lube is compatible with surrounding commercial
land use on S . Cedar Street. This includes a accounting office to
the north, dry cleaner to the south, and vacant commercial and
restaurant/bar to the west. Property to the East is single family
residential . Proposed business hours are 7 : 30 am to 6 : 30 pm and
therefor should prove to have a minimal impact upon adjacent
residential properties . Sufficient landscape must be utilized to
minimize negative impacts to these properties .
COMPLIANCE WITH MASTER PLAN
The proposed express lube does not comply with the South East Area
Plan which designates this area for low density residential
development (0- 7 units/acre) recognizing the previous residential
use of this block. However, it is unlikely that any property
located upon S . Cedar Street within the City of Lansing will
develop as a residential use since the acquisition of additional
right-of-way by the Michigan Department of Transportation.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The site plan shows spaces for 11 vehicles , which is the minimum
number required by Section 1284 . 13 (c) of the Zoning Code.
However, Section 1284 . 12 requires the inclusion of Handicapper
spaces and Section 1284 . 16 sets minimum Design and Dimension
requirements . The proposed site plan meets neither of these
requirements. It is questionable that this site could meet all of
these requirements at the proposed intensity of use as well as
provide for the appropriate space for buffering.
Additionally, Tisdale Avenue is a local residential street . The
site plan as currently proposed depicts the curb-cut on Tisdale
identical to the one proposed on S . Cedar Street. This should be
altered to minimize the use of Tisdale Avenue by this commercial
site.
ENVIRONMENTAL IMPACT
No negative environmental impacts are anticipated. The former use
of this site was residential , but the site contains backfill which
may not have adequate bearing capacity for the proposed use .
These and any other environmental concerns such as run-off will be
addressed in the Site Plan Review process .
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
The proposed development at this intersection should not have a
negative impact on patterns of development along S. Cedar Avenue if
well designed and landscaped. It ' s effect on adjacent residential
ZNG-0014-95 2325, 2339 & 2343 S. Cedar Page 4
property on Tisdale will be directly related to the quality and
content of the screening and buffering to be provided.
RECOMMENDATION
Staff recommends the subject parcels to be rezoned from "D- 1"
Professional Office and "DM- 3" Residential to "F" Commercial , but
advises the petitioner to work with the zoning Administrator on the
issues of access to Tisdale Avenue, Handicapper Parking, Parking
Design and Dimensions , and Screening and Buffering prior to Site
Plan Review. The petitioner may need to reduce the intensity of
the use in order to properly support the use on this smaller site.
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608 and 612 N. Martin Luther Ring Blvd.
"C" Residential District to I'J" Parking District
GENERAL INFORMATION
APPLICANT: V. P. Investments
106 S. Allegan, Ste. 114
Lansing, MI 48933-1701
STATUS OF APPLICANT: Option to Buy
REQUESTED ACTION: Rezone to the "J" Parking District
EXISTING LAND USE: Residential
EXISTING ZONING: "C" Residential
PROPOSED ZONING: "J" Parking District
PROPERTY SIZE & SHAPE: Two residential parcels
which together measure 74 ' X 63 '
(4, 677 square feet)
SURROUNDING LAND USE: N: Commercial
S: Residential
E: Residential
W: Residential
SURROUNDING ZONING: N: "F" Commercial
S: "C" Residential
E: "C" Residential
W: "B" Residential
MASTER PLAN DESIGNATION: The River Island Plan Amendment
designates this area for low density
residential land use.
CASE HISTORY: Property was annexed into the City
in 1859. The two houses to be
demolished were both built in 1915.
Both houses have been "green tagged"
by the City's Code Compliance
Office.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: Applicant proposes to demolish the
two subject houses to create an
additional 14 parking spaces to
accommodate a proposed retail
facility for the Rite Aid Pharmacy
to be located in the building at
1019 W. Saginaw.
AGENCY RESPONSES:
Fire Marshal: Approved.
Ameritech: None.
Development Office: Encroachment into residential area.
CDBG investment around site through
GLHC. Any alternative in already
established commercial area.
BACKGROUND
The applicant wishes to rezone two residential properties to
the "J" Parking District to create additional parking spaces
for the proposed Rite Aid Pharmacy. The proposal would
involve the renovation of the building located at 1019 W.
Saginaw and the demolition of 1025 W. Saginaw and 608 and 610
N. King Blvd. to clear the site for 43 parking spaces. (See
Attachment #1)
COMPATIBILITY WITH SURROUNDING LAND USE
The parcels are located in the block bounded by W. Saginaw, N.
M. L. King Blvd. , Lapeer and Butler Blvd. The subject
parcels, which front onto King Blvd. have residential
properties to the east, south, and west. The north half of
the block is zoned and developed commercially. The south half
of the block is primarily zoned and developed residentially
("C" Residential) . The south half of the parcel to the east of
the 1019 W. Saginaw building, however, is zoned "J" Parking
and cuts through the block to Lapeer Street (See Attachment
#2)
The relationship of commercial adjacent to residential land
use in this 900 and 1000 block of W. Saginaw is not as clearly
separated on the south side of Saginaw as it is on the north
side. A public alley and public parking lot separates the
commercial area on the north side from residential uses,
whereas only a weak fencing separation exists on the south
side of Saginaw between the residential and nonresidential
uses.
The rezoning of these additional parcels for nonresidential
uses will further weaken and blur the distinction between the
residential and nonresidential areas.
COMPLIANCE WITH MASTER PLAN
The Amendment to the River Island Comprehensive Plan, adopted
in 1986, identifies the W. Saginaw Commercial District as one
of its commercial areas (See Attachment #4) . It identifies
the properties fronting onto Saginaw Street for commercial
development. Properties in the south half of the block
bounded by Saginaw, Lapeer, Butler and N. King Blvd. are
identified as low to moderate density residential development
(0-14 du/acre) . This proposal to rezone properties in this
south half of the block is therefore not in compliance with
the Plan.
Problems that were mentioned in the Amendment to the River
Island Comprehensive Plan specific to this area were:
1. lack of a local grocery store and a hardware store
to service the neighborhood.
2 . Parking and interior circulation behind the
buildings on the south side of the street needs
improvement.
The strategy to address these problems was to redesign and
unify or consolidate existing parking and circulation patterns
on the south side of the commercial strip and to seek
cooperation of the property owners to do so.
A problem was also identified regarding the poor design of
commercial buildings. The Plan gave a strategy of
implementing a proposed west Saginaw commercial area
improvement plan. Though this proposal was never implemented,
a group of neighborhood residents and merchants are beginning
to meet to cover a variety of issues concerning this general
area.
The Plan proposes the following for the W. Saginaw Commercial
District:
1. Explore the need for a local grocery store and
hardware store in this area.
2 . Unify the existing parking and circulation pattern
behind the businesses on the south side of Saginaw.
3 . Conduct a truck traffic circulation study centered
around the businesses.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The impact on vehicular and pedestrian traffic will be more
closely reviewed at the site plan review stage. Some
improvements to existing conditions will result from this
development with a reduction in width and number of curb cuts.
(See Attachment #3) .
The subject parcels to be rezoned, according to the applicant,
will be primarily used for employee parking, which will be
approximately 10-16 people, 10 full time and 6 part time
employees. No drive-up window is proposed with this
development.
The number of parking spaces shown on the site plan falls
approximately 15 spaces short of the minimum number of spaces
required by code which is 58 spaces. This figure is based on
8 , 760 square feet of usable square feet of floor area in this
11, 680 square foot building.
The applicant has indicated that parking leased from nearby
property owners would not be favorable to the financing of
this project.
It would appear that rezoning the subject parcels would
increase the amount of available parking, but would still be
insufficient according to code requirements.
ENVIRONMENTAL IMPACT
The zoning of the residential property to the "J" Parking
District should not negatively impact the environment .
Some improvements to the overall corner should result from
this development if well landscaped and maintained. A ground
pole sign is proposed at the corner. The applicant has
indicated that no signage will be placed on the two rezoned
parcels.
Concern was expressed at the public hearing about the lack of
greenspace and landscaping. Several people said they wanted
landscaping on site, and more specifically wanted trees as
opposed to shrubs. A masonry wall between the parking area
and adjacent housing was requested to better screen and buffer
commercial from adjacent residential development.
The applicant indicated that the hours of operation will be 9-
9pm Monday through Saturday and 9 to 5pm on Sunday.
Some of the neighbors said they wanted good security lighting
of the parking area.
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
Staff views this zoning request to be an encroachment of
commercial development into a residential area. The two
properties, however, front onto a major street on the "edge"
of the Downtown Neighborhood (more specifically the Genesee
Street Neighborhood) . Nearby residents have expressed their
support of this rezoning request and feel that it will set a
positive tone for development along this West Saginaw
commercial strip. Staff generally supports the overall
development proposal, but believes this rezoning request to be
an encroachment into a residentially zoned area that may lead
to speculation for redevelopment of other residential
properties in the area, whether for additional parking for
this development, or for some other type of more intense
development.
OTHER
A meeting with several neighborhood residents and the
developer was held on August 31, 1995 to discuss the proposed
development and the requested rezoning. Though no site plan
or building elevations were reviewed at the meeting, people in
attendance discussed the proposal, endorsed the start-up of
the Rite Aid at the proposed location, but expressed concerns
that generally relate to the operation of the business at this
location. Many of these same concerns were expressed at the
public hearing held September 6, 1995 that relate to liquor
sales, outdoor public phones, and landscaping.
SUMMARY
This request to rezone the property from the "C" Residential
to the "J" Parking District is reasonable and will not
negatively impact vehicular or pedestrian traffic, or the
environment. Staff recommends various site improvements to be
agreed upon during the site plan review process to better
establish a clear separation between commercial patterns of
development and the adjacent residential development.
Staff understands that rezoning of these parcels is seen as a
step toward creating viable economic development in the
neighborhood strip area. Staff believes that this rezoning
could be granted only if a specific line of demarcation is
established so as to discourage further nonresidential
intrusion into the residential neighborhood. Staff further
believes that the proposal would be a positive aesthetic
improvement both to the residential and nonresidential uses.
However, the rezoning is not in compliance with the
Comprehensive Plan nor does it create a clear separation
between residential and nonresidential uses. In fact, it
further blurs any such separation.
RECOMMENDATION
Staff recommends denial of the rezoning petition as filed and
further recommends that the petitioner investigate leasing of
existing parking in the immediate area which will fulfill his
need for staff parking.
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One correction: P. 26, Pftrk#nq PLANNING Board's "Rules and Objectives for the Twenty-First Century," APPROVED 091995
TO CLERK 091995
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers
Tenth Floor, Lansing City Hall =� ;
124 West Michigan Avenue
WEDNESDAY, SEPTEMBER 6, 1995 ►-' c.,.�
I . OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 34 p.m.
A. Roll Call . Present: Goolsby, Greiner, LeBlanc,
Marshall, Nischan, Ruge; six members present, (two
vacancies) . Ex officio Councilmembers Jones and Lilly--
not in attendance.
B. Excused Absences .
C. Planning Manager Eleanor K. Love introduced Planning
staff present: James A. Ruff, Zoning Administrator,
Louise H. Christian, Planning Board Secretary, and Steve
Hayward, Planner.
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, September 13,
1995 at 4 p.m. in the Planning Conference Room.
A. SLU-11-95 , 3016 Risdale Avenue, Addition onto Existing
AFC Facility
Mr. Ruff presented the case, a request by Patti L.
Holland for a special land use permit to increase the
capacity of an adult foster care home from 9 persons to
12 persons . The applicant proposes to construct a 24 ft.
x 38 ft. addition onto the front of the present
residential care facility at 3016 Risdale Avenue. The
property, zoned "A" Residential, measures 65 ft. x 250
ft. In 1988, the applicant applied for a special land
use permit to house 12 senior adults in a licensed adult
foster care home for 12 or less (SLU-13-88) . This
request was denied by Lansing City Council in April,
1989 . In June 1991, the applicant applied for an SLU to
expand from 6 to 9 (SLU-13-91) , which was approved by
City Council in December 1991 with conditions .
Mr. Ruge asked how far is the house from sidewalk? Mr.
Ruff said at present the house is set 79 ft. back from
the front property line. The 38 ft. front addition would
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 2
give it a 41 ft. front yard setback, comparable to nearby
houses .
JOHN GORMLEY, 404 S . ROSEMARY #2, LANSING, ON BEHALF OF
PETITIONER PATTI L. HOLLAND. (Distributed issue paper. )
Chapter 1248 . 04 ( f) has three requirements; Chapter
1282 . 02 (f) nine subrequirements . The addition will be in
harmony with the surrounding area. Only three residents
of the nine actually leave the area; six stay indoors .
The second issue is the change in the essential
characteristics of the area, none with nine or twelve.
Third is general interference with enjoyment of adjacent
properties; there will be no interference. Regarding
improvement to the property and surrounding area, Mrs .
Holland has built a privacy fence; the other property has
landscaping so that you can't even see a person on the
porch. Regarding impact on environmental features, there
would be no impact with 12 elderly people; regarding
impact on public services, no impact. There would be no
impact on public utilities; they are adequate. CATA stop
is located one block away. Concerning compliance with
the Master Plan, the Master Plan generally regards foster
care facilities as compatible with the residential area,
providing none of the other requirements is a problem.
The last issue is compliance with zoning regulations
issue. You can't build unless you meet the zoning
requirements, and the proposed addition does . We request
you grant the special- land use.
Mr. Ruge asked how this proposal differs from the
proposal which was denied in 19887 Mr. Gormley said in
1988 no addition was proposed to the site; she was
operating at 6 and wanted to go to 12 . She has been
operating since 1991 with 9 people and has established a
track record with the neighborhood. About the setbacks,
her house will be 6 ft. farther back than the surrounding
houses, even with the addition to the front.
Ms . LeBlanc asked if there would be live-in staff, and
where would their bedrooms be, and about parking. Mr.
Gormley mentioned the diagram with a staff room at the
front of the house where staff could possibly live in.
Staff, 5 people including Ms . Holland, work there 24
hours a day, 7 days a week, on split shifts . Staff is
present overnight, but not actually living there. There
is parking space on the driveway for 4 people on one side
of the home; additionally there is street parking. Of
the staff, two employees plus Ms . Holland drive. There
is generally one or no cars there; sometimes two. Only
three or four residents generally have visitors . While
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 3
parking has not been a problem, there is room for
expansion to the back if necessary.
Mr. Ruge asked if the basement is used; Ms . Holland said
currently we are not allowed to use the basement.
JUDY BOICE, 3101 RISDALE. The house, originally a small
three-bedroom home, has had one addition; this request is
for a second addition. In 1991, one issue was protecting
the elderly from insects or vermin coming into the house
by having door and window screens in place. At 6 p.m.
this evening, the front door to the facility was wide
open, no screen or anything. Also, in 1991, when she
requested a building permit, the construction in the
basement had already begun. She had done the work, and
she was stopped. That may be a reason why she is not
allowed to use the basement; I don't know. It is fairly
quiet, though there are many ambulance calls to the
residence. In the past, she has ignored issues the
Council and the Planning Board said she must comply with,
but the people do need to be protected. You need to be
aware of these issues .
Referred to Zoning and Ordinance Committee.
B. SLU-12-95 Martin Luther King Blvd. Triangle Property,
Church
This request, by Union Missionary Baptist Church, is for
a special land use permit for property commonly known as
the Triangle parcel, to construct a church and church
facilities . The property has been purchased through the
state of Michigan for expansion of M.L. King Boulevard.
The River Island Area Comprehensive Plan designates this
area for community facility, and it also complies with
the Seven Block Development Plan.
The church would have a sanctuary accommodating 1650
persons and a family life center with a gymnasium,
classrooms, and offices . The site would be developed
with parking and landscaping. Hillsdale Street would be
closed off between northbound and southbound M.L. King.
Mr. Ruge asked if Hillsdale Street would have to be
vacated; Mr. Ruff said it has already been vacated.
BOBBY BRUNER, CHAIRMAN OF DEACONS, UNION MISSIONARY
BAPTIST CHURCH, 4717 GULL ROAD #42, LANSING, on behalf of
our pastor, Melvin T. Jones, who is absent. The project,
the church' s vision and dream, was initiated in 1990, as
a result of negotiations with the Planning Office, State
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 4
of Michigan, MDOT officials, architects, construction
firms and others . The proposal is for Union Missionary
Baptist Church to purchase from the City of Lansing the
Triangle parcel, an eight-acre site, to construct a
church facility. It will include a sanctuary seating
1650 persons, classrooms and offices, chapel, family life
center with gymnasium, plus parking. The scale model
shows what the facilities will look like. Our pastor and
church officials signed the offer to purchase and
contract of sale for the Triangle on June 9, 1995 . The
City of Lansing will purchase the property from the State
of Michigan; Union will purchase from the City. We
anticipate ground-breaking to coincide with our eighty-
sixth year anniversary in October, 1995 . We now await
the City' s approval of the special land use permit.
Mr. Ruge asked do you plan to build this in stages, or
all at once?
JONATHAN WATTS, 4615 W. MICHIGAN AVENUE, LANSING. We
envision constructing all in one stage, but if there is
some problem along the way, we are prepared to build in
stages . The sanctuary would be the first stage, then the
family life center. We don't envision problems .
Referred to Zoning and Ordinance Committee.
C. SLU-13-95 , 3000 W. Miller Road, Child Care Facility
Mr. Ruff presented the case, a request by Rev. Charles E .
Bicy, pastor of New Jerusalem Church, 3000 W. Miller
Road, for a special land use permit to operate a child
care facility for approximately 50 children aged 6 weeks
to 4 years in the existing church building. The property
contains approximately four acres . The original church
was constructed in 1967 with major expansion in 1990 .
Ms . LeBlanc asked if there is adequate green space; Mr.
Ruff said there is adequate lot area for play space.
MILDRED WILSON, 1623 PEPPER TREE LANE, LANSING
REPRESENTING REV. BICY who cannot be here because his
father died this week. I am the Director of Child
Development and Education. There is adequate land for
play space. We follow the guidelines from the Michigan
Department of Social Services . We don't anticipate any
problems .
Mr. Ruff asked if the courtyard between the sanctuary and
one of the major additions will be used as additional
outdoor green space for the child care facility?
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 5
Ms . Wilson said no, numerous air conditioner units are
located there. We will be using another space.
Referred to Zoning and Ordinance Committee.
D. SLU-14-95, 223 S. Pennsylvania, Residential Care Facility
for up to ten male teenaged youths .
Mr. Ruff presented the case, a request for a residential
care facility at 223 S. Pennsylvania, by Highfields, Inc.
and Joe and Cliftine Bunkley for a maximum of ten male
teenaged youths . The property, 66 ft. x 165 ft. , is
zoned "DM-3" Residential and contains a vacant single
family residential structure. The packet contains
information regarding Highfields, Inc. , a list of
proposed improvements to the property, a map and site
plan. The house contains approximately 1, 920 square
feet. Eight teenagers would be housed, plus two beds
open and available to accommodate emergency placements .
CLIFTINE BUNKLEY, 5207 RENEE, LANSING, here in support of
the proposed group home at 223 S . Pennsylvania. We want
to take juvenile delinquents and help them become
positive adults . We have attended ABC Neighborhood Watch
meetings, participated in an open forum to address
neighbors ' questions; had an open house to answer
questions and address concerns . We conducted tours of
the house and received over 45 letters of support. We
want to be a contributing factor in the neighborhood.
Mr. Ruge asked about the 45 letters of support; are they
from people in the neighborhood; Ms . Bunkley said yes .
It consists of four neighborhood watch groups, Sparrow,
ABC, Green Oaks and ENO. We submitted a complete list.
CARL LATONA, PRESIDENT OF HIGHFIELDS, WITH OFFICES AT 530
IONIA, LANSING. You have a packet submitted just before
the meeting. Mr. and Mrs . Bunkley approached us last
October, and we went to ABC and asked them to arrange a
meeting. They did, and the meeting was conducted by the
Neighborhood Center and their staff. About 50 people
attended, and a number of concerns were raised and
answered. I would like to speak to the nine issues
related to the questions of the Planning Board and also
speak to the competency of our organization to
participate in this venture. In terms of harmonious
character of the property and surroundings, this is a
beautiful boulevard house, which has served as a group
home for the mentally retarded, then a rental, then
became vacant. We intend to continue to upgrade the home
and landscaping and enhancing the upkeep. In terms of
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 6
essential character of the area, land use and surrounding
area, we think the facility will improve the neighborhood
because the structure will be occupied (one less vacant
home) . It will be a tax-based property owned by the
Bunkleys, not a rental property. If Highfields as a
nonprofit purchased it, it would removed from the tax
rolls . Our presence will lead to a safer, more stable
neighborhood. Group homes have a history of improving
neighborhoods and property values . We intend to use City
facilities the same as any other household occupant--
buses, churches, employment opportunities . The kids are
required to be in school and have a job as a condition of
residency. The home would be staffed year-round, 24
hours a day. We will bring ten new jobs into the
community. We anticipate contributing to the Community
Police Effort. We asked the Neighborhood Board to be
part of it, and be part of the church groups .
The packet also contains a brief history of the nine
services we offer, working with parents and children, and
in the community schools with our Skills and Success
program, keeping kids in school . We have a large family-
based counseling program with parents and households in
that neighborhood. We also have a family reunification
program for those youngsters going home after foster care
or placement, not just from Highfields but other
agencies . We know some of the families, and we know the
neighborhood. Our board has given us permission to file
this application, with two stipulations, one, that we
comply with city ordinances and regulations , and the
other, that we work closely with the neighborhood.
Mr. Greiner asked if the Bunkleys would continue to be
involved if the proposal is approved? Mr. Latona said
yes, they would be Highfields staff as contract
employees . Mr. Nischan asked about the youths as
clients . Mr. Latona said they would be in an age range
and in need of a community living situation and adult
supervision. They would attend school, participate in
groups and demonstrate an acceptable level of behavioral
control . They will be ready to function in the
community. They cannot be on psychotropic drugs or
involved in criminal activity. Mr. Nischan said they are
children who have been living up to 15 months under tight
supervision, and this will be a less-structured
environment, with community environment; the other
category would be referred directly by Probate Court?
Mr. Latona said yes; in most cases, this would be their
first time from home removal . Ms . Marshall asked what is
the average stay; Mr. Latona said about ten months on
average. Mr. Ruge asked what is the average number of
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 7
offenses? Mr. Latona said from 3 to 7 offenses, though
it could be less, to an extreme of 13-15 offenses . Mr.
Nischan asked for a map of foster care homes of all
categories to be given to the Board. Ms . LeBlanc asked
will you work as a drop-in center with area children who
need counseling; Mr. Latona said no, we have not been
asked to do that. Ms . LeBlanc asked about parking; the
teens will not own cars . There is ample parking in back
for two cars .
MARY CLARK, CHAIRPERSON OF GREEN OAKS TARGET AREA
ORGANIZATION, AND COORDINATOR OF GREEN OAKS NEIGHBORHOOD
WATCH, 223 S. 8TH STREET. Neither Mr. Latona nor the
Bunkleys have ever contacted me directly about this
proposal . I own two properties within the 300 ft .
notification radius . We have been working diligently on
our neighborhood. Lots are small, green space is
limited, with no park or play area. Bingham School
playground is a neighborhood school, but with a small
play area. Green Oaks and ABC, the neighborhoods most
affected by this proposal, have been studied extensively.
Study results indicate the area is a high-needs area with
many at-risk families and children. We have many
exciting partnerships with the school district, with
public and private agencies, with the hospital, and local
businesses . Progress, while slow, has been made, but the
neighborhood and the families are still in a fragile
state. Housing for these children is needed, but this is
not in the best interests of the neighborhood or the
City. If we are serious about stabilizing neighborhoods
and the tax base and helping needy families, we need to
avoid placing additional stress on neighborhoods that
can't accept it, and on the resources available to help
people living in the neighborhoods . Thinking a facility
like this will not have a negative impact on the
neighborhood and the families is naive. I recognize
there is a need for this type of facility and that it is
an attractive financial investment for the Bunkleys, but
it must be balanced against the negative effect on the
neighborhood and families . It is not an appropriate or
positive development in this neighborhood. We do not
support the proposal .
CHERYL VALLEAU, ON BEHALF OF MARY MARGARET MURPHY-WOLL,
PRESIDENT OF EASTSIDE NEIGHBORHOOD ORGANIZATION reading
a letter from ENO. The Eastside Neighborhood
Organization does not support this special land use. We
have had prior experience with a group home run by
Crossroads . Although we supported their residents and
staff, the integration of their staff into our
neighborhoods led to an adverse influence on our
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 8
neighborhood youths . Parents reported children being
taught effective means of running away, and means
(illegal) of supporting yourself on the street. The ENO
is concerned about the effect of youth with criminal
records on schools already stressed with discipline
problems . The Quality Dairy store adjacent to the
proposed location is a hangout for citizens with a
criminal bent of mind. The location is in a vulnerable
area lacking a strong social fabric that can support or
actively participate in rehabilitation of youths assigned
to the home. The youth will come from all over the state
and will lack local ties to the community that might help
them become integrated into the neighborhood in a
positive way. Our understanding of the planned staffing
is that the supervision will be totally inadequate for
the proposed number of residents . If the assigned youths
are required to obtain employment, they will be adding
new stress to the already problem job market for local
teens . In our opinion, and that of the residents
affected by the action, the special land use would not be
in the best interests of the neighborhood. Sincerely,
Mary Margaret Murphy-Woll, President, Eastside
Neighborhood Org.
I have comments of my own. I went to the meeting at the
Network Center. I know most of the people who are active
in the surrounding community. There were four
neighborhoods involved. There were a total of five,
maybe six residents, and I didn't hear anything positive
from any of them. Remember what it was like to have two
teenagers in your house at a time; multiply that five
times . Ten young people living together is already a
problem, whether they are a problem or not. Just
watching television in the living room or playing in the
backyard--the noise level with ten of them was crazy.
Ten children in any house doesn't make any sense, whether
they have problems or not. There are three feeder groups
into this , Highfields, Probate Court, and Social
Services . We don't know who is coming; they probably
will not be local . Eastern High, which is supporting the
facility for pregnant teens on North Pennsylvania, has
many stresses . It already has discipline and other
problems . If we are going to put youth into homes and
neighborhoods, we should put two or three of them in a
home environment, not ten. Ten children--one of them is
going to get lost. I resent Mr. Latona saying he has
been in our neighborhood, and we are crime-ridden, and we
have prostitutes, and people are afraid to walk alone at
night--that is just not true. There have been no
prostitutes since March or April, and we do not have john
traffic or illegal activity. I resent people standing up
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 9
at public meetings and talking about things they don't
know about. Check the police reports; no arrests are
being made in Green Oaks; it is not happening. I suggest
Mr. Latona check his facts . This made me mad.
JUDY HACKETT, 625 N. PENNSYLVANIA AVENUE, OAK PARK
NEIGHBORHOOD ASSOCIATION, AND A BORDER NEIGHBORHOOD OF
THE PROPOSED SITE. We are in the process of working in
our neighborhood, trying to stabilize it and get more
home ownership and working with Sparrow Estates, Green
Oaks, and ABC. We don't think this would be a good thing
for our greater neighborhood.
HAROLD LEEMAN, 529 N. FRANCES, here both as a private
citizen and as a council candidate, First Ward. These
neighborhood groups, ABC, Green Oaks, Sparrow Estates,
and Oak Park, have done a lot of work and they know their
neighborhoods.. Listen to their comments .
ANNETTE HARKIN, 315 BINGHAM, member of ABC, here to
oppose the residential care facility. We had a drug
house next door, and a prostitute. A gang working down
the street was in drug-related activities; prostitutes
walked the streets . Largely through the efforts of the
ABC Neighborhood Association and LPD, these activities
have ceased. Many neighbors are opposed to this care
facility; it could introduce another criminal element
into the neighborhood. We have worked hard to get rid
problems . Residents would be children who did something
relatively serious; it would be like a half-way house.
We are concerned that there would not be adequate
supervision. In addition, there is another application
for a day-care center at Bingham and Prospect. Children
would be cared for during the day; what effect would this
facility have on the day-care? People in this
neighborhood are not affluent, and if there is trouble,
they can't move away. We think the residential care
facility will disrupt our safety and peace.
BETH BOYCE, 637 NORTH PENNSYLVANIA. Our area no longer
enjoys community policing. I have worked a lot with
families, youth and schools a lot in this area recently,
and in my opinion, the Penn corridor cannot support a
facility of this kind at this time without severe harm to
the neighborhood.
DAN STOUFFER, 700 W. WILLOW, here tonight as the
applicant for the child care center at 230 Bingham; also
as president of the PTA at Bingham Elementary School . I
am fairly well versed about PTA matters, and to my
knowledge, we have never been approached about this
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 — PAGE 10
particular facility. Mary Clark called me about it.
This is an at-risk area, one reason why we are working on
the child care facility, to help young at-risk children.
I have four children who go to Bingham Elementary. It is
an improving area, with exciting partnerships between the
banks, the hospital, and other things . This facility
would be better off in a more stable neighborhood. It is
not a NIMBY attitude; neighborhood residents have been
working very hard to improve things . This facility would
add risk to what they already have. I can also speak for
the PTA. They probably would vote not to approve it.
Referred to Zoning and Ordinance Committee.
E. Z-14-95 , NE Corner of Cedar and Tisdale, "DM-3"
Residential and "D-1" Professional Office Districts to
"F" Commercial District.
Mr. Ruff presented the case, a request by Mr. Andy Yuen
to rezone property located in the 2300 Block of South
Cedar Street from "DM-3" Residential and "D-1"
Professional Office Districts to "F" Commercial District
for a vehicle service facility, an express lube. The
property is vacant excess right-of-way that was purchased
for the Cedar Street widening project.
Mr. Ruge asked if Mr. Ruff worked with the petitioner in
preparing the site plan. Mr. Ruff said no, this is how
it was presented to us . Mr. Ruge said the house to the
east appears very close to the facility; the buffering
looks insignificant. Mr. Ruff said landscape screening
and buffering requirements call for 5 ft. to 20 ft. of
buffering.
BILL THIEL, 3801 W. MICHIGAN, here on behalf of Mr. Yuen.
(Distributed packets . ) We are requesting permission to
install a Lube Express facility. We would have seven
employees and 11 parking spaces . Hours of business would
be 7 : 30 a.m. -6 : 30 p.m. , Monday through Saturday. The
area is primarily commercial and not changed over-all .
Referred to Zoning and Ordinance Committee.
F. Z-15-95, 608 and 612 N. Martin Luther King Blvd. ,
"C" Residential District to "J" Parking District
Mr. Ruff presented the case, an application by
V.P. Investments which has an option to purchase the
properties at 608 and 612 W. M.L. King Blvd. to rezone
them from "C" Residential District to "J" Parking
District for the purpose of creating additional parking
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 11
area for a proposed redevelopment of an existing
commercial building on Saginaw St. at 1019 W. Saginaw to
supplement the parking for the facility. The specific
property is 74 ft. wide x 63 .2 ft. deep. The area
generally has commercial strip frontage on Saginaw
Street. The City installed a parking lot on the north
side of the 900 Block of W. Saginaw. A number of
property owners on the south side have parking. An old
grocery store would be redeveloped into a Rite Aid
Pharmacy; the parking would supplement existing parking.
They propose to raze the corner facility, and then
utilize that area for parking. The building,
nonconforming in its placement since it has no rear yard,
currently occupies the full depth of its existing lot
from Saginaw back. In the "F" Commercial District, a 25
ft. rear yard is required. Depending upon the
investment, Class A nonconforming status may be
necessary, if the petition is pursued.
Mr. Ruge asked if the parking lot to the east of the
proposed building is part of the proposal? Mr. Ruff said
no, the parking lot, which extends through the entire
block, is owned by the commercial building to the east of
the parking lot. A floor plan has not as yet been
submitted to determine the amount of parking needed,
based on floor area.
DAVID PIERSON, 215 S. WASHINGTON, on behalf of V.P.
Investments. The redevelopment would fit with the City' s
efforts to foster development benefitting neighborhoods
and existing commercial areas, and also with the River
Island comprehensive plan. The former Market Basket
grocery store has been vacant for two-three years . Rite
Aid would enter into a 20-year lease, a long-term stable
use providing basic services to the neighborhood. St.
Lawrence Hospital would provide an additional base for
commercial support of the uses . Site plan issues to be
addressed include the effect of the parking on the
surrounding residential areas . The area to be rezoned on
King would be used for employee parking. The area would
benefit by adding a use with a long-term lease and long-
term prospects in the area. It also addresses problems
with vacant housing since both houses proposed to be
demolished are vacant and green-tagged. The agreement to
purchase was not entered into until after the properties
had been cited and green-tagged. Site plans will enhance
the area. There is an 80-ft. curb cut on M.L. King, and
2 curb cuts on Saginaw. After redevelopment, there will
be 2 curb cuts, 1 on King and 1 on Saginaw. Landscaping
proposed on the site plan is an increase over the
existing green in the area. Advantages to the City are
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 12
an increase in the tax base and employment, drawn from
the area, of 25-30 new full-time employees . Overall, the
plan would allow use of an existing commercial area where
problems have been access, parking and a lack of basic
services . This plan fits well with the Master Plan.
TERRI WILLIAMS, DISTRICT MANAGER FOR RITE AID, 5058 S.
WAVERLY ROAD. I am here to answer any questions . Our
hours of operation generally are 9 a.m. -9 p.m. M-S, and
9-5 Sunday, 9-1 or 9-3 on holidays . We will employ 10-16
people, approximately ten full-time and six part-time
employees . Pharmacists will be on duty at all times .
Mr. Ruge asked if alcohol will be sold; Ms . Williams said
"Alcohol is sold in many but not all stores . I don't know
if a license is available. If so, we may request it. "
Ms . LeBlanc asked if a drive-through window is proposed
for this location; Ms . Williams said she did not believe
SO.
TIM GUYSELMAN, STOCKWELL REAL ESTATE GROUP, broker in
this transaction. The proposal, 9 , 680 sq. ft. for the
buildout, will be the improved part of the building. The
building, as shown on the drawing, is larger than that.
We will have dead space in the back which will be
unimproved. They look at another 20-25 percent waste
factor beyond that, considered nonusable. Basically, we
are looking at 75 percent of 9,680 sq. ft. of actual
usable space. Other factors come to mind; looking at the
property tax base, the SEV will increase 2j to three
times upon completion of the redevelopment. In dealings
with public policy groups and elected officials, we hear
that the City would like to see these brown areas
redeveloped. This is a fantastic opportunity to jump-
start this section of town, with a 20-year commitment
with an outstanding corporate tenant.
DONNA BROCKWELL, PRESIDENT GENESEE NEIGHBORHOOD ASSN.
Concerning the SDD license, we know they sell alcohol in
some Rite Aid stores . We wanted to be sure they were not
going to apply for a license there, because we would
oppose it. The neighborhood is in favor of the
redevelopment, but we do have some concerns . We want to
be sure that the housing backing up to the property is
adequately buffered. Only a masonry wall would be
adequate. We want to be sure no outside phones are
located in the parking lot for use by drug dealers and
illegal activities . We are concerned about the green
space, bushes and shrubbery. With the amount of traffic,
we want some trees, too; bushes won't be enough. The
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 13
area needs some visual continuity. As the anchor
business, this will set the tone and define future
development. One solution would be to designate it as a
historic district because there are several older
buildings there. Granted, some commercial buildings have
been built at different times, but one thing discussed
has been to ask redevelopers to keep the building' s
original appearance. That would help to pull the
district together and attract customers . Generally, the
neighborhood is feeling positive.
RUTH HALLMAN, 1014 W. LAPEER, NEIGHBORHOOD WATCH
COORDINATOR. My property abuts this property. I will be
landlocked with parking lots on either side. I basically
approve, but I am requesting an 8-ft. nonview fence. I
am not opposed to wood, but concrete would be a greater
factor. I want to see mature dense plantings along the
fence line for noise and pollution control. There must
be retention basins and snow plowing areas with a slope
away from the east and the north to prevent water and
salt run-off. The present retaining wall to the west
must be rebuilt. The present trash retention building
attached to the building on the west side will be
removed. This will further expose my property, and I
want consideration and provision made for this, with the
8-ft. fencing to continue on the north property line.
There must be adequate lighting, which can spill over
into our yards, but not intrude into our homes .
Provision must be made to prevent congregation of people
after hours . I object to the SDL license. The property
line will be closer to an existing church, located there
since 1919 . I am currently on a committee working for
the development of the Saginaw corridor, with the Genesee
Neighborhood Association, the Neighborhood Watch, Police
Dept. , and Mayor. We want this neighborhood to be a
success .
CAROL WOOD, 1018 W. LAPEER. My property will border on
the north and west side of the proposal . I concur with
everything that Mrs . Hallman said concerning fencing,
density and plantings . I am very concerned about
security and lighting for the area; problems with paper
and trash; and fencing on the west side. Fencing must be
adequate to prevent people jumping over, and it must be
a nonview fence. For the most part, I approve. I do
disagree if beer and wine are to be sold.
ALAN W. KAMENS, PASTOR OF GRACE LUTHERAN CHURCH, 527 S .
VERLINDEN, LANSING. The church is just south. I am
concerned with the parking, that it be attractively
balanced with greenery and trees . We have tried to
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 14
improve our property with greenery in front. I am
concerned with the increase in alcohol sales with the
establishment in the neighborhood. I am not opposed to
the sale or drinking of alcoholic beverages; I am
concerned about the increase of sales in the area. There
are nearby businesses already licensed. I support the
others ' comments . Our church has a strong commitment to
remain in the neighborhood; we are a strong congregation
over 75 years old. We are grateful to see business
redevelopment.
ALMUS M. THORP, JR. , EXECUTIVE DIRECTOR, GREATER LANSING
HOUSING COALITION, right next to Pastor Kamen' s Grace
Lutheran Church, and right across Lapeer from Carol Wood
and Ruth Hallman, whose properties abut the site. This
development has the potential of being the signature
redevelopment on Saginaw east and west. In terms of
particular aspects of the site plan, how can we be in on
the continuing site plan review (question to Mr Ruff) .
Mr. Ruff replied when a property is rezoned, the zoning
ordinance controls uses that can satisfy requirements .
Site plan review is administrative in nature. If
sensitive areas such as this are involved, and I get
positive input from neighborhoods, I welcome this input.
I would be happy to schedule a meeting. What would be
the potential of leasing spaces from the adjacent
commercial property owner instead of expanding area
parking and co-using spaces?
SHARON L. KELLOGG, 421 W. IONIA. I had the opportunity
to chair the revisions to the River Island Master Plan
Advisory Committee in 1982 . When we rewrote the Master
Plan, there was a great deal of interest in trying to
protect residential property, though it is difficult to
have a quality property along King Blvd. There is not
enough space between the front door and street traffic .
We are supportive. We need to concentrate on
enforcement. A rezoning next to me requiring screening
and buffering still has not installed the plants .
Ms . Love asked about the almost 10,000 sq. ft. (and 7 ,500
sq. ft. being 75 percent of that) . Between 50 and 60
parking spaces would be needed; 43 are located on the
site plan. Are you anticipating reducing the size of
the usable floor area in the building to accommodate
that, or are you intending to increase the size of the
parking lot?" Mr. Guyselman said they were looking at a
site plan that would be adequate; our hope is to provide
as much parking as possible. We might need a slight
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 15
variance, even if we get the two properties rezoned.
This parking would be for employees .
Ms . Love asked if leased parking has been considered, for
instance, in the parking lot to the east belonging to the
laundromat. Mr. Guyselman said the developers have shown
their willingness to work with neighborhood residents .
BRUCE PETERSON, 606 N. M.L. KING, DIRECTLY SOUTH OF THE
TWO PROPERTIES. My concern is the southern border of the
parking lot and what type of . barrier is to be put up
between the parking lot and my property. Other than
that, I am in favor of it.
Mr. Ruff says the plan shows some green space as well as
a trash dumpster location just north of your home. There
may be other details we don't have at present. You could
give me your input.
MARK VAZNY, 615 N. M.L. KING; I live right across from
the two properties . I am in favor of the project.
PETER LAMBROPOULOS, ONE OF THE PRINCIPAL DEVELOPERS of
the project. We own the property at 1019 Saginaw that
will be the anchor for this development. We met earlier
with the neighbors . I am interested in hearing their
concerns and working with them. This rezoning is a major
part of the project moving forward. We have expended a
lot of financial resources and time in securing the
properties to attract a tenant like Rite Aid. The other
option for parking, as in our agreement, would not work
for us . The financial resources would say the project
would be a no-go. I want to thank the neighborhood for
everything they said and for working along with Planning
to get this project going.
Referred to Zoning and Ordinance Committee.
G. NCU-3-95, 1216 W. Ottawa St. , Class "A" Nonconforming,
Repair Fire-Damaged 3-Unit Apartment House
Mr. Ruff presented the case, a request by Bernard D.
Yager, to receive Class "A" status to repair a
nonconforming 3-family residential dwelling that had a
fire on May 16, 1995 . The property at 1216 W. Ottawa,
measuring 33 ft. x 198 ft. , is zoned "B" Residential .
The fire damaged the entire structure, but principally
one unit; smoke and water damage occurred to the other
two units . The property contains one efficiency unit and
two one-bedroom units . The amount of damage is in excess
of fifty percent of the value of the structure, thereby
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 16
requiring for its repair a Class "A" nonconforming
status . If not granted, the only allowable use would be
for a single family residential use. There are some
other two-family dwellings and multiples in the area.
DOROTHY MATHEWS, 211 LAHOMA, about six houses from 1216
Ottawa. I would challenge Mr. Yager' s conversion to
single-family.
Mr. Ruff said this is about repair of the structure as an
existing three-unit building. . The ordinance would only
allow him by right to repair it as a single family unless
the Planning Board grants him a Class "A" nonconforming
status as a three-unit.
MS. MATHEWS . There are three other properties in the
area, with the exception of 1230 Ottawa, a four-unit
which has been redone, that are owned by Mr. Stallworth
and have been under the same circumstances . They were
empty; they reverted to single-family status . One unit
has been repaired in each of three houses, at 1222 , 1220
and 1234 . They have been made livable and inspected, but
only for one unit. By law, they have been turned back to
single-family units, but in practice, they are still two-
units; they are just simply not used and not rented.
That is what I find totally objectionable, because these
properties are half rented. That does not mean they are
maintained. In two of the structures, they are used for
storage. The upstairs of both 1220 and 1234 is used for
storage, and the whole little cluster are all rentals .
There is not a single family-owned unit in the entire
block. That is the problem. These properties sit there
and are owned by two different landlords who are not
conscientious and do not take care of the properties .
They are continually one jump ahead of the code
compliance officer, and also continually in court on
these properties . There is no common green space; there
is a problem with parking on the driveways . None of
these tenants has access to automobiles, so it is no
problem to Mr. Yager. He does not have to provide
anything, because he rents to people who do not have
anything. That he is not here tonight is indicative to
me that he has no intention of repairing those
properties . I have watched him for 15 years; he has not
done anything to those properties . I am opposed to his
being able to repair it as a three-unit.
Referred to the Zoning and Ordinance Committee, meeting
on Wednesday, September 13, 1995 at 4 p.m. in the
Planning Office Conference Room.
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 17
III . COMMENTS FROM THE AUDIENCE
DAN STOUFFER, 700 WEST WILLOW, REGARDING BINGHAM STREET CHILD
CARE CENTER, brought a supplemental packet of information for
Board members . We will seek our license for a maximum of 28
children aged 21 to 12 . We have adequate floor space per
child; a site plan is attached. In the drop-off area, we
would have three drop-off spaces for 28 children, the same
number we had for the two former larger facilities . The
tenants upstairs now have 4 parking spaces . Hours of
operation would be 6 : 30 a.m.-6 : 30 p.m. This will be a
neighborhood center, for the Bingham area. We could rent
parking space from Pilgrim Congregational Church. Traffic
flow is expected to be on Prospect to the south end of
Bingham; with highest count 7-9 a.m. and 4-6 p.m. Our
experience at 402 S. Washington had 3 drop-off spaces in
front. Parents competed with Cooley law students, downtown
businesses, state employees, and dance students . Bingham
School hours are 8 :25 p.m. -3 : 05 p.m. Traffic from the
apartments is moderate, and flow is away from our drop-off
zone.
IV. RECESS
A short recess was declared.
V. BUSINESS SESSION
A. Minutes for Approval : August 15, 1995
Mr. Greiner made a motion, seconded by Mr. Goolsby, to approve the
minutes of August 15, 1995 .
PLANNING BOARD ACTION on the motion was as follows :
Greiner Aye Goolsby Aye
Marshall Aye Nischan Aye
Ruge Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried; minutes
of August 15, 1995 were APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee, Mr. Greiner, Chair.
a. PRD-1-95, Brentwood Estates, 6924 Aurelius
Road
The applicant is proposing the construction of
single family detached homes on 14 separate
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 18
lots on a 4 . 6 acre parcel of land. A
dedicated road will cut through the center of
the parcel from east to west culminating in a
cul-de-sac at the far west end. The property
development will be established utilizing the
condominium act.
In committee, it was found, based on
testimony, evidence and the staff report, that
the proposed planned residential development
is consistent with Chapter 1280 of the Zoning
Code and with conditions satisfies the
criteria for the establishment of the Planned
Residential Development.
The proposed planned residential development
will not change the essential character of the
surrounding area.
The proposed planned residential development
will not interfere with the general enjoyment
of adjacent property.
The proposed planned residential development
should not have any negative impacts on the
surrounding area.
The proposed planned residential development
will not be hazardous to adjacent properties
or involve uses, activities , materials or
equipment which are detrimental to the health,
safety and welfare of persons or property
through excessive production of traffic,
noise, smoke, odor, fumes or glare.
The proposed planned residential development
can be adequately served by public services
and facilities .
The proposed planned residential development
should not place any additional demands on
public services and facilities .
The proposed planned residential development
is consistent with the intent and purpose of
the zoning code.
The proposed planned residential development
meets the dimensional requirements of the "A"
Residential District.
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 19
In committee, it was moved, seconded, and
carried unanimously (4-0) to approve PRD-1-95,
Planned Residential Development, Brentwood
Estates, 6924 Aurelius Road and Adjoining
Property, subject to three conditions as
recommended by staff as follows, finding that
condition #2 has been fulfilled:
1 . That all improvements meet local, state
and federal requirements applicable to
this development.
2 . The applicant install sidewalks along the
frontage of Aurelius Road with the
approval of the Public Service
Department.
3 . All improvements shall conform to the
requirements of the applicable agency.
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 PRD-1-95,
Brentwood Estates, Planned Residential Development, 6924 Aurelius
Road and Adjoining Property, subject to the three conditions in the
staff report.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; unanimous;
PRD-1-95, Planned Residential Development, 6924 Aurelius Road and
Adjoining Property was recommended to be APPROVED.
b. SLU-9-95, 809 Center Street, Church, Church of
Jesus Christ of Latter-Day Saints
The applicant proposes to use the building at 809
Center Street to temporarily operate church
services until property is purchased in the
downtown area and a new church building is
constructed.
In committee, it was found, based on testimony,
evidence, and the staff report, that the proposed
special land use is consistent with the nine
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 20
criteria for evaluating such requests as found in
Chapter 1282 of the Zoning Code.
The proposed special land use is designed to be
constructed, and operated in a manner harmonious
with the character of adjacent property and
surrounding uses .
The proposed special land use will not change the
essential character of the surrounding area.
The proposed special land use will not interfere
with the general enjoyment of adjacent property.
The proposed special land should not have any
negative impacts on the surrounding area.
The proposed special land use will not be hazardous
to adjacent properties or involve uses, activities,
materials or equipment which are detrimental to the
health, safety and welfare of persons or property
through excessive production of traffic, noise,
smoke, odor, fumes or glare.
The proposed special land use should not place any
additional demands on public services and
facilities .
The proposed special land use is consistent with
the intent and purpose of the zoning code.
The proposed special land use meets the dimensional
requirements of the "H" Light Industrial District.
Staff recommends approval of the special land use
permit for the Church of Jesus Christ of Latter Day
Saints to operate churches services at 809 Center
Street.
In committee, a motion was made, seconded and
carried unanimously (4-0) to approve SLU-9-95, 809
Center Street, Church, Church of Jesus Christ of
Latter-Day Saints .
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, and incorporating the
nine-step analysis as part of the report, to approve SLU-9-95, 809
Center Street, Church, Church of Jesus Christ of Latter-Day Saints .
PLANNING BOARD ACTION on the motion was as follows :
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 21
Ruge Aye Goolsby Aye
Greiner Aye Marshall Aye
Nischan Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; SLU-9-95, 809 Center Street, Church, Church of Jesus
Christ of Latter-Day Saints was recommended to be APPROVED.
C. SLU-10-95, 230 Bingham Street, Child Care Facility
The applicant is requesting approvals necessary to
permit operation of a child care facility for up to
28 children aged 2 .5 to 12 years . The subject
property is an old fire house structure that has
been converted for residential and semi-commercial
use. The upper level of the two-story building has
been converted into two apartment units . The lower
level has recently been used for a "fitness
studio" .
Staff believes that the special land use request
appears to meet the criteria as established in
Chapter 1282 of the Zoning Code if certain concerns
regarding parking and circulation are satisfied.
The Board of Zoning Appeals, at their meeting of
August 10, 1995, granted a partial variance from
the off-street parking requirements, therefore
removing some of the on-site parking as an issue in
consideration of the Special Land Use.
With measures to address patron loading zone
requirements and on-street parking impacts, any
negative impacts of the proposed use should be
mitigated. Staff recommends approval with
conditions, including:
1 . limit to 28 children;
2 . requirement for off-street/off-site parking
for staff;
3 . designation/design of student drop-off area
that does not require vehicles to back onto
the public street;
4 . limiting hours of operation as proposed,
generally 6 :30 a.m-6 :30 p.m. ;
5 . provision of four on-site parking spaces for
the existing residential units, as required by
the Board of Zoning Appeals .
There was considerable discussion at the meeting,
centered around traffic circulation and pedestrian
safety.
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 22
In committee, it was found, based on testimony,
evidence, and the staff report that the requested
special land use is consistent with the criteria
for evaluating such requests, as found in Chapter
1282 of the Zoning Code but requested that
additional information prior to tonight' s 1995
meeting outlining the following information:
• When Bingham School starts and when child
drop-off takes place in the morning.
• What type of traffic is generated from the
apartments and when the traffic exiting the
apartments is greatest.
• A site plan that details the improvements to
the property, including the location of the
residential parking, drop-off area, and the
improvements to the outdoor play space. It
was recommended that staff meet with the
applicant and the traffic engineer and come to
a conclusion as to the location of the parking
and drop-off areas .
In committee, it was moved and seconded (3-1 with
Mr. Nischan dissenting due to concerns for child
safety and pending the information requested) , to
approve SLU-10-95, 230 Bingham Street, Child Care
Facility, with the five conditions in the staff
report and pending the additional information.
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 SLU-10-95, 230
Bingham Street, Child Care Facility, with the five conditions in
the staff report.
Mr. Nischan explained his concern, partially for vehicular traffic,
but largely pedestrian traffic of children who move north-south
along that street on their way to and from Bingham, in particular
where the doors face Bingham Street, if the parking could be
eliminated in front of the overhead doors on Bingham Street, where
the residents of the apartments currently park. Mr. Ruff said the
discussion concerned if the residents did not use it, it could
still potentially be used for child drop-off and then having to
back out onto Bingham Street without having to do that on a regular
basis and potentially endangering children on the sidewalk. The
control of that from a design standpoint is at issue. The
opportunity to install four parking spaces, required for
residential use, exists in the rear yard; however, that would
impact the rear yard. Access would then be on Prospect. If it is
in the same location as the existing one parking space off
Prospect, we also have to be careful of visibility of that sidewalk
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 23
area as well, so it must be carefully designed to preserve area for
play space as well as for proper parking area for residents . There
can be a solution. Proper site distances must be maintained; some
existing fencing and hedging must be removed on Prospect; outdoor
play space must be maximized.
Mr. Stouffer said where we proposed a sidewalk, we can put in
bushes and landscaping to block that. The apartment dwellers would
have to go all the way around. We can put in our policy handbook
for parents that drop-off only is in one spot, and is prohibited in
front for child safety reasons .
Mr. Nischan offered a friendly amendment to make sure that
pedestrian visibility and safety issues that were raised be
incorporated in the motion; accepted; motion was amended.
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Aye Greiner Aye
Marshall Aye Nischan Aye
Ruge Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; SLU-10-95, 230 Bingham Street, Child Care Facility was
recommended to be APPROVED.
d. Z-12-95, Vacant Land on Edgewood Blvd. , "A"
Residential District to "G-2" Wholesale District
The applicant proposes to utilize the property,
located between Edgewood Blvd. and I-96, for some
type of commercial use. The zoning to 11G-2" would
allow commercial and warehousing uses . A specific
plan for development has not as yet been submitted.
Prior to the relocation of Edgewood Blvd, this land
was designated for office development in the
Southwest Area Comprehensive Plan. With the
relocation of Edgewood, the staff has recommended
nonresidential development.
Provision of a buffer/transition for residential
areas to the north and access to Edgewood Blvd are
the major issues regarding this rezoning.
Staff recommends conditional approval based on the
following:
1. The property not be permitted to generate any
noise or lights that would impact residential
properties to the north and that adequate
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 24
landscaping, screening, and buffering be
provided along the northeast property line;
2 . Access to the property be determined by the
City' s Transportation Engineer based upon the
final site plan submitted for development with
the possibility that access may be limited to
M.L King Boulevard through adjacent property
to the northwest.
In committee, it was found, based on testimony,
evidence, and the staff report, that the requested
change from "A" Residential District to "G-2"
Wholesale District is compatible with the Master
Plan and will compatible with the surrounding land
uses with the understanding as above in the staff
recommendation.
In committee it was moved, seconded and approved
unanimously (4-0) to approve Z-12-95, Vacant Land
on Edgewood Blvd. , "A" Residential District to "G-
2" Wholesale 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 recommend approval of
Z-12-95, Vacant Land on Edgewood Blvd. , "A" Residential District to
"G-2" Wholesale District.
Mr. Ruge asked about the two conditions; Mr. Ruff explained that
they are primarily directional for staff, to ensure that when site
planning takes place, in the future, that they are considered.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; Z-12-95, Vacant Land on Edgewood Blvd. , "A"
Residential District to 11G-2" Wholesale District was recommended to
be APPROVED.
e. Z-13-95, 6283 S. M.L. King Boulevard and Vacant
Land on Edgewood Blvd. , "A" Residential, "F"
Commercial and "J" Parking Districts to "G-2"
Wholesale District. This parcel is adjacent to the
parcel just considered, Z-12-95 .
The applicant proposes to utilize the land in
connection with the existing hitch and trailer
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 25
business . The zoning to "G-2" would allow
commercial and warehouse uses . No development plan
has been submitted.
Provision of a buffer/transition for residential
areas to the northeast and access to M.L. King
Boulevard are the major issues regarding this
rezoning.
Staff recommends approval based upon the following
understanding:
1 . The property not be permitted to generate any
noise or lights that would impact residential
properties to the north and that adequate
landscaping, screening, and buffering be
provided along the northeast property line;
2 . Access to the property be determined by the
City' s Transportation Engineer based upon the
final site plan submitted for development with
the possibility that access may be limited to
M.L. King Boulevard.
In committee, it was found, based on testimony,
evidence, and the staff report, that the requested
rezoning from "A" Residential District, "F"
Commercial and "J" Parking Districts to "G-2"
Wholesale District was compatible with the Master
Plan and will be compatible with the surrounding
land uses, with the understanding as above in the
staff recommendation.
In committee, it was moved, seconded and approved
unanimously (4-0) to approve Z-13-95, 6283 S . M.L.
King Boulevard and Vacant Land on Edgewood Blvd. ,
"A" Residential, "F" Commercial and "J" Parking
Districts to "G-2" Wholesale 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-13-95,
6283 S. M.L. King Boulevard and Vacant Land on Edgewood Blvd. ,
"A" Residential, "F" Commercial and "J" Parking Districts to
"G-2" Wholesale District.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; Z-13-95, 6283 S. M.L. King Boulevard and Vacant Land
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 26
on Edgewood Blvd. , "A" Residential, "F" Commercial and "J" Parking
Districts to "G-2" Wholesale District was recommended to be
APPROVED.
Next meeting WEDNESDAY, September 13, 1995, at 4 p.m. , Planning
Division Conference Room, Second Floor, Washington Square Annex.
Mr. Ruff said he plans to submit reports concerning 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 .
2 . Urban Development Committee Mr. Ruge, Chair. The
committee met Sept. 5, 1995 .
a. Act-17-95, 123 W. Ottawa Street, Sale of Board
of Water and Light Offices and parking lot.
The Board of Water and Light is proposing the
sale of its office building and an accessory
parking lot in the 200 Block of N. Capitol .
The building has approximately 120,000 usable
square feet, with 36 parking spaces in the
basement. The accessory parking lot has 35
parking spaces . The Board wants to
consolidate its offices at its Operations
Facility at Pennsylvania and Hazel Street.
The office building and accessory parking lot
are available for sale at approximately $5 .2
million, and a buy-sell agreement has been
signed between the Board and Capitol Annex
Liability Corporation, which is Gary Granger.
If the building is under private ownership, it
will generate approximately $246 , 000 annually
in property taxes . We discussed selling the
building separate from the parking lot, giving
the parking lot to the City parking authority,
but we decided it would be better to sell them
together, to stress the nag PLANNING
Board' s "Rules and Objectives for the Twenty-
First Century, " specifically, that the City
require developments in the CBD to provide an
equitable amount of parking in support of the
projects, by providing their own on-site
parking or by contributing to financial
requirements to build and maintain public
facilities . Based on testimony, evidence and
the staff report, on the location, character
and extent of the proposal, the committee
found that the sale of the Board of Water and
Light Building at 123 W. Ottawa, and the
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 27
accessory parking lot in the 200 Block of N.
Capitol is in the public interest, and that
proposals should be addressed in the order
received. (Mr. Ruge crossed out the phrase
"and that proposals should be addressed in the
order received. " It was moved, seconded, and
carried unanimously to recommend approval of
the sale of 123 West Ottawa Street, and
accessory parking lot to Capitol Annex
Liability Corporation.
Mr. Ruge made a motion, seconded by Mr. Goolsby, to recommend
approval of Act-17-95, 123 W. Ottawa Street, Sale of Board of Water
and Light Offices, and accessory parking lot, to Capitol Annex
Liability Corporation.
Mr. Goolsby explained that the phrase "proposals should be
addressed in the order received" was the proposal that was before
us, whether or not the City should divest itself of the property.
Ms . Love suggested rephrasing sale conditions to the private sector
rather than a particular buyer. Mr. Ruge accepted the friendly
amendment, to read "to recommend approval of Act-17-95, 123 W.
Ottawa Street, Sale of Board of Water and Light Offices, and
accessory parking lot, to a private developer. "
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a voice vote, there were: Ayes : 6; Nays : 0; carried unanimously;
Act-17-95, 123 W. Ottawa Street, Sale of Board of Water and Light
Offices and accessory parking lot was recommended to be
APPROVED..
b. Act-9-95, Riverfront Park, Request by Parks
Dept. to Purchase Conrail Roadbed
The Planning and Neighborhood Development
Department proposed to acquire the Conrail
right-of-way running from Shiawassee Street to
the south side of Oakland Avenue, through the
Riverfront Park and the River Trail . It is
possible that this property could be used for
a future light rail link between the downtown
entertainment district, the renovated Ottawa
Power Station, Old Town, and the Capital City
Airport. It is also possible it could be used
to consolidate the park land by the river.
Based a review of the location, character, and
PLANNING BOARD MINUTES SEPTEMBER 6 , 1995 - PAGE 28
extent of the proposed project, the staff
recommended approval of the acquisition of the
right-of-way, including the bridge, for public
purposes . Based on the staff report,
testimony, and evidence on the location,
character and extent of the proposal, the
committee found that the acquisition of the
right-of-way is compatible with the long-term
plans for the waterfront and the development
of the City; that the acquisition of the
property could ensure that the riverfront park
remains unified; that the acquisition of the
right-of-way could provide a linkage toward
North Lansing and possibly the airport; the
acquisition of that portion of the right-of-
way between Shiawassee and Oakland is in the
public interest, and acquiring the property
without dedicating it as parkland may provide
more flexibility for future use. In
committee, it was moved, seconded, and carried
unanimously to recommend that the City to
begin negotiations to acquire the right-of-way
subject to an environmental audit and a
property appraisal, which was acceptable
without dedicating the property as parkland.
Mr. Ruge made a motion, seconded by Mr. Goolsby, to recommend
approval of Act-9-95 Riverfront Park, Request by Parks Dept. to
Purchase Conrail Roadbed, subject to acceptable results of an
environmental audit and property appraisal, and the land not be
dedicated as parkland.
Mr. Goolsby said that raises the issue whether or not acquiring the
right-of-way, whether the property automatically becomes dedicated
parkland within the Riverfront Park.
Ms . Love said the property becomes dedicated at the point where the
resolution adopted by Council indicates and specifies the words
dedication. The Parks Department has made a number of acquisitions
over the years, or has been assigned property management rights and
responsibilities over certain parcels of land which are not
dedicated park lands . At the time that this whole thing of the
dedication came up, which was when the charter was revised, they
then made a list of those lands which they knew were dedicated, or
in which their deeds or title indicated they had been dedicated,
and those lands which were not.
Mr. Goolsby asked if it is possible to have land within a dedicated
park, that is undedicated because Council has not passed that magic
word. The reason that is a concern is that the whole light rail
question may or may not ever happen, but we want to keep our
options open. We informed Mr. Shaffer yesterday that we were
PLANNING BOARD MINUTES SEPTEMBER 6, 1995 - PAGE 29
concerned that if this became dedicated parkland and then we wanted
light rail in the future, to be done by a private developer, that
it would create legal problems, to put rail through parkland.
Mr. Greiner asked is this the rail line you were talking about
earlier in the year when they did the resurfacing, that they ripped
the rails and curb cuts out while they were still talking about
acquiring it? Mr. Goolsby said yes; along those lines, Bill talked
to Dave Berridge and he said in his opinion that curb installation
would not forever make a rail impossible. That is something we
would have to deal with later on.
On a voice vote, there were: Ayes : 6; Nays : 0; carried unanimously;
Act-9-95, Riverfront Park, Request by Parks Dept. to Purchase
Conrail Roadbed was recommended to be APPROVED.
C. Act-16-95, N. Capitol ROW Vacation
We were unable to come to a definitive
conclusion; we would like to let the applicant
not have to develop the small strip as a
complete road, but we are not willing to give
him carte blanche either, so until we figure
out a middle way, it is TABLED.
That is all we considered. Next meeting of
the Urban Development Committee on Tuesday,
September 26, 1995 at 4 p.m. in the Planning
Conference Room. Mr. Ruge noted committee
membership at two; volunteers will be needed.
3 . Executive Committee
The committee met and is making progress toward
concise, readable Rules and Procedures . We will
meet again and will provide a draft to the Board
before the first October meeting.
C. Report from Planning Manager, Ms . Love. No report.
y D. Pending Items : Future action required
2 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
b. 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 MINUTES SEPTEMBER 6, 1995 - PAGE 30
VI . NEW BUSINESS
A. Election of Officers, 1995-96
Chairman LeBlanc passed the gavel to Ms . Love, who called for
nominations from the floor for Chairman for 1995-96 . Mr.
Goolsby was nominated; nominations were closed and a vote
cast. On a voice vote, a unanimous affirmative ballot was
cast for Mr. Goolsby for Chairman for 1995-96 .
Ms . Love passed the gavel to Mr. Goolsby, who called for
nominations from the floor for Vice Chairman for 1995-96 . Mr.
Greiner was nominated; nominations were closed and a vote
taken. On a voice vote, a unanimous affirmative ballot was
cast for Mr. Greiner for Vice Chairman for 1995-96 .
VII . COMMUNICATIONS
1 . John Gormley
2 . Union Missionary Baptist Church
3 . Handout from V.P. Development
4 . Brochure for MSPO Conference
5 . Packet from Highfields
6 . Communication, SLU-10-95
Ms . Love said, concerning the MSPO conference to be held at
Shanty Creek, the Planning usually sends two Board members .
If interested, please mention by the next meeting.
Michigan Environmental Council is having a land stewardship
conference, including information on takings . Ms . Love
announced invitations to the Turner-Dodge rededication
celebration at 5 : 30 on September 14 , 1995 .
VIII . COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
Mr. Ruge, who said he would miss a Planning Board meeting and
an Urban Development Committee meeting, requested an excused
absence for the October 17 , 1995 meeting. Mr. Greiner made a
motion, seconded by Mr. Goolsby, to excuse Mr. Ruge from the
October 17, 1995 meeting; voice vote; unanimous; excused.
X. ADJOURNMENT
Adjournment was at 11 : 29 p.m.
Respectfully s tt bm
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn090695 a:\24
PRD-1-95 - Brentwood Estates
6924 Aurelius Road
GENERAL INFORMATION
APPLICANT: Brent A. Hale
6924 Aurelius Road
Lansing, MI 48917
James A. White
2300 Jolly Oak Road
Okemos , MI 48864
STATUS OF APPLICANT: Option to buy
REQUESTED ACTION: Approval of Planned Residential
Development Plan
EXISTING LAND USE: Existing Residential Structures
(To be removed)
EXISTING ZONING: "A" Residential
PROPOSED ZONING: Same
PROPERTY SIZE & SHAPE: Approximately 4 . 7 acres
SURROUNDING LAND USE: N: Schneider Sheet Metal
S : Single Family Residential
E: Delhi Township
W: Single Family Residential
SURROUNDING ZONING: N: "G-211 Wholesale and "H"
Light Industrial
S : "A" Residential
E: Delhi Township
W: "A" Residential
MASTER PLAN DESIGNATION: The SouthEast Area Comprehensive
Plan designates this area for
low density residential .
AGENCY RESPONSES
Continental Cablevision: We will make service available to
this planned residential
development.
Fire Marshal : Approved
PLANNING HOARD PAGE 2, PRD-1-95
6924 Aurelius Road, Planned Residential Development
Transportation Engineer: Street design should conform to the
City of Lansing design standards .
Recommended minimum width is 30' FF .
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant is proposing the
construction of 14 separate lots on a
5 . 8 acre parcel of land. A dedicated
road will cut through the center of the
parcel from east to west culminating in
a cul -de-sac at the far west end.
Purpose of a Planned Residential Development (PRD)
Section 1280 . 01 of the Zoning Code describes the intent of the
PRD provisions is "to permit flexibility in the regulation of
land development; to encourage innovation in land use, design
and type of structures constructed; to achieve economy and
efficiency in public services and utilities; to encourage
useful open space; and to provide better housing developments
which are particularly suited to the needs of the residents of
the City"
The PRD regulations allow a developer to construct single
family housing at a dwelling unit density greater than the
density allowed in the zoning district if specific design
standards are met . These requirements address design issues
ranging from building heights and setbacks to open space and
energy conservation techniques . Bonus density is not being
requested for this development.
SUMMARY ----- Planned Residential Development
Section 1280 . 03 (b) of the Zoning Code identifies the
information which must be provided with the development plan
provided by the developer for approval of a Planned
Residential Development. The most important part of this
information for consideration is listed below and followed by
how the development plan addresses each item.
1 . The total number of dwelling units by type and bedroom
count:
The development plan includes a total of fourteen (14)
single family homes with 3 bedrooms per home. On the 4 . 7
acre site, this creates an average of 3 units per acre
(gross) and approximately 5 . 5 units per acre (net) .
PLANNING BOARD PAGE 3, PRD-1-95
6924 Aurelius Road, Planned Residential Development
2 . The proposed lot coverage for structures, streets and
parking:
Structures 16 , 576 t sq. ft.
Roadways 39 , 238 sq. ft.
Parking 375 t sq. ft.
Total 56 , 189 t sq. ft . , equals 1 . 29 acres or
28 % of the site.
3 . The total square footage of open space:
3 . 4 acres, equals 147 , 232 sq. ft. (72%) . The existing
residential houses in the area will be removed.
4 . The total number of off street parking spaces :
28 required, 56 proposed.
5 . The heights of proposed buildings :
Approximate total height is 30 feet
6 . The average square footage of each type of residential
unit:
The lots average about 10, 378 sq. ft. The dwelling units
are 1 , 176 sq. ft. at grade. Some houses will be two
stories .
7 . Information on the dedication of any public or private
streets, alleys and other public ways :
The applicant has indicated that the road will be
dedicated to the city following its construction to city
standards . The applicants have also indicated on the
plan that an additional 17 , of land would be dedicated
for the Aurelius Road right of way. This would widen the
right of way from the center line of Aurelius from 33 , to
50, which is consistent with the more recent plats north
of here. This provision will facilitate for the future
widening of Aurelius Road when necessary.
8 . Dedication od public parks, recreation facilities, and
preservation of open space:
The applicants have not indicated that any open space
would be dedicated to the city. The development will be
a condominium and any reserve open space, such as the
area on each side of the road at Aurelius Road will be
PLANNING BOARD PAGE 4, PRD-1-95
6924 Aurelius Road, Planned Residential Development
preserved for the development . The size of the project
does not warrant dedicatior_ f land for a public park,
but the comment of the ne:.-nbor who complained about
there not being any neighborhood playground for children
is valid. This area has filled in and has lost much of
its rural nature.
Description of Site Plan
The proposed development plan (attached) illustrates a lot
pattern for the development of homes that begins approximately
150 ' from Aurelius Road. Particular house plans have not yet
been submitted but the arrangement is typical to a platted
subdivision. Therefore the staff would recommend that any
homes and hard surface areas be constructed in accordance with
the dimensional requirements of the "A" Residential District .
This would require a minimum front yard setback of 201 , side
yard setback of 10% of the lots width, rear yard setback of
30' , a maximum height of 35 ' for primary structures and a
maximum lot coverage for structures of 40% for structures and
55% for structures and driveways/parking areas .
ANALYSIS
To evaluate the proposal , Section 1280 . 02 (d) requires
that the criteria used to evaluate special land use permits be
utilized.
1 . IS THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT DESIGNED,
CONSTRUCTED, OPERATED AND MAINTAINED IN A MANNER
HARMONIOUS WITH THE CHARACTER OF ADJACENT PROPERTY AND
SURROUNDING USE?
The adjacent properties are essentially residential in
character with the exception of the Sheet metal and roofing
companies io the north. These companies are really becoming
more and more out of character with the residential area.
2 . DOES THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT CHANGE
THE ESSENTIAL CHARACTER OF THE SURROUNDING AREA?
The residential qualities of the area will be reinforced
by this low density residential development.
3 . DOES THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT
INTERFERE WITH THE GENERAL ENJOYMENT OF ADJACENT
PROPERTY?
PLANNING HOARD PAGE 5, PRD-1-95
6924 Aurelius Road, Planned Residential Development
The proposed development plan illustrates a large, 60 ,
wide buffer strip both north and south of the proposed road
and the two abutting residential properties on Aurelius Road.
Further, the rear yards of the new homes should abut the rear
yards of the adjacent residential properties . Homes adjoining
the commercial property will most likely utilize fencing and
additional landscaping to buffer themselves from thy
commercial properties if the existing vegetation is not
sufficient.
4 . WILL THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT
REPRESENT AN IMPROVEMENT TO THE USE OR CHARACTER OF THE
SUBJECT PROPERTY AND THE SURROUNDING AREA IN GENERAL, AND
WILL THE USE BE IN KEEPING WITH THE NATURAL ENVIRONMENT
OF THE LOT?
The site has existing vegetation on it, consisting of
trees and scrub growth in a very naturalistic woodlot
appearance which includes large areas of grass fields . -he
road way construction should not eliminate all of this Dr
should the house construction. The depth of the lots and she
commons areas should allow the applicants to maintain a good
perimeter of trees and the saving of selected trees nearer =he
central part of the site. If the contractors are not careful ,
more trees than necessary will suffer from construction and be
lost. This should be avoided and as many trees as possible
should be saved, if they do not constitute a nuisance.
5 . WILL THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT BE
HAZARDOUS TO ADJACENT PROPERTIES OR INVOLVE USES,
ACTIVITIES, MATERIALS OR EQUIPMENT WHICH ARE DETRIMENTAL
TO THE HEALTH, SAFETY AND WELFARE OF PERSONS OR PROPERTY
THROUGH THE EXCESSIVE PRODUCTION OF TRAFFIC, NOISE,
SMOKE, ODOR, FUMES OR GLARE?
This size of a residential, single family development
should not create a hazard to the general public' s health,
safety or welfare. The street entrance will be where the
present driveway is located for 6924 Aurelius Road and will be
approximately 90, from the closest driveway at 6860 Aurelius
Rd. Fourteen single family homes should not significantly add
to the traffic of Aurelius Road. The design for the new
street illustrates a 30, wide street in a 60, right of way and
a cul -de-sac with a pavement diameter of 120, in a 150,
diameter right of way. A 5' wide sidewalk extends around the
perimeter of the road separated from the curb with a parkway
of approximately 81 . The cul -de-sac also illustrates a 60,
diameter circle for lawn and trees in the center. This
feature enhances the quality of the character of this
PLANNING BOARD PAGE 6 , PRD-1-95
6924 Aurelius Road, Planned Residential Development
proposal . This area should be maintained by the condominium
association, along with the two other common areas .
6 . CAN THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT BE
ADEQUATELY SERVED BY ESSENTIAL PUBLIC SERVICES AND
FACILITIES OR IS IT DEMONSTRATED THAT THE PERSON
RESPONSIBLE FOR THE PROPOSED PLANNED RESIDENTIAL
DEVELOPMENT IS ABLE TO CONTINUALLY PROVIDE ADEQUATELY FOR
THE SERVICES AND FACILITIES DEEMED ESSENTIAL TO THE
PLANNED RESIDENTIAL DEVELOPMENT UNDER CONSIDERATION?
Thus far, no agencies have responded that public services
are inadequate in the area. Based upon the improvements made
for the two plats just north of here, the staff does not
suspect any deficiencies .
7 . WILL THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT PLACE
DEMANDS ON PUBLIC SERVICES AND FACILITIES IN EXCESS OF
CURRENT CAPACITY?
Since there appears to be adequate public services and
facilities , there should be no demands in excess of the
current capacity.
S . IS THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT
CONSISTENT WITH THE INTENT AND PURPOSE OF THE ZONING CODE
AND THE OBJECTIVES OF THE CURRENT COMPREHENSIVE PLAN?
The Southeast Area Development Plan designates this area
for low density residential use. The proposal is consistent
with the plan. The planned development appears to have more
than adequate lot area to be consistent with the intent and
purpose of the Zoning Code.
9 . WILL THE PROPOSED PLANNED RESIDENTIAL DEVELOPMENT MEET
THE DIMENSIONAL REQUIREMENTS OF THE DISTRICT IN WHICH
THE PROPERTY IS LOCATED?
As stated above, the planned development appears to have
more than adequate lot area to be consistent with the intent
and purpose of the Zoning Code, and the development of
structures is required to be consistent with the dimensional
requirements of the code.
Other
Aurelius Road lacks sidewalks along the west side of the
road. Based upon the need for sidewalks to connect the two
newer subdivisions north of this development, a sidewalk plan
PLANNING BOARD PAGE 7 , PRD-1-95
6924 Aurelius Road, Planned Residential Development
should be reviewed for this area and this development should
put its portion of sidewalk into place. with the varying
widths of right of way though, the plan may require the
purchase of additional right of way from the one house north
of the proposed street and the businesses directly north.
Also, the proposal calls for the increase in the width of
the property at 6840 Aurelius by 10, from 80, wide to 90 ,
wide. This was done by the applicant to help satisfy the
concerns of that neighbor for openness .
Summary
The proposed planned residential development is designed to be
constructed, and operated in a manner harmonious with the
character of adjacent property and surrounding uses .
The proposed planned residential development will not change
the essential character of the surrounding area.
The proposed planned residential development will not
interfere with the general enjoyment of adjacent property.
The proposed planned residential development should not have
any negative impacts on the surrounding area.
The proposed planned residential development will not be
hazardous to adjacent properties or involve uses , activities ,
materials or equipment which are detrimental to the health,
safety and welfare of persons or property through excessive
production of traffic, noise, smoke, odor, fumes or glare.
The proposed planned residential development can be adequately
served by public services and facilities .
The proposed planned residential development should not place
any additional demands on public services and facilities .
The proposed planned residential development is consistent
with the intent and purpose of the zoning code.
The proposed planned residential development meets the
dimensional requirements of the "A" Residential District.
Recommendation
Staff recommends approval of the planned residential
development for the construction of the proposed condominium
development with the following conditions :
PLANNING BOARD PAGE 8, PRD-1-95
6924 Aurelius Road, Planned Residential Development
1 . That all improvem---.ts meet local , state and federal
requirements appl ole to this development .
2 . The applicant sub:: all of the information requir _ in
Section 1280 . 03 (b) �.n compliance with the Zoning � .de.
prior to the final approval of the development.
3 . The applicant install sidewalks along the frontage of
Aurelius Road with the approval of the Public Service
Department .
4 . All improvements shall conform to the requirements of the
applicable agency.
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BRENTWOOD will consist of 14 separate lots for single family dwellings on
approximately 6 acres of land in southeast Lansing. As shown on the site plan, a dedicated
road will cut through the center of the parcel from east to west, culminating in a cul de sac at
the far west end. The lots vary in size, but average about 63 ft. wide by 150 ft. deep
The land will be developed as a site condominium and will be developed under the
name BRENTWOOD. The documents for the site condominium are being drafted by attorney
Robert J. McCullen of Foster, Swift, Collins and Smith, P.C. The City and its Planning
Department have complete authority to contact Mr. McCullen for any purpose connected with
the site plan.
Brent A. Hale, one of the developers, is a licensed residential builder under the laws
of the State of Michigan ( Lic. No. 2101121807 ). It is anticipated that Brent A. Hale will retain
the exclusive right to build the houses to be constructed on the parcel and that all houses will
be completed approximately 24 months from the commencement of the project in August
1995.
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PRD-1-95
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SLU-9-95
809 Center Street
Operate church services
GENERAL INFORMATION
APPLICANT: Bernath-Coakley Assoc .
4204 W. St. Joseph Hwy.
Lansing, MI 48917
STATUS OF APPLICANT: Leasee
REQUESTED ACTION: To use the existing building for
church services
EXISTING LAND USE: Oakland Center
EXISTING ZONING: "H" Light Industrial
PROPOSED ZONING: Same
PROPERTY SIZE & SHAPE: 180, x 319 . 51 = 57 , 510 sq ft.
Irregular
SURROUNDING LAND USE: N: Pacific Pride - Commercial
fueling
S : Vacant lot
E: One and Two Family
Residential
W: O' leary Paint/Riverfront
Park
SURROUNDING ZONING: N: "H" Light Industrial
S: "H" Light Industrial
E: "C" Residential
W: "H" Light Industrial
MASTER PLAN DESIGNATION: The Northeast Area Comprehensive
Plan designates this site for
commercial use.
SPECIFIC INFORMATION
Ameritech: No comments
Continental Cablevision: No conflicts with this proposal .
Fire Marshal : Approved
Transportation Engineer: Access and egress should be limited to
Center Street and the existing driveways.
SPECIFIC INFORMATION
PLANNING BOARD PAGE 2, SLU-9-95
809 Center Street, operate church services
DEVELOPER' S PROPOSAL: The applicant is proposing to use the
building at 809 Center Street to
temporarily operate church services
until property is purchased in the
downtown area and a new church
building is constructed.
ANALYSIS
Section 1282 . 02 (f) of the Zoning Code identifies the
standards by which the Planning Board determines
whether to approve, approve with conditions , or deny
are as follows :
1 . IS THE PROPOSED SPECIAL LAND USE DESIGNED,
CONSTRUCTED, OPERATED AND MAINTAINED IN A MANNER
HARMONIOUS WITH THE CHARACTER OF ADJACENT
PROPERTY AND SURROUNDING USE?
The surrounding land uses in this area is predominately
commercial . The single and two family residential use
is to the east . Industrial uses are to the west, south
and north of this site. The church use will not alter
the mixed use character of the area. Also, churches are
permitted with a special land use permit in the "H" Light
Industrial District .
2 . DOES THE PROPOSED SPECIAL LAND USE CHANGE THE
ESSENTIAL CHARACTER OF THE SURROUNDING AREA?
The essential character of the area would not change.
The special land use permit is for the use of a portion
of the building at 809 Center Street to be used for
church services for the Church of Jesus Christ of Latter
Day Saints .
3 . DOES THE PROPOSED SPECIAL LAND USE INTERFERE WITH
THE GENERAL ENJOYMENT OF ADJACENT PROPERTY?
There should be no interference with the general
enjoyment of adjacent properties , since the church is
proposing to operate for church services on Sundays .
The "H" Light Industrial District permits uses that could
be far more intense than that of a church. Since this
building is zoned in the "H" Light Industrial District,
any use, by right, that is permitted in this zoning
district is allowed.
PLANNING HOARD PAGE 3 SLU-9-95
809 Center Street, Operate church services
4 . WILL THE PROPOSED SPECIAL LAND USE REPRESENT AN
IMPROVEMENT TO THE USE OR CHARACTER OF THE
SUBJECT PROPERTY AND THE SURROUNDING AREA IN
GENERAL, AND WILL THE USE BE IN KEEPING WITH THE
NATURAL ENVIRONMENT OF THE LOT?
The Oakland Center houses several organizations . This is
the former location of the Lansing Urban League. A
church being housed in this location should be an
improvement however, since the hours of operation
generally will not be during normal office hours of other
typical tenants . This should reduce the parking demand
during the office hours and supply extra parking during
the church services .
5 . WILL THE PROPOSED SPECIAL LAND USE BE HAZARDOUS
TO ADJACENT PROPERTIES OR INVOLVE USES,
ACTIVITIES, MATERIALS OR EQUIPMENT WHICH ARE
DETRIMENTAL TO THE HEALTH, SAFETY AND WELFARE OF
PERSONS OR PROPERTY THROUGH THE EXCESSIVE
PRODUCTION OF TRAFFIC, NOISE, SMOKE, ODOR, FUMES
OR GLARE?
There are no negative environmental impacts anticipated
with the Church of Jesus Christ of Latter Day Saints
locating at this site.
6 . CAN THE PROPOSED SPECIAL LAND USE BE ADEQUATELY
SERVED BY ESSENTIAL PUBLIC SERVICES AND
FACILITIES OR IS IT DEMONSTRATED THAT THE PERSON
RESPONSIBLE FOR THE PROPOSED SPECIAL LAND USE IS
ABLE TO CONTINUALLY PROVIDE ADEQUATELY FOR THE
SERVICES AND FACILITIES DEEMED ESSENTIAL TO THE
SPECIAL LAND USE UNDER CONSIDERATION?
There should be no additional public services needed
since there are existing facilities located on site.
7 . WILL THE PROPOSED SPECIAL LAND USE PLACE DEMANDS ON
PUBLIC SERVICES AND FACILITIES IN EXCESS OF
CURRENT CAPACITY?
Some portion of the building is currently being occupied,
and since there appears to be adequate public services
and facilities , there should be no demands in excess of
the current capacity.
8 . IS THE PROPOSED SPECIAL LAND USE CONSISTENT WITH THE
INTENT AND PURPOSE OF THE ZONING CODE AND THE
OBJECTIVES OF THE CURRENT COMPREHENSIVE PLAN?
PLANNING BOARD PAGE 4, SLU-9-95
809 Center Street, Operate church services
The Northeast Area Comprehensive Plan designates this
site for commercial use. A church is a use permitted
with a special land use permit . Section 1274 . 04 (f) of
the Zoning Code allows churches in the "H" Light
Industrial to be located on a lot which abuts a
collector, principal arterial or minor arterial . The
Special Land Use is consistent with the intent and
purpose of the Zoning Code.
9 . WILL THE PROPOSED SPECIAL LAND USE MEET THE
DIMENSIONAL REQUIREMENTS OF THE DISTRICT IN WHICH
THE PROPERTY IS LOCATED?
The special land use request is in compliance with zoning
district regulations .
Summary
The proposed special land use is designed to be constructed,
and operated in a manner harmonious with the character of
adjacent property and surrounding uses .
The proposed special land use will not change the essential
character of the surrounding area.
The proposed special land use will not interfere with the
general enjoyment of adjacent property.
The proposed special land should not have any negative impacts
on the surrounding area.
The proposed special land use will not be hazardous to
adjacent properties or involve uses, activities, materials or
equipment which are detrimental to the health, safety and
welfare of persons or property through excessive production of
traffic, noise, smoke, odor, fumes or glare.
The proposed special land use can be adequately served by
Public services and facilities .
The proposed special land use should not place any additional
demands on public services and facilities .
The proposed special land use is consistent with the intent
and purpose of the zoning code.
The proposed special land use meets the dimensional
requirements of the "H" Light Industrial District .
PLANNING BOARD PAGE 5 SLU-9-95
809 Center Street, Operate church services
Recommendation
Staff recommends approval of the special land use permit for
the Church of Jesus Christ of Latter Day Saints to operate
churches services at 809 Center Street.
PHOTOS OF PROPERTY"
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SLU-10-95
BZA 3358 . 95
August 21, 1995
GENERAL INFORMATION
APPLICANT : Learning Care Inc.
217 Townsend
Lansing, MI 48933
OWNER: Joan Nelson
P .O. 4775
E . Lansing, MI 48826
DEVELOPER' S PROPOSAL: Establish Child Care Center in Old Fire
House
REQUESTED ACTION: Special Land Use to Permit Child Care
Center and Variance in the Number of
Parking Spaces Required
EXISTING LAND USE: Two apartments, Vacant First Floor Dance
Studio
LOCATION: North West Corner Bingham and Prospect
EXISTING ZONING: "C" Residential
PROPERTY SIZE : 8, 167 Square Feet; 0 . 18 acres
SURROUNDING LAND N: Two Family Residence
USE: S : Apartment Building
E : One and Two Family Residences
W: Single Family Residence
SURROUNDING ZONING: N: "C" Residential
S : "C" Residential
E: "C" Residential
W: "C" Residential
MASTER PLAN
DESIGNATION: The Northeast Area Comprehensive Plan
designates the subject property for
residential use at moderate density (8-14
units/acre) .
CASE HISTORY: SLU-7-84 and BZA 2624 . 84 were approved to
permit the use of the ground floor for a
health and fitness studio and the upper
floor for two residential apartments .
The Board of Zoning Appeals approved a
variance in the required parking to
permit only five on site parking spaces
(enough to service the apartments and one
for the business) when the operation of
the business itself would have required
36 parking spaces .
The Board of Zoning Appeals, at their
meeting of August 10, 1995 granted a
partial variance from the off-street
parking requirements, therefore removing
on site parking as an issue in
consideration of the Special Land Use .
AGENCY REFERRALS
DEVELOPMENT OFFICE : No comments or recommendations other than
the need to have review by the ABC
Neighborhood Assoc.
POLICE DEPARTMENT : Appears to be a good area for day care .
City should contact Association for the
Bingham Community neighborhood group for
input . Neighborhood continued to have
some problems with drug houses in 200
block of Bingham. Contact persons : Ruth
Leyrer 372-9455; Donna Lounsbery 484-
1081 .
EASTSIDE NEIGHBORHOOD ORGANIZATION/ASSOCIATION FOR
THE BINGHAM COMMUNITY : The Eastside Neighborhood Organization
was asked to solicit neighborhood
response for the day care center proposed
at 230 Bingham by the Learning Center,
Inc . . ( see survey results
attached) . . . .Based on these results, the
Eastside Neighborhood Organization
supports the request for a traffic
variance and for a special land use
permit for the Learning Center, Inc .
proposed development of a day care
center.
CODE COMPLIANCE/BUILDING SAFETY:
Comply with requirements in letter as
result of safety inspection by Building
Division. Comply with requirements of
Social Services rules for bathrooms,
exits, and other features .
TRANSPORTATION: A day care facility of this size should
have adequate area for employee parking
and client drop-off and pick-up. Lack of
drop-off and pick-up space may cause
operational impacts and parking impacts
for the adjacent residential areas .
Parking spaces from a non-residential use
cannot back out onto a public street
(§1284 .22) . With parking available on
both sides of the street, the additional
demand placed by morning and evening peak
hours may cause the effective width of
both Bingham and Prospect Streets to
become single lane. In addition, the
additional auto traffic may effect
pedestrian safety of children walking to
Bingham School .
ASSESSOR: No comments .
SPECIFIC INFORMATION
Description of the Site
The subject property is an old fire house structure that has been
converted for residential and semi-commercial use. The upper level
of the two story building has been converted into two apartment
units . The lower level has recently been used for a "fitness
studio" . The rear yard (parallel to Prospect Street) was used to
provide room for the five off street parking spaces required under
BZA 2624 . 84 .
Developer' s Proposal
The applicant is requesting approvals necessary to permit operation
of a day care facility for up to 28 children ages 2 . 5 to 12 years
(see attachments "A" & "B" provided by applicant) . According to
calculations provided by the applicant, the site would be required
to provide 15 off-street parking spaces if the proposed use is
established. The entire rear and most of the side yard must be
used in order to meet the required amount of out-of-doors play area
for the daycare use . The applicant is requesting a variance from
the section of the Zoning Ordinance requiring these 15 parking
spaces and is requesting a requirement for zero off-street parking
spaces .
The Applicant has stated that employees can be leased parking at an
off site location, and that most children will arrive by bus or
van.
ANALYSIS OF SPECIAL LAND USE
1 . IS THE PROPOSED SPECIAL LAND USE DESIGNED, CONSTRUCTED,
OPERATED AND MAINTAINED IN A MANNER HARMONIOUS WITH THE
CHARACTER OF ADJACENT PROPERTY AND THE SURROUNDING USE?
The proposed use is potentially disruptive of the adjacent
properties and surrounding area primarily by its potential impact
on traffic safety and on street parking. The facilities on the
site are not designed to accommodate drop-off and pick-up of
children in significant numbers during a short time period. By
limiting the size of the facility to 28 children and instituting
site design requirements, these potential impacts may be adequately
addressed.
2 . WILL THE PROPOSED SPECIAL LAND USE CHANGE THE ESSENTIAL
CHARACTER OF THE SURROUNDING PROPERTY?
The lower level of the building is presently utili: for a non-
residential use . The major impact to -he exterior c -:e property
will be the clearing of brush and hedge rows necessary to develop
the outdoor play space required by the Zoning Code. This should
positively effect the appearance of the north and west portions of
the lot .
3 . WILL THE PROPOSED SPECIAL LAND USE INTERFERE WITH THE GENERAL
ENJOYMENT OF ADJACENT PROPERTY?
Potential interferences include affecting the ability of neighbors
to find on street parking and potential effect on pedestrian safety
due to the increase in traffic and potential backing movements out
of the proposed drop off area .
4 . WILL THE PROPOSED SPECIAL LAND USE REPRESENT AN IMPROVEMENT TO
THE USE OR CHARACTER THE SUBJECT PROPERTY AND THE
SURROUNDING AREA IN GENERAL, AND WILL THE USE BE IN KEEPING
WITH THE NATURAL ENVIRONMENT OF THE LOT?
Improvements to the building' s interior will be required by the
building code . In addition, the use will require that the
condition of the site be maintained (i .e . , lawn mowing, trash
pickup, etc . ) .
5 . WILL THE PROPOSED SPECIAL LAND USE BE HAZARDOUS TO ADJACENT
PROPERTIES OR INVOLVE USES, ACTIVITIES, MATERIALS OR EQUIPMENT
WHICH ARE DETRIMENTAL TO THE HEALTH, SAFETY OR WELFARE OF
PERSONS OR PROPERTY THROUGH THE EXCESSIVE PRODUCTION OF
TRAFFIC, NOISE, SMOKE, ODOR, FUMES OR GLARE?
Staff' s primary concer_.s are pedestrian safety and the impact c..
off street parking that serves neighborhood residents .
The Board of Zor. .-ig Appeals, at their meeting of August 10, granted
a partial variance from the off-street parking requirements,
therefore removing the on site parking requirement for the child
care facility.
As previously, residential parking and employee parking need to be
addressed. The applicant has discussed that for employees who do
not walk to work arrangements are being made with a nearby church.
Also, drop off and pick up for children may be designated for the
north side of Prospect Street . Finally, residents will park in the
existing parking spaces and in the future a possible modified
park-Jr :.- area off prospect .
6 . CAN THE PROPOSED SPECIAL LAND USE BE ADEQUATELY SERVED BY
ESSENTIAL PUBLIC SERVICES AND FACILITIES OR IS IT DEMONSTRATED
THAT THE PERSON RESPONSIBLE FOR THE PROPOSED SPECIAL LAND USE
IS ABLE TO CONTINUALLY PROVIDE ADEQUATELY FOR THE SERVICES AND
FACILITIES DEEMED ESSENTIAL TO THE SPECIAL LAND USE UNDER
CONSIDERATION?
The applicant has provided information indicating there are 19 on
street parking spaces within one block of the building that could
be used for client pick up and drop off.
Staff recommends that the applicant demonstrate that off-site (and
off-street) parking for the daycare staff is available and provided
as a condition of approval .
7 . WILL THE PROPOSED SPECIAL LAND USE PLACE DEMANDS ON PUBLIC
SERVICES AND FACILITIES IN EXCESS OF CURRENT CAPACITY?
Staff believes that Prospect and Bingham Streets can handle the
additional traffic; the question is how will the additional traffic
effect pedestrian safety? Staff also believes that the off street
parking in the vicinity of the proposed day care may become scarce
for neighborhood residents during the morning and evening rush
hours .
8 . IS THE PROPOSED SPECIAL LAND USE CONSISTENT WITH THE INTENT
AND PURPOSE OF THE ZONING CODE AND THE OBJECTIVES OF THE
CURRENT COMPREHENSIVE PLAN?
The current Zoning Ordinance encourages Special Land Uses be
considered on a case by case basis and permits them where deemed
appropriate by the Planning Board and City Council . This is
potentially an appropriate re-use of a building originally
constructed for non-residential use. The Comprehensive Plan call
for residential uses for the site and in the vicinity.
9. WILL THE PROPOSED SPECIAL LAND USE MEET THE DIMENSIONAL
REQUIREMENTS OF THE DISTRICT IN WHICH THE PROPERTY IS LOCATED?
No; the existing front yard building setbacks are approximately
five feet less than the required minimum of 20 feet in the "C"
Residential zoning district; however, no change to the building' s
exterior has been indicated that will effect any non-conforming
setbacks .
SUMMARY
The applicant is requesting approvals necessary to permit operation
of a day care facility for up to 28 children ages 2 .5 to 12 years
in an old fire station. This request includes elimination of
existing off street parking on the site that serves two residential
units in the second floor of the subject building.
RECOMMENDATION
With measures to address patron loading zone requirements and on
street parking impacts, any negative impacts of the proposed use
should be mitigated. These measures should include :
1 . limit to 28 children;
2 . requirement for off street/off site parking for staff;
3 . designation/design of student drop off area that does not
require vehicles to back onto the public street;
4 . limiting hours of operation;
5 . provision of four on site parking spaces for the existing
residential units .
With the above conditions, staff recommends approval .
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Total available footage for on-street parking in dip ft .
area surveyed ( none of this in front of private homes ) : �
Total available on-street spaces in area surveyed: 19
ite spaces (based on estimated
Total number of on-s 5
vehicle size of 181 ft . X 9 ft . ) :
Total number of available spaces (on-site plus 24
on-street :
SLU-10-95
SLU-10-95, 230 Bingham Sweet, Child Care Facility
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Z-12-95
Vacant Land on Edgewood Blvd.
"A" Residential District to "G-2" Wholesale District
GENERAL INFORMATION
APPLICANT: Gerald Blackburn
10146 Holt Road
Dimondale, MI 48821-9618
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Rezoning from Z- 12-95 , "A" Residential
District to 11G- 2" Wholesale District
EXISTING LAND USE : Vacant
EXISTING ZONING: "A" Residential District
PROPOSED ZONING: 11G-2" Wholesale District
PROPERTY SIZE & SHAPE: 1 . 67 acres, Irregular shape.
SURROUNDING LAND USE: NW: "A" Residential
NE: "All Residential
E: "A" & "C" Residential
SW: I-96
SURROUNDING ZONING: NW: Vacant (see Z- 13 -95)
NE: Single Family Residential
E: Single and Multi Family Res .
SW: I-96
MASTER PLAN DESIGNATION: Prior to the location of Edgewood Blvd,
this land was designated for office
development (Southwest Area Comprehensive
Plan) . With the relocation of Edgewood,
the staff has recommended nonresidential
development.
CASE HISTORY: Land Annexed: 1964
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to utilize the
property, located between Edgewood Blvd.
and I-96 , for some type of commercial
use. The zoning to 11G-2" would allow
commercial and warehousing uses . A
specific plan for development has not as
yet been submitted.
PLANNING BOARD PAGE 2, Z-12-95
Vacant Land on Edgewood Blvd., "A" Residential District to "G-2" Wholesale District
AGENCY RESPONSES
DEVELOPMENT: Only marginally useful for proposal .
Suggest site plan up front to determine
design feasibility and access
possibilities . Should access on Edgewood
be restricted leaves LaBelle (paper
street) as only access site.
TRANSPORTATION: Access and egress should be oriented to
Edgewood Blvd only. The Transportation
Division reserves the right to review and
comment on the proposed site plan in the
future.
CONTINENTAL CABLE: Continental Cable has no conflicts with
this rezoning matter at this time.
ANALYSIS
COMPATIBILITY V. :H SURROUNDING LAND USE
Without a furter information regarding the proposed use o• the
property, staff must assume that anything permitted in the
requested zone of "G-2" Wholesale could be developed on the
property. These uses include, but are not limited to, restaurants,
bars, used car lots, billboards , trucking companies, storage
warehouses , supermarket, convenience store, hotel , etc. These
potential uses can have widely varying impacts on surrounding land
uses . Specific impacts that will likely effect existing
residential uses to the north include any uses that significantly
increase traffic on Edgewood Blvd (particularly truck traffic) , or
create noise, light, or glare that is noticeable from the adjacent
residential areas .
COMPLIANCE WITH MASTER PLAN
Staff believes the intent of the Mas_ Plan is to encourage
development that will serve as a buffer or transition between I-96
traffic, noise, and lights and the residential areas north of
Edgewood Blvd. The proposed 11G- 2" zoning may permit this type of
development but does not assure it will occur.
The Zoning Ordinance will , however, require landscaping, screening,
and buffering adjacent the north east property line along Edgewood
Blvd because of the residential area to the north.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
Access to the site is probably the single most important factor
affecting the impact on vehicular traffic . The location of any
access driveway to Edgewood Blvd will need to be carefully
considered by the applicant and reviewed by the City' s
Transportation Engineer.
PLANNING BOARD PAGE 3 Z-12-95
Vacant Land on Edgewood Blvd., "A" Residential District to "G-2" Wholesale District
Staff believes the ideal situation would be to combine this
property with the adjacent property to the north west and provide
access from ML King Blvd.
ENVIRONMENTAL IMPACT
Development of the subject property will have negligible
environmental impact as the site is located between two major
roadway construction projects that have, in all probability,
already striped the site of its natural features or functions . The
Planning Board should consider how the development of this property
will effect the environment of the residential areas to the north
by acting as a buffer/transition from I-96 .
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
Development of this site should not impact future patterns of
development because of its isolated location between two arterial
roadways .
SUMMARY
The applicant proposes to utilize the property, located between
Edgewood Blvd. and I-96, for an unspecified commercial use. The
zoning to "G-2" would allow commercial and warehousing uses .
Provision of a buffer/transition for residential areas to the north
and access to Edgewood Blvd are the major issues regarding this
rezoning.
RECOMMENDATION
Staff recommends conditional approval based on the following:
1 . The property not be permitted to generate any noise or lights
that would impact residential properties to the north and that
adequate landscaping, screening, and buffering be provided
along the north east property line;
2 . Access to the property be determined by the City' s
Transportation Engineer based upon the final site plan
submitted for development with the possibility that access may
be limited to ML King Blvd through adjacent property to the
northwest.
c:\wp\data\P1anbd\z1295fe.djw
NOR
Z-12-95
Vacant Land on Edgewood Blvd., 'A' Residential District to rr2'Whole& District
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Z-13-95
6283 S. M.L.Ring Jr. Blvd & Vacant Land on Edgewood Blvd
"A" Residential
GENERAL INFORMATION
APPLICANT : Chris Doellner
Complete Hitch & Welding Co .
6283 S . M.L. King Jr. Blvd
Lansing, MI 48911
STATUS OF APPLICANT : Owner
REQUESTED ACTION: Rezoning
EXISTING LAND USE : Automotive Service and Vacant
EXISTING ZONING: "A" Residential, "F" Commercial &
Parking Districts
PROPOSED ZONING: "G-2" Wholesale District
PROPERTY SIZE & SHAPE : Two Pieces separated by LaBelle Street
(unimproved) . Irregular shapes totaling
3 .26 acres .
SURROUNDING LAND USE: NW: Commercial
SE: Single Family Residential and
Vacant Lot
SE: Vacant Land (see Z-12-95)
SW: I-96 Expressway and off ramp
SURROUNDING ZONING: NW: "G-2" Wholesale
SE : 11E-2" Local Shop
SE: "A" Residential
SW: I-96
MASTER PLAN DESIGNATION: Prior to the location of Edgewood Blvd,
this land was designated for office
development (Southwest Area
Comprehensive Plan) . With the
relocation of Edgewood, the staff has
recommended nonresidential development .
CASE HISTORY: Land Annexed: 1964
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: Utilize the land in connection with the
existing business . No development plan
has been submitted.
AGENCY RESPONSES
DEVELOPMENT : Require site plan for review.
Layout/access issues . Suggest access be
restricted to MLK.
TRANSPORTATION: Access and egress should be oriented to
Martin Luther King, Jr . Blvd and
Edgewood Blvd only . The Transportation
Division reserves the right to review
and comment on the proposed site plan in
the future .
CONTINENTAL CABLE : Continental Cable has no conflicts with
this rezoning matter at this time .
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The applicant indicates the rezoning is necessary for expansion
of the present trailer hitch and welding business, although staff
must assume that anything permitted in the requested zone of "G-
2" Wholesale could be developed on the property. These uses
include, but are not limited to, restaurants, bars, used car
lots, billboards, trucking companies, storage warehouses,
supermarket, convenience store, hotel, etc . These potential uses
can have widely varying impacts on surrounding land uses .
Specific impacts that will likely effect existing residential
uses to the north east include any uses that significantly
increase traffic on Edgewood Blvd (particularly truck traffic) ,
or create noise, light, or glare that is noticeable from the
adjacent residential areas .
COMPLIANCE WITH MASTER PLAN
Staff believes the intent of the Master Plan is to encourage
development that will serve as a buffer or transition between I-
96 traffic, noise, and lights and the residential areas north of
Edgewood Blvd. The proposed "G-2" zoning may permit this type of
development but does not assure it will occur.
The Zoning Ordinance will, however, require landscaping,
screening, and buffering adjacent the north east property line
along Edgewood Blvd because of the residential area to the north.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
Access to the site is probably the single most important factor
affecting the impact on vehicular traffic . The location of any
access driveway should probably be limited to ML King Blvd and
will need to be carefully considered by the applicant and
reviewed by the City' s Transportation Engineer.
Staff believes the ideal situation would be to combine this
property with the adjacent property to the south east and provide
access from ML King Blvd.
ENVIRONMENTAL IMPACT
Development of the subject property will have negligible
environmental impact as the site is located between two major
roadway construction projects that have, in all probability,
already striped the site of its natural features or functions .
The Planning Board should consider how the development of this
property will effect the environment of the residential areas to
the north east by acting as a buffer/transition from I-96.
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
Development of this site should not impact future patterns of
development because of its isolated location between two arterial
roadways .
SUMMARY
The applicant proposes to utilize the property, located between
Edgewood Blvd. and I-96, for an unspecified commercial use. The
zoning to "G-2" would allow commercial and warehousing uses.
Provision of a buffer/transition for residential areas to the
north east and access to ML King Blvd are the major issues
regarding this rezoning.
RECOIr MMATION
Staff recommends conditional approval based on the following:
1 . The property not be permitted to generate any noise or
lights that would impact residential properties to the north
and that adequate landscaping, screening, and buffering be
provided along the north east property line;
2 . Access to the property be determined by the City' s
Transportation Engineer based upon the final site plan
submitted for development with the possibility that access
may be limited to ML King Blvd.
NOR
Z-13-95
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APPROVED 090695
TO CLERK 092295
r_!''V/'''I.)
Minutes of the Regular Meeting "' C''
LANSING PLANNING BOARD
7 : 30 p.m. , City Council Chambers - ` , '°'' � ' ��
Tenth Floor, Lansing City HalLlnt.,c n 124 West Michigan Avenue CITY Y CLERK
TUESDAY, AUGUST 15, 1995
I . OPENING SESSION
Chairman Helen LeBlanc called the meeting to order at
7 : 35 p.m.
A. Roll Call . Present: Goolsby, Greiner, LeBlanc,
Marshall, Nischan, Ruge; six members present, (two
vacancies) . Ex officio Councilmembers Jones and Lilly--
not in attendance.
B. Excused Absences .
. C. Introductions . In the absence of the Planning Manager,
Chairman LeBlanc introduced Planning staff present :
James A. Ruff, Zoning Administrator, William C. Rieske,
Principal Planner, and Louise H. Christian, Planning
Board Secretary.
D. Approval of Agenda. A corrected agenda was approved as
printed. Under III, Presentation by Sparrow Hospital
staff, the presentation is a progress report, not a
traffic study report. Under V.B. 1 . , a Zoning and
Ordinance Committee meeting date will be set later
tonight.
Chairman LeBlanc announced that both Zoning and Ordinance
Committee and Urban Development Committee will meet
during the recess . The Zoning and Ordinance Committee
will take up Z-8-95, E. Side 2600-2700 Blk. S. Cedar &
517 S . Park Blvd. , "A" Residential, "F" Commercial, and
"J" Parking Districts to "F" Commercial District. The
Urban Development Committee will take up Act-16-95,
Vacation of North Capital at North Street.
II . HEARINGS - Items for hearing will be referred to the Zoning
and Ordinance Committee meeting on Wednesday, August 23, 1995
at 4 p.m. in the Planning Conference Room.
A. PRD-1-95, Brentwood Estates, 6824 Aurelius Road
Mr. Ruff presented the case, a request by Brent A. Hale
and James A. White to receive Planned Residential
Development approval for property of approximately 4 . 6
acres on Aurelius Road.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 2
JAMES A. WHITE, HERE TONIGHT WITH MY BUSINESS ASSOCIATE,
BRENT A. HALE. The development will consist of 14
separate lots on an approximately 6-acre parcel on which
we would build 14 individual buildings . The site plan is
attached to the petition. There is a green area on both
sides of the dedicated road, Dyer Avenue, the first
approximately 150-175 feet.
Mr. Ruge asked about the two existing residences on the
property. Mr. White said they would be removed; on the
north side would be 175 feet and on the south side about
150 feet for green area. The green area already has nice
trees, and additional landscaping will be installed. The
property is not an exact rectangle.
JAMES SWEENEY, 6928 AURELIUS ROAD. What is the value of
these properties? I would like to have the houses at
about the $80,000-100,000 value, near to the valuation of
my property, so they would not put me in another tax
bracket. About the green zones , I wonder about the
possibility of the green zones being dedicated as
playgrounds for neighborhood children. There is a lot of
density in the area, and no park. Will the green areas
be developed in the future for housing. I also have a
concern about the cul-de-sac--would there be an outlot to
extend it.
Mr. Ruff said as a condominium development only certain
units can be developed for housing; the other areas, such
as commons areas, would be reserved for uses to be
stipulated by the condominium. The reasoning was to have
a large commons area, the green space, to avoid conflict
with the two houses at the entrance, and to locate the
road far enough from the houses so as not to adversely
impact the houses . This would be part of the condominium
as filed; it has not as yet been filed with the state.
With a cul-de-sac, you do not need to have an outlot.
The purpose of an outlot is to extend a street, to
connect with another parcel of land.
Mr. Sweeney expressed concern about Mr. Hale being a
licensed builder and about not obtaining proper building
permits, and about his ability to construct quality
homes . Mr. Ruff said inspections would be required
before issuance of occupancy permits . If he does work
without a permit, he can be charged a double permit fee.
Referred to Zoning and Ordinance Committee.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 3
B. SLU-9-95, 809 Center Street, Church
Mr. Ruff presented the case. The applicant requests the
special land use permit to use the building for a church
for a short-term time frame depending upon when they can
purchase and develop a new church in the downtown area.
The property is zoned "H" Light Industrial, and is in the
floodplain of the Grand River.
JOHN COAKLEY, BERNATH-COAKLEY ASSOCIATES, ARCHITECTS,
4104 W. ST. JOSEPH HIGHWAY. The church wants to occupy
the southerly portion of the existing building, about
3, 000 square feet on the upper level . We will remodel
about 1,000 square feet on the lower level . Remodeling
will make it barrier-free. The church will have a three-
year lease with options for one-year renewals; after
that, hopefully the church will be in a position to build
a new facility downtown. A number of members living
downtown do not have transportation. It is not easy for
them to go to East Lansing or Holt, the reason the church
has started the downtown branch. Tonight I have with me
the leadership of the church who would be happy to answer
questions .
JERALD SUMERIX, PRESIDENT OF CAPITAL BRANCH OF THE CHURCH
OF JESUS CHRIST OF LATTER DAY SAINTS, 906 CHICAGO AVENUE,
LANSING. We have a three-block meeting schedule,
sacrament meeting first, then Sunday School, then Relief
Society of Christians, with a two-hour block for the
younger children. Our area covers from Waverly Road to
Clemens Street, and I-496 to Sheridan Road. Many members
do not have transportation; it is a good facility for
those to be able to walk to. We have about 225 members
identified in this area with about 110 attending
regularly. We meet on Sunday and also have an activity
night (not as yet assigned, but probably Tuesday or
Wednesday) for teenagers . We will also be holding
weddings and like activities . Seating capacities will be
for up to about 125 people.
GERALD B. BUMP, 816 CENTER STREET. I am a homeowner,
right across the street from 809 Center Street. I have
lived at that address since 1940, and I also own four
different properties, 810, 816, and 2 vacant lots to the
north. The zoning at 809 Center Street is "H" Light
Industrial, but the use should be "D-1" Professional
Office. A church may be permitted there with no
restrictions . On the East side of Center Street the
zoning is "C" Residential . A church may be permitted if
the lot has not less than two acres . There are
restrictions on the residential street, so if the
proposal is approved for the church, we the residential
residents will be the losers . I don' t consider it an
PLANNING BOARD MINUTES AUGUST 15 , 1995 - PAGE 4
improvement, and I am opposed to the proposal . The
office complex at 809 Center Street was constructed on
floodplain land. I don't know how they obtained a
building permit in the late 160s to construct that
building. The entire area was flooded in 1947 . I could
have rowed down Center Street from 816 to Shiawassee. If
a flood occurs, 809 would be flooded.
Referred to the Zoning and Ordinance Committee.
C. SLU-10-95, 230 Bingham Street,. Child Care Facility
Mr. Ruff presented the case, a request by Learning Care,
Inc . to establish a child care facility in the old Fire
House at 230 Bingham Street at the corner of Bingham and
Prospect. The applicant has also requested a variance
from the Board of Zoning Appeals to reduce the parking
requirement from fifteen; at that meeting last Thursday,
a variance was granted for eleven spaces , retaining four
parking spaces for residential use, contingent upon
Council approving the Special Land Use permit and also
fulfilling the code requirements for the project.
Mr. Ruge asked if they are going to lease parking spaces
for their employees; Mr. Ruff said that potential exists .
They propose a day care facility for 28 children. Mr.
Ruge asked if they are going to have parking on-site for
the apartments; Mr. Ruff said yes . Mr. Ruge asked about
the backyard play space for the children; Mr. Ruff said
approximately 3,000 square feet is available. They are
required to have 2 ,500 square feet of play area.
DAN STOUFFER, 700 W. WILLOW, REPRESENTING LEARNING CARE,
INC . The YWCA intends to sell their building, so their
tenants have to leave. Our organization is looking for
a new location. We hope to move to the fire station. We
would be down-sizing our operation from 49 to 28 children
and specializing primarily in preschool children aged 21
to 6 years . We currently have children from 4 weeks up
to 12 years of age. The building exterior and the
landscaping would be enhanced, with 3, 580 square feet of
play space. The apartments upstairs use only 3 parking
spaces; we would provide 4 spaces on-site. We do not
plan any major reconstruction of the building. It is an
excellent facility for our use. The area we serve would
primarily be the neighborhood. Currently we have a grant
from the Michigan Dept. of Education for at-risk four-
year-olds which we hope to continue for next year. If
the grant is continued, we would be providing an at-risk
preschool program free of charge for four-year-olds in
the neighborhood to help prepare them for kindergarten
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 5
and elementary school . We see it as a stabilizing entity
in the neighborhood.
Mr. Ruge asked how many employees in the facility at any
one time; answer, if the grant is continued, initially
three to four staff . If the grant is not continued, we
would hire two staff to care for ten children; then we
would hire a third person. The ratio is 1 : 10; however,
we like to keep it to 1 : 8 . We probably would have no
more than five staff, two full-time and three part-time.
Some live in the neighborhood and walk to work. We would
approach Plymouth Congregational Church to use their
parking. Mr. Ruge was concerned about more neighborhood
traffic, and people parking all day.
Mr. Stouffer said traffic generated amounts to three cars
at any given time, dropping children off. The average
stay of the vehicle is about ten minutes--they are in and
out. Some parents will be taking the bus . The traffic,
Monday through Friday, 6 : 30 a.m. to 6 : 30 p.m. , will not
be appreciable. High traffic times are from 7-9 a.m. and
4-6 p.m. with some during the noon hour. If we are
continued on the grant, we will have children from the
neighborhood who can walk to the center. We do not see
traffic increasing as much as might be expected.
MARGARET MURPHY-WOLL, PRESIDENT OF EASTSIDE NEIGHBORHOOD
ASSOCIATION. We did a survey of the houses that would be
affected. I ask for this as the best use for the fire
station. We have this fire station which should be kept
but as a use appropriate for the neighborhood. Most
people in the neighborhood approve of it. It is a
beautiful building. I ask your consideration.
Chairman LeBlanc said the Eastside Neighborhood
Organization was asked by the City of Lansing Planning
Office to solicit neighborhood response to the request
for a traffic variance for 15 parking spaces, and for a
special land use permit to allow the day care center.
The results were 5 vacant properties, 15 unable to
contact, 5 could not speak English, 3 undecided and 31
responses . Of the 31 responses, for the traffic
variance, 18 approved, 11 disapproved, and 2 unsure; on
the special land use permit, 22 approved, 9 disapproved.
Based on these results, the Eastside Neighborhood
Organization supports the request for a traffic variance
and for a special land use permit for the Learning
Center, Inc .
LORA JANE MORIS, 609 S. PENNSYLVANIA, UNIT 2, LANSING,
PRESIDENT OF THE PTA OF BINGHAM STREET SCHOOL. We hope
PLANNING BOARD MINUTES AUGUST 15 , 1995 - PAGE 6
this child care center will be the first steps in
providing child care for our school . In 1994, the
teachers and staff at Bingham St. School approached the
PTA about designing a program for teachers to have a
half-day to structure educational programs for the
school . The PTA voted it in under the condition that
child care would be provided for Bingham students whose
parents are full-t-ime students or full-time employed, for
12 : 25-3 : 05 p.m. every Wednesday. The promise was not
kept; child care was not available for the students . We
believe that this proposal for .the child care center will
assist working or student parents with a day care
problem. As a PTA, we back this proposal one hundred
percent. In 1994-5 , we had 11-15 students who qualified
for child care. We also had two people who volunteered
full-time as teachers aids who needed day care for their
four-year-olds for the time they were at the school
helping. We had MSU students providing day care;
however, this is no longer available.
Chairman LeBlanc said one thing that came up at the BZA
meeting was that the BZA members would like it stated, if
the special use permit is granted, that hours are
restricted to 6 : 30 a.m. -6 : 30 p.m. The Board of Zoning
Appeals did grant the parking variance.
D. Z-12-95, Vacant Land on Edgewood Blvd. , "A" Residential
District to "G-2" Wholesale District
Mr. Ruff presented the case by Gerald Blackburn to rezone
vacant property on Edgewood Boulevard just east of M.L.
King Boulevard and the unimproved street, Labelle Street,
between Edgewood Boulevard and the expressway ramp from
I-96 , from "A" Residential District to "G-2" Wholesale
District. "G-2" Wholesale would allow commercial and
warehouse uses . A specific plan has not yet been
submitted, but they want to construct a unified mini-
warehouse facility in the area. Labelle Street is not
part of the proposal at present, but the potential exists
for Labelle west of Edgewood to be vacated and joined
with this property and that in Z-13-95 . If vacation for
Labelle is requested, this Board would review the
petition under Act 285 . The master plan for the area
designates the land for nonresidential uses, primarily
office.
DENNIS SELLERS, INDIAN RIVER, MICHIGAN, REPRESENTING
PETITIONERS ON Z-12-95 AND Z-13-95 . This property
resulted from the relocation of Edgewood Boulevard, thus
cutting off this triangular piece of property. The two
parcels, one owned by Mr. Blackburn, the other owned by
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 7
Complete Hitch, represent a large triangle. Because it
backs up to the expressway, there is very little
residential use possible. In the future, we do intend to
request vacation for the unimproved Labelle Street. Mr.
Blackburn wants to use the property for mini-storage and
possibly a small office. He has a business, now located
just out of the City; in the future, he may wish to put
an office here. If we come in again, it would probably
be for an office building and a storage building, but no
outside storage, to store his trucks . There will be no
mobile homes--it will be office and possibly storage.
Because the property is 600 feet long, there might be
mini-storage, to make use of this property, which
obviously cannot be used as residential .
Referred to the Zoning and Ordinance Committee.
E. Z-13-95, 6283 S . M.L. King Boulevard and Vacant Land on
Edgewood Blvd. , "A" Residential, "F" Commercial and "J"
Parking Districts to "G-2" Wholesale District
Mr. Ruff presented the case, another part of that
property referred to by Mr. Sellers, a request by the
owner of Complete Hitching and Welding Company, to rezone
the property that includes his hitch company, and it
includes the property that he has purchased as remnant to
the Edgewood Boulevard expansion. The current frontage,
that is developed, is zoned "F" Commercial, and "J"
Parking. The remainder of the property is zoned "A"
Residential. One difference to be noted is that this
property in particular has property on M-99 , or Martin
Luther King Boulevard, so it does have frontage on that,
so that does give it a little more visibility and access .
Access is limited. on Edgewood Blvd. , so that is an
important part of the petition. The acreage totals
approximately three acres of land. Mr. Ruge asked if
outside storage is allowed in the "G-2" Wholesale
District; Mr. Ruff said no, not generally.
DENNIS SELLERS, INDIAN RIVER, MICHIGAN, REPRESENTING
PETITIONERS ON Z-12-95 AND Z-13-95 . This business,
Complete Hitching, has been in operation for a number of
years . In the past, this land has been purchased from
the City by Complete Hitch in anticipation of expanding
needed storage capacity, not outside storage but under-
cover storage.
Referred to Zoning and Ordinance Committee.
III . Presentation by Sparrow Hospital staff: Progress Report for
area around Sparrow Hospital . Sparrow Hospital has been
PLANNING BOARD MINUTES AUGUST 15 , 1995 - PAGE 8
updating various groups in the City concerning its expansion
of facilities . Ira Ginsberg, Vice President, Sparrow
Hospital, provided information on the Medical Office Building
construction that will begin shortly, south of the Sparrow
main campus . Along with this plan, Sparrow will work on the
streetscape with revitalization of Michigan Avenue. Bill
Vincent, Director of Facility Planning, and Bob Walsh, Albert
Kahn Associates, Architects and Engineers, will provide more
details . The streetscape will help tie downtown area and the
rest of Michigan Avenue with the Capitol . Sparrow is also
building a parking deck on Holmes and Michigan Avenues . Mr.
Walsh said the professional building will have eight levels,
with one level below grade. The lower four levels are
primarily clinical space, with the upper four levels for lease
as medical office space. The complex will be supported by a
four-level 650-car parking deck for visitors and employees .
The complex will be connected to the main Sparrow Hospital
building by a bridge over Michigan Avenue. Construction will
begin later this year, with the parking structure waiting
until the existing south annex is demolished, probably during
later summer 1996 . Total completion of the project is
expected late summer 1997 . Mr. Vincent thanked the Eastside
Neighborhood Association, the Eastside Commercial Club, Eureka
Street neighbors, and the City of Lansing administration for
their help over the last two years . At that time, a four-
point plan was contingent upon approval of the bridge (which
we received) , with four elements to be done, two of which were
done: an engineering study and analysis; the other was an
ordinance by the City. The next one was a bridge design
review committee. This committee had two objectives, to
recommend a bridge design which would limit impact on the
public right-of-way. The other objective was to produce a
bridge design that is aesthetically pleasing. The final
report of the design review committee is in print right now.
Ground-breaking is contemplated for October-November 1995,
with occupancy in late 1997 . Mr. Vincent displayed renderings
and a scale model of the project.
IV. COMMENTS FROM THE AUDIENCE - none.
V. RECESS
Mr. Goolsby made a motion, seconded by Mr. Ruge, for a recess;
voice vote, carried unanimously. Both the Zoning and
Ordinance Committee and the Urban Development Committee will
meet. The Zoning ' and Ordinance Committee will consider
Z-8-95, E . Side 2600-2700 Blk. S . Cedar & 517 S. Park Blvd. ,
"A" Residential, "F" Commercial, and "J" Parking Districts to
"F" Commercial District; and the Urban Development Committee
will consider Act-16-95, vacation of North Capitol Avenue.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 9
VI . BUSINESS SESSION
A. Minutes for Approval : July 18, 1995
Mr. Greiner made a motion, seconded by Mr. Ruge, to approve the
minutes of July 18, 1995 . Mr. Ruge said in the body of the minutes
Mr. Nischan was voted an excused absence. Under I .B. , Mr. Ruge
wanted "requested" changed to "granted. "
PLANNING BOARD ACTION on the motion was as follows :
Greiner Aye Goolsby Aye
Marshall Aye Nischan Aye
Ruge Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried; minutes
of July 18, 1995 were APPROVED.
B. Committee Reports
1 . Zoning and Ordinance Committee, Mr. Greiner, Chair.
a. Z-11-95, 4720 S. Cedar Street, "A" Residential
to "D-1" Professional Office and "F"
Commercial Districts
The applicant proposes to rezone the one-acre site
for both commercial and office development. The
portion of the site abutting residential property
is proposed for rezoning to "D-1" Professional
Office District. The portion of the site closest
to commercial development on Cedar Street is
proposed for rezoning to "F" Commercial District
for future development. The site is presently a
residential lot with a vacant single family
residence. The applicant proposes to construct an
office building for his architectural company with
possibly one or two additional speculative office
spaces . In addition, the east portion of the site
closest to Cedar Street is proposed for use for
retail building purposes .
The request is to rezone the site from "A" Single
Family Residential to "D-1" and "F" Commercial
Districts; the office zoning for the west portion
of the site which abuts a single family residential
neighborhood, and the commercial zoning for the
east portion of the property fronting on Cedar
Street at its intersection with Syringa. Staff has
raised several concerns relative to the
establishment of the depth of commercial zoning
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 10
parallel to and west of Cedar Street. In 1994
(Case Z-5-94) , the Planning Board recommended
denial of a similar request for this same reason.
In committee, it was found, based on testimony,
evidence and the staff report, that the proposed
development would not be consistent with the Master
Plan and with maintenance of the frontage line on
South Cedar Street. It would represent intrusion
into the established residential neighborhood by
commercial development. . Separation of commercial
and residential areas in line with other properties
on South Cedar (McDonalds) should be maintained.
Staff suggested that the office use could be moved
to the front of the property and the remainder of
the site left residential, but the applicant
rejected that suggestion.
In committee, it was moved, seconded, and carried unanimously (4-0)
to deny Z-11-95 .
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 Z-11-95, 4720 S .
Cedar Street, "A" Residential to "D-1" Professional Office and "F"
Commercial Districts .
Chairman LeBlanc said the Board received three letters this evening
opposing the rezoning. A yes vote is a vote to deny.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Ave
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; Z-11-95, 4720 S . Cedar Street, "A" Residential to "D-
1" Professional Office and "F" Commercial Districts was recommended
to be DENIED.
b. SLU-6-95, 3125 West Miller Road, Church and Child
Care Facility
The applicant proposes to construct a church for
approximately 303 members and a day care facility
for approximately 50 children. The present
character of the area consists of single family and
two family residential along Miller Road.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 11
The Committee found, based on testimony, evidence,
and the staff report, that the construction of a
church/day care facility should not change the
character of the area since there are already
churches in the area, nor should it interfere with
the general enjoyment of adjacent property. The
site of the proposed church should not have a
negative impact on the surrounding area in general .
The construction of a church/day care facility
should not be hazardous to adjacent properties or
involve detrimental uses,. activities, materials or
equipment. At the public hearing, there was
considerable discussion, much of it relative to
traffic. Traffic safety is a concern in this area;
however, the Transportation Engineer indicates the
proposed access/egress to Miller Road is
acceptable; the capacity of the roadway is not
expected to be exceeded by placement of a church at
this location; and accident rates are low, only 6
in over 6 years . Also, he indicated that the
location of the driveway will not impact the
proposed operation of the intersection. Public
services and facilities are adequate. The Special
Land Use is consistent with the intent and purpose
of the Zoning Code. The proposed special land use
meets the dimensional requirements of the "G-2"
Wholesale District.
Staff recommends approval of the special land use
permit for the construction of a church/day care
center at the southwest corner of Miller Road and
Wise Road.
Based on the above, the committee voted to approve
SLU-6-95, incorporating the nine-step analysis
relative to special land uses, as part of the
report, Yeas : 4; Nays : 0; approved unanimously in
committee.
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, and incorporating the
nine-step analysis as part of the report, to approve SLU-6-95, 3125
West Miller Road, Church and Child Care Facility.
PLANNING BOARD ACTION on the motion was as follows :
Ruge Aye Goolsby Aye
Greiner Aye Marshall Aye
Nischan Aye LeBlanc Aye
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 12
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; SLU-6-95, 3125 West Miller Road, Church and Child Care
Facility, was recommended to be APPROVED.
C. SLU-7-95 , 5915 Richwood St. , Cellular
Communications Tower
The applicant proposes to construct a 150-foot-tall
monopole cellular communications tower (plus a 5-
foot-tall antenna) and related equipment shelter in
the southeast corner of the above-described
property. The "DM-3" Residential District may
allow the communications tower as a public utility
with approval of the Special Land Use permit.
The Special Land Use is requested to permit
construction of a monopole cellular telephone tower
of 155 feet in height as a structure owned and
operated by a public utility. In addition to the
request for a Special Land Use Permit, an
application is pending for a variance to permit the
height of the tower to be 155 feet; the "DM-3"
zoning district permits structures up to 45 feet in
height.
Staff believes that the proposed location of the
tower on the site is appropriate. The proposed
location is visually isolated from any single
family residential land uses in the vicinity, will
have minimum visual impact on commercial uses on
South Pennsylvania, and may encourage the property
owner to better maintain this property.
Staff recommends that this approval be conditional
upon approval of the height variance by the Board
of Zoning Appeals and that the property, structure,
equipment and tower be operated and maintained in a
manner that does not adversely impact the
surrounding property or the operation of other area
electronic or communication devices .
The Committee found, based on testimony, evidence,
and the staff report that the proposed use would
represent a good use for this property and clean up
the corner.
Based on the above, the committee voted to approve
SLU-7-95 subject to the conditions listed in the
staff report; Yeas : 4 ; Nays: 0 ; approved
unanimously in committee.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 13
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 SLU-7-95, 5915
Richwood St. , Cellular Communications Tower, subject to the
conditions listed in the staff report.
PLANNING BOARD ACTION on the motion was as follows :
Goolsby Aye Greiner Aye
Marshall Aye Nischan Aye
Ruge Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; SLU-7-95, 5915 Richwood St. , Cellular Communications
Tower, with conditions was recommended to be APPROVED.
d. SLU-8-95, Michigan and Grand Avenues, Expand
Parking
The applicant proposes to expand existing surface
parking lot on the corner of Michigan and Grand
Avenues . The expansion for approximately 20 spaces
is in the area formerly occupied by the Jim' s
Tiffany Restaurant building. The use is allowed in
the "G-1" Business District with approval of a
Special Land Use permit.
Parking lots in the 11G-1" Business District are
permitted by Special Land Use. Though the parking
lot has already been "improved" with asphalt,
improvements should be made for its appropriate use
and to enhance its physical character.
With the landscaping and circulation improvements,
the proposed use shall meet the evaluation criteria
for a Special Land Use permit.
The Committee found, based on testimony, evidence,
and the staff report that the proposal meets the
nine evaluation criteria required for a special
land use permit. Parking lots in the "G-1"
Business District are permitted by Special Land
Use.
In committee, it was moved, seconded and approved
unanimously to recommend approval for SLU-8-95 to
allow the use of this property for parking with
three conditions as listed below:
1 . That the property be improved with the
addition of landscaping, based upon a
landscaping plan to be approved by the
Department of Planning and Neighborhood
Development.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 14
2 . That the curb cuts and driveways be modified
as specified by the City' s Traffic Engineer.
3 . That the vacated right-of-way portion of the
property be returned to the City for right-of-
way use.
Staff recommends the Special Land Use permit be
approved to allow the use of the subject property
for parking with the above conditions .
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 SLU-8-95,
Michigan and Grand Avenues, Expand Parking, subject to the three
conditions .
Mr. Ruff said staff ' s intention was not to dictate, contingent upon
approval of the special land use that the right-of-way be returned
to the City, but that the right-of-way somehow be reacquired--we
cannot just take it through the special land use process . "I may
rephrase that in the recommendation to the Mayor' s office. "
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Ave
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; SLU-8-95, Michigan and Grand Avenues , Expand Parking,
with conditions, was recommended to be APPROVED.
Mr. Greiner said an item which was not on the agenda was
also considered:
e. Z-8-95, Z-8-95, E. Side 2600-2700 Blk. S. Cedar &
517 S. Park Blvd. , "A" Residential, "F" Commercial,
and "J" Parking Districts to "F" Commercial
District
Applicant proposes to develop the property for a
retail facility for Rite Aid.
The request to zone properties along Cedar Street
to a consistent commercial zoning district appears
reasonable considering the constraints that the
existing "J" Parking District designations pose to
any overall development of the property. The
parcel zoned "A" Residential at the corner of Cedar
and Park Blvd. , which is commercially oriented, if
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 15
zoned to the "F" Commercial District, would also
help to create a good overall buildable site.
However, the request to rezone the two lots
fronting on Park Blvd. does not appear necessary to
provide enough land to develop the building as
proposed. Staff believes the site plan could be
redesigned to accommodate the building as proposed
and supply adequate parking without said two lots ,
particularly if the building were shifted to the
north end of the site that has the greater depth
and is closer to a controlled intersection with a
traffic light. These residential lots at 517 Park
Blvd. are oriented toward the residential
neighborhood off Park Blvd. , and the rezoning
represents an encroachment into this neighborhood.
This part of the request conflicts with the Board' s
policies regarding nonresidential encroachment into
neighborhoods .
Staff recommends the request to zone the site be
denied as proposed.
Staff does, however, recommend that the site be
zoned to the "F" Commercial District, except for
lots 168 and 169 of the South Parkwood Subdivision.
Staff recommends said two lots remain residentially
zoned.
Considerable discussion ensued concerning the need
to preserve the neighborhood and prevent
encroachment of commercial uses into residential
zoning balanced with the potential for development
of the land parcel and the petitioner' s proposal .
The Committee indicated its opposition to the site
layout as presented. The Abrahams agreed to take
the Board's suggestion of mirroring the design
(shifting it to the north end of the site closer to
an intersection controlled with a traffic light) to
the Rite-Aid management and marketing staff, thus
eliminating the need to acquire the area to the
rear of the site adjoining residential areas .
The Committee found, based on testimony, evidence,
and the staff report, that the request to rezone
properties along Cedar Street is consistent with
commercial zoning along that area, considering the
constraints that the existing "J" Parking District
designation pose to overall development of the
property. The proposed "A" Residential at the
corner of Park Boulevard, which is commercially
PLANNING BOARD MINUTES AUGUST 15 , 1995 - PAGE 16
oriented, if zoned "F" Commercial District, would
also help create a good overall buildable site;
however, the request to rezone the two lots on Park
Boulevard, which are residential, do not appear
necessary to provide the land which they need for
their proposal . These residential lots at 571 Park
Boulevard are oriented toward the residential
neighborhood -off Park Boulevard, and their rezoning
would represent encroachment into the neighborhood.
Based on the above, in committee, it was moved,
seconded, and carried unanimously to deny the
request for the lots on Park Boulevard. The
committee voted to deny the zoning as proposed but
recommended that the site be zoned to "F"
Commercial District except for Lots 168 and Lots
169 of the Parkwood Subdivision.
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 Z-8-95 as
proposed, but that we approve the rezoning of the parcel with the
exception of Lots 168 and 169 that face Park Boulevard.
Mr. Ruge said he understands that the applicants were going back to
Rite Aid to determine whether or not that was acceptable. Mr. Ruff
said the applicants today requested him to ask the committee to act
on the petition in whatever way possible, even though the Board may
recommend denial of the two lots . I agreed to do that, though they
did not give any other reason.
Chairman LeBlanc said the vote will be to deny the petition as
proposed, but to approve the rezoning, except for the rear portions
that face Park Boulevard.
PLANNING BOARD ACTION on the motion was as follows :
Nischan Aye Ruge Aye
Goolsby Aye Greiner Aye
Marshall Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6 ; Nays : 0; carried
unanimously; Z-8-95, E. Side 2600-2700 Blk. S. Cedar & 517 S . Park
Blvd. , "A" Residential, "F" Commercial, and "J" Parking Districts
to "F" Commercial District was denied as applied for, but
recommended to be approved with the Cedar Street frontage to
"F" Commercial, and specifically not Lots 168 and 169 , Parkwood
Subdivision APPROVED AS AMENDED.
Next meeting WEDNESDAY, AUGUST 23, 1995 , at 4 p.m. , Planning
Division Conference Room, Second Floor, Washington Square Annex.
Parking.
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 17
2 . Urban Development Committee, Mr. Ruge, Chair.
Mr. Ruge said the Urban Development Committee met
twice today, at 7 p.m, and at the recess, to
consider Act-16-95, and Act-9-95, both of which
were tabled, because sufficient information was not
available to enable action.
Next meeting TUESDAY, August 28, 1995 at 4 p.m. ,
Planning Division Conference Room, Second Floor,
Washington Square Annex. Mr. Goolsby said he
thought he could attend the Urban Development
Committee meeting on August 28 .
3 . Executive Committee
Chairman LeBlanc said the Executive Committee will
meet August 22, 1995, at 4 p.m. in the Planning
Offices .
C. Report from Planning Manager, Ms . Love.
Ms . Love was absent; Mr. Ruff had no report at this time.
Mr. Rieske said he had a front end report for Act-17-95,
the sale of the Board of Water and Light offices at 123
W. Ottawa, which he distributed for the members to look
over. It will be on the agenda for the next UDC meeting
and for the next Planning Board meeting.
D. Pending Items : Future action required
2 . Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee
Held per continuance request)
b. 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
VI . NEW BUSINESS
VII . COMMUNICATIONS
•Letter from the Eastside Neighborhood Association;
•Three letters concerning Z-11-95;
•All Board members received the Planning Commissioner' s
Journal .
•Regarding the memorandum requesting action on reducing CDC
membership for Seven Block Development Area, Mr. Goolsby said
Citizens District Councils are established pursuant to state
law. When the Seven Block CDC was established several years
PLANNING BOARD MINUTES AUGUST 15, 1995 - PAGE 18
ago, it was set at 15 members . During the . past year,
achieving a quorum has been difficult. This proposal is to
amend the ordinance to reduce the number to 12, which reduces
the number required for a quorum. Also, appointments made
three years ago are up, and several have not attended for over
a year. This will be an opportunity to name new people. The
group is at a critical time, with many future meetings
required for important actions . It will help the committee to
get business done.
Mr. Goolsby made a motion, seconded by GIs . Marshall, pursuant to
the memorandum, to recommend that the City Council amend the
ordinance for the Seven Block Development Plan to reduce the number
of members from fifteen to twelve, the minimum number allowed by
state law; and recommend that appointments be made as expeditiously
as possible to fill vacancies, maintaining seven seats for
residents, and five seats for representatives .
PLANNING BOARD ACTION on the motion was as follows :
Ruge Aye Goolsby Aye
Greiner Aye Marshall Aye
Nischan Aye LeBlanc Aye
On a roll call vote, there were: Ayes : 6; Nays : 0; carried
unanimously; motion to reduce Seven Block membership was
recommended to be APPROVED.
VIII . COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
Mr. Goolsby said, regarding the telecommunications bill going
through the House of Representatives, the House did not pass
a preemption provision; however, it still may be inserted in
the Senate. This will prevent communities from denying poles .
Mr. Ruge asked the Planning staff to provide maps showing
tower locations and heights and collocations possibilities .
X. ADJOURNMENT
Adjournment was at 10 :27 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn08155 a:\24
Z-11-95
"A" Residential to "F" Commercial and "D-1" Professional Office
GENERAL INFORMATION
APPLICANT : J. Carroll Barber, Architect
1305 S . Cedar, Suite 200
Lansing, MI 48910
STATUS OF APPLICANT : Option to purchase
OWNER: Edward T . & Richard C. Hacker
7050 W. Saginaw Street
Lansing, MI 48917
REQUESTED ACTION: Rezoning
LOCATION: 4720 S . Cedar Street - NW corner at
Syringa
EXISTING LAND USE : Single Family Residence (vacant)
EXISTING ZONING: "A" Residential
PROPERTY SIZE & SHAPE: 161' x 3131 ; 50, 394 square feet
SURROUNDING LAND USE : N: Commercial; 1-family residential
S : Office; 1-family residential
E : Commercial (across Cedar Street)
W: 1-family residential
SURROUNDING ZONING: N: "F" Commercial, "A" Residential
S : "D-1" Professional Office, "A"
Residential
E : "D-1" Professional Office
W: "A" Residential
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive Plan
designates the subject property for
commercial/professional office/
residential at 0-7 dwelling units per
acre .
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to rezone the one
acre site for both commercial and office
development . The portion of the site
abutting residential property is
proposed for rezoning to "D-1"
Professional Office District . The
portion of the site closest to
commercial development on Cedar Street
is proposed for rezoning to "F"
Commercial District for future
development .
CASE HISTORY : The Lansing Planning Board, at their
meeting on July 17, 1994, voted
unanimously 7-0, to recommend denial of
the request (#Z-5-94) by Wolverine
Development to rezone property located
at 4720 S Cedar Street from "A"
Residential to "F" Commercial District .
The applicant proposed to develop
speculatively. for a future commercial
use . City Council never took action on
this request .
AGENCY RESPONSES :
Building Safety: This project is subject to the City of
Lansing Site Plan Review Process . Contact
Christine Segerlind at 483-4381 for
requirements relating to this process . In
like manner, the project is subject to
acquisition for a building permit . The
project must be designed in accordance with
the 1994 editions of the Family of uniform
codes .
Transportation No comments or requirements at this time,
Engineer: except that the driveway on Syringa may
introduce commercial traffic on a residential
street. Further comments will be forthcoming
during the plan review process .
Fire Marshal : Approved.
Board of Water No response received.
and Light
AMERITECH: No comments .
Consumers Power: No response received.
Continental Cable : No response received.
Development : No response received.
Michigan Department No response received.
of Transportation:
Assessor: No response received.
Public Services : No response received.
SPECIFIC INFORMATION
Developer' s The applicant proposes to construct an office
Proposal : building for his architectural company with
possibly one or two additional speculative
office spaces . In addition, the east portion
of the site closest to Cedar Street is
proposed for use for retail building
purposes .
Description
of Site : The site is presently a residential lot with
a vacant single family residence on it . The
lot is located at the intersection of a Major
Arterial Street with a Local street . West of
the site is a well established single family
neighborhood. Commercial and office uses
line either side of Cedar Street to the
north, south, and east of the subject
property (see map) .
ANALYSIS
The Cedar Street corridor is characteristic of strip commercial
development abutting many major arterial roadways in Lansing.
The commercial businesses help to insulate the residential
neighborhoods from the large volumes of traffic on the major
streets . The depth of the subject property from Cedar Street is
greater than the depth of the commercial "buffer zone" that has
been established along the west side of Cedar Street in the
vicinity.
COMPATIBILITY WITH SURROUNDING LAND USE
Because of the size, shape, and location of the subject site, the
proposed zoning would likely not be compatible with all of the
surrounding residential land use. While there are commercial
land uses adjacent to the site to the north, east and south,
there are also existing residential uses adjacent to the three
sides of the west portion of the proposed "D-1" Professional
Office zone.
COMPLIANCE WITH MASTER PLAN
The Southeast Area Comprehensive Development Plan, Proposed Land
Use to 1990 (Map) indicates commercial and office uses at a
uniform depth fronting on Cedar Street and insulating the
residential land uses to the west . Commercial uses expand in
scope, primarily at the intersections of major roadways, such as
South Cedar (a principal arterial) and Jolly (a minor arterial) .
As a general policy statement referring to housing policy in the
Comprehensive Plan, page 88 states, "In areas where
nonresidential uses of land have begun to creep into residential
areas, steps will be taken to establish formal lines of
separation and policies developed to maintain the separation. "
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The property under review is located at the intersection of a
local street (Syringa) with a principal arterial (Cedar) . This
intersection is located only 800 feet north of Jolly Road, which
is a major intersection that often experiences severe traffic
delays . To escape these delays, some motorists often use Syringa
as a shortcut to westbound Jolly Road, causing more traffic, and
therefore more turning movements, at the Syringa/Cedar
intersection than would be considered normal for a residential
street. The City' s Traffic Engineer has provided traffic counts
indicating that, on average, 575 vehicles per day use Syringa
Street . Typically, an average residential street in the City
would be used by 350-425 vehicles per day. This indicates a
significant amount of nonresidential traffic is using Syringa.
The additional commercial development at this intersection will
add to the number of vehicles turning onto Syringa. If any
access driveways from this property are not properly designed and
located, any problems caused by the existing and additional
traffic could be compounded.
ENVIRONMENTAL IMPACT
The proposed zone change may have a significant impact on
specific portions of the natural environment, and on the adjacent
residential environment . -The subject property, because of its
size and significant number of large trees and ornamental shrubs,
now serves as a significant buffer zone between the commercial
development and traffic on Cedar Street and the residential
neighborhood on Syringa and Cox. Stormwater runoff from the site
is not a problem at present, because very little of the site is
impervious .
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
If granted for the entire property, a zone change to the "D-1"
and "F" Commercial Districts may set a precedent for intrusion of
commercial uses into residential areas . This is opposed to using
the office and commercial uses to buffer residential uses from
busy arterial streets .
SUMMARY
The request is to rezone the site from "A" Single Family
Residential to "D-1" and "F" Commercial Districts; the office
zoning for the west portion of the site which abuts a single
family residential neighborhood, and the commercial zoning for
the east portion of the property fronting on Cedar Street at its
intersection with Syringa. Staff has raised several concerns
relative to the establishment of the depth of commercial zoning
parallel to and west of Cedar Street . In 1994 (case #Z-5-94) the
Planning Board recommended denial of a similar request for this
same reason.
RECOMMENDATION
Staff does not recommend approval of this request to rezone the
entire property from "A" Residential to "D-1" Professional Office
and "F" Commercial District. Staff believes that while a use
other than residential may be appropriate for some of the
property closest to Cedar Street, extending the commercial/office
zoning west would not be compatible with neighboring residential
uses or the current condition of traffic circulation at the
Syringa/Cedar intersection.
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SLU-6-95
To build a church and day care center
GENERAL INFORMATION
APPLICANT: Charles Pruitt
1412 W. Ottawa
Lansing, MI 48915
STATUS OF APPLICANT: Owner
REQUESTED ACTION: To build a church and day care
center
EXISTING LAND USE : Vacant lot
EXISTING ZONING: G-2 Wholesale
PROPOSED ZONING: Same
PROPERTY SIZE & SHAPE: 330 ' x 660 ' = 217 , 800 sq. ft.
SURROUNDING LAND USE: N: Single Family Residential
S: Vacant Lot/I-96 Freeway
E: Gordon Food Services
W: Single Family Residential
SURROUNDING ZONING: N: "A" and "C" Residential
S: "G-2" Wholesale
E: "G-2" Wholesale
W: "A" Residential
MASTER PLAN DESIGNATION: The South West Development Plan
designates this site for
industrial/warehousing.
SPECIFIC INFORMATION
AMERITECH: No comments
BWL: Electric Utility
The Electric Utility has no
objections regarding the request
for special land use at 3125 W.
Miller Rd. Contact Person Linda
Rasor 371-6847 .
PLANNING BOARD PAGE 2 SLU-6-95
Water Utility
Owner should contact Terry Robison
at 371-6494 with water service
requirements and time line as soon
as available.
Building Office: This project is subject to the
City of Lansing Site Plan Review Process . Contact
Christine Segerlind for requirements relating to this
process . In like manner, the project is subject to
acquisition of a building permit. The project must be
designed in accordance with the 1994 edition of the
Family of Uniform Codes .
Contintential Cablevision: This land use request
presents no conflicts with
our facilities at this
time.
Development Office: No comment
Fire Marshal : Approved
Transportation Engineer: No comments or
requirements at this time. Proposed access/egress to
Miller Road is acceptable. Further site plan comments
will be forthcoming during the plan review process .
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant is proposing to construct
a church for approximately 303 members
and a day care facility for
approximately 50 children.
ANALYSIS
Section 1282 . 02 ( f) of the Zoning Code identifies the
standards by which the Planning Board determines
whether to approve, approve with conditions, or deny
are as follows :
1 . IS THE PROPOSED SPECIAL LAND USE DESIGNED,
CONSTRUCTED, OPERATED AND MAINTAINED IN A MANNER
HARMONIOUS WITH THE CHARACTER OF ADJACENT
PROPERTY AND SURROUNDING USE?
The adjacent properties are essentially residential in
character with the exception of a Gordon Food Services (GFS)
PLANNING BOARD PAGE 3, SLU-6-95
warehouse located to the east and another church approximately
across the street to the north of the proposed church.
Churches are permitted with a special land use permit in the
"G-2" Wholesale District.
2 . DOES THE PROPOSED SPECIAL LAND USE CHANGE THE
ESSENTIAL CHARACTER OF THE SURROUNDING AREA?
The present character of the area consist of single
family and two family residential along Miller Road. The GFS
warehouse is located to the east. The construction of a
church/day care facility should not change the character of
the area since there are churches in the area, for example,
New Jerusalem Church is located approximately across the
street on the north side of the street on Miller Road.
3 . DOES THE PROPOSED SPECIAL LAND USE INTERFERE WITH
THE GENERAL ENJOYMENT OF ADJACENT PROPERTY?
The site of the proposed church is surrounded primarily
by residential uses to the north and west and wholesale use to
the east. There is vacant land located south of the proposed
church. The G-2 Wholesale district permits uses that could be
far more intense than that of a church/day care. facility.
Since this vacant lot is zoned in the G-2 Wholesale District,
any use, by right, that is permitted in this zoning district
is allowed. The proposed construction of a church/day care
facility should not interfere with the general enjoyment of
adjacent property.
4 . WILL THE PROPOSED SPECIAL LAND USE REPRESENT AN
IMPROVEMENT TO THE USE OR CHARACTER OF THE
SUBJECT PROPERTY AND THE SURROUNDING AREA IN
GENERAL, AND WILL THE USE BE IN KEEPING WITH THE
NATURAL ENVIRONMENT OF THE LOT?
The site of the proposed church should have no negative
impact on the surrounding area in general . There is an
existing church to the north of this proposed site. Other
than the single and two family zoning districts, the only
other zoning district is "G-2" which is more intense than
residential . The proposed plan illustrates maintaining a
significant quantity of open space which maintains the open
character of this site.
5 . WILL THE PROPOSED SPECIAL LAND USE BE HAZARDOUS
TO ADJACENT PROPERTIES OR INVOLVE USES,
ACTIVITIES, MATERIALS OR EQUIPMENT WHICH ARE
DETRIMENTAL TO THE HEALTH, SAFETY AND WELFARE OF
PERSONS OR PROPERTY THROUGH THE EXCESSIVE
PLANNING BOARD PAGE 4 SLU-6-95
PRODUCTION OF TRAFFIC, NOISE, SMOKE, ODOR, FUMES
OR GLARE?
As with any type of construction, there will be an
increase in noise, dust and other factors associated with
construction during this time period. However, the
environment will be interrupted for a short period of time.
Therefore, the construction of a church/day care facility
should not be hazardous to adjacent properties or involve
uses , activities , materials or equipment which are detrimental
to the health, safety and welfare of persons or property
through the excessive production of traffic, noise, smoke,
odor fumes or glare. Also, as with any new development,
there will probably be a potential increase in the amount of
traffic associated with vehicles and people visiting the
facility. Traffic safety is a concern in this area.
According to the transportation division, the estimated
traffic volumes on Miller Road west of Wise Road is 2,900
vehicles per day in the eastbound direction and 3 ,000 vehicles
per day in the westbound direction. The number of accidents
at the intersection of Miller and Wise Road between January 1,
1989 and May 31, 1995 is six. The City's transportation
engineer, Dave Berridge, indicated that the proposed
access/egress to Miller Road is acceptable. Also, in his
review of the proposed church' s site plan, the capacity of the
roadway is not expected to be exceeded by placement of a
church at this location. Also, he indicated that the location
of the driveway will not impact the proposed operation of the
intersection.
6 . CAN THE PROPOSED SPECIAL LAND USE BE ADEQUATELY
SERVED BY ESSENTIAL PUBLIC SERVICES AND
FACILITIES OR IS IT DEMONSTRATED THAT THE PERSON
RESPONSIBLE FOR THE PROPOSED SPECIAL LAND USE IS
ABLE TO CONTINUALLY PROVIDE ADEQUATELY FOR THE
SERVICES AND FACILITIES DEEMED ESSENTIAL TO THE
SPECIAL LAND USE UNDER CONSIDERATION?
The site plan shows that there appears to be adequate
water, sanitary and storm sewer facilities . Public Service
has indicated that there are no current plans for the
reconstruction of Miller Road or any other public service
activities for that area such as additional lanes . Also,
according to the Public Service Department, there are no plans
for storm drainage improvements ( i .e. curb and gutter) .
PLANNING BOARD PAGE 5 SLU-6-95
7 . WILL THE PROPOSED SPECIAL LAND USE PLACE DEMANDS ON
PUBLIC SERVICES AND FACILITIES IN EXCESS OF
CURRENT CAPACITY?
Since there appears to be adequate public services and
facilities , there should be no demands in excess of the
current capacity.
8 . IS THE PROPOSED SPECIAL LAND USE CONSISTENT WITH THE
INTENT AND PURPOSE OF THE ZONING CODE AND THE
OBJECTIVES OF THE CURRENT COMPREHENSIVE PLAN?
The South West Area Development Plan designates this area
for warehouse use. A church is a use permitted with a special
land use permit. Section 1272 . 04 (a) of the Zoning Code
requires churches in the "G-2" Wholesale District to be
located on a lot which abuts a collector, principal arterial
or minor arterial . Each point of ingress or egress shall be
directly onto a principal or minor arterial . Miller Road and
Wise Road are both considered collector streets . The Special
Land Use is consistent with the intent and purpose of the
Zoning Code.
9 . WILL THE PROPOSED SPECIAL LAND USE MEET THE
DIMENSIONAL REQUIREMENTS OF THE DISTRICT IN WHICH
THE PROPERTY IS LOCATED?
Yes, the Special Land Use meets the dimensional
requirements in the "G-2" Wholesale District. There is five
acres of land and the proposed church/day care facility is
10,270 sq. ft. with the day care facility using 2, 125 sq. ft.
and 8, 145 sq. ft. for the church. Also, Section 1284 . 13(b) ( 1)
of the Zoning Code requires churches to provide one on-site
parking space for each three seats or six linear feet of pew
space. Based on the seating, this church will need 116
parking spaces . The site plan shows 116 parking spaces of
which 8 are designated for handicapped parking.
Other
Oakland Ave. Original Church of God Church is a 60 member
congregation, currently meeting on the third floor of the
Walter French building located at 1900 S. Cedar Street.
The architect, Roger Donaldson submitted additional
information indicating that the proposed church will be
designed to harmonize with the residential character of the
surrounding area to the north and west. The proposed church
will be set back from Miller Road and the west property line
to minimize impact upon adjacent property. The vegetation
line along the east property line shared with Gordon Food
PLANNING BOARD PAGE 6 SLU-6-95
Sales will not change . The natural state of the south of the
property is not planned to change.
Summary
The proposed special land use is designed to be constructed,
and operated in a manner harmonious with the character of
adjacent property and surrounding uses .
The proposed special land use will not change the essential
character of the surrounding area.
The proposed special land use will not interfere with the
general enjoyment of adjacent property.
The proposed special land should not have any negative impacts
on the surrounding area.
The proposed special land use will not be hazardous to
adjacent properties or involve uses, activities, materials or
equipment which are detrimental to the health, safety and
welfare of persons or property through excessive production of
traffic, noise, smoke, odor, fumes or glare.
The proposed special land use can be adequately served by
public services and facilities .
The proposed special land use should not place any additional
demands on public services and facilities .
The proposed special land use is consistent with the intent
and purpose of the zoning code.
The proposed special land use meets the dimensional
requirements of the "G-2" Wholesale District.
Recommendation
Staff recommends approval of the special land use permit for
the construction of a church/day care center at the southwest
corner of Miller Road and Wise Road.
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SLU-7-95
5915 Richwood St.
Cellular Communications Tower
GENERAL INFORMATION
APPLICANT : Cellular Telephone Company (CellularOne)
26935 Northwestern Hwy. , Ste . 100
Southfield, MI 48034
STATUS OF APPLICANT : Lessee
REQUESTED ACTION: Construction of a 150-foot-tall monopole
cellular communications tower (plus a 5-
foot-tall antenna) and related equipment
shelter. The necessary approvals to
permit development of this project
include :
1 . Approval of a Special Land Use Permit
under Section 1248 . 04 (e) of the Zoning
Code, permitting construction and
operation of "a structure which is owned
or operated by a public utility. . . ";
2 . Approval of a variance from Section
1254 . 10 of the Zoning Code, by the Board
of Zoning Appeals, to permit the proposed
structure up to 155 feet in height (the
maximum height permitted by right in the
"DM-3" Residential is 45 feet .
EXISTING LAND USE : Vacant portion of multiple family
residential property
EXISTING ZONING: "DM-3" Residential
PROPOSED ZONING: No Change
PROPERTY SIZE & SHAPE: 330' x 378' irregular; 1 . 89 acres
SURROUNDING LAND USE : N: Multiple family residential
S : Cemetery
E : Commercial
W: Cemetery
SURROUNDING ZONING: N: "DM-3"
S : "A" Single Family Residential
E : 11G-2" Wholesale, "J" Parking
W: "A" and "DM-3"
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive
Development Plan, Proposed Land Use to
1990 designates the vicinity of this site
for residential development at 21+ units
PLANNING BOARD PAGE 2
per acre; parks/open space/cemetery; and
commercial development .
CASE HISTORY :
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to construct a
150-foot-tall monopole cellular
communications tower (plus a 5-foot-tall
antenna) and related equipment shelter in
the southeast corner of the above-
described property . The "DM-3"
Residential District may allow the
communications tower as a public utility
with approval of the Special Land Use
permit .
AGENCY RESPONSES :
Board of Water & Light : No objections from electric utility; no
comments from water utility .
Fire Marshall : Approved.
Capital Region Airport Authority:
Based on my review of the proposed
location the tower does not require a
permit from Capitol City Airport,
however, the proponent should contact the
Michigan Aeronautics Commission for FAA
form 7460, notice of construction.
Building Safety: This project is subject to the City of
Lansing Site Plan Review process .
Contact 483-4381. In like manner, the
project is subject to acquisition of a
building permit . The project must be
designed in accordance with the 1994
editions of the Family of Uniform Codes .
DESCRIPTION OF THE SITE:
The subject property is located north-west of the Pennsylvania
Avenue and Miller Road Intersection and south-east of the Conrad
Road and Richwood Road intersection. The site is in an enclave of
apartment buildings which serve to buffer other single family
residential neighborhoods from commercial development abutting
Pennsylvania Avenue . Surrounding land uses include commercial uses
to the east, apartment buildings to the north and west, and a ,
cemetery to the south (see Figure 1, attached) .
PLANNING BOARD PAGE 3
The location of the proposed tower on the site is tucked behind the
apartment buildings and abutting the commercial development and
cemetery . This particular corner of the apartment building is
strewn with trash, brush, and weeds (Figure 2) .
ANALYSIS
Special Land Use
Section 1282 . 03 (f) (1) - (9) sets forth the criteria which must be
used to evaluate a Special Land Use permit request . The criteria
and evaluation are summarized as follows .
1 . Compatibility with Use on Adjacent Properties
The nature of the cemetery, apartment buildings, and busy
commercial street are such that their use will not be affected by
the tower as proposed.
2 . Change in the Essential Character of the Area
only a very small portion of the site will be directly affected.
Construction of the tower may encourage the remainder of the site
to be better maintained.
3 . Interference with General Enjoyment of Adjacent Properties
Staff has no reason to believe that the proposed tower will create
any interference with the general enjoyment of adjacent properties .
The Board may wish to consider some minimum standards for landscape
plantings adjacent to the cemetery site.
4 . Improvement to Property and Surrounding Area
Construction of the tower on this site will be an improvement that
adds to the City' s tax base . The location on the site occupied by
the tower may be better maintained because of the facility than in
its current state of neglect .
5 . Environmental Impacts/Impact on Public Services
Construction of an access roadway and other utility lines will not
impact anything as the area designated for the access driveway is
already a paved driveway/parking area.
6. Impact on Utilities
This utility is designed to supplement communications within the
City and to improve the "quality of life" in Lansing and not
present an adverse impact, to other systems . It is important that
this utility not adversely affect other communication systems .
Approval should include the condition that the applicant maintain
the structure and equipment in such a way that it not adversely
affect the operation of electronic or communication systems in the
area .
7 . Compliance with the Master Plan
The Master Plan designates this area for residential development at
21+ units per acre; parks/open space/cemetery; and commercial
PLANNING BOARD PAGE 4
development . Staff interprets this to mean that the area behind
the apartment buildings is transitional in nature, and the proposed
public utility use at this location is not necessarily incompatible
with the Master Plan' s designation .
8 . Compliance with Zoning District Regulations
A facility owned and operated by a public utility is permitted as
a Special Land Use in the "D-M3" Residential District . The
property is zoned for residential development at 21+ units per acre
and currently contains a 22 unit apartment building. In addition,
the use of barbed wire on the six foot tall fence is not permitted
by Chapter 1292 of the Zoning Code.
SUMMARY
The Special Land Use is requested to permit construction of a
monopole cellular telephone tower of 155 feet in height as a
structure owned and operated by a public utility . In addition to
the request for a Special Land Use Permit, an application is
pending for a Variance to permit the height of the tower to be 155
feet; the "DM-3" zoning district permits structures up to 45 feet
in height .
Staff believes that the proposed location of the tower on the site
is appropriate . The proposed location is visually isolated from
any single family residential land uses in the vicinity, will have
minimum visual impact on commercial uses on South Pennsylvania, and
may encourage the property owner to better maintain this property .
RECOMPiNDAT I ON
Staff recommends that this approval be conditional upon approval of
the height variance by the Board of Zoning Appeals and that the
property, structure, equipment and tower be operated and maintained
in a manner that does not adversely impact the surrounding property
of the operation of other area electronic or communication devices .
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SLU-8-95
Michigan and Grand Avenues
Expand Parking
GENERAL INFORMATION
APPLICANT: Van W. Martin
Jill Michigan Ave. , Suite 201
East Lansing, MI 48823
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Already converted to parking lot
on the site of the former Jim' s
Tiffany restaurant
EXISTING ZONING: 11G-1" Residential
PROPOSED ZONING: No change in zoning
PROPERTY SIZE & SHAPE: 44 ' wide X 110 ' deep (4 , 840 sq. ft. )
SURROUNDING LAND USE: N: Office
S: Office
E: Parking
W: Office
SURROUNDING ZONING: N: 11G-1" Business District
S: 11G-1" Business District
E: 11G-1" Business District
W: "G-1" Business District
MASTER PLAN
DESIGNATION: Master Plan designates this area for
CBD land use.
SPECIFIC INFORMATION
Developer' s Proposal: Expand existing surface parking lot
on the corner of Michigan and Grand
Avenues. The expansion for
approximately 20 spaces is in the
area formerly occupied by the Jim' s
Tiffany Restaurant building. The
use is allowed in the "G-1" Business
District with approval of a Special
Land Use permit.
Building Safety Office: This project is subject to the City
of Lansing Site Plan Review Process.
Application forms are available in
the Building Safety Office. Contact
Christine Segerlind for further
information.
PLANNING BOARD SLU-8-95 PAGE 2
Michigan and Grand Avenues, Expand Parking
Ameritech: No Comments.
Transp. Engineer: A two-way driveway should be
constructed on Grand Avenue, and the
Michigan Avenue driveways closed and
abandoned. This will allow for
expansion of on-street parking in
the former driveways.
Development Office: Parking lot should not extend into
what was once public right-of-way on
Michigan Avenue. In fact, should
have owner convey it back to City if
possible. It was essentially
"stolen" by former owners.
ANALYSIS
Chapter 1282 of the Zoning Code specifies the criteria to
evaluate the special land use request.
COMPATIBILITY WITH SURROUNDING LAND USE
The use of this vacant lot, surrounded by office development
and an existing parking lot, is compatible with the
surrounding area. The appearance can be dramatically improved
with the addition of landscaping around the perimeter of the
lot.
ESSENTIAL CHARACTER OF THE AREA
The parking lot use of this portion of property is compatible
with the character of the existing parking lot, but does not
tend to improve the character. Landscaping will help improve
the character of this prominent site.
IMPACT UPON THE GENERAL ENJOYMENT OF THE ADJACENT PROPERTY
The use of this property for surface parking should not
adversely impact the use of the adjacent property.
IMPACT UPON THE ENVIRONMENT AND CHARACTER OF THE SITE
This property has not been a part of a natural environment for
well over a century. No negative impact on the environment is
anticipated. The property could easily be improved physically
with the addition of landscaping. The area of impermeable
surface has not been increased since the asphalt has taken the
place of a building.
The assemblage of this now-vacant parcel with the 2 adjacent
parcels provides 20 additional parking spaces. It will not
really affect future patterns of development except to make
PLANNING BOARD SLU-8-95 PAGE 3
Michigan and Grand Avenues, Expand Parking
the overall site larger for the marketing of the area for the
construction of a new (office) building.
IMPACT UPON THE HEALTH SAFETY AND WELFARE OF PERSONS OR
PROPERTY
An additional 20 parking spaces have already been added to the
adjacent parking lots for a total of 98 spaces. Access into
the overall parking lot is at the two existing gated entries
on Grand Avenue and Michigan Avenue (see attached site plan) .
The City' s Traf f is Engineer has stated that a two-way driveway
should be constructed on Grand Avenue and the Michigan Avenue
driveways eliminated to allow for the expansion of on-street
parking in the former driveways.
The proposed use of the property for parking should not be
detrimental to the health, safety or welfare of persons or
property with the improvements required by the Transportation
Division.
IMPACT UPON PUBLIC SERVICES AND FACILITIES
Parking does not adversely impact public services or
facilities in this situation.
COMPLIANCE WITH MASTER PLAN AND THE INTENT OF THE ZONING CODE
The parking use supplements and supports the surrounding
office and commercial uses. The River Island Comprehensive
Plan Amendment 1986 identifies this general area for CBD use
and is therefore in compliance with the Master Plan.
Surface parking lots are allowed in the "G-1" Business
District with the approval of the Special Land Use permit.
COMPLIANCE WITH THE ZONING CODE
The plan as provided lacks dimensions to adequately determine
if the on site circulation meets the design requirements of
the Zoning Code.
OTHER
A portion of this property, the north 10 ' X 441 , is vacated
right-of-way. This right-of-way was vacated for the purpose
of adding to the previous restaurant building. Finding that
the restaurant building no longer exists, the vacated right-
of-way portion of the property should be returned to the City
for right-of-way use.
PLANNING BOARD SLU-8-95 PAGE 4
Michigan and Grand Avenues, Expand Parking
SUMMARY
Parking lots in the "G-1" Business District are permitted by
Special Land Use. Though the parking lot has already been
"improved" with asphalt, improvements should be made for its
appropriate use and to enhance its physical character.
With the landscaping and circulation improvements, the
proposed use shall meet the evaluation criteria for a Special
Land Use permit.
RECOMMENDATION
Staff recommends the Special Land Use Permit be approved to
allow the use of the subject property for parking with the
following conditions:
1. The property be improved with the addition of
landscaping, based upon a landscaping plan to be approved
by the Department of Planning and Neighborhood
Development.
2 . The curb cuts and driveways be modified as specified by
the City' s Traffic Engineer.
3 . The vacated right-of-way portion of the property be
returned to the City for right-of-way use.
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SLU-8-95
Michigan & Grand Avenues, Expand Parking
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MARTINMICHIGAN & GRAND PARKING LOT - SUNBUT PARKING LOT
COfI MEKAL PROPERTIES; UIC.
SITE PLAN
Michigan Avenue
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Z-8-95
E. Side 2600-2700 Blk. S . Cedar & 517 S . Park Blvd.
"A" Residential, 'F" Comm. and "J" Parldng to 'F" Commercial District
GENERAL INFORMATION
APPLICANT: Charles Abraham
431 S . Capitol Ave.
Lansing, MI 48933
STATUS OF APPLICANT: Option to Buy
REQUESTED ACTION: Rezone to the "F" Commercial
District
EXISTING LAND USE: Vacant land, except for 517 Park
Blvd.
EXISTING ZONING: "A" Residential, "F" Commercial, and
"J" Parking Districts
PROPOSED ZONING: "F" Commercial District
PROPERTY SIZE & SHAPE: Approximately 3 acres; Irregularly
shaped
SURROUNDING LAND USE: N: Commercial
S: Commercial
E: Residential
W: Commercial
SURROUNDING ZONING: N: "F" Commercial
S: "G-2" Wholesale
E: "A" , "B" and "C" Residential
W: "F" Commercial
MASTER PLAN DESIGNATION: Commercial (Cedar St. frontage) &
Residential (East of frontage)
CASE HISTORY: Property was annexed into the City
in 1949 . In 1988, The Michigan
Dept. of Transportation acquired an
additional 17 ' of depth to the
subject properties along Cedar
Street for the street widening
project.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: Applicant proposes to develop the
property for a retail facility for
Rite Aid.
PLANNING BOARD Z-8-95 PAGE 2
E . Side 2600-2700 Blk. S . Cedar & 517 S. Park Blvd.
"A" Residential, "F" Comm. and "r Parking to "F" Commercial District
AGENCY RESPONSES :
Board of Water &
Light: Electric Utility
No objections . Contact Person and
Phone: Linda Rasor: 371-6847
Water Utility
No conflict with Water Distribution.
Owner or contractor should contact
Terry Robison, Water Tech. Support
with water requirements .
Contact Person and Phone No. : Terry
Robison: 371-6494
Building Safety: The project is subject to compliance
with the Site Review requirements of
the City of Lansing Code of
Ordinances . The construction of the
project is subject to building
permit acquisition.
Consumers Power: No objection.
Continental Cable: Will not directly affect our
facilities at this time.
AMERITECH: None.
Transportation
Engineer: Building and driveway should be set
back further from Cedar Street to
allow proper turning radius for
vehicles exiting from the southbound
bypass lane onto Cedar Street
through the south driveway.
Fire Marshal: Approved.
Development Office: City should not support encroachment
into residential area to east. The
proposal has no impact and is not
relevant to the Development.
PLANNING BOARD Z-8-95 PAGE 3
E. Side 2600-2700 Blk. S . Cedar & 517 S. Park Blvd.
"A" Residential, "F" Comm. and "J" Parking to "F" Commercial District
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The zoning of the overall site to the "F" Commercial District
is compatible to most of the surrounding area, which consists
of commercial development to the north, south and west. Land
use to the east consists of single family homes . Most of the
site is currently zoned "F" Commercial .
Development along commercial strips adjacent to residential
areas are required to comply with the landscape, screening and
buffering ordinance. This would help to better "define"
where residential land use begins and commercial land use ends
and by screening commercial from residential development,
thereby making commercial development more compatible to
adjacent neighborhoods . Plenty of on-site parking would also
reduce potential commercial parking into the neighborhood.
In this case, the applicant proposes to zone two residential
lots that front onto Park Blvd. that serves as an entry into
the Parkwood Subdivision to the "F" Commercial District.
This proposal was based on the need for a drive along the east
and west sides of the building, the placement of a dumpster
and to provide a buffer between the development and the next
house along Park Blvd. (527 Park Blvd. ) This portion of the
proposal does not appear to be compatible with the adjacent
neighborhood, even though a substantial buffer area could be
created.
COMPLIANCE WITH MASTER PLAN
The Southeast Area Comprehensive Plan designates the frontage
of both sides of Cedar Street in this area for commercial
development. However, the plan discourages commercial
encroachment into adjacent neighborhoods . Therefore, the
proposal to rezone the two residential parcels that front Park
Blvd. are not in compliance with the plan.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The site plan shows 73 parking spaces, two curb cuts on Cedar
Street, one on Park Blvd. and one on Greenlawn Avenue. A
drive-thru window on the Cedar Street side (west side) of the
building is planned to service phone-in orders and handicap
customers . A traffic light exists at the intersection of
Cedar Street and Greenlawn.
The number of spaces required for a 10,044 square foot
PLANNING BOARD Z-8-95 PAGE 4
E . Side 2600-2700 Blk. S. Cedar & 517 S. Park Blvd.
'A" Residential, "F" Comm. and "J" Parking to "F" Commercial District
building is approximately 47 spaces . Therefore, the proposal
exceeds the requirement by 26 spaces . Though the approval of
a zoning request cannot be conditioned upon a site plan, it
appears in this case that the two residential lots are not
needed to develop the size of building proposed with the
required parking. The site appears large enough to accommodate
the proposed size of building and the required parking without
the two residential lots that front onto Park Blvd.
The applicant has indicated that much of the business will use
the drive-up window and some customers may even walk to the
(Rite Aid) pharmacy from the surrounding neighborhoods . This
may reduce the demand for on-site parking as required by Code.
Sidewalks along Cedar, Greenlawn, and Willard Avenue provide
good pedestrian access to this commercial site. However,
staff will examine and address the internal traffic
circulation as it conflicts with pedestrian access during the
site plan review process .
The Transportation Engineer' s review of the preliminary site
plan stated that the building and driveway should be set back
further from Cedar Street to allow proper turning radius for
vehicles exiting from the southbound bypass lane onto Cedar
Street via the south driveway.
ENVIRONMENTAL IMPACT
No adverse impact of the request to rezone the land fronting
onto Cedar Street to the "F" Commercial District is
anticipated, particularly since commercial development had
previously been located along this section of S. Cedar Street.
Zoning of the two residential lots fronting onto Park Blvd.
would however bring commercial activity into a residential
area and would also result in the unnecessary loss of a single
family home at 517 Park Blvd. to accommodate the location of
a dumpster and extra buffer space.
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
The zoning of the subject site is primarily "F" Commercial
along the Cedar Street frontage, with the exception of lots
173 and the west 40 feet of lot 19 which are zoned "J"
Parking and lot 170 at the corner of Cedar and Park Blvd.
which is zoned "A" Residential . A consistent zoning to the
"F" Commercial District would allow the development along this
frontage without the constraints of the "J" Parking District
which would prohibit buildings and the "A" Residential
PLANNING BOARD Z-8-95 PAGE 5
E. Side 2600-2700 Blk. S. Cedar & 517 S. Park Blvd.
"A" Residential, "F" Comm. and 'T' Parking to "F" Commercial District
District which would prohibit any use of the property other
than for a single family home or open space. Such residential
use along this Cedar Street commercial strip seems
unreasonable to expect.
Staff believes the request to rezone the two residential lots
169 and 168 that front onto Park Blvd. to be an encroachment
into an established residential area. Commercial development
of the two lots would bring traffic and activity into the
subdivision that would reduce property values . This may also
set a precedent for other commercial rezoning requests that
would encroach into neighborhoods from their Cedar Street
commercial frontages to the north and south of this block.
OTHER
The applicants, George and Charles Abraham, spoke in support
of their request at the public hearing held June 6, 1995 and
emphasized the need for the additional land along Park Blvd.
based on building placement, drive-up windows, drive-thru
lanes, and dumpster location. Mr. Alec Plymale of Grand
Rapids who represented the Food and Commercial Workers Union
Local 951, expressed concerns about Rite Aid' s acquisition of
the Perry Drug stores and their hiring of non union employees .
He did express concerns about the store 's impact on the
adjacent neighborhood and the potential sale of liquor at this
site.
SUMMARY
The request to zone properties along Cedar Street to a
consistent commercial zoning district appears reasonable
considering the constraints that the existing "J" Parking
District designations, pose to any overall development of the
property. The parcel zoned "A" Residential at the corner of
Cedar and Park Blvd. , if zoned to the "F" Commercial District,
would also help to create a good overall buildable site.
However, the request to rezone the two lots fronting onto Park
Blvd. do not appear necessary to provide enough land to
develop the building as proposed. Staff believes the site
plan could be redesigned to accommodate the building as
proposed and supply adequate parking without said two lots,
particularly if the building were shifted to the north end of
the site that has the greater depth and is closer to a
controlled intersection with a traffic light.
PLANNING BOARD Z-8-95 PAGE 6
E. Side 2600-2700 Blk. S . Cedar & 517 S. Park Blvd.
"A" Residential, "F" Comm. and 'J" Pazldng to "F" Commercial District
RECOMMENDATION
Staff recommends the request to zone the site be denied as
proposed.
Staff does , however, recommend that the site be zoned to the
"F" Commercial District, except for lots 168 and 169 of the
South Parkwood Subdivision. Staff recommends said two lots
remain residentially zoned.
Regular Meeting
LANSING PLANNING BOARD
IVIE!Mll
7�0 pm., Tenth Floor
City Council Chambers, Lansing City Hail
Tuesday, August 15, 1995
CORRECTED AGENDA
I. OPENING SESSION
A. Roll Call
B. Excused Absences
C. Introductions
D. Approval of Agenda
II. HEARINGS
A. PRD-1-95, Brentwood Estates, 6824 Aurelius Road
B. SLU-9-95, 809 Center Street, Church
C. SLU-10-95, 230 Bingham Street, Child Care Facility
D. Z-12-95, Vacant Land on Edgewood Blvd. , "A" Residential
District to "G-2" Wholesale District
E. Z-13-95, 6283 S. M.L. King Boulevard and Vacant Land on
Edgewood Blvd. , "A" Residential, "F" Commercial and "J"
Parking Districts to "G-2" Wholesale District
III . Presentation by Sparrow Hospital staff: Progress Report, Sparrow
Hospital
IV. COMMENTS FROM THE AUDIENCE (5 minutes each)
V. RECESS
VI. BUSINESS SESSION
A. Minutes for Approval: July 18, 1995
B. Committee Reports:
1. Zoning and 'Ordinance Committee:
a. Z-11-95, 4720 S. Cedar Street, "A" Residential to
"D-1" Professional Office and "F" Commercial
Districts
b. SLU-6-95, 3125 West Miller Road, Church and Child
Care Facility
C. SLU-7-95, 5915 Richwood St. , Cellular
Communications Tower
d. SLU-8-95, Michigan and Grand Avenues, Expand
Parking
Next meeting _, 1995, at 4 p.m. ,
Planning Office Conference Room, Second Floor,
Washington Square Annex at which time tonight's public
hearing items will be considered.
PLANNING BOARD PAGE 2 , AUGUST 15, 1995
2 . Urban Development Committee:
Next meeting 1995 at 4 p.m. ,
Planning Office Conference Room, Second Floor,
Washington Square Annex, at which time the following
items will be considered:
a. Act-16-95, Vacation of North Capitol Avenue south
of W. North Street for two relocated houses
b. Act-9-95, Riverfront Park, Request by Parks Dept.
to Purchase Conrail Roadbed
3. Executive Committee:
C. Report from Planning Manager:
D. Pending Items: Future action required
11. Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee Held
per continuance request)
b. 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; referred back to
committee 041895)
C. Z-8-95, E. Side 2600-2700 Blk. S. Cedar & 517 S.
Park Blvd. , "A" Residential, "F" Commercial, and
"J" Parking Districts to "F" Commercial District
(tabled in Committee 6/14/95)
VII. NEW BUSINESS
VIII. COMMUNICATIONS
IX. CON 00M FROM CHAIRPERSON
X. Memo RE: Reducing Seven Block CDC Membership
XI. BOARD MEMBER C *9024 'S
XII. AWOUR102W
FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO
THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483-4088 TDD.
c:\wP\data\P1anbd\8-081595.ag1 a:\23
Minutes of July 18, 1995 approved Aug. 15, 1995 with one modification: I.B., Mr. Ruge wanted "requested" changed to "was granted."
APPROVED 081595
TO CLERK 082595
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7:30 p.m. , City Council Chambers
., ,G IT CLERK Tenth Floor, Lansing City Hall
+t��f; 124 West Michigan Avenue
Tuesday, July 18, 1995
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; five
members present, absent: Nischan (two vacancies) . Ex officio
Councilmembers Jones and Lilly--not in attendance.
B. Excused Absences. Nischan lea WAS GRANTED an excused
absence.
C. Introductions. Eleanor K. Love, Planning Manager, introduced staff
present: James A. Ruff, Zoning Administrator; and Louise H.
Christian, Planning Board Secretary.
D. Approval of Agenda. A corrected agenda (V.D.1. Pending Items c.
Z-8-95) was approved as printed.
II. HEARINGS - Items for hearing will be referred to the Zoning and Ordinance
Committee meeting on Wednesday, August 1, 1995 at 4 p.m. in the Planning
Conference Room.
A. Z-11-95, 4720 S. Cedar Street, "A" Residential to "D-1" Professional
Office and "F" Commercial Districts
Mr. Ruff presented the case, a request by J. Carroll Barber,
Architect, for rezoning a one-acre site, "F" Commercial for the front
183-ft. portion and the rear 133-feet portion of the site to "D-1"
Professional Office.
Chairman LeBlanc asked about a surface off-street parking lot being
allowed in the "D-1" District also being used to offset any parking
requirements in a commercial building on the adjacent portion. Mr.
Ruff said potentially yes, but a special land use permit would also be
required.
J. CARROLL BARBER, ARCHITECT, 222 ROSAMOND, LANSING. We
provided a sequence of events concerning this single-family parcel, the
last residential parcel among commercial zoning on Cedar. We put the
back line of McDonalds as a boundary between the commercial and
residential. We designed a one-story office building with four office
suites, one to two for our use, and two to three to lease, as a
transitional buffer between the two parcels of land with the least
disturbance to the neighborhood.
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 2
Mr. Goolsby asked how much traffic would be generated; Mr. Carroll
said very little, with few clients coming on-site, and only three or four
employees per suite.
JAMES BANKER, 204 E. SYRINGA DRIVE (representing eight neighbors
here this evening) . We object to the rezoning. The same proposal was
made in 1994, and we residents still have the same objections. Nothing
has changed, only the names. Our concerns are 1. an established line
between residential and nonresidential. 2. Residential properties
should abut residential properties front and rear. 3. Commercial
development at this corner would be too intense for adjacent residential
properties. 4. This proposal presents real and potential traffic
circulation problems for the intersection of Cedar and Syringa Drive,
which is a local residential street and does not line up well with Cedar
for proper traffic circulation. We urge better use of existing "F"
Commercial rather than creation of new. At present there are twenty
vacant "F" Commercial properties on Cedar, some boarded up, and some
in disrepair. We urge denial; if a compromise, the west 130 ft. be
maintained as "A" Residential and the east 183 feet be zoned "D-1"
Professional Office.
Referred to Zoning and Ordinance Committee meeting on TUESDAY,
August 1, 1995 at 4 p.m.
B. SLU-6-95, 3125 West Miller Road, Church and Child Care Facility
The case was presented by Mr. Ruff, who mentioned a letter in the
packet from Mr. Roger L. Donaldson, the architect, requesting the
Board to take action tonight.
ROGER L. DONALDSON, ARCHITECT, 4787 TARTAN LANE, HOLT. We
anticipated that the public hearing would be July 5; the church would
like to get approval tonight in order to start construction.
CHARLES BICY, SENIOR PASTOR OF NEW JERUSALEM CHURCH, 3000
WEST MILLER ROAD. I oppose the special use permit, (1) because of
traffic. Secondly, we want to start a child care facility in September
with a school up to the fourth grade (which means more traffic) .
Thirdly, there is enough churches in the area, ten or twelve. I have
no problems with Mr. Pruitt building a church, but I do have problems
with him building across the street. The other problem is that we have
some future plans to do something with the corner of Wise and Miller for
our church for the future. I would like for you to deny the special use
permit. I also have a letter from Anna Johnson, 3016 W. Miller Rd. ,
who also urges denial for the reasons of: traffic at the corner of Miller
and Wise Roads; accidents damaging my fence at Miller and Wise Roads;
continuation of future planning of New Jerusalem Church; and several
churches have already constructed in this area (gave letter to Mr.
Ruff) .
PLANNING BOARD MINUTES DULY 18, 1995 - PAGE 3
MARY JONES, 3104 W. Miller Road. Traffic is bad, and lanes are
narrow. There is water in the road. I have nothing against the
project, I have a problem with where the pastor wants to do it. I am a
member of New Jerusalem Church, and we have a child care facility
coming up and a school starting. That is too much for one
neighborhood.
CHARLES PRUITT, PASTOR OF CHURCH REQUESTING SLU. Our
church will not increase traffic dangers. Our architect designed the
entrance and exit so as not to cause a problem. We have sixty
members. We are not asking for rezoning (it is already commercially
zoned) . I did go to the neighbors to the west and found only one
objecting. To the east is Gordon Foods; they had no objection. South
of Miller Road ninety percent of the people had no problem. We are not
taking anything away from the community, we are there because we
need a church. We want to get into our church before the cold
weather. I did not go to anyone to ask permission to move into a
community. Our church is more than 300 feet from Rev. Bicy's church,
and over 120 feet from the road. The water in the road did not come
from our moving in; working together we can get things corrected.
JEFF BENSON, 692 MOORLAND, EAST LANSING. We are not opposed
to the other church building a building. We are looking at the safety
and soundness of a neighborhood. I am a member of New Jerusalem
Church. The traffic is bad. We have a 1,000-seat sanctuary on a two-
lane road with a speed limit of 45. Traffic will increase when we open
the day care center and K-4 school. We are not opposed to building a
church, it is the placement of the church compared to what is already
existing.
BETTYE WILLIAMS, 2025 BRADWELL CT. We are not opposing building
another church--it is going to present a traffic problem, plus with our
child care facility and school opening in the fall, it is going to produce
more traffic problems. Also, with our school facility opening, another
school across the street is not going to be a good idea at this time. Plus
there are other churches that Pastor Pruitt could have purchased. We
are not opposed to him building a church, we are opposed to the
location that he has chosen.
WILLIE JILES, 3410 BERWICK DRIVE. From Pleasant Grove back to
Miller Road, the speed limit is 30 and 35. The speed limit here is 45, so
when people get out of church, they are going to get way over the
speed limit, sometimes 55. You have to be careful how you pull out in
the street. I don't think it would be so good for traffic in and out, and
it wouldn't be so good for him to be in there when our church already
has the same thing he is expecting to build, a day care.
DARRELL PRUITT, 3410 BERWICK DRIVE. One key point: I hear a lot
about a transportation problem in the area. The City Transportation
has said there is no transportation problem here, and it has been
approved, dated 7/3/95. Another point: I hear if we build there,
PLANNING BOARD MINUTES DULY 18, 1995 - PAGE 4
there will be a safety problem. Why is it all right for them to build
there and there will be no safety problem, but there will be if we build
there? I'm sure they have their plans, but there is plenty of kids to go
around. I work for Dept. of Corrections, and there is a bunch of kids
locked up. We want a place of our own. If they build their day care
over there, will the lady have a problem with that? I don't think so.
CHAUNCEY McDANIEL, 1430 PONTIAC. I have a few comments on the
land that we have purchased. We all say we are Christians, but coming
here today, I have heard only negative comments--roads, the drainage,
traffic. Why don't we get together and pray to change the situation and
all get along. There is division here. The bible says there should be
no division in church. One church against another--that's not the way
God wants it. We should live together and help one another. Let's talk
and pray about what we can do about the problems and the roads and
the drainage.
CEDRIC PRUITT, 1412 W. OTTAWA. I am a deacon at the church. I
don't feel the negatives are strong enough to hold back something that
should help the community. We are far enough back from the road so
that if it should be widened in the future, that will not be a problem.
REV. BICY. One thing I forgot to mention is that it is my
understanding that they did have an opportunity to purchase some land
on Martin Luther King Boulevard, which they did not purchase.
Secondly, they were in a church on Oakland Avenue, which they left;
then they were in another church on Canal and Willow that went up for
sale, and they did not buy it.
Mr. Goolsby asked Rev. Bicy in regard to the day care center and the
K-4 school, what is the anticipated enrollment starting in September.
Rev. Bicy said about one hundred each, though we will not be doing K-
4 at this time. Day care will be for 100-150 infants, toddlers and pre-
school, from 6 a.m. to 6 p.m. Kindergarten will begin in January.
Numbers and traffic will escalate.
Mr. Goolsby asked about anticipated daily attendance. Rev. Bicy said
with infant and toddler care, through fourth grade, we are looking at
300, maybe 350 kids.
Mr. Goolsby asked if a traffic problem exists every day of the week;
Rev. Bicy said yes. Mr. Goolsby asked about meeting times and days
of other churches in the area. Rev. Bicy said 3 churches meet on
Tuesdays, 2 meet on Wednesdays. Within 5 blocks, there are 8
churches. Mr. Goolsby asked about estimates of total membership of
area churches; Rev. Bicy estimated about 1,500 members. Rev. Bicy
said their gym will be open from 5 a.m. to 6 p.m. ; it will be another
addition to the school.
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 5
REV. PRUITT. We have rented in places, but you can't buy if you
don't have the money. It doesn't look to me like we are the problem in
the community. The church that came against us, they are the one that
just keeps multiplying. Mr. Goolsby said the only thing before the
Board is the request for the special land use.
Referred to Zoning and Ordinance Committee. There will be a special
meeting of the Zoning and Ordinance Committee during the recess to
consider SLU-6-95, 3125 West Miller Road, Church and Child Care
Facility.
C. SLU-7-95, 5915 Richwood St. , Cellular Communications Tower
Mr. Ruff presented the case which will also have to have approval from
the Board of Zoning Appeals. Ms. LeBlanc asked about location of
access to the tower. Mr. Ruff said it will be from the adjacent
apartment complex, the entrance off Conrad Avenue. As an alternative
they could also utilize the property at 5915, which has a curb cut on the
north end of the site and comes south to the tower.
Mr. Ruff also handed out an information packet provided by Cellular
One.
JIM KIEFER, DYKEMA GOSSETT, REPRESENTING CELLULAR ONE.
Also present is Doris Beck, Site Acquisitions Specialist, Real Estate
Division, and Douglas Duperow, Engineer, 26935 NW Hwy, Southfield,
Cellular One. We are always looking to improve services for our
personal and business customers and also for emergency services for
communities across the state and the City of Lansing. We try to find a
site for the pole that is the least obtrusive. The site which is fairly
small would include a small equipment building and the 150-foot-tall
monopole. The property location is surrounded by an apartment
building, a cemetery, and retail space to the east. According the
Planning and Zoning Code, the tower would be a public utility, and we
think, since we meet all nine standards of the criteria required for a
pole such as this, and as a result of improving emergency
communications to the community, this request for a special land use
should be granted. It is not just for emergency services, but for all
our cellular services.
Mr. Goolsby asked how many towers do you have now in the City, and
how many do you anticipate needing?
DOUGLAS DUPEROW, SENIOR ENGINEER, CELLULAR ONE. (Showed
exhibits of tower locations and said he would provide 82x11 copies for
the Zoning and Ordinance Committee meeting.) These are existing sites
in operation today. Mr. Ruge asked about obstacles to cellular
companies sharing towers with other communications providers. Mr.
Duperow said we are in the process of trying to construct a tower
similar to this to serve the Eaton Rapids area. County and township
officials asked if we could share Channel 47's tower. The answer was
PLANNING BOARD MINUTES AMY 18, 1995 - PAGE 6
yes, but the frequencies we operate on are incompatible; we could
probably make it work, but it would be a substandard facility. To
attain the quality standards and coverage and service improvement
objectives, it does not make sense. We did not pursue the option. We
do not rule out collocations, however. Five to ten percent of our sites
are collocated with other cellular carriers (Ameritech, Century, police,
fire and federal agencies) . We do collocate where it is feasible and we
can meet corporate objectives to serve our customers and to meet FCC
regulations as a licensee. Conflicts depend on the bands frequencies
that the particular agency uses.
Mr. Ruge asked, as a cellular phone provider, you are given a range
of frequencies by the FCC that you can operate in, and there are other
frequencies allocated that may interfere with your operations? Mr.
Duperow said yes, they may interfere because they are close to us in
the spectrum, or there are technical mechanisms, such as
intermodulation, where two or more other services on the same towers
would have their signals combined and interfere with us.
Mr. Ruge asked about the tower in Eaton Rapids degrading the quality
of service provided by Cellular One--it was not impossible to use the
tower but the service provided would be degraded? Mr. Duperow said
yes, and he also had concerns about site maintainability because of the
low-power-sensitive equipment being forced to operate in the presence
of a high-powered 50,000-watt transmitter. It is difficult to keep
strong signals isolated from our equipment--our customers could hear
music all the time, or television.
Mr. Greiner asked Mr. Duperow to provide information to the Zoning
and Ordinance Committee about numbers and locations of towers. Mr.
Duperow showed plots of their performance modelling system, showing
the existing sites in the system, with the addition of the proposed
South Lansing Site; Downtown Lansing Site; Main Avenue site; site on
I-69 near Dimondale; Okemos, Williamston, Stockbridge site; and I-69
site, and strength of signals from the tower network. We want to
provide excellent service for a hand-held nonmobile phone.
Mr. Ruge said as more people use these phones, more towers will be
needed because each tower can handle only so many calls at a time, and
with more antennas so you can handle more calls? Mr. Duperow said
yes. If you are transmitting more calls simultaneously instead of a
bigger coverage area, then perhaps you would not need such high
quality? Mr. Duperow said if service quality is adequate (no static, or
calls are not dropping), but people get busy signals, the capacity is
insufficient. As we cell-split, cells become physically smaller in order
to serve more customers with the same number of channels reused over
and over. As cells become smaller, to achieve the green level of
quality, we don't need as tall a structure. The benefit of cell splitting
is after you are two or three iterations into the process, you can reduce
the height of the original structures so that they conform with the
balance of the system. In the densest area of Detroit, the cell sites are
PLANNING BOARD MINUTES DULY 18, 1995 - PAGE 7
about 3/4 mile apart; that is the kind of site density needed to support
the traffic density. Extrapolating to Lansing, we will not see cell sites
a mile apart for a long time.
Mr. Ruff asked how tall are the towers; Mr. Duperow said a good many
are in the 60- to 80-foot range.
Mr. Greiner asked with towers located closer together and with height
decreases, is it easier to share towers? Mr. Duperow said indirectly,
yes, it is easiest to share towers. Novi comes to mind. The tower there
originally was 250 feet. As cell splitting progressed, antennas have
been lowered to 40 feet looking east and 90 or 100 looking to the west,
and the balance of the tower is used by others. That is an alternative
to lowering the structure, letting somebody else occupy it.
Mr. Ruff asked about the possibility of using other structures such as
tall buildings, water towers, existing radio towers, or factory
smokestacks. Mr. Duperow said Doris looks for any existing structures
that meet the height criteria. The area in question here had no existing
structures. An existing radio tower with a low-power user is usually
the collocation situation easiest to analyze and engineer. It would be
difficult to move two miles west to the AM-FM arrays near I-96 and US-
127 because of the electrical engineering required for them to operate
in close proximity. I would not want to move to that neighborhood.
Water towers can be easy or hard, depending on the design. With
smokestacks, you can get height, but once they are installed, you can't
work on them because of temperatures and noxious fumes. Consumers
does not locate antennas on smokestacks, they have built separate
tower structures.
Ms. Love asked regarding collocations if phone companies were the
users in multiple user situations. Mr. Duperow said they have done
collocations with competitors--Century or Ameritech. From an
engineering standpoint, it is tricky. We can collocate with any radio
service; where it gets difficult is when the frequency gets low, such as
AM broadcast towers, where the tower is no longer just a structural
support, it is actually the antenna elements, and it becomes difficult--
how do you climb it when it is turned on, for example. The other part
is trying to work with a high-powered entity, like a broadcaster. We
have a site in Saginaw with both an AM and an FM broadcaster. It was
extraordinarily difficult as an engineering task to keep the elements
separate. It makes good financial sense if we don't have to build a
structure.
Referred to Zoning and Ordinance Committee Tuesday, August 1, 4
p.m. , Planning Office Conference Room.
D. SLU-8-95, Michigan and Grand Avenues, Expand Parking
Mr. Ruff presented the case.
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 8
Mr. Ruge asked what kind of vegetation is on the site; Mr. Ruff said
minimal. There are some landscape islands along the sidewalks installed
as improvements by the City. There is a 10-foot area vacated for the
greenhouse enclosure for Jim's Tiffany that is not being used for
parking. As part of the special land use, can we require them to make
the parking lot a little more attractive? Mr. Ruff said as a condition of
approval of special land use, you could look at extending and adding to
landscaping.
STEVE WHITE, MARTIN COMMERCIAL PROPERTIES, 1111 E.
MICHIGAN AVENUE. We are petitioning for an additional 20 parking
spaces to be added onto the site for a total of 97. It would be a benefit
for the City, because parking is always in demand in the downtown. We
have a waiting list of 26 people looking for parking spaces.
Mr. Ruge asked if there were plans for the site other than as a parking
lot; Mr. White said not at present.
Referred to Zoning and Ordinance Committee Tuesday, August 1, 4
p.m. , Planning Office Conference Room.
III. COMMENTS FROM THE AUDIENCE (5 minutes each)
BRUCE MAGUIRE, WOLVERINE DEVELOPMENT, HERE WITH TOM
BURCHMAN, ALSO OF OUR OFFICE, REGARDING SLU-5-95, 1800 Blk. E.
Jolly Rd. , Used Car Lot in Floodphdn, Wolverine Development. We are here
to respectfully request approval tonight. We submitted an application in May
and were erroneously given a date in June for submitting supporting
information for the June meeting. The date was incorrect. Even though we
complied, we were too late. We resubmitted in June for the July hearing;
there was none. We are being delayed even more; we would like to get started
for our best leasing season in the fall. It is a floodplain issue; DNR has given
approval some time ago. We are here tonight to answer any questions, and to
request action tonight.
Mr. Goolsby asked if it is to be a used car lot. Mr. Maguire said it could
possibly be a used car lot; we don't have a tenant yet. We are negotiating
with an auto sales tenant.
Mr. Ruge said car lots tend to have toxic materials, such as oils and freon.
Mr. Maguire said no service work will be done there, just perhaps washing
because it is a display lot. Run-off has to be contained in a recycling system.
Chairman LeBlanc said this property is probably on the Mason esker, which
means any spills get into the groundwater much quicker than if it were not on
the esker. Will the petition have to be approved by the Ingham County Health
Department? Ms. Love said, generally speaking, used car lots that do not
have a service element have not had to have a P.I.P. or any kind of pollution
incidents prevention plan. Gasoline service stations, and other repair
facilities, or facilities that actually do dismantle cars for parts would be
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 9
required to have approval from Ingham County Public Health Department.
None of those things would be involved in this lot, from what the applicant
indicates. Chairman LeBlanc said she was concerned with dripping oil. Mr.
Maguire said there would be no oil changes. Mr. Ruff said they have proposed
a stormwater detention basin that would not be in the parking lot itself, it
would be in a lawn area. It would have a runoff connection near Sycamore
Creek which has been approved by DNR, but I don't know if it has been
approved by Public Service. It is going through site plan review at present.
Ms. Love said filtration of pollutants through some types of grasses is very
efficient; many pollutants are retained in the roots and do not reach the water
table.
IV. RECESS
Mr. Greiner said requests have been received for consideration during recess
tonight regarding SLU-5-95, 1800 Blk. E. Jolly Rd. , Used Car Lot in
Floodplain, Wolverine Development, and SLU-6-95, 3125 West Miller Road,
Church and Child Care Facility. Mr. Greiner made a motion, seconded by Mr.
Ruge, for a recess to consider SLU-5-95 and SLU-6-95; on a roll call vote,
there were: Ayes: 5; Nays: 0; carried unanimously; the meeting was recessed
at 9:45 and reconvened at 10:15.
V. BUSINESS SESSION
A. Minutes for Approval: June 20, 1995
Mr. Ruge made a motion, seconded by Mr. Goolsby, to approve the minutes of June
20, 1995.
PLANNING BOARD ACTION on the motion was as follows:
Greiner Aye Goolsby Aye
Marshall Aye Ruge Aye
LeBlanc Aye
On a roll call vote, there were: Ayes: 5; Nays: 0; Abstentions: 1; carried; minutes
of June 20, 1995 were APPROVED.
Mr. Goolsby made a motion, seconded by Mr. Greiner, to excuse Mr. Nischan from
this evening's meeting; voice vote; Ayes: 5; Nays: 0; carried; Mr. Nischan was
excused.
B . Committee Reports
1. Zoning and Ordinance Committee, Mr. Greiner, Chair.
Mr. Greiner said the Zoning and Ordinance Committee met during
the recess to consider requests from petitioners this evening.
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 10
a. SLU-6-95, 3125 West Miller Road, Church and Child Care
Facility
The committee decided to not address the petition at this
time, but rather to consider it at the normally scheduled
committee meeting on August 1, 1995.
b. SLU-5-95, 1800 Blk. E. Jolly Rd. , Used Car Lot in
Floodplain, Wolverine Development.
This is a proposal to build a 1,508 sq. ft. office on a paved
lot measuring 145 ft. x 200 ft. for the sale of used
vehicles. The property is zoned "I" Heavy Industrial
District, which allows for such a use; however, because it
is over one-half acre in size and in the 100 year floodplain,
it requires a special land use permit. The building would
be built 1 ft. above the 100 year floodplain.
The Committee found, based on testimony, evidence, and
the staff report, that the proposal met the nine criteria for
special land uses, that the proposed special land use: is
harmonious with the character of adjacent property and
surrounding uses; it will not change the essential
character of the surrounding property; it will not
interfere with the general enjoyment of adjacent
properties; it will not be hazardous to adjacent properties;
it will not place any demands on public services and
facilities in excess of current capacities; and it is
consistent with the intent of the zoning code and
objectives of the current comprehensive plan.
The Committee voted to approve the special land use as
requested, subject to the nine special land use criteria,
the approval of the landscape screening and buffering
plan submitted for review of the site plan review process
and the technical requirements of the Public Service
Department and any other technical requirements of the
site plan review process.
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 SLU-5-95, 1800 Blk. E. Jolly Rd. , Used Car Lot in Floodplain, Wolverine
Development, subject to technical approval from the Public Service Department and
site plan review and approval of the screening and buffering.
PLANNING BOARD ACTION on the motion was as follows:
Greiner Aye Goolsby Aye
Marshall Aye Ruge Aye
LeBlanc Aye
PLANNING BOARD MINUTES JULY 181 1995 - PAGE 11
On a roll call vote, there were: Ayes: 5; Nays: 0; carried unanimously; SLU-5-95,
1800 Blk. E. Jolly Rd. , Used Car Lot in Floodplain, Wolverine Development was
APPROVED.
Next meeting TUESDAY, AUGUST 1, 1995, at 4 p.m. , Planning
Division Conference Room, Second Floor, Washington Square
Annex at which time the following items will be considered:
a. Z-11-95, 4720 S. Cedar Street, "A" Residential to "D-1"
Professional Office and "F" Commercial Districts
b. SLU-6-95, 3125 West Miller Road, Church and Child Care
Facility
C. SLU-7-95, 5915 Richwood St. , Cellular Communications
Tower
d. SLU-8-95, Michigan and Grand Avenues, Expand Parking
2. Urban Development Committee, Mr. Ruge, Chair.
Next meeting TUESDAY, August 8, 1995 at 4 p.m. , Planning
Division Conference Room, Second Floor, Washington Square
Annex. The agenda items are
a. Act-11-95, McKinch Park Property, Parks and Recreation
Department, Acquisition/Park Expansion
b. Act-12-95, Former J.W. Knapp's Alley, off Kalamazoo
Between S. Capitol Avenue and Washington Mall
C. Act-16-95, Vacation of North Capitol Avenue south of W.
North Street for 2 relocated houses
The Urban Development Committee has only two members at
present. Mr. Greiner said he will be away; staff will check with
Mr. Nischan. Ms. LeBlanc said she should be able to attend.
3. Executive Committee
Chairman LeBlanc said the Executive Committee met this evening
and is making progress in revising the Rules and Procedures of
the Planning Board. They are almost finished.
C. Report from Planning Manager, Ms. Love.
Ms. Love said she had no report.
D. Pending Items: Future action required
1. Zoning and Ordinance Committee:
a. Z-3-91, 4700 Block Aurelius Road (Committee Held per
continuance request)
b. 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
PLANNING BOARD MINUTES JULY 18, 1995 - PAGE 12
three houses and cafeteria building and construct new
parish hall
VI. NEW BUSINESS
Mr. Goolsby made a motion, seconded by Mr. Greiner, to hold annual Board
elections for officers at our first September meeting, on a voice vote, there
were: Ayes: 5; Nays: 0; carried unanimously; elections will be held September
6, 1995.
VII. COMMUNICATIONS
-Letter from Roger L. Donaldson, Architect, SLU-6-95, 3125 W. Miller Road,
Church and Child Care Facility (receipt noted during hearing) ;
-Letter from Walter Neller Enterprises on SLU-8-95, Michigan and Grand
Avenues, Expand Parking;
-Packet of information from Cellular One handed out this evening.
VIII. COMMENTS FROM CHAIRPERSON - None.
IX. BOARD MEMBER COMMENTS
Mr. Ruge asked about the used auto dealership on Pennsylvania and
Cavanaugh. Mr. Ruff said it was forwarded to City Council with the 5-1
Board recommendation. The Council will hold a public hearing on this matter
on August 7, 1995.
X. ADJOURNMENT
Adjournment was at 10:27 p.m.
Respectfully submitted
Eleanor K. Love, Secretary
Lansing Planning Board
c:\wp\data\p1anbd\mn071895 a:\23
Z-11-95
"A" Residential to "F" Commercial and "D-1" Professional Office '
July 12, 1995
GENERAL INFORMATION
APPLICANT: J. Carroll Barber, Architect
1305 S . Cedar, Suite 200
Lansing, MI 48910
STATUS OF APPLICANT : Option to purchase
OWNER: Edward T . & Richard C. Hacker
7050 W. Saginaw Street
Lansing, MI 48917
REQUESTED ACTION: Rezoning
LOCATION: NW corner Cedar Street and Syringa
EXISTING LAND USE: Single Family Residence (vacant)
EXISTING ZONING: "A" Residential _
PROPERTY SIZE & SHAPE : 161' x 313' ; 50, 394 square feet
SURROUNDING LAND USE: N: Commercial; 1-family residential
S : Office; 1-family residential
E: Commercial (across Cedar Street)
W: 1-family residential
SURROUNDING ZONING: N: 'IF" Commercial, "A" Residential
S : "D-1" Professional Office, "A"
Residential
E: "D-1" Professional Office
W: "A" Residential
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive Plan
designates the subject property for
commercial/ professional
office/residential at 0-7 dwelling units
per acre.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to rezone the one
acre site for both commercial and office
development . The portion of the site
abutting residential property is
proposed for rezoning to "D-1"
Professional Office District . The
portion of the site closest to
commercial development on Cedar Street
is proposed for rezoning to "F"
Commercial District for future
development .
UI Lihll—11 11
S IW.,E�.AIMLY K
THE SLHRCMM
THIS WAS THE CX
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VI-M M VATTc 1,
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PROPERTY VAS AN
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May 1995 -
RE: 4720 S. CEDAR STREET, LANSING, MI
SUMMARY OF EVENTS
1847-1908 AFTER ESTABLISHM]E ]T AS A CITY IN 1847 WITH THE GRAND TRUNK RAILROAD AS
IT'S SOUTHERN BOUNDARY. . .ADDITIONAL LAND WAS ANNEXED INTO THE CITY IN
1859 & 1893. . .MOVING THE CITY LIMITS SOUTH ALONG CEDAR STREET TO MT. HOPE.
THE ONCE DENSELY WOODED PLATEAU UPON WHICH THE CITY W?,S LAID OUT IS NOW
COMPACTLY BUILT UP. . .NATIVE FOREST it= HAVE MOSTLY DISAPPEARED.. .THE
STREETS ARE NOW LINED BY MANY OTHERS.
THE CITY ENJOYED STABLE INDUSTRY MARKET WITH A SPIRIT OF COOPERATION AND
GOOD ViLL WITH LABOR. HOWEVER THE CITY CAN NO LONGER PROVIDE LARGE PARCELS
OF LAND WITH AN ABUNDANCE OF OPEN SPACE, TREES AND PLEASANT VIEWS FOR
SINGLE FAMILY HOMES. . .THEREFORE EVEN CIVIC MINDED PEOPLE WERE MOVING INTO
THE SURROUNDING TOWNSHIP WHERE LARGE PARCELS OF LAND WERE AVAILABLE.
THIS WAS THE CASE OF 4720 SOUTH CEDAR STREET.
1908-1918 LANSING WAS NOW UNDER THE LEADERSHIP OF MAYOR BENNETT AND MOVING FORWARD
WITH TWO NATIONAL AND ONE STATE BANK. ..BANK PRESIDENTS LIKE LARNED, OLDS
AND SPI,RROW WERE THE MOVERS AND SHAKERS OF THE DAY. . .CITY POPULATION
EXPANDED ALMOST 100% FROM 1900 TO 1910. CITY EXPANSION FOLLOWED WITH THE
CITY LIMITS MOVING SOUTH i0 GREENLAWN IN 1917. . .LIFE IN THE TOWNSHIP
CONTINUED WITHOUT IMMEDIATE CHANGE.
1918-1949 AS TIME PASSED, DEVELOPMENT ALONG CEDAR STREET INCREASED. . . . .IN 1949 THE
PROPERTY WAS ANNEXED INTO THE CITY OF LANSING, WITH JOLLY ROAD BECOMING
THE SOUTH CITY LIMIT LINE.
1949-1993 WITH CITY ISERVICES BECOMING AVAILABLE. ..THE HOUSE THAT HAD SURVIVED WARS
AND DEPRESSION FOR FOURTY YEARS WOULD COME FACE-TO-FACE WITH THE BABY BOOM
AND THE BIG MAC.. . , .WILLHAVEN SUBDIVISION WAS DEVELOPED 1N 19`2 WITH LOTS
AS SMALL AS 45' x 132. . . . . .FOLLOWED IN 1958 BY CzARDEN AIR SUBDIVISION WITH
LOTS 70' x 160' OR SO. . . . .WITH McDONALD'S EXPANDING SOUTH. . .THE PROPERTY
WAS SURROUNDED... . .NOW VERY MUCH OUT OF PLACE, THE PROPERTY CONTINUED TO
F"JNCTION AS A SINGLE FAMILY RESIDENCE UNTIL ]ATE 1993.
1995 'fHE PROPERTY IS OF LITTLE VALUE FOR SINGLE FAMILY US.F,. . ,.THE THINGS THAT
- - MADE THE PROPERrZ DESIRABLE 87 YEARS AGO NO LC=1GE'R EX1ST. . . . .DEVE110P ENT
OF ADJACM-7 1=ROPER`TY i:AS FORCED A ZOr?=NG CHkivGE. , .TF� LAND ALONG CEDAR; ST.
r(z MOST "F" COMMERCIAL. . � . .AS A BUFFER BEN=*- 'II-"E COMMERCIAL
i,L%ND AND 'i_u, PESIDE_NTIAL gMDIVISI0'1S ""D-1" PROFFSSIC'NAL OFFICE DISTRICT
RAS BEEN T S) D AS A TRMSTTION TO Bi-,END THE TWO ZONES Y,iTHOUT U!P-.DUE H�:kDS'fMP
ON EIL'FER SIDE.
THE PROPOSED OFFICE BT.TILDING IS ONE STORY WITH LOW PITCTT SHINGLE ROOF TO
BLn,D IN FAITH TEE SUBDIVISIONS. . .PERIMETER PLAUING, TREES PyD LANDSCAPING
R124AIN IN Fi:,CE TO MAKE THE CHANGE MODEST.
MY :111ANKS TO T;iE LOCAL HISTORY ROOM AND JAGS 1DR MAKING LANSING RESEARCH EASY.
1305 S. Cedar St., Suite 200, 'ansing, MI 48910 ..... 5171372-101 1.....Modem 482-5512
SLU-6-95
To build a church and day care center
GENERAL INFORMATION
APPLICANT: Charles Pruitt
1412 W. Ottawa
Lansing, MI 48915
STATUS OF APPLICANT: Owner
REQUESTED ACTION: To build a church and day care
center
EXISTING LAND USE: Vacant lot
EXISTING ZONING: G-2 Wholesale
PROPOSED ZONING: Same
PROPERTY SIZE & SHAPE: 330 ' x 660 ' = 217,800 sq. ft.
SURROUNDING LAND USE: N: Single Family Residential
S: Vacant Lot/I-96 Freeway
E: Gordon Food Services
W: Single Family Residential
SURROUNDING ZONING: N: "A" and "C" Residential
S: "G-2" Wholesale
E: "G-2" Wholesale
W: "A" Residential
MASTER PLAN DESIGNATION: The South West Development Plan
designates this site for
industrial/warehousing.
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant is proposing to construct
a church for approximately 303 members
and a child care facility for
approximately 50 children.
NC" LINE OF SECTION
Yi?w'"r'ra•v rr.! MILLER ROAD
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ROGER L. DONALDSON AIA
ri ARCHITECT
RE ED
JUL ! 7 7 L
July 8, 1995 1 1995
Lansing Planning Board PLANNING DIVISION
City of Lansing
City Hall Annex
119 N. Washington Square
Lansing, Michigan 48933
RE: Project#95013
Miller Road Original Church of God
Attn: Eleanor Love, Board Secretary,
Helen LaBlanc, Board Chair
On behalf of the owner, I am writing concerning Special Land Use Permit Application#SLU-6-95 for
a new Church at 3125 W. Miller Road. The Public Hearing scheduled for this application is July 18,
1995.
As I understand the typical process, final action by the Planning Board would occur at the next
meeting on August 15, 1995. The recommendation is forwarded to the City Council for Public
Hearing and final action. By following this process, I foresee approval of the permit to occur_ after
mid September, which would delay final site construction work until next spring-
[ request that at the July 18, 1995, Hearing that the Board also take action upon this Permit for the
following reasons.
A. The original Public Hearing date of July 5, 1995, was postponed for two weeks, and that this
Application as submitted would have been ready for a recommendation to be made on July 18,
1995.
B. The owner feels that the Church complies with the standards to be considered in
recommending approval of a Special Land Use Permit as outlined in Section 1282.02(f):
(1) The Church is designed to blend with the residential character of the area to the North and
West. The Day Care function is a family activity with children which is similar to a
residential area.
(2) The addition of the Church will not change the character of the area. The Zoned use is
Wholesale, and the Church will provide a transition from this use.
(3) The Church will be set back from Miller Road and the west property line to minimize impact
upon adjacent property. The vegetation line along the east property line shared with
Gordon Food Sales will not change.
(4) This project is an improvement to the property and the natural state of the South of the
property is not planned to change.
(5) This Church will contain any hazardous materials nor will it produce noise, smoke, odor,
fumes or glare in any quantities more a person would find in a Wholesale facility.
(6) The Public facilities and services in the area will adequately serve the Church and ifs Day
Care operations-
(7) The demands on the Public services and facilities would not exceed the current capacities.
4787 TARTAN LANE HOLT,WCHIGAN 48842-1935
(517)694-0011 voice/fax
(517)699-0648 home
DonaldsonR@aol.com email
B U 1 L D I N G A B E T T E R F U T U R E
ROGER L DONALDSON AIA
ARCHITECT
PAGE 2 OF 2
(8) The construction of a Church in a Wholesale G-2 Zoning district is allowed by Section
1272.04(a). A Child Care facility is a use permitted subject to special conditions, Section
1272.03 (k).
(1) Open area of over 5,000 square feet is provided beyond the South parking area.
(2) The Child care area anticipates no more than 50 children, the open area is over 7,550
square feet.
(9) The dimensional requirements of the Church and how it is located on the property
complies with the G-2 Wholesale Zoning district-
C. The Church wishes to be a good neighbor in this community and is understanding of the
concerns that the neighborhood my have. By recommending approval now, one month is
gained in the construction schedule that will allow for more site work to be completed prior to
winter conditions.
Should you have any questions, please contact me at the number below.
Sincerely,
Roger L. Donaldson AIA
Architect
c: owner
c:Vfojects`cfeeM\1995�9W131skq-2.doc
4787 TARTAN LANE HOLT,MICHIGAN 48842-1935
(517)694-0011 voice/fax
(517)699-0648 home
DonaldsonR@aol.com email
B U 1 L D I N G A B E T T E R F U T U R E
NOR
SLU-6-95
3125 West Miller Road, Church and Child Care Facility
7 L.'A
378.2
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SLU-7-95
5915 Richwood St.
Cellular Communications Tower
,
GENERAL INFORMATION
APPLICANT : Cellular Telephone Company
(CellularOne)
26935 Northwestern Hwy. , Ste. 100
Southfield, MI 48034
STATUS OF APPLICANT: Lessee
REQUESTED ACTION: Construction of a 150-foot-tall
monopole cellular communications
.tower (plus a 5-foot-tall antenna)
and related equipment shelter
EXISTING LAND USE : Vacant portion of multiple family
residential property
EXISTING ZONING: "DM-3" Residential
PROPOSED ZONING: No Change
PROPERTY SIZE & SHAPE: 330' x 3781irregular; 1 ..89 acres
SURROUNDING LAND USE: N: Multiple family residential
S : Cemetery
E: Commercial
W: Cemetery
SURROUNDING ZONING: N: "DM-3"
S : "A" Single Family Residential
E: "G-2" Wholesale, "J" Parking
W: "A" and "DM-3"
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive
Development Plan, Proposed Land Use
to 1990 designates the vicinty of
this site for residential
development at 21+ units per acre;
parks/open space/cemetery; and
commercial development .
CASE HISTORY :
PLANNING BOARD PAGE 2
SPECIFIC INFORMATION
DEVELOPER' S PROPOSAL: The applicant proposes to construct
a 150-foot-tall monopole cellular
communications tower (plus a 5-foot-
tall antenna) and related equipment
shelter in the southeast corner of
the above-described property . The
"DM-3" Residential District may
allow the communications tower as a
public utility with approval of the
Special Land Use permit .
NORTH
SLU-7-95
5915 Richwood St. , Cellular Communications Tower
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SLU-8-95, 100 Block, E. Michigan Ave.
Expansion of existing surface parking lot
GENERAL INFORMATION
APPLICANT: Van W. Martin
1111 Michigan Ave. Ste. 201
East Lansing, MI 48823
STATUS OF APPLICANT: owner
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Already converted to parking lot
on the former site of Jim's Tiffany
restaurant
EXISTING ZONING: 11G-1" Residential
PROPOSED ZONING: no change in zoning
PROPERTY SIZE & SHAPE: 44 ' wide X 110 ' deep (4,840 sq.ft. )
SURROUNDING LAND USE: N: Office
S: Office
E: Parking
W': Office
SURROUNDING ZONING: N: 11G-1" Business District
S: 11G-1" Business District
E: 11G-1" Business District
W: 11G-1" Business District
MASTER PLAN
DESIGNATION: Master Plan designates this area for
CBD land use.
SPECIFIC INFORMATION
Developer's Proposal: Expand existing surface parking lot
on the corner of Michigan and Grand
Avenues. The expansion for
approximately 20 spaces is in the
area formerly occupied by the Jim's
Tiffany Restaurant building. The
use is allowed in the 11G-1" Business
District with approval of a Special
Land Use permit.
Building Safety Office: This project is subject to the City
of Lansing Site Plan Review Process.
Application forms are available in
the Building Safety Office. Contact
Christine Segerlind for further
information.
PLANNING BOARD PAGE 2
Ameritech: No Comments.
Transp. Engineer: A two-way driveway should be
constructed on Grand Avenue and the
Michigan Avenue driveways closed and
abandoned. This will allow for
expansion of on-street parking in
the former driveways.
Development Office: Parking lot should not extend into
what was once public right-of-way on
Michigan Avenue. In fact, should
have owner convey it back to City if
possible. It was essentially
"stolen" by former owners.
MARTIN
MICHIGAN & G ARKING LOT - SUMMIT PARKING LOT
COfT MERCIRL PROPERTIES; inc.
SITE PLAN
Michigan Avenue
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NORTH
SLU-8-95
Michigan & Grand Avenues , Expand Parking
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PLANNING OFFICE
Department of Planning and Neighborhood Development
Washington Square Annex,Second Floor
119 North Washington Square
Lansing,Michigan 48933-1668
(517)4834M FAX(517)4834MM
Memorandum
To: Planning Board (LeBlanc, Goolsby, Greiner, Marshall, Nischan, Ruge)
From: James A. Ruff, Zoning Administrator
Date: July 14, 1995
Subject: SLU-5-95, 1800 Blk E. Jolly Rd, Used Car Lot in Floodplain,
Wolverine Development
The applicant for the attached request has informed me that, at your July 18, 1995
meeting, they will be asking that the Planning Board take action on this request. Their
application missed the deadline for the June meeting and so was placed on the July
agenda, which means that it will not receive action by the Planning Board until the
August 15 meeting.
The staff has not completed a report as yet. We will attempt to complete the report for
distribution Tuesday night so that if you desire to act upon it, you may. To do so, the
Zoning and Ordinance Committee would have to meet at the recess and add the item to
the agenda.
JAR:LC
c:\wp\data\p1anbd\e1u595ma.Jar
"Equal Opportunity Employer"
SLU-5-95
1800 Block East Jolly Road
GENERAL INFORMATION
APPLICANT: Tom Burchman
Wolverine Development
1350 E. Lake Lansing Road
East Lansing, MI 48823
STATUS OF APPLICANT: Represents the owner,
Maguire Associates,
Limited Partnership
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Used Car Lot
EXISTING ZONING: "I" Heavy Industrial -
PROPERTY SIZE & SHAPE: 200 ' wide X 145 ' deep (29, 000 sq. ft.
or . 66 of an acre)
SURROUNDING LAND USE: N: Vacant
S: Vacant
E: Retail
W: Vacant and Residential
SURROUNDING ZONING: N: "I" Heavy Industrial District
S: "I" Heavy Industrial District
E: "I" Heavy Industrial District
W: "I" Heavy Industrial District
MASTER PLAN
DESIGNATION: Southeast Master Plan designates
this area for heavy industry
SPECIFIC INFORMATION
Developer' s Proposal: To build a 1,508 sq. ft. office on
a paved lot measuring 145 ' X 200 '
for the sale of of used vehicles.
The property is zoned "I" Heavy
Industrial District, which allows
for such a use. However, any
development over a half acre in size
in the 100 year flood plain requires
a special land use permit. The
bulding is proposed to be built 1. 0 '
above the 100 year flood plain.
(See attached location map and site
plan) .
NORTH
SLU-5-95
1800 Blk.E.Jolly, Used Car Lot in Floo4lain, Wolverine Development
B Z 110 ` J
M1gM1 a'a1t `q `qE' e�� e�ob e�\b e'M1. . 836 ear a�:q
APPROAIMATE FLOOD PLAIN CONTOUR PER THE �335834 I.E. 831.50
NATIONAL FLOOD INSURANCE PROGRAM IS 837
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832
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RETENTION
q e POND q bti
a 35 e''ryb .e'`1 .e'° .a b .e',w /�q •e�M1M1 .a-j� .a .a �q e'� d e3'
7 DEEP ROUND BOTTOM REVINE 1( ,�\/ ah -
d - 2 d, 832.50
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NORTH
SLU-5-95
1800 Blk.&Jolly, Used Car Lot in Floodplain, Wolverine Development
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NORTH
SLU-5-95
1800 Blk.E. Jolly, Used Car Lot m Floodplain, Wolverine Development
844.35'
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- - JOLLY - -
STATE OF MICHIGAN
DEPARTMENT OF NATURAL RESOURCES
P ERM=T
I
S Maguire Associates Permit No. 95-11-0035
S T 1350 East Lake Lansing Rd
U O East Lansing MI 48823 Issued Mar 13 95
E Extended
p Revised
Expires Dec 31 96
This permit is granted under the provisions of:
Flood Plain Regulatory Act, 1929 PA 245 , as amended.
Permitted Activity
Construct a 1508 square foot office, garage and a paved parking lot
located within the 100—year floodplain of the Sycamore Creek.
Water Course Affected: Sycamore Creek
County: Ingham Town: 04N Range: 02W Sections: 4
Subdivision: Lot:
Authority granted by this permit is subject to the following limitations:
A. Initiation of any work on the permitted project confirms the permittee's acceptance and agreement to comply with all
terms and conditions of this permit.
B. The permittee in exercising the authority granted by this permit shall not cause unlawful pollution as defined by Act
245 of the Public Acts of 1929, as amended.
C. This permit shall be kept at the site of the work and available for inspection at all times during the duration of
the project or until its date of expiration.
D. All work shall be completed in accordance with the plans and the specifications submitted with the application and/or
plans and specifications attached hereto.
E. No attempt shall be made by the permittee to forbid the full and free use by the public of public waters at or
adjacent to the structure or work approved herein.
F. It is made a requirement of this permit that the permittee give notice to public utilities in accordance with Act 53
of the Public Act of 1974 and comply with each of the requirements of that act.
G. This permit does not convey property rights in either real estate or material, nor does it authorize any injury to
private property or invasion of public or private-rights, nor does it waive the necessity of seeking federal assent, all
local permits or complying with other state statutes.
H. This permit does not prejudice or limit the right of a riparian owner or other person to institute proceedings in any
circuit court of this state when necessary to protect his rights.
I. Permittee shall notify the Department of Natural Resources within one week after the completion of the activity
authorized by this permit, by completing and forwarding the attached, preaddressed post card to the office addressed
thereon.
J. This permit shall not be assigned or transferred without the written approval of the Department of Natural Resources.
K. Failure to comply with conditions of this permit may subject the permittee to revocation of permit and criminal
and/or civil action as cited by the specific State Act, Federal Act and/or Rule under which this permit is granted.
L. Work to be done under authority of this permit is further subject to the following special instructions and
specifications:
Page 2
I Permit No. 95-11-0035
S Maguire Associates
S T 1350 East Lake Lansing Rd Issued Mar 13 95
U O East Lansing MI 48823 Extended
E Revised
D Expires Dec 31 96
PERMIT LIMITATIONS, continued
Authority granted by this permit does not waive permit requirements
under the Soil Erosion and Sedimentation Control Act, Public Act 347 ,
or the need to acquire applicable permits from the County Drain
Commissioner.
Fill shall consist of clean inert materials which will not cause
siltation nor contain soluble chemicals or organic matter which is
biodegradable. All fill shall be contained in such a manner as not to
erode into any watercourse. All raw banks shall be stabilized with
sod and/or seed, and mulched or riprapped as necessary to prevent
erosion.
Fill shall not be placed in such a manner as to prevent surface water
drainage across the site. Site runoff shall be directed to public or
natural drainageways and not unnaturally discharged onto adjacent
properties .
The 100-year flood elevation at this location on the Sycamore Creek is
837. 0 N.G.V. Datum.
The project is located within a community which participates in the
National Flood Insurance Program and requires that the lowest floor,
including basement, of all new or substantially improved residential
construction be elevated to or above the 100-year elevation.
Nonresidential construction must be elevated or floodproofed.
Basement construction below the 100-year flood elevation is not
authorized.
Roland Harmes
Dir tor, Department of Natural Resources
by:
Daniel H. Mor6jA, P.E.
Region III Headquarters
517-322-6374
CC: District 11 LWMD
Lansing LWMD
Ingham County Drain Commissioner
Lansing City Bldg./Planning Dept.
Resouce Management Group Inc.
CROSS SECTION AA KEY
Scale: 1'=20' Existing contours
Proposed contours
Pavement Office/Garage Pavement
Begins (floor elevation: 838.4) Ends
Curb
Jolly Road Jolly Road
R.O.W. rC
SITE PLAN LOCATION MAP
v Scale: 1'= 100'
r7't 260'
SITE=\
' P/L `\ DUNCKEL
W
c ioELY' s�o RD.
w i
W
P/L P/L
W
W /
to
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ry
o Q
200'
MILLER RD.
145'
Resource Management Group, Inc.
65' 42'Storm Sewer /� Environmental Planners and Consultants
P.O.Box 487,Grand Haven,MI 49417-0487
------------ ----------------------------------------- ---------------- - �� Phone(616)847-1680 Fax(616)847-9970
Jolly Road 15' 8•San_ PROPOSED FLOODPLAIN GRADING
(66'R.O.W.) 18' 42'Storm Sewer
Maguire Associates Property
------------------------------------------------------------------------- City of Lansing, Ingham Co.
T4N, R2W Section 34
January,1995 Page 1 of 2
SITE DETAIL
s -7, -
l"f Scale: 1'=40'
- tv A
200'
Floodplain Impact Limit
837 (See Snell study for
Permit#91-11 225)
' P/L f
837 -
.:::.:.:: 838
83)
Garage Office
26'X 26' 26'X 32'
Existing 76'
Structure 838 -
837 836
,n
836
90'
Paving ,
Co 835
12--------�-- ----------- ---------------- ------ ----------------------------- ---------- ----
25' Sanitary
Lead
66' R.O.W.— - - - - - - - - -E. Jolly Road - - -
260' A
KEY
Existing contours Resource Management Group, Inc.
------------------------------- p
Pro osed contours Environmental Planners and Consultants
P.O.Boz 487,Grand Haven,M1 49417-0487
Phone(616)847-1680 Fax(616)847-9970
• The 100-year flood elevation for Sycamore • Fill will not be placed in such a manner as to
Creek is 837.4 prevent surface water drainage across site PROPOSED FLOODPLAIN GRADING
• Elevations of entire area of development area • Final grade to slope to Jolly Road from the Maguire Associates Property
\ will remain above elevation of Jolly Road north, at or below existing grades City of Lansing, Ingham Co.
T4N, R2W Section 34
\ January,1995 . Page 2 of 2