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Home My WebLink About1996 Planning Board April-June Minutes FINAL DRAFT TO CLERK 040596 APPROVED TO CLERK Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m. , City Council Chambers Tenth Floor, Lansing City Hall 124 West Michigan Avenue CHI CLE,R t TUESDAY, APRIL 2, 1996 I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Marshall, Nischan, Robinson, six members present, one vacancy. Ex officio Councilmembers: Lilly, Allen; not in attendance. B. Excused Absence - Ruge. On March 19, 1996, Mr. Ruge requested and was granted an excused absence. C. Introductions. Eleanor K. Love, Planning Manager, introduced staff present: William C. Rieske, Principal Planner; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. Chairman Goolsby announced additions to the agenda. A brief presentation will be given on Act-9-96, the steam clock, Wentworth Park, Rotary International; then it will be referred to the Urban Development Committee which will hold a special meeting on April 16, 1996 at 6:30 to take up Act-9-95. Also listed under the Urban Development Committee this evening is Act-2-96, SE Corner Case & Grand River, Sale for Parking, PPN 3301-10-302-001 & -011 Act-2- 96. The matter is still tabled in the UDC. Linda Chavez is expected to give a presentation as III. B. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. II. HEARINGS A. P-1-96, Wise Estates, Tentative Preliminary Plat, 5800-5900 Blocks Wise Road, West Side Ms. Love presented the case, an application by Gerald Fedewa for tentative plat approval for property on the east side of Wise Road for ten lots with street frontage. The lots have a minimum of 66 ft. width with the exception of two lots, one of which is 79 ft. wide and the other 70 ft. wide. Those two lots are on either side of Outlot A, which is designated for street purposes at this time. According to subdivision regulations, minimum size of a property on a corner lot of two intersecting streets is a minimum of 70 feet, so both of the lots meet the ,minimum requirement. The lots are all zoned single family, "A" Residential District. One- and two-family zoning surrounds most of the property to the north and south, to the east is a school, and to the west is vacant property. The City of Lansing maintains a three-step procedure. First is a tentative preliminary plat for which a public hearing is held. Staff then prepares a report with conditions set forth with which the petitioner PLANNING BOARD MINUTES APRIL 2, 1996 - P. 2 must comply. The petitioner makes the changes and returns for final preliminary approval, which goes directly to City Council. This ensures that the petitioner has complied with the conditions that the Planning Board and City Council adopted at the tentative preliminary approval stage. Then the surveyor makes final drawings and submits a final plat which we check against the tentative plat to ensure that he has complied with all requirements--street trees, sidewalks, sanitary and storm sewers, street lighting. That plat is approved by the Planning Board and City Council and sent to the county, and ultimately to the state for registration. Eventually it comes back to us and is maintained by the assessor's office. The petitioner was not present. The item was referred to the Zoning and Ordinance Committee, meeting on Wednesday, April 10, 1996 at 4 p.m. in the Planning Office Conference Room, Second Floor, 119 N. Washington Square. III. PRESENTATIONS A. Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary International WAYNE STERNBERG, 3957 BRECKINRIDGE, OKEMOS; REPRESENTING LANSING ROTARY CLUB (not Rotary International) , meeting at the Lansing Center every Friday for lunch. You have received printed matter concerning this project which would be at the corner of Michigan and Grand. A tree located there at present would have to be removed to accommodate the structure. BARBARA ANDERSON, 924 GRENOBLE DR. , LANSING. We have been working with this clock for several years. This is not a clock; it is part of a whole monument, a landmark, a kinetic sculpture. It will be about three stories high, and slimmer than it looks--about six feet square. The windows are 14 ft. high on four sides, so the light will shine through. It will also be a mini-museum of mechanics, with a very rare bell tower clock mechanism which will be visible through the windows. You can see gears, fans, and belts moving, particularly as it gets ready to strike the quarter hour and hour, so it is educational. It will be illuminated from three different sources; from inside, there will be lighting from the ground up, and also lighting from the top which will illuminate the clouds of steam that come out. When you look inside the windows, you can see colorful metalwork, pipes, gauges and a steam generator. Things will be constantly moving. Steam will come from two different sources, noiselessly from one source, at night. There will also be five whistles, with beautiful pitch and tone, the kind used on paddlewheel steamboats. The volume of steam can be adjusted for sound volume. The whistles can be used during daytimes to play westminster chimes and to operate as a factory whistle, perhaps at 8 a.m. , 12 noon and 5 p.m. These options will be phased in over time. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 3 We hope the voice of this tower will embody the spirit of Lansing as an interactive gathering place. Inside will be an electronic carillon operated by a chip programmed for a year in advance, or operated manually as special-event experience. The Verdon Company has provided a demonstration tape (Ms. Anderson played excepts) . A separate keyboard comes with the tower; on Sundays church organists may wish to play a concert. The tower houses four loudspeakers which can also be accessed from the outside to accept a microphone for addressing a gathering in Wentworth Park, or reviewing a passing parade. Mr. Nischan asked about the difference between whistles and chimes. Mr. Sternberg said almost one thousand pieces of music are available for selection and playing, interspersed with the whistles and chimes, digitized on a computer chip and programmable up to two years in advance; however, changes can be made manually. Ms. Anderson said the whistles are also musically toned. Ms. Marshall asked who will maintain the clock; Mr. Sternberg said the clock is electronic and will require little maintenance; however, we will have a maintenance agreement with the supplier, the Verdon Company. Their operation in Grand Rapids will service the clock. The Board of Water and Light will keep it clean and free of graffiti, and they will also maintain the steam pipes. The Rotary Club will set aside an escrow fund for maintenance. We do not intend for the City to maintain and take care of the clock. Ms. Love said in terms of a specific location, we measured in about 35 feet from the curb line of both Michigan and Grand. The clock would sit at right angles to both streets. The four windows would face at angles to the street, but the four clock faces, which are at 45' to the windows, would face north, south, east and west, parallel with the streets. The large tree, decorated for "Box 23" this past year, would have to be removed. A letter from Box 23 indicates their support for removal of the tree. We talked about trying to move it, but Parks Dept. does not hold out much hope for survival, because of age, height and size of root system. A second smaller tree may have to be removed because it is located in the pathway of the steam line for powering the steam whistles that would come off the main riverside steam line. The Parks Dept. thinks the tree should be replaced and have asked the Rotary Club to plant a new 12-ft. white pine at the Turner-Dodge House on Arbor Day as a replacement. Mr. Greiner asked if we are trading grass for concrete. Ms. Love said the subject area will be seven or eight feet square, part is already concrete, though most of the specific spot is landscaped soil. The concrete would come up to the edge of the clock. Rotary has talked to Parks about the potential of putting benches around the clock. Right now, on two sides, is concrete and on the other two sides is grass. They envision placing the structure surrounded by concrete, with seating for people waiting for the clock action. This could be done in PLANNING BOARD MINUTES APRIL 2, 1996 - P. 4 conjunction with the redevelopment of Wentworth Park and the Ottawa Power Plant. Mr. Nischan, asked concerning about location, will this be the dominant landscape feature at Michigan and Grand. Ms. Love said it will be approximately the size of the tree, and at the same location. The clock will be an attraction for passersby to view or to congregate around. It can be viewed from the Radisson and from the Lansing Center. Mr. Sternberg said the corner is the best location, considering possible renovation of the Ottawa Power Plant. Ms. LeBlanc asked about off-on volume and proximity of the Radisson Hotel. Ms. Anderson said the carillon would probably be turned off at 9 p.m. after playing a lullaby. The volume, which can be adjusted, will be phased in. The Radisson has been involved, and is very supportive. Chairman Goolsby said this item will be considered at a special Urban Development Committee meeting to be held on April 16, 1996 in Council Chambers at 6:30 p.m. preceding the regular Planning Board meeting. The committee will make a recommendation at that time; then the full board will take up the matter that same evening. Mr. Gerald Fedewa arrived at this point in support of P-1-96 and made comments under IV. Comments from the Audience. B. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. Chairman Goolsby said now we will add III. B . LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District to the agenda. Ms. Love presented the case. The reason why this is coming before the Planning Board is that in the "H" Light Industrial District and "I" Heavy Industrial District, there is a provision which allows trade and technical schools subject to special conditions. It does not specifically allow K-12 types of schools. At the time the ordinance was written in 1983, the K-12 school was assumed to be a neighborhood school, so you wouldn't normally find a K-12 school in an industrial district. It was not at that time considered for potential inclusion in the industrial districts. The question is whether or not a K-12 (or K-6) school may operate at this location. At present, the code allows trade or technical schools. It would be a similar use. The Zoning Code allows for the Board to make the decision as to whether K-12 or K-6 is a use similar to ones which are already permitted. We have been asked by Linda Chavez of the Eyde Company, representing Michigan Partnership for New Education, to consider a charter school. They are looking at a building in Midway Industrial Park on 5.2 acres with parking and adequate play area. The question PLANNING BOARD MINUTES APRIL 2, 1996 - P. 5 arose at staff meeting whether a K-12 school would be acceptable in this location. The assumption has always been that K-12 involves kids walking to school; as a result, it was not considered for potential use in this district. There is also a section in the code under the "I" Heavy Industrial District providing for the Planning Board to conduct a land use review and determine whether or not other uses similar to allowable uses can be permitted. We are asking for a determination by the Planning Board concerning the potential of whether or not a K-12 school could be permitted by special condition in the "I" Heavy Industrial District, given the fact that charter schools generally are like a school of choice where a child would be bused in or dropped off by a parent. The Board should look at the operational requirements of their proposal and determine whether K-12 would be an appropriate use. Ms. LeBlanc asked if day care centers are allowed in "H" and 'III?; Ms. Love said yes, by special land use, and technical schools by special condition. Lansing Christian School, just around the corner, has been located for many years on property zoned industrial. Staff concerns were that placing a school might create limitations, however artificial, on businesses that might not want to be located around children, for instance a drop forge. However, if the school wants to locate there and take that chance, that would be their choice. Ms. Leblanc asked about industries using hazardous materials; have any businesses filed emergency evacuation plans? Ms. Love said she did not know of any Pollution Incidence Prevention plans filed for any uses. Most uses are not actually industrial, except possibly for a welding supply company that might have substances under pressure. LINDA CHAVEZ, 5881 ANN DRIVE, BATH, REPRESENTING MICHIGAN PARTNERSHIP FOR NEW EDUCATION. The Partnership wants to open a charter school at the Keystone property. The building is very conducive to a school situation. It is already constructed, with all fire and safety aspects in place--windows, doorways, handicap accessibility. A charter school could move in and set up shop with minimal renovations, so it is ideally located. The land use review will be readdressed throughout the state. Charter schools are a unique new idea, and your decision may well reflect decisions made elsewhere. The area is zoned "H" and "I", and basically the predominant area use is professional office. There is acreage in back which will be fenced for playground use. Representatives from the school are with me tonight for any questions you may have. You have received an information packet. Ms. Marshall asked how many students will attend. Ms. Chavez said 200 or less the first year. Chairman Goolsby asked what level and does the organization have its charter? Ms. Chavez said K-6, and yes, verbally. Transportation will be provided by the school. The charter school will be leasing the premises. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 6 Chairman Goolsby said the item will be referred to the Zoning and Ordinance, Wednesday, April 10, 1996 at 4 p.m. in the Planning Office Conference Room of the Annex. IV. COMMENTS FROM THE AUDIENCE (5 minutes each) MR. GERALD FEDEWA, 5661 OKEMOS RD. , OWNER OF G.S. FEDEWA BUILDERS. We are homebuilders in the Greater Lansing area and have been building single family homes for about fifteen years. The subdivision is a ten-lot moderate income housing development, with 1,000 sq. ft. three-bedroom ranch and Cape Cod houses. They are starter houses, and we are trying to keep prices down, while including basic landscaping, but we would like not to be overburdened with landscaping and other requirements. We are trying to get it up and running yet this year. We would like to get questions resolved so we can move right along. V. RECESS - none. VI. BUSINESS SESSION A. Minutes for Approval: March 19, 1996. Ms. LeBlanc made a motion, seconded by Mr. Nischan, to approve the minutes of March 19, 1996. Chairman Goolsby said on Page 11, fourth full paragraph, move the first two sentences to the bottom of the page as a separate paragraph, just before E. , and move the last sentence to the end of the third full paragraph, which discusses Rules of Administrative Procedure. PLANNING BOARD ACTION on the motion was as follows. Voice vote, carried unanimously; minutes of March 19, 1996 were APPROVED. B. Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The Zoning and Ordinance Committee met at 6:45 this evening and considered: a. NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A The developer proposes to establish a pharmacy in the existing structure at 1019 W. Saginaw. The structure is dimensionally nonconforming since it cannot meet the minimum 25-ft. rear yard setback. According to the zoning ordinance, it carries a Group 3, Class B nonconforming status. As such, restoration costs are limited to 35 percent of the fair market value of the PLANNING BOARD MINUTES APRIL 2, 1996 - P. 7 structure. The appraised value of the structure, according to the Assessor's Office, is $188,410. Restoration therefore is limited to $65.943. Since the applicant estimated the cost to repair the structure is $500,000, a Class A nonconforming status is requested. In committee, it was moved by Mr. Goolsby and seconded by Mr. Greiner, to recommend approval of NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A; unanimous (4-0) . PLANNING BOARD ACTION Ms. LeBlanc made a motion, seconded by Mr. Greiner, to recommend approval of NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A. Ms. Love said Rite Aid originally asked for a rezoning for the two houses on Martin Luther King Blvd. which would be removed and used for parking for the facility. That would give them about 36 more parking spaces; the full complement would be 50. As an existing use, they are nonconforming because of insufficient parking and because the back of the building goes to the back of the property when normally they would have a 25-ft. setback. In order for them to put more renovation dollars into the building beyond 35 percent of the building value, they have to receive a Class A status. According to the present building value, they would be limited to about $65,000 in renovations; they estimate spending about $500,000. LeBlanc Aye Marshall Aye Nischan Aye Robinson Aye Greiner Aye Goolsby Ave On a roll call vote, there were: Ayes: 6, Nays, 0; unanimous, NCU-2-965 1019 W. Saginaw, Rite-Aid, Class A status was recommended to be APPROVED. Next meeting Wednesday, April 10, 1996, 4 P.M. in the Planning Office Conference Room, Second Floor, Washington Square Annex, at which time the following items will be considered: a. P-1-96, Wise Estates, Tentative Preliminary Plat, 5800- 5900 Blocks Wise Road, West Side b. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District 2. Urban Development Committee, Ms. Marshall, Vice Chair. Next meeting Tuesday, April 9, 1996 at 4 p.m. , Planning Division Conference Room, Second Floor, Washington Square Annex, at which time the following items will be considered: a. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment b. Act-5-96, Blk. 2, Carroll's Addn. (Jerome & Vine Sts. ) , Vacation of E-W Alley C. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022 PLANNING BOARD MINUTES APRIL 22 1996 - P. S Special meeting April 16, 1996 at 6:30 p.m. at which time the following item will be considered. d. Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary International 4. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. Ms. Love said the mayor has invited the Planning Board to use the City suite for one baseball game this summer. We get sixteen tickets, so everyone could bring a spouse and/or child if there is enough room. May 21, June 4 or July 2 are possibilities though we don't have to take it on a Board night. August games are away. The consensus was July 2. Another Act that will soon be coming is Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Convention & Visitors Bur. , the property which is the old Spartan motel between Cedar and Larch across from Wendy's. We have received brochures. We have our budget hearing on April 11. Things look good for approval of half a secretary and for approval of our request for outside consultant services for the Strategic Plan for Downtown. E. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996 VI. NEW BUSINESS - None. VII. COMMUNICATIONS A. Memorandum March 26, 1996 John M. Roberts to Eleanor Love, Regarding Rules of Administrative Procedure Mr. Goolsby did some legal research and found the issue of removing someone from the audience has not as yet been litigated in the courts. Mr. Roberts is right in the essence of the Open Meetings Act. Mr. Goolsby reviewed Mr. Roberts' language and thinks it is a good compromise that says we want to avoid the appearance of conflict, actual or otherwise. Mr. Goolsby's suggestion would be to adopt the language with one change: In the fourth line, after the comma, we should add the word "SHALL" act in a manner which will preserve the public's confidence. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 9 Mr. Nischan questioned the spelling of the word "digs." Mr. Goolsby said it should be "dais." Mr. Nischan made a motion, seconded by Ms. LeBlanc, to adopt this wording to replace the earlier proposed wording in the Rules of Administrative Procedure, with the addition of "SHALL" and check spelling of "dais" in Numeral 2.5 d. PLANNING BOARD ACTION on the motion was as follows: Voice vote; carried; unanimous; motion to adopt Mr. Roberts' wording to substitute the earlier proposed wording in the Rules of Administrative Procedure with the language before us now for Numeral 2.5 d. was APPROVED. Chairman Goolsby said on behalf of the Planning Board he will write a note of appreciation to Mr. Roberts, because his advice has been very helpful in this process. B. Memorandum March 19, 1996, Dennis J. Sykes to David C. Hollister Regarding Proposed Comprehensive Planning Process, with diagram and map. Ms. Love said members should be aware of the process, and she very much appreciated having Board members participate in the various elements of the planning process. Regarding citizen participation, since we aren't starting from scratch, we are revising because of changing circumstances. We won't have citizen committees meeting frequently because our staff time is so limited. We are trying to streamline and control the process by doing focus groups and involving other departments. C. Information from Eyde Co. Regarding LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. D. Phone call from Dave Bee, Gove Associates, scheduling a brown bag luncheon meeting of area planners in the Planning Office Conference Room from 12 noon-1 p.m. on Wednesday, April 24, 1996. Lansing Planning Board members welcome. VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT - was at 8:45 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn040296 a:\29 �� , . . „ - � - � 3 1 .' ,. �- t r L -�. APPROVED 041796 TO CLERK 042696 Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m. , City Council Chambers Tenth Floor Lansing City Hall 7 124 West Michigan Avenue -, TUESDAY, APRIL 2, 1996 c I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Marshall, Nischan, Robinson, six members present, one vacancy. Ex officio Councilmembers: Lilly, Allen; not in attendance. B . Excused Absence - Ruge. On March 19, 1996, Mr. Ruge requested and was granted an excused absence. C. Introductions. Eleanor K. Love, Planning Manager, introduced staff present: William C. Rieske, Principal Planner; Louise H. Christian, Planning Board Secretary. D. Approval of Agenda. Chairman Goolsby announced additions to the agenda. A brief presentation will be given on Act-9-96, the steam clock, Wentworth Park, Rotary International; then it will be referred to the Urban Development Committee which will hold a special meeting on April 16, 1996 at 6:30 to take up Act-9-95. Also listed under the Urban Development Committee this evening is Act-2-96, SE Corner Case & Grand River, Sale for Parking, PPN 3301-10-302-001 & -011 Act-2- 96. The matter is still tabled in the UDC. Linda Chavez is expected to give a presentation as III. B. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. II. HEARINGS A. P-1-96, Wise Estates, Tentative Preliminary Plat, 5800-5900 Blocks Wise Road, West Side Ms. Love presented the case, an application by Gerald Fedewa for tentative plat approval for property on the east side of Wise Road for ten lots with street frontage. The lots have a minimum of 66 ft. width with the exception of two lots, one of which is 79 ft. wide and the other 70 ft. wide. Those two lots are on either side of Outlot A, which is designated for street purposes at this time. According to subdivision regulations, minimum size of a property on a corner lot of two intersecting streets is a minimum of 70 feet, so both of the lots meet the - minimum requirement. The lots are all zoned single family, "A" Residential District. One- and two-family zoning surrounds most of the property to the north and south, to the east is a school, and to the west is vacant property. The City of Lansing maintains a three-step procedure. First is a tentative preliminary plat for which a public hearing is held. Staff then prepares a report with conditions set forth with which the petitioner PLANNING BOARD MINUTES APRIL 2, 1996 - P. 2 must comply. The petitioner makes the changes and returns for final preliminary approval, which goes directly to City Council. This ensures that the petitioner has complied with the conditions that the Planning Board and City Council adopted at the tentative preliminary approval stage. Then the surveyor makes final drawings and submits a final plat which we check against the tentative plat to ensure that he has complied with all requirements--street trees, sidewalks, sanitary and storm sewers, street lighting. That plat is approved by the Planning Board and City Council and sent to the county, and ultimately to the state for registration. Eventually it comes back to us and is maintained by the assessor's office. The petitioner was not present. The item was referred to the Zoning and Ordinance Committee, meeting on Wednesday, April 10, 1996 at 4 p.m. in the Planning Office Conference Room, Second Floor, 119 N. Washington Square. III. PRESENTATIONS A. Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary International WAYNE STERNBERG, 3957 BRECKINRIDGE, OKEMOS; REPRESENTING LANSING ROTARY CLUB (not Rotary International) , meeting at the Lansing Center every Friday for lunch. You have received printed matter concerning this project which would be at the corner of Michigan and Grand. A tree located there at present would have to be removed to accommodate the structure. BARBARA ANDERSON, 924 GRENOBLE DR. , LANSING. We have been working with this clock for several years. This is not a clock; it is part of a whole monument, a landmark, a kinetic sculpture. It will be about three stories high, and slimmer than it looks--about six feet square. The windows are 14 ft. high on four sides, so the light will shine through. It will also be a mini-museum of mechanics, with a very rare bell tower clock mechanism which will be visible through the windows. You can see gears, fans, and belts moving, particularly as it gets ready to strike the quarter hour and hour, so it is educational. It will be illuminated from three different sources; from inside, there will be lighting from the ground up, and also lighting from the top which will illuminate the clouds of steam that come out. When you look inside the windows, you can see colorful metalwork, pipes, gauges and a steam generator. Things will be constantly moving. Steam will come from two different sources, noiselessly from one source, at night. There will also be five whistles, with beautiful pitch and tone, the kind used on paddlewheel steamboats. The volume of steam can be adjusted for sound volume. The whistles can be used during daytimes to play westminster chimes and to operate as a factory whistle, perhaps at 8 a.m. , 12 noon and 5 p.m. These options will be phased in over time. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 3 We hope the voice of this tower will embody the spirit of Lansing as an interactive gathering place. Inside will be an electronic carillon operated by a chip programmed for a year in advance, or operated manually as special-event experience. The Verdin Company has provided a demonstration tape (Ms. Anderson played excepts) . A separate keyboard comes with the tower; on Sundays church organists may wish to playa concert. The tower houses four loudspeakers which can also be accessed from the outside to accept a microphone for addressing a gathering in Wentworth Park, or reviewing a passing parade. Mr. Nischan asked about the difference between whistles and chimes. Mr. Sternberg said almost one thousand pieces of music are available for selection and playing, interspersed with the whistles and chimes, digitized on a computer chip and programmable up to two years in advance; however, changes can be made manually. Ms. Anderson said the whistles are also musically toned. Ms. Marshall asked who will maintain the clock; Mr. Sternberg said the clock is electronic and will require little maintenance; however, we will have a maintenance agreement with the supplier, the Verdin Company. Their operation in Grand Rapids will service the clock. The Board of Water and Light will keep it clean and free of graffiti, and they will also maintain the steam pipes. The Rotary Club will set aside an escrow fund for maintenance. We do not intend for the City to maintain and take care of the clock. Ms. Love said in terms of a specific location, we measured in about 35 feet from the curb line of both Michigan and Grand. The clock would sit at right angles to both streets. The four windows would face at angles to the street, but the four clock faces, which are at 451 to the windows, would face north, south, east and west, parallel with the streets. The large tree, decorated for "Box 23" this past year, would have to be removed. A letter from Box 23 indicates their support for removal of the tree. We talked about trying to move it, but Parks Dept. does not hold out much hope for survival, because of age, height and size of root system. A second smaller tree may have to be removed because it is located in the pathway of the steam line for powering the steam whistles that would come off the main riverside steam line. The Parks Dept. thinks the tree should be replaced and have asked the Rotary Club to plant a new 12-ft. white pine at the Turner-Dodge House on Arbor Day as a replacement. Mr. Greiner asked if we are trading grass for concrete. Ms. Love said the subject area will be seven or eight feet square, part is already concrete, though most of the specific spot is landscaped soil. The concrete would come up to the edge of the clock. Rotary has talked to Parks about the potential of putting benches around the clock. Right now, on two sides, is concrete and on the other two sides is grass. They envision placing the structure surrounded by concrete, with seating for people waiting for the clock action. This could be done in PLANNING BOARD MINUTES APRIL 2, 1996 - P. 4 conjunction with the redevelopment of Wentworth Park and the Ottawa Power Plant. Mr. Nischan, asked concerning about location, will this be the dominant landscape feature at Michigan and Grand. Ms. Love said it will be approximately the size of the tree, and at the same location. The clock will be an attraction for passersby to view or to congregate around. It can be viewed from the Radisson and from the Lansing Center. Mr. Sternberg said the corner is the best location, considering possible renovation of the Ottawa Power Plant. Ms. LeBlanc asked about off-on volume and proximity of the Radisson Hotel. Ms. Anderson said the carillon would probably be turned off at 9 p.m. after playing a lullaby. The volume, which can be adjusted, will be phased in. The Radisson has been involved, and is very supportive. Chairman Goolsby said this item will be considered at a special Urban Development Committee meeting to be held on April 16, 1996 in Council Chambers at 6:30 p.m. preceding the regular Planning Board meeting. The committee will make a recommendation at that time; then the full board will take up the matter that same evening. Mr. Gerald Fedewa arrived at this point in support of P-1-96 and made comments under IV. Comments from the Audience. B. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. Chairman Goolsby said now we will add III. B. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District to the agenda. Ms. Love presented the case. The reason why this is coming before the Planning Board is that in the "H" Light Industrial District and "I" Heavy Industrial District, there is a provision which allows trade and technical schools subject to special conditions. It does not specifically allow K-12 types of schools. At the time the ordinance was written in 1983, the K-12 school was assumed to be a neighborhood school, so you wouldn't normally find a K-12 school in an industrial district. It was not at that time considered for potential inclusion in the industrial districts. The question is whether or not a K-12 (or K-6) school may operate at this location. At present, the code allows trade or technical schools. It would be a similar use. The Zoning Code allows for the Board to make the decision as to whether K-12 or K-6 is a use similar to ones which are already permitted. We have been asked by Linda Chavez of the Eyde Company, representing Michigan Partnership for New Education, to consider a charter school. They are looking at a building in Midway Industrial Park on 5.2 acres with parking and adequate play area. The question PLANNING BOARD MINUTES APRIL 2, 1996 - P. 5 arose at staff meeting whether a K-12 school would be acceptable in this location. The assumption has always been that K-12 involves kids walking to school; as a result, it was not considered for potential use in this district. There is also a section in the code under the "I" Heavy Industrial District providing for the Planning Board to conduct a land use review and determine whether or not other uses similar to allowable uses can be permitted. We are asking for a determination by the Planning Board concerning the potential of whether or not a K-12 school could be permitted by special condition in the "I" Heavy Industrial District, given the fact that charter schools generally are like a school of choice where a child would be bused in or dropped off by a parent. The Board should look at the operational requirements of their proposal and determine whether K-12 would be an appropriate use. Ms. LeBlanc asked if day care centers are allowed in "H" and "I"; Ms. Love said yes, by special land use, and technical schools by special condition. Lansing Christian School, just around the corner, has been located for many years on property zoned industrial. Staff concerns were that placing a school might create limitations, however artificial, on businesses that might not want to be located around children, for instance a drop forge. However, if the school wants to locate there and take that chance, that would be their choice. Ms. Leblanc asked about industries using hazardous materials; have any businesses filed emergency evacuation plans? Ms. Love said she did not know of any Pollution Incidence Prevention plans filed for any uses. Most uses are not actually industrial, except possibly for a welding supply company that might have substances under pressure. LINDA CHAVEZ, 5881 ANN DRIVE, BATH, REPRESENTING MICHIGAN PARTNERSHIP FOR NEW EDUCATION. The Partnership wants to open a charter school at the Keystone property. The building is very conducive to a school situation. It is already constructed, with all fire and safety aspects in place--windows, doorways, handicap accessibility. A charter school could move in and set up shop with minimal renovations, so it is ideally located. The land use review will be readdressed throughout the state. Charter schools are a unique new idea, and your decision may well reflect decisions made elsewhere. The area is zoned "H" and "I", and basically the predominant area use is professional office. There is acreage in back which will be fenced for playground use. Representatives from the school are with me tonight for any questions you may have. You have received an information packet. Ms. Marshall asked how many students will attend. Ms. Chavez said 200 or less the first year. Chairman Goolsby asked what level and does the organization have its charter? Ms. Chavez said K-6, and yes, verbally. Transportation will be provided by the school. The charter school will be leasing the premises. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 6 Chairman Goolsby said the item will be referred to the Zoning and Ordinance, Wednesday, April 10, 1996 at 4 p.m. in the Planning Office Conference Room of the Annex. IV. COMMENTS FROM THE AUDIENCE (5 minutes each) MR. GERALD FEDEWA, 5661 OKEMOS RD. , OWNER OF G.S. FEDEWA BUILDERS. We are homebuilders in the Greater Lansing area and have been building single family homes for about fifteen years. The subdivision is a ten-lot moderate income housing development, with 1,000 sq. ft. three-bedroom ranch and Cape Cod houses. They are starter houses, and we are trying to keep prices down, while including basic landscaping, but we would like not to be overburdened with landscaping and other requirements. We are trying to get it up and running yet this year. We would like to get questions resolved so we can move right along. V. RECESS - none. VI. BUSINESS SESSION A. Minutes for Approval: March 19, 1996. Ms. LeBlanc made a motion, seconded by Mr. Nischan, to approve the minutes of March 19, 1996. Chairman Goolsby said on Page 11, fourth full paragraph, move the first two sentences to the bottom of the page as a separate paragraph, just before E. , and move the last sentence to the end of the third full paragraph, which discusses Rules of Administrative Procedure. PLANNING BOARD ACTION on the motion was as follows. Voice vote, carried unanimously; minutes of March 19, 1996 were APPROVED. B . Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The Zoning and Ordinance Committee met at 6:45 this evening and considered: a. NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A The developer proposes to establish a pharmacy in the existing structure at 1019 W. Saginaw. The structure is dimensionally nonconforming since it cannot meet the minimum 25-ft. rear yard setback. According to the zoning ordinance, it carries a Group 3, Class B nonconforming status. As such, restoration costs are limited to 35 percent of the fair market value of the PLANNING BOARD MINUTES APRIL 2, 1996 - P. 7 structure. The appraised value of the structure, according to the Assessor's Office, is $188,410. Restoration therefore is limited to $65.943. Since the applicant estimated the cost to repair the structure is $500,000, a Class A nonconforming status is requested. In committee, it was moved by Mr. Goolsby and seconded by Mr. Greiner, to recommend approval of NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A; unanimous (4-0) . PLANNING BOARD ACTION Ms. LeBlanc made a motion, seconded by Mr. Greiner, to recommend approval of NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A. Ms. Love said Rite Aid originally asked for a rezoning for the two houses on Martin Luther King Blvd. which would be removed and used for parking for the facility. That would give them about 36 more parking spaces; the full complement would be 50. As an existing use, they are nonconforming because of insufficient parking and because the back of the building goes to the back of the property when normally they would have a 25-ft. setback. In order for them to put more renovation dollars into the building beyond 35 percent of the building value, they have to receive a Class A status. According to the present building value, they would be limited to about $65,000 in renovations; they estimate spending about $500,000. LeBlanc Aye Marshall Aye Nischan Aye Robinson Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6, Nays, 0; unanimous, NCU-2-96, 1019 W. Saginaw, Rite-Aid, Class A status was recommended to be APPROVED. Next meeting Wednesday, April 10, 1996, 4 P.M. in the Planning Office Conference Room, Second Floor, Washington Square Annex, at which time the following items will be considered: a. P-1-96, Wise Estates, Tentative Preliminary Plat, 5800- 5900 Blocks Wise Road, West Side b. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District 2. Urban Development Committee, Ms. Marshall, Vice Chair. Next meeting Tuesday, April 9, 1996 at 4 p.m. , Planning Division Conference Room, Second Floor, Washington Square Annex, at which time the following items will be considered: a. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment b. Act-5-96, Blk. 2, Carroll's Addn. (Jerome & Vine Sts. ) , Vacation of E-W Alley C. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022 PLANNING BOARD MINUTES APRIL 2, 1996 - P. 8 Special meeting April 16, 1996 at 6:30 p.m. at which time the following item will be considered. d. Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary International 4. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. Ms. Love said the mayor has invited the Planning Board to use the City suite for one baseball game this summer. We get sixteen tickets, so everyone could bring a spouse and/or child if there is enough room. May 21, June 4 or July 2 are possibilities though we don't have to take it on a Board night. August games are away. The consensus was July 2. Another Act that will soon be coming is Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) Visitors Welcome Center, Greater Lansing Convention & Visitors Bur. , the property which is the old Spartan motel between Cedar and Larch across from Wendy's. We have received brochures. We have our budget hearing on April 11. Things look good for approval of half a secretary and for approval of our request for outside consultant services for the Strategic Plan for Downtown. E. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996 VI. NEW BUSINESS - None. VII. COMMUNICATIONS A. Memorandum March 26, 1996 John M. Roberts to Eleanor Love, Regarding Rules of Administrative Procedure Mr. Goolsby did some legal research and found the issue of removing someone from the audience has not as yet been litigated in the courts. Mr. Roberts is right in the essence of the Open Meetings Act. Mr. Goolsby reviewed Mr. Roberts' language and thinks it is a good compromise that says we want to avoid the appearance of conflict, actual or otherwise. Mr. Goolsby's suggestion would be to adopt the language with one change: In the fourth line, after the comma, we should add the word "SHALL" act in a manner which will preserve the public's confidence. PLANNING BOARD MINUTES APRIL 2, 1996 - P. 9 Mr. Nischan questioned the spelling of the word "dias." Mr. Goolsby said it should be "dais." Mr. Nischan made a motion, seconded by Ms. LeBlanc, to adopt this wording to replace the earlier proposed wording in the Rules of Administrative Procedure, with the addition of "SHALL" and check spelling of "dais" in Numeral 2.5 d. PLANNING BOARD ACTION on the motion was as follows: Voice vote; carried; unanimous; motion to adopt Mr. Roberts' wording to substitute the earlier proposed wording in the Rules of Administrative Procedure with the language before us now for Numeral 2.5 d. was APPROVED. Chairman Goolsby said on behalf of the Planning Board he will write a note of appreciation to Mr. Roberts, because his advice has been very helpful in this process. B. Memorandum March 19, 1996, Dennis J. Sykes to David C. Hollister Regarding Proposed Comprehensive Planning Process, with diagram and map. Ms. Love said members should be aware of the process, and she very much appreciated having Board members participate in the various elements of the planning process. Regarding citizen participation, since we aren't starting from scratch, we are revising because of changing circumstances. We won't have citizen committees meeting frequently because our staff time is so limited. We are trying to streamline and control the process by doing focus groups and involving other departments. C. Information from Eyde Co. Regarding LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District. D. Phone call from Dave Bee, Gove Associates, scheduling a brown bag luncheon meeting of area planners in the Planning Office Conference Room from 12 noon-1 p.m. on Wednesday, April 24, 1996. Lansing Planning Board members welcome. VIII. COMMENTS FROM CHAIRPERSON IX. BOARD MEMBER COMMENTS X. ADJOURNMENT - was at 8:45 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn040296 a:\29 Approved 050796 with one addition P 6 Ln 9.33" Pas 2.92" AND A SCHOOL. APPROVED 050796 TO CLERK 0510% Minutes of the Regular Meeting LANSING PLANNING BOARD L 7 p.m. , City Council Chambers Tenth Floor, Lansing City Hall ' J ' 124 West Michigan Avenue �rr',rJ`,li v CI `I' TUESDAY, APRIL 16, 1996 I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Marshall, Nischan, Ruge; six members present; one absent; one vacancy. Ex officio Councilmembers: Lilly, Allen; not in attendance. B. Excused Absence - Robinson. Mr. Robinson, at the March 19, 1996 meeting asked for and was granted an excused absence. C. Introductions. Eleanor K. Love, Planning Manager, introduced staff present: William C. Rieske, Principal Planner; and Louise H. Christian, Planning Board Secretary. D. Approval of Agenda - approved as printed. II. HEARINGS A. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Convention and Visitors Bureau Mr. Rieske presented the case, located on Kalamazoo, across from Wendy's Restaurant, in an "H" Light Industrial area. Land uses on the north are vacant and auto-related businesses, on the south is Wendy's; on the east is Valvoline Instant Oil Change, and on the west is the Board of Water and Light water treatment plant. The site is approximately 39,000 square feet. The property was acquired by the City through the Lansing Building Authority during the early 190s, with a total cost, including appraisals, environmental cleanup, taxes, demolition, and landfill, of about $947,700. The applicant is proposing to acquire the property to construct a 14,000 sq. ft. Visitors Welcome Center. THOMAS C. GALYON, PRESIDENT AND CEO, GREATER LANSING CONVENTION AND VISITORS BUREAU, 119 PERE MARQUETTE. Mr. Galyon circulated an architect's model of the proposed building, designed by Barry Wood of the Keystone Group. We have spent four years developing this project. The Bureau feels this site is the best for its purposes. It is centrally located and convenient to highways and would serve as a focal point for the downtown area. It will have a 3,000 sq. ft. visitor information center where tourists and residents can come for information about the area's attractions. We hope to have a unified ticketing area for Wharton Center performances, Lugnuts games, Boarshead Theater, basketball games, and the like. It would become a centralized reception area for residents, and visitors to the Great Lakes States Games, and the Oldsmobile One-Hundred Year celebration, which will draw approximately 10,000 people to the City. It would be a convenient location to pick up information and registration packets. The building can have up to 53 parking spaces. In the proposal, we PLANNING BOARD MINUTES APRIL 162 1996 - P. 2 show 47. We have also discussed with the City the possibility of curb cuts on the Kalamazoo St. side for parking motor coaches. Every year, 250,000 fourth-grade students coming into the City only go to the Capitol and the Historical Museum; none of them gets an information packet, souvenir or brochure about Lansing. Our bureau currently is in the 119 Pere Marquette warehouse building; we moved there five years ago. We have a limited information center which is poorly served because of our hard-to-find location, and the short-term parking meters in front. The proposed location is on the Capitol Loop. We have had discussions with the State Travel Bureau, now located on the third floor of the Woolworth Building, about rental space. They are interested in doing a co-op with us for a welcome center, for Lansing and also for the state, though that is not finalized. We have also talked with the Lansing Symphony. The center would have a gift shop for Lansing souvenir items. The executive offices of the bureau would be on the second level. We have received about 150 letters of support; I have brought about 25-30. We have spoken with representatives from the City, the county and labor unions; we are under contract with Ingham County for the collection of the bed tax that is passed on to us. In addition, we are represented by the hotel community in Delta Township and DeWitt. We have 570 dues-paying members, and our annual budget is $2 million and growing. This center would be an extension of our marketing efforts not only to tourism, but also to convention business. We have no place to welcome visitors. This would be a cornerstone in the building of that industry for Lansing. The projected cost of the building, including furniture and fixtures, would be $2 million. In answer to Mr. Ruge's question about projected spending on acquiring the property, Mr. Galyon said it did not include property acquisition costs. JAMES BLAIR, OWNER OF RIVERFRONT BUSINESS CENTER, 410 S. CEDAR, speaking in favor of the project and representing several area businesses. We call ourselves the Capitol Loop-Cedar/Larch Group. I have talked to all of the business owners, and they are in support of the project. Other than the stadium, this is one of the first proposals along the Capitol Loop that fits the Capitol Loop theme. Our concern regarding the project would be the traffic on Kalamazoo Street. We would like to have the City widen Kalamazoo to five lanes between Cedar and Larch, with a left turn lane to provide for better ingress and egress for Wendy's, and also attend to the problem of the left turn lane at Kalamazoo and Cedar Streets. Between 4:30 and 5:30 p.m. , you cannot turn southbound on Cedar Street from Kalamazoo Street, which causes problems for the businesses on Cedar Street. Traffic is also bad near Michigan Avenue. The businesses nearby are in favor of the proposal, and we would like to see a favorable recommendation from the Planning Board. TOM SHIELS, 1118 RILEY. Will the City donate the property? Mr. Galyon said that would be the decision of the Planning Board and City PLANNING BOARD MINUTES APRIL 16, 1996 - P. 3 Council. Is there any possibility that the center could be incorporated into the Ground Transportation Center? Mr. Galyon said our board has indicated its desire to own; we would prefer to take rent moneys and invest them in our own building. Chairman Goolsby said that concludes the public hearing for Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bureau. . The case will be referred to the Urban Development Committee meeting on Tuesday, May 7, 1996, before the regularly scheduled Planning Board meeting. If the committee meets before then, Mr. Galyon will be notified. III. COMMENTS FROM THE AUDIENCE (5 minutes each) - none. IV. RECESS - none. V. BUSINESS SESSION A. Minutes for Approval: April 2, 1996 Mr. Greiner made a motion, seconded by Ms. LeBlanc, to approve the minutes of April 2, 1996. PLANNING BOARD ACTION on the motion was as follows: On a unanimous voice vote, the minutes of April 2, 1996 were APPROVED. B . Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The Committee met on Wednesday, April 10, 1996. a. P-1-96, Wise Estates, Tentative Preliminary Plat, 5800- 5900 Blocks Wise Road, West Side The applicant is requesting tentative preliminary plat approval to develop a single-family residential subdivision containing 2.21 acres, with ten lots, numbered 1 through 10 inclusive, and 1 outlot in the City of Lansing. In committee, it was found, based on testimony, evidence and the staff report, that the Tentative Preliminary Plat of Wise Estates Subdivision is generally in conformance with the Subdivision Regulations, being Chapters 1230- 1238 of the Planning and Zoning Code. In committee, it was moved and seconded to recommend approval of P-1-96, Wise Estates, Tentative Preliminary Plat, 5800-5900 Blocks Wise Road, West Side with the PLANNING BOARD MINUTES APRIL 16, 1996 - P. 4 following conditions, condition No. 3 being amended from the staff report: 1. Right-of-way and street dimensions must be shown for Wise Road, in addition to a 25-ft. utility easement which must be provided across the east property line of Outlot A. 2. Lot 2 may not have sufficient sight distance to ensure safe vehicular sight distance. Applicant must provide a diagram showing the sight lines around the pedestrian skywalk for Lots 2 and 3, prior to final plat approval. 3. A sidewalk must be provided within the public right-of-way along Wise Road for the entire length of the Plat. Design of said sidewalk must conform to the City's Public Service Department design standards. The sidewalk should provide reasonable access to the Pedestrian Skywalk located between Lot 2 and Outlot A. The entire sidewalk must be completed within three years of the date of final plat approval by the City Council regardless of whether or not all the lots are built upon. 4. That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. 5. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. 6. ' A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. 7. That tentative preliminary plat approval is effective for a period for twelve (12) months from the date of approval. 8. That the applicant complies with any additional requests by the referring agencies prior to final plat approval. Motion carried unanimously, 4-0. Ms. LeBlanc 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 PLANNING BOARD MINUTES APRIL 16, 1996 - P. 5 recommend approval of P-1-96, Wise Estates, Tentative Preliminary Plat, 5800-5900 Blocks Wise Road, West Side, subject to the eight conditions in the staff report, including the amendment of point 3 concerning sidewalks. Mr. Ruge asked about the church behind the property, and the class designation of the road. Ms. Love said Wise road is a collector, the major entrance and exit for Harry Hill Vocational School. There are subdivisions which access the street; it is a primary collector from adjacent land uses to either Miller or Jolly. Mr. Ruge said it was not a good idea to build houses with driveways on this busy road; it should go back away from the road, and have one road that accesses Wise. Ms. Love said there are other subdivisions along this street with individual properties that access directly onto the road. Even though it is a collector, since Harry Hill is no longer a high school, Wise doesn't have as high a traffic volume as when Harry Hill was a high school. It only runs from Miller to Jolly, a quarter-mile section. PLANNING BOARD ACTION on the motion was as follows. 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; P-1-96, Wise Estates, Tentative Preliminary Plat, 5800-5900 Blocks Wise Road, West Side was recommended to be APPROVED. b. LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District The applicant wishes to purchase the above property and use it for a Public School Academy (charter school) . They wish to open this fall. They anticipate an enrollment of approximately 200 K-12 students. The Planning Board is taking this up because K-12 schools are not mentioned as a use in the "I" Heavy Industrial District, and charter schools are not mentioned in the Zoning Code. This came before the Planning Board to determine the suitability of this type of use in this location. A charter school is not specifically defined by the Zoning Code. Generally, only trade or vocational schools are permitted in the industrial zoning districts; schools containing K-12 students are permitted in the "A", "B", and "C" Districts as well as "DM" Multifamily Residential Districts, the "D-1" Professional Office District, the "E-1" Apartment Shop District, and the 11G-1" General Business District. PLANNING BOARD MINUTES APRIL 16, 1996 - P. 6 In committee, it was found, based on testimony, evidence and the staff report, that the charter school as proposed is not a neighborhood-based school and would not be dependent upon pedestrian access, whereas those attending would be brought in and dropped off by a vehicle. Also, even though this property is part of an industrial park, the park contains a mixture of uses, a majority of which are not industrial in nature. Also, the presence of this charter school in this area of the park adjacent to the existing Lansing Christian School is not anticipated to adversely affect the decision by industrial users to locate in the park. In addition, having this charter school outside of a neighborhood setting prevents the traffic circulation associated with a charter school from being a problem to a residential neighborhood. In committee, it was moved, seconded and carried (Ayes: 3; Nays: 1) to approve LUR-1-96, 1423-1425 Keystone Dr. , to allow the location of this charter school in the "I" Heavy Industrial District as a use which is similar to the uses allowed in the permitted uses of the "I" Heavy Industrial District. Further, it was recommended that the staff develop a written policy to incorporate charter schools into the zoning code. Ms. LeBlanc said on the committee report, first page, first line, "The applicant wishes to purchase the . . . property . . . .", they told us they were leasing it." Ms. LeBlanc made a motion, seconded by Mr. Greiner, based on testimony, evidence, and the staff report, a copy of which is attached hereto and made a part thereof, to recommend approval of LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District, with correction, change "to purchase" to "to lease." PLANNING BOARD ACTION on the motion was as follows. Ms. LeBlanc in committee said she voted against this petition, and will not support it tonight. While there are many industrial sites in the city that would be appropriate for a school, this particular site is located in an industrial park set aside for industrial uses. We need a place in the city to accommodate hazardous industrial uses. A school would discourage the location of these uses. City elected officials would face political pressure in trying to place industrial businesses in a park set aside for industrial uses AND A SCHOOL. Yesterday's newspaper contained an article about outlying areas developing industrial parks and spending a lot of money to attract that kind of business. Lansing has an industrial park, and we are turning it into a school. It is not appropriate for this location. Mr. Nischan said he supported it in committee; however, now he is leaning against. In the absence of a policy allowing the Board to handle charter schools, it seems more prudent to vote in opposition, keeping the park as industrial so businesses can move in, and keeping it as a competitive resource for Lansing vs. outlying areas with big areas they can easily develop. PLANNING BOARD MINUTES APRIL 16, 1996 - P. 7 Mr. Greiner said the realities are that this property is already adjacent to another school. It is in an office building that would be hard to convert to a hazardous use. It already exists; they would not be constructing, but rather leasing. As good administrators, they would be aware of surrounding existing and potential uses and would consider the safety of the children. This school is unique--we do allow other schools in this district. The mistakes occurring in the industrial park have already occurred. What we do here does not contribute to a mistake; that was allowing office uses, which are not heavy industrial uses. "I am going to stay supportive." Mr. Ruge said he is tending against support. It is not in compliance with the Master Plan nor with the Zoning Ordinance. "We can shoe-horn it in, but we have these rules, and I would like to apply them." The report indicates that other uses are incompatible with the school. The battery company is particularly hazardous as is the welding company. The use is incompatible. "I will be voting against it." Mr. Goolsby, passing the gavel, said the site has been an industrial park since 1969. If the City wanted it to be an industrial park, they should have left it an industrial park, and they would have it. An industry coming in would see the surrounding office uses and shy away for that reason. We made the mistake when we moved away from the industrial park. Currently, tech schools are allowed in these districts. This is not an issue of charter schools, the issue is the land use. A charter school is a business; we would be allowing a business into a building used as an office building for a number of years. The building will be modified for classroom use. "I will be in support." Ms. LeBlanc said she sees a clear difference between a charter school and a vocational technical school in the fact that some technical schools teach welding, truck driving, and heavy equipment operation that belong in an industrial district. Greiner Aye LeBlanc Nay Marshall Aye Nischan Nay Ruge Nay Goolsby Ave On a roll call vote, there were: Ayes: 3; Nays: 3; the motion to approve LUR-1-96, 1423-1425 Keystone Dr. , Charter School in "I" Heavy Industrial District FAILED. C. NCU-3-96, 1514 W. Miller, Mormon Church, Class A The applicant is proposing to build a new addition and roof improvements to the existing Reorganized Church of Jesus Christ of Latter Day Saints located at 1514 W. Miller Road. The church expansion will provide seating for 164 persons. A total of 58 on-site parking spaces would be provided. The committee found, based on testimony, evidence and the staff report, that proposed renovations,and additions to the building and property are less intensive than the previously granted Class A, the renovations and additions represent an improvement to the property and neighborhood, and the criteria for granting Class A PLANNING BOARD MINUTES APRIL 16, 1996 - P. 8 nonconforming status as defined in Section 1294.04 of the zoning code are satisfied. In committee, it was moved, seconded, and carried unanimously (4-0) to recommend approval of NCU-3-96, 1514 W. Miller, Mormon Church, Class A nonconforming status to allow the improvements to the building and site as proposed in the application. Ms. LeBlanc 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 NCU-3-96, 1514 W. Miller, Mormon Church, Class A Nonconforming Status. Mr. Ruge, saying he was not really in favor of the proposal, would like to take the curb cut off Hughes Road completely and put it on Miller, to get the church traffic onto Miller Road. He suggested the parking lot be reconfigured. "I will ask that we add that as a friendly amendment." Ms. Love said it is a site plan issue. "You might have more cut-through traffic on Miller Road.',' The curb cut could be right in front of the church, in the middle, near the swale and not too close to either of the two intersections. "We will take a look at it." Mr. Ruge said the amendment would be to look at the feasibility of taking the curb cut off of Hughes Road and locating it on Miller Road. The amendment was acceptable to both Ms. LeBlanc and Mr. Nischan. BOARD ACTION on the motion was as follows. LeBlanc Aye Marshall Aye Nischan Aye Ruge Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; NCU-3-96, 1514 W. Miller, Mormon Church, Class A was recommended to be APPROVED. Ms. LeBlanc said that, because of vacation plans of committee members, the Zoning and Ordinance Committee meeting has been set for TUESDAY, May 21, 1996 at 6 p.m. before the regular Board meeting, in the Planning Office Conference Room, Second Floor, Washington Square Annex. 2. Urban Development Committee, Mr. Ruge, Chair, said the committee met on April 9, 1996. Both Act-3-96 and Act-9-96 were tabled. a. Act-5-96, Blk. 2, Carroll's Addn. (Jerome & Vine Sts. ) , Vacation of E-W Alley. Mr. Nischan, named as a petitioner, asked to be recused and excused from the room. A motion was made, seconded, and carried unanimously; Mr. Nischan upon being excused left the room. PLANNING BOARD MINUTES APRIL 16, 1996 - P. 9 The petitioners are requesting that the City vacate 83.5 ft. of the west end of an east-west alley in the block bordered by Vine, Ferguson, Jerome and Custer streets. They own all abutting properties. The alley is in a residential area. Four property owners, on the north and south sides of the alley, are interested in making the area private property so that it can be maintained and used appropriately. It is surrounded by residential uses, and is not required for access. Partitioning the property equally among the adjacent property owners to the north and south sides of the alley will not change the residential character of the neighborhood, and is in conformance with the North-East Area Comprehensive Plan. Staff recommended approval. The committee reviewed the location, character and extent of the proposal. In committee, it was found based on testimony, evidence and the staff report, that there is no public purpose in retaining ownership of the subject alley property, and that the vacation of the alley will not have any adverse impact on the surrounding uses. In committee, it was moved, seconded and carried unanimously (4-0) to recommend approval of the City to allow the vacation of the 83.5' E-W alley which runs east and west in the block bordered by Vine, Ferguson, Jerome and Custer Streets, reserving appropriate easements for utilities and emergency vehicles. Mr. Ruge made a motion, seconded by Ms. LeBlanc, to recommend approval of Act-5- 96, Blk. 2, Carroll's Addn. (Jerome & Vine Sts. ) , Vacation of E-W Alley. PLANNING BOARD ACTION on the motion was as follows: Marshall Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 5; Nays: 0; Abstention: 1; carried unanimously; Act-5-96, Blk. 2, Carroll's Addn. (Jerome & Vine Sts. ) , Vacation of E-W Alley was recommended to be APPROVED. b. Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary Club of Lansing The committee met before the Board meeting and acted on Act-9-96. The applicants wish to construct a landmark structure containing a steam clock, whistle, and carillon in the PLANNING BOARD MINUTES APRIL 16, 1996 - P. 10 southwest corner of Wentworth Park at Michigan and Grand Avenues. The structure would be approximately 28 feet tall and 6 feet square. The Rotary Club will pay for the construction and maintenance of the steam clock structure and operate the mechanisms within. The clock, whistles, and carillon can be operated daily and programmed and/or manually operated at special events. The site is highly visible with substantial foot traffic. In committee, it was moved, seconded and carried unanimously to approve the proposal with four conditions, (1) that the appropriate conveyance of the property be determined by the City Attorney's office; (2) that additional landscaping be installed to soften the rough edges around the clock because landscaping will be removed; (3) that the Rotary Club be responsible for all maintenance on the clock; and (4) that the Rotary Club plant a tree at Turner-Dodge Mansion on Arbor Day as reparation for the removal of two trees in Wentworth Park. Mr. Ruge made a motion, seconded by Ms. LeBlanc, to approve Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary Club of Lansing with four conditions, (1) that the appropriate conveyance of the property be determined by the City Attorney's office; (2) that additional landscaping be installed to soften the rough edges around the clock because landscaping will be removed; (3) that the Rotary Club be responsible for all maintenance on the clock; and (4) that the Rotary Club plant a tree at Turner-Dodge Mansion on Arbor Day as reparation for the removal of two trees in Wentworth Park. BOARD ACTION on the motion was as follows. In answer to a question by Mr. Nischan, Mr. Goolsby said the design of the clock is reflective of the design of the Ottawa Power Plant, with long slender 14-foot-tall windows. The colors will be similar to the colors of the brick and also of the Lansing Center. It will be of limestone, and will not look like a new structure. Ms. Love said this is a rendering; the coloring attempts to approximate the appearance of metal. Mr. Goolsby said reactions have been very positive; he has played the demonstration tape, and he likes it. Marshall Aye Nischan Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Act-9-96, NE Cor. Michigan & Grand, Steam Clock, Wentworth Park, Rotary Club of Lansing with the above four conditions was recommended to be APPROVED. Mr. Rieske said we had scheduled a meeting before the Planning Board meeting on May 7. If we scheduled a meeting, we could take care of a number of issues prior to that--ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PLANNING BOARD MINUTES APRIL 16, 1996 - P. 11 PPN 3305-07-126-022, and Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment. Ms. Love said Act-3-96 is an extremely complicated issue and cannot be handled in fifteen minutes before a Board meeting. Ms. Love suggested having an additional meeting before May 7, thus obviating a meeting in between the two May meetings (regular meeting date May 14) . Mr. Goolsby observed that Ms. LeBlanc will not be here for the regular committee meeting date of May 14; Ms. Marshall may not be here. Mr. Goolsby said we would be better off if we could avoid having a committee meeting on May 14. Tuesday, April 30, 1996 was suggested; Mr. Goolsby and Ms. LeBlanc can both attend, at 4 p.m. Mr. Rieske said Equity Grant proposals must be Fed Ex-ed that day before 5 p.m. ; Ms. Love volunteered to handle the UDC meeting. There will still be a regular Board meeting, but no UDC meeting. Mr. Galyon, Mr. Ferguson, Mr. Canady, and Mr. Robinson should be notified. Next meeting TUESDAY, April 30, 1996 at 4 p.m. , Planning Division Conference Room, Second Floor, City Hall Annex, 119 N. Washington Square. 4. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. Ms. Love reminded Board members that next Friday, April 26 at 12 noon, we have a luncheon discussion with Gary Burkhart, the Michigan Jobs Commission, with staff and Board members. Mr. Burkhart is an attorney who is an expert on state environmental legislation. We do not as yet have confirmation of the Board's attendance at a baseball game, using the City's suite. The mayor's office is continuing working on scheduling. We had our budget hearing before City Council on Thursday, April 11, 1996. We were concerned because the mayor said there would be only one new position in the entire city, and we were asking for a half-time secretary and half a mechanical inspector. When we got into the Planning Office's section of the budget, councilmembers asked about our commitment to historical preservation. I said we didn't get the historic preservation grant this year because only municipalities which are "certified local governments" received funds, but we are almost finished with the application to become certified. In addition, we have been working with CDC and Economic Development to do loans in North Lansing to renovate historic buildings. I said without any more resources or people, that will be the extent of our commitment. They said we think you need another staff person. Councilmember Lilly made a motion to adopt the entire Planning Dept. budget with the half-time secretary, the mechanical inspector, $30,000 for the downtown strategic plan study; plus for the budget wrap-up on May 11, they want me to come back with a job description for another senior planner. We won't know about that until May 11. I have been asked to be on a site selection committee meeting Friday, April 19, 1996 for a Ronald McDonald house for the City. PLANNING BOARD MINUTES APRIL 16, 1996 - P. 12 Regarding the Rules of Administrative Procedure, Mr. Roberts came back with an acceptable amendment; I have returned it to him. Then it will go to City Council. I have completed a draft analysis for Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment and have sent it to both the Finance Dept. and the Law Dept. to make sure issues regarding tax exempt bonds and legal matters are adequately covered. Z-16-95, 2700-3328 Trappers Cove Trail, "C" Residential District to "J" Parking District, was denied at the April 15, 1996 City Council meeting, on a 6-1 split vote. Howard Jones was not present. Dave Downey is the contact person at MSPO. Their conference is coming up September 25-27, 1996. 1 told them we would be willing to do the mobile tours; they were agreeable. They asked about our doing a reception on Wednesday night, the evening before. Rather than a golf outing, I asked about a baseball game--the private planners vs. the public planners, or the like--that everybody could participate in, kids, spouses, everyone and then we could have a reception. He said it was a different idea. We could also look into touring the river on the paddlewheel boat, or a reception at the Impression Five Museum for adults. We could do an economic development tour of the stadium, or a tour of housing development on the near west side. They haven't set the theme yet. I said we could think of something to go with it. On May 2, I am going to their next meeting in Ann Arbor; I will know more after that. E. Pending Items: Future action required 1 . Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996. b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment. c. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022. VI. NEW BUSINESS - none. VII. COMMUNICATIONS Chairman Goolsby acknowledged receipt of letters from Mr. Galyon in support of Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv. & Visitors Bureau. They will be placed on file. VIII. COMMENTS FROM CHAIRPERSON PLANNING BOARD MINUTES APRIL 16, 1996 - P. 13 Chairman Goolsby said he would host a cookout before the Board's baseball game, date to be firmed up later. Chairman Goolsby wrote a letter to Mr. Roberts thanking him for his help on the Rules of Administrative Procedure. IX. BOARD MEMBER COMMENTS Ms. LeBlanc noted an April 10, 1996 segment National Public Radio regarding the baseball stadium. Lansing leads in sales of team-related merchandise, partly, they said, because of the name. The same day Wall Street Journal ran an article. Mr. Goolsby said the Washington Post also published an article. Planning Magazine for March ran an article "Tower Controls Intact." We can still regulate communications towers as long as we are reasonable and just, and we have standards, and we don't base a decision solely on aesthetics. The ability to regulate towers was retained in the Act. Ms. LeBlanc said Senate Bill 653 was to be considered on Tuesday, April 16, 1996; however, the session was canceled. Mr. Goolsby requested a copy of the substitute bill. Mr. Nischan said he is looking forward to attending a training session for Planning Board members sponsored by MSPO at Kellogg Center on April 23, 1996. Mr. Ruge inquired about the sponsor and status of legislation to update Michigan's antiquated planning laws. Ms. Love said it never went anywhere. She has received a PAS memo about how states can update their planning laws. Mr. Ruge asked to see it. Mr. Goolsby said takings legislation is interwoven in the whole problem. X. ADJOURNMENT - was at 8:5 3 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn041696 a:\28 P-1-96 Wise Estates Subdivision Tentative Preliminary Plat Page 1 5800-5900 blocks, west side of Wise Road GENERAL INFORMATION APPLICANT: Gerald S. Fedewa 5661 Okemos Road East Lansing, MI 48823 SURVEYOR: Bryan Land Surveys, P.C. 6019 Marsh Road Haslett, MI 48840 ENGINEER: The McNeer Company 6019 Marsh Road Haslett, MI 48840 STATUS OF APPLICANT: Proprietor REQUESTED ACTION: Tentative Plat Approval EXISTING LAND USE: Vacant EXISTING ZONING: "A" Residential PROPOSED ZONING: Same PROPERTY SIZE & SHAPE: 130' x 743.32' (2.21 ac.) SURROUNDING LAND USE: North: Two Family Residential South: Single Family Residential East: School West: Vacant (Proposed Church) SURROUNDING ZONING: North: "C" Residential South: "A" Residential East: "A" Residential West: "A" Residential MASTER PLAN DESIGNATION: The Southwest Area Plan (1980) shows this area becoming 0 - 7 residential dwelling units per acre. P-1-96 Wise Estates Subdivision Tentative Preliminary Plat Page 2 5800-5900 blocks, west side of Wise Road SPECIFIC INFORMATION DEVELOPER'S PROPOSAL The proprietor, Gerald S. Fedewa, is requesting tentative preliminary plat approval to develop a single family residential subdivision which contains 2.21 acres in the City of Lansing. The plat will contain 10 lots, numbered 1 through 10 inclusive, and 1 outlot. The location of the proposed plat is within the 5800 and 5900 blocks, on the west side of Wise Road. The net density for this plat will be 4.525 dwelling units per acre. REVIEW AND ANALYSIS The Tentative Preliminary Plat (Plat) as submitted is in conformance (4.525 du/ac.) with the Southwest Area Plan (1980) which shows this area becoming 0 - 7 residential dwelling units per acre. In general the Plat conforms with Chapter 1234 "Platting Procedures" of the City of Lansing Zoning Code, however there are minimal corrections/additions that need to be addressed. The Plat's conformance with the seven subcategories for Tentative Preliminary Plat review are summarized below. 1 . Identification OK. The Plat contains the necessary location map, scale, north arrow, parcel acreage, date, and dimensions. 2. Existing Conditions Right-of-way and street dimensions must be shown for Wise Road in addition to a 25' utility easement be provided across the east property line of outlot "A". Information on land use, sewers, water, flood plain, lot lines and public lands is adequate. 3. General Characteristics OK. Zoning, proposed development, contours, and the preservation of existing tree and vegetative cover are all adequate. 4. Lots OK. The number, access, size, buildable shape, and outlot is all acceptable 5. Streets and Circulation Lot 2 and 3 may not have sufficient sight distance to assure safe vehicular site distance. Applicant must provide a diagram showing the sight lines around the pedestrian skywalk and Lots 2 and 3 prior to final plat approval. Additionally, a sidewalk must be provided P-1-96 Wise Estates Subdivision Tentative Preliminary Plat Page 3 5800-5900 blocks, west side of Wise Road within the public right-of-way along Wise Road for the entire length of the Plat. Design of said sidewalk must conform to the City of Lansing's Department of Public Service design standards. The sidewalk should provide reasonable access to the Pedestrian Skywalk located between lot 2 and outlot "A". No new roads are proposed. Adequate access to a major street is provided. 7. Social Factors. OK. The unit density, population density, and other impacts upon the community are all acceptable. Additionally, the applicant needs to be aware of the following information. Items 1-3 must be labeled upon the final plat prior to approval: 1. That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. 2. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. 3. A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. 4. That tentative preliminary plat approval is effective for a period of twelve (12) months from the date of approval. 5. That the applicant complies with any addition requests by the referring agencies prior to final plat approval. SUMMARY The proprietor, Gerald S. Fedewa, is requesting tentative preliminary plat approval to develop a single family residential subdivision which contains 2.21 acres in the City of Lansing. The plat will contain 10 lots, numbered 1 through 10 inclusive, and 1 outlot. The location of the proposed plat is within the 5800 and 5900 blocks, on the west side of Wise Road. The net density for this plat will be 4.525 dwelling units per acre. With only minor exceptions, the Plat generally meets the City of Lansing's Plat Procedures and Design Standards for tentative preliminary plat approval. P-1-96 Wise Estates Subdivision Tentative Preliminary Plat Page 4 5800-5900 blocks, west side of Wise Road RECOMMENDATION It is the recommendation of staff that the Tentative Preliminary Plat of Wise Estates subdivision be approved as amended with the following conditions: 1 . Right-of-way and street dimensions must be shown for Wise Road in addition to a 25' utility easement be provided across the east property line of outlot "A". 2. Lot 2 may not have sufficient sight distance to assure safe vehicular site distance. Applicant must provide a diagram showing the sight lines around the pedestrian skywalk for Lots 2 & 3 prior to final plat approval. 3. A sidewalk must be provided within the public right-of-way along Wise Road for the entire length of the Plat. Design of said sidewalk must conform to the City of Lansing's Department of Public Service design standards. The sidewalk should provide reasonable access to the Pedestrian Skywalk located between lot 2 and outlot "A". 4. That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. 5. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. 6. A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. 7. That tentative preliminary plat approval is effective for a period of twelve (12) months from the date of approval. 8. That the applicant complies with any addition requests by the referring agencies prior to final plat approval. PREUMNARY PLAT a. 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J9 .Br' 051 ti55 t LUR-1-96 1423-1425 Keystone Drive Charter School in the "I" Heavy Industrial Zoning District GENERAL INFORMATION APPLICANT: Michigan Partnership for New Education Joyce Grant, Executive Director 4660 S. Hagadorn Road, Suite 500 East Lansing, MI 48823 -5353 LOCATION: Part of Lot 25, Midway Industrial Center No. 1 (north side of Keystone Drive between Pennsylvania Ave. and Enterprise Drive) REQUESTED ACTION: Review of site in the "I" Heavy Industrial Zone for use as a charter school EXISTING LAND USE: Office Building EXISTING ZONING: "I" Heavy Industrial District PROPERTY SIZE & SHAPE: 5 . 2 acres SURROUNDING LAND USE: N: Vacant Industrial/Commercial lot S : Commercial/Warehouse E: Commercial/Warehouse W: Commercial/Warehouse, Consumer' s Power Co. right-of-way, Private School (Lansing Christian School) SURROUNDING ZONING: N: "I" Heavy Industrial District S: "I" Heavy Industrial District E: "I" Heavy Industrial District W: "A" Residential District and "H" Light Industrial District MASTER PLAN DESIGNATION: The South-East Area Comprehensive Plan designates the subject property for "Light Industrial" land use. SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant wishes to purchase the above property and use it for a "Public School Academy (Charter School) . They wish to open this fall . They anticipate an enrollment of approximately 200 K-12 students . LUR-1-96, Page 2 CASE HISTORY: The Midway Industrial Center No. 1 was platted in 1963 . The area was planned and designed for small industrial lots ranging from approximately 2 to 10 acres . Portions of the industrial park (but not this lot) were rezoned to "J" Parking district in 1964 . AGENCY RESPONSES: Building Safety: Act 230 of 1972 which is the Construction Code Act, limits authority of the City to regulate schools . The Act states : "Locally adopted codes shall not apply to public or non-public schools within the governmental subdivision without concurrence by the school authorities having jurisdiction. " Permits from the Building Safety Office will be required only in concurrence with the school board for this facility. Board of Water and Light: Electric Utility - The Electric Utility has no conflicts with the proposed rezoning. Water Utility - No comments regarding a charter school in this area. Water service by BWL with owner requirements . CATA: No response received. Consumer' s Power Co. Consumer' s Power Co. holds easements for high voltage overhead power lines adjacent the west property line of the property and parallel to and approximately 300 feet north of the site' s north property line. As long as no part of the proposed school will negatively effect Consumer' s rights -of- way, it has no objections . Development: How did Lansing Christian become a school? Seems to be in "H" district . User in industrial park are more office warehouse than heavy industry. Recommend liberal interpretation of code as alternative to rezone. Economic Development/TIFA: It would appear from your explanation offered above that this request does not LUR-1-96, Page 3 meet the present criteria for "I" Heavy Industrial Zoning. This is not a trade academy nor a vocational school, simply a K-12 charter school . Was a precedent previously set when the City allowed Lansing Christian (again, not in line with zoning criteria for the site they are located on) to locate on their current site? While the EDC is supportive of the idea of the charter schools, we believe that a more appropriately zoned site should be considered. Also, considering the few number of industrial sites left within the City, approval of this would simply diminish another possible industrial site from out site inventory. Fire Marshall: No response received. Public Service: No response received. Transportation Engineer: No response received. DESCRIPTION OF SITE The subject property contains a two story office building of approximately 40, 000 square feet (Figure 1, Site Plan) . The building is situated toward the front of the lot, but maintains a front yard setback of 100 feet. The rear (north) one- third of the lot is presently undeveloped. A large portion of this undeveloped part of the site is level and could be used for outdoor play space. Adjacent land uses include the Wonch Battery' s warehouse facility to the east. The adjacent lot to the north is presently vacant. A Consumer' s Power Company right of way adjacent to the west side of the site contains a 47, 000 volt overhead power line; the Consumer' s Power right of way to the north contains two 138 , 000 volt overhead lines and a electrical substation. South across Keystone Ave. is the Pollack Glass Corp and AGA Gas (welding) company. Other uses within the Midway Industrial Center include warehouse and distribution, overnight express delivery services , a tool and die shop, an architectural firm, and a screen printing company. West of the subject property (across from the 50 ft. Consumer' s Power right-of -way) , is the Lansing Christian School (a private parochial school, K-12) which was constructed in 1976 . The Lansing Christian School site is zoned "H" Light Industrial, as it was when the school was built. However, a check of the zoning LUR-1- 96, Page 4 ordinance in effect at the time indicates that the school was a permitted use in the "H" Light Industrial zoning district; the site was actually rezoned from "A" to "H" in 1965 . ANALYSIS COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan, 1990 is the current master plan in effect for this area. This plan recommends light industrial development for the area surrounding the subject site. Specifically, the plan states : Encourage the continued development of Midway Industrial Park and other appropriately zoned sites with businesses which: a. Do not cause air, noise, and/or visual pollution. b . Provide adequate on-site parking, attractive landscaping and adequate access to major truck routes without traveling through residential areas . COMPLIANCE WITH ZONING ORDINANCE Definition: Educational facility. "Educational facility" means a public or private institution or a separate school or department of a school, and includes an academy, college, elementary or secondary school , extension course, kindergarten, local school system, university or a business , nursing, professional, secretarial, technical or vocational school, and includes an agent of an educational institution. (Ord. 735 . Passed 11 -24 -86 . ) This request is for review of a site in the "I" Heavy Industrial Zone for use as a charter school. Currently, the Zoning Ordinance permits , in the "A" , "B" , and "C" Residential zoning districts "an educational facility, except an educational facility that is a high school, college, university, trade or vocational school or community or junior college. " The DM-Multifamily Residential Districts, the D-1 Professional Office District, and the E-1 Apartment Shop District all permit "An educational facility which is a high school, college, university, trade or vocational school or community or junior college. . . " (emphasis added) . In the G- 1 General Business District, educational facilities of any type are permitted. In the G-2 Wholesale District, the "H" Light Industrial District, and the "I" Heavy Industrial District, "An educational facility which is a trade or vocational school shall be permitted. . . " (emphasis added) . LUR-1-96, Page 5 A "Charter School" is not specifically defined by the current zoning code, but as charter schools are enabled by state law, it is apparently "an agent of an educational institution. " The separation of the different types of schools by zoning district seems to be implicitly tied to the age group of students and their transportation habits . With elementary schools essentially regulated to residential neighborhoods, it may be assumed that elementary students are expected to walk, where secondary, high, and vocational school students are more likely to make use of car and bus transportation, and therefore can be located in more busy commercial and industrial districts . A charter school is not necessarily a "neighborhood" school, and students can be expected to travel to the school from a much broader geographic area than with a neighborhood elementary school . The prohibition of elementary school students to residential neighborhoods does not seem to apply in the case of charter schools . COMPATIBILITY WITH SURROUNDING LAND USE While it does not seem that a school could be incompatible with the surrounding land uses in the industrial district, it seems logical to conclude that existing uses (or potential ones, for that matter) could be incompatible with the school . IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The subject site is definitely not suitable for access by pedestrian traffic. It is isolated from any significant residential neighborhood by distance, arterial roadways , a railroad, and utility easements . There are no public sidewalks near the site. If it is assumed that all students are driven to the site and dropped off, it could potentially increase traffic on the industrial park' s streets by over 800 trips per day. ENVIRONMENTAL IMPACT Non -anticipated. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT Development of the Charter School at this location may impact future patterns of development by preventing uses that would be permitted in the industrial zoning districts from locating near the school . This industrial park is one of the few "planned" industrial parks in the City. To have an implied restriction on land use created by the presence of the school may, at some future date, cause a business to chose a location out of the park or City. SUMMARY A "charter school" is not specifically defined by the Zoning Code. Generally, only schools that are a "trade or vocational LUR-1-96, Page 6 school" are permitted in the industrial zoning districts; schools containing K-12 students are permitted in the DM-Multifamily Residential Districts, the D- 1 Professional Office District, and the E-1 Apartment Shop District, and the G- 1 General Business District. The most serious potential impact of permitting this use at this location is the potential for discouraging industrial use of other properties in the Midway Industrial Center, especially as the City tends to have a shortage of "industrial park sites . " However, staff believes this is unlikely at this location because the Lansing Christian School is located adjacent to the subject property. RECOMMENDATION Staff believes that the charter school at this location would not be detrimental to either the school or the Midway Industrial Center subdivision. However, circumstances may vary for other properties in the industrial zoning districts, and should be considered on a case by case basis . Staff recommends that the Planning Board consider an amendment to the Zoning Code to include "Charter Schools" as special land uses in the industrial zoning districts and to further define charter schools for all other zoning districts . NORTH ' LUR-1-96 1423-1425 Keystone Ave. CONSUME DENNIS ST i �� ELECfA.�10� , Li ,.� Po r✓F 2 ` CONSUMER'S POWER CO. �N N S'6Cf v \ -`- - - -- -)vw - � `- - - --�/� - - - --- A Pat., \ STONE 1a l0 pr9�� vi KEY a ��` � ,• r. as 31 so y :. U�u • / 14 �xfl1�YG NORTH LUR-1-96 s/y"E /�L�4�✓ 1423-1425 Keystone Ave. _ = a J/ _ i I I i I l i u •, 1 1l I I b I fvn l .k I �I� NCU-3-96 1514 W. Miller Road GENERAL INFORMATION APPLICANT: Richard A. Cooley 9290 Riverside Grand Ledge, MI 48837 STATUS OF APPLICANT: Represents Owner REQUESTED ACTION: Class A Nonconforming Status EXISTING LAND USE : Church EXISTING ZONING: "A" Residential PROPOSED ZONING: No Change PROPERTY SIZE & SHAPE: 1 .23 acres SURROUNDING LAND USE: N: One and Two Family Residential S: Townhouses E: Townhouses W: One Family Residential SURROUNDING ZONING: N: "A" and "C" Residential S: "CUP" Community Unit Plan E: "CUP" Community Unit Plan W: "A" Residential MASTER PLAN DESIGNATION: The South West Area Comprehensive Plan designates this area for residential use. The plan recognizes a church at this location. SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant is proposing to build a new addition and roof improvements to the existing Reorganized Church of Jesus Christ of Latter Day Saints located at 1514 W. Miller Road. CASE HISTORY: The existing church was constructed prior to the present Ordinance adopted in 1983 . There is no paved parking. Site is 1 . 23 acres . No special land use was required when this use located here. NCU 3 96 , 1514 W. Miller Road Page 2 AGENCY RESPONSES Development: No comment Planning Prospective Approval of Class A tied to ability of applicant to account for parking requirements . Recommend site be updated as part of project, landscape, screening, buffering and parking. ANALYSIS The applicant is proposing to expand the existing church to construct an addition with seating for 164 persons . A total of 58 on site parking spaces would be provided. Case History The church was constructed in 1963 and is considered a nonconforming use since it only contains 1. 23 acres which is less that the two acres required under the current Zoning Ordinance. Therefore, the approval of Class A status will permit expansion of this existing nonconforming use with the required number of parking spaces . On June 18 , 1991, the Lansing Planning Board made a recommendation for approval (NCU-7-91) of the expansion of this church. During that time, the request included a larger addition and more parking spaces required. Section 1294 . 04 (d) of the Zoning Code sets forth the criteria for evaluating Class A status proposals . These include: 1 . Non-residential uses have direct access to a non- local street; 2 . No more pollution generated than would be generally associated with uses in that zoning district; _ 3 . Parking requirements are met. Direct Access to a Non-residential Street The property has frontage on Miller, Hughes 'and Haag Roads . Miller and Haag Roads are considered to be collector streets . Even though the driveways are located on Haag and Hughes Road, much of the traffic can use Miller Road as the major means of access . In fact, the proposed plans include the deletion of NCU 3 96 , 1514 W. Miller Road Page 3 a connecting driveway along the north side of the Church building thereby decreasing the probability of frequent "cut through" traffic. The hours of operation varies 15-25 hours a week. Therefore, the construction of an addition should not created any major traffic problems, Pollution Impacts The expansion should not negatively impact pollution levels . The site will be paved and an on-site storm water detention is being proposed reducing any run-off problems . Parking Requirements are Met The new sanctuary will accommodate 164 persons and according to Section 1284 . 13(b) ( 1) of the Zoning Code 55 parking spaces are required. The proposed plans provides 58 (including 3 barrier free) on site parking spaces . Therefore, the parking requirement is met. Other The new plans include a smaller building addition than proposed in 1991. In fact, the proposed plans provide several improvements and benefits: smaller addition, less parking spaces required, deletion of driveway along north side of church building which decreases the probability of frequent "cut through" traffic, more "green space" area, improved landscaped, screening and buffering and provision of an on- site storm water detention (See attached letter dated March 19 , 1996) . These improvements and benefits were conditional approvals with the last application filed, NCU-7-91 . SUMMARY The proposal will allow expansion of a use appropriate to the zoning district. Accessibility and parking are acceptable and adequate. The proposed plan is an improvement from the previous plan submitted. RECOMMENDATION Staff recommends approval of Class A status for 1514 West Miller Road to expand church facilities including anew sanctuary with roof improvements . March 19, 1996 To: LANSING PLANNING BOARD Mr. Jim Ruff, Zoning Administrator Re: Reorganized Church of Jesus Christ of Latter Day Saints 1514 West Miller Road Dear Planning Board Members: In 1991, the Planning Board approved a request, known as Case NCU-7-91, to construct an addition to the existing Church building at 1514 West Miller Road. After being delayed more than 4 years, the Church is ready to again pursue their desired expansion to create a new sanctuary. Sunway Builders, Inc. has contracted with the Church to design and build a new addition and to make needed roof improvements to the existing building. The new plans include a smaller building addition than before. The new plans provide the following improvements and benefits: • Decrease the size of the proposed building addition and therefore the number of required parking spaces from 70 to 55. • Delete a connecting driveway along the north side of the Church building thereby decreasing the probability of frequent"cut through" traffic. • Increase the amount of green area (lawn area and open space) on-site. • Provide more effective landscaping relative to adjoining residential properties. • Provide on-site storm water detention. The proposed addition and site improvements are scheduled to be completed during 1996. Architectural and Engineering plans are currently being finalized and will be submitted early in April to begin the process of plan review toward site plan approval and the granting of a building permit sometime in May, 1996. This expansion can occur, as planned, without detrimental impacts to the surrounding land uses. Therefore, I respectfully request approval of the proposed expansion, and the Class "A" status on the subject property. Thank You for your review and consideration. Sincerely, Richard A. Cooley Landscape Architect&Planni sultant 9290 Riverside Drive Grand Ledge, MI 48837 517 626-2341 Attachments DATE SRW WIIWH.IIHIL .riva eeearr ' ORAN41{1' 1MASTER LANDSCAPE PLAN MOTE{ ,LD5u D!_&rE.DCT tq I. UTW(AO'Ir,r1�Y11,11;rr Ylrn rrwrr.r.rwl ngFCl [� WT•rgVr+rrwrrr,rwwss...Wlt•f-Y..Trr W.w tq 2+oairATN{MNCW reNleMae. I r�r.r�r•r-`�•.r.r.r Pr.w,rr r•r r rr+.r w wrr. P I � ,_..^ TM Y..lwwr N.rrr.w+r.r..r rrtr Frt.we a Y rTa r fr br r lwra Y,r w rw,,rs o•^w Mwa• j 61 r.r.rr rwasn a lr paa 0 r.wr•r r..rw.w,.F rr ww..{.r,.F rw. ' w 1. Ln•.wr.rr.....�r✓,1 r A A..r•r+r.lw ro. O ..D � wr...wrr..e....a..4�►w.r�..r o+.�ra+ ..LA pp ^ � GL { V �:.'. \ ^ IL T. Al rYrwrrl w.r Yrrry a.11MMrrrr r•rrrwY •ice\ y / Ln L Trrlrrrr•'r.M rr.Irrrw.ar.rP�rr Q'R' czi 1LKL V � `� -. .' [� �'' .. 1r pn F+rr rrar wrrr.rr.r....F.•.wrwt.r.r. � � [[C��'•J �/� .1 i ri l r\N rr �✓•Urrr•4 tir rw rr Fvrr Lam= T, 14 I .YL :.'� Y w•Yr a rrw,r. Ir u.s r.�r.l Ma rs IYO ra l� Q LAND{CA►E YATE{IAL{ LIST G _—1 l \ I� Ids b ra C.Ln I Al , r rr Y.•• Is,..u+. �i rrl. rya:.•` Al _._ I Q — o..... .,T, r e MASTERPLANS \ `9^10-T FAV",-Mr f-� p n ..I..rr•+.rr+. WrF.r r..M »•. •'�w� ARCHITECTS �-- �+-- \ �� Q nmm ...r �•,,,� .,�,.. ..�,.ti oe 913 WHaNES/SUTE 229 LANSNG.M 48910 (5171393-8333 -8332 FAX T.Mv.. ---- ••�-•�• u ow• ,ww.w.• CO&1..7AN7 Le MY - ...•• ao,y-7 ••—•- Y RIGNARD LOV'L[Y \ ].O An'[RIIOE Dt Ct'RNDCN d�N r \ eM'o L¢eC e..eelT o..� �C AF• 2iN DS.0.19, piaherd Cooley \h 4EET 11TLE s �� o ei�ieve•aa4T cl G rn W E 5 T ^�rM E R R O A D _ a.eDPA+M.N. {n.n siFc^ _ L.w.ua.» v.•s.6r1.14 PROJECT r1D a pl =�RKINCIIEMLE F'ROP05ED LANDSCAPE PLAN e WTo Wt— 4544 D r0' 25' SC 4EfT NO. I �`�•" LE6AL DESCRIPTION: L4llAFl7'-� 1 Lon...b,r,v.,o».rawre.E/A*�lLeornlrcM w 4 I.I �N- AIARlOIMlq/rlf!lTVadlCLMGN 1,iorwlHlrM CIDl10U7 TREE PLANTIW-- ^_ ....aEEN TREE PUN 0 D e NTN - w.4ue relr,Dare ro-ve.nr.iwrw+Gcv+rr,wcwun. LEGAL DESCRIPTION: L01'S 41, 50 51, 52 ANO SJ CRKSNIRE PARK SU-Al,-0N 10. 1, �uNo��I APART C<YFIf SOUTN REST ( 4 CE 5£Ci1D4 5 T.0.3 NORTN, W.Fw W� CONG � RANGE 2 REST, DELHI TORN !P, INGNAI!COUIITY, Il1CN/CAN. PIP r rAc yl1r� I 0 I arc OUND 314"PIPE I I I LOT 40 I car 60 i I LOT 61 N I-STORY P-0 R FRAME " au a h I I ci awalrAaYNo i I r' nr CHURCHwc euxfl y � I I g I I 1p I I I I — ON. I I "o ar 1L77 62 —e I t o�iTrr , ------t- ------- n R c.r.RAiP r�.,Nu � rn IL q CAT aJ� o M o >Q o r TD: I — — — — — — — — — — — — — — — — — — — — — n aAef t dTw j r�w�i� _ � � � � � a+•��—araa�a� F� � I - - m — — — a 41Kdi�s sa NrR001AR IDf.1Ts a — v c e s a s o ff W IJI[rlA n.wt W. MILLER ROAD --------- -- -------- - MOfTI RAN¢t T w nR Hx T AT NwZtWT faRU 0 Y.'^W XAAO RGm C"AT f/LV 1�AAM VMOC t T w nm N1d1M1T AT NQT WT GWY O Yl1A MID XUWa R..k O .Tw M. im mm To.0 navAToa ro�tc�c urns o+.vt. MARVIN P. YOITPY, PC Lm°m—*9 a UWPTng No c (m a.��«n A.Nt��,vs wte TOPOGRAPHICAL SURVEY rwb oXtt- . tdr r.m Dr—Br°�r P,.j N. .Z• t Md7d N007d 7d?Yu';; J/YJ21b' t IF u OjL rim fCc1 t t a+usnca 0 21C>ls .iGAO'1 � u • u u :d ,oi m�� iu•.+o.+a-roi yoJ vr+uv�c i12i0 iL Vld a � a ]6Ad?1'lol-I1.1N ,1� s - IF i C-it( _ G f 4o 2 I+ C W,,in UIAnt' �F t�lcxn 411WIR CAO(3 �ov4 N h o,u5es , CUP cpmMuJh'N �nif Puri "CLAP Com Mun+t-�1 Una} Pan I N ►s,� w. �� S � Z-3-96 Part of 330 Cloverland INA" Residential District to 'IF" Commercial District GENERAL _INFORMATION APPLICANT: Bill Jakovac, Sr. 4916 S. Cedar Lansing, MI 48910 STATUS OF APPLICANT: Represents Owner REQUESTED ACTION: Rezone EXISTING LAND USE: Single Family Residential EXISTING ZONING: "A" Residential District PROPOSED ZONING: "F" Commercial District PROPERTY SIZE & SHAPE: Approx. 50' wide X 218 ' deep SURROUNDING LAND USE: N: Office S: Commercial (Gas Station) E: Commercial W: Residential SURROUNDING ZONING: N: "D-1" Professional Office S: "E-2" Local Shopping E: "F" Commercial W: "A" Residential MASTER PLAN DESIGNATION: The Southeast Comprehensive Plan identifies land along S. Cedar Street as Commercial and property to the west of the commercial frontage as Residential. 8PECIFIC INFORMATION DEVELOPERIS PROPOSAL: Applicant proposes to build a 22 ' X 140' storage building for the A-1 Rental Business on the property to be rezoned. PLANNING ING BOARD Z-3-96 Part of 330 Cloverland- PAGE 2 "A" Residential to "F" Commercial District AGENCY RESPONSES: Ameritech No comments Board of Water & Light Electric Utility: Electric Customer Projects and Marketing has no objections to the attached plans. Contact person: Linda Rasor 371-6847 Water Utility: W a t e r T e c h n i c a l Support/Distribution- Without road frontage, it may not be possible to serve any building with domestic water if required. Contact Person: Terry Robison 371-6494 Fire Marshall: Reserve comment until plans submitted to Building Safety. Building Safety: The configuration of the building and its locating to the property lines may warrant the use of parapet walls if the proposed construction type is wood frame. Parapet walls on pitched roof structures causes roof drainage and show surcharge difficulties. In like manner walls closer than 20' to property lines will require a fire resistance rating of one-hour. These issues should be addressed in the design phase. Development: No comment. Continental Cable: Continental Cablevision has no conflicts with this request at this time. Trans. Engineer: Strong consideration should be given to removal of the storage trailer in conjunction with this development. The Transportation Division reserves the opportunity to make more PT,AN INN BOARD Z-3-96. Part of 33o Cloverland- PAGE 3 "A" Residential to "F" Commercial District specific comments when the detailed site plan is submitted for review. ANALYSIS BACKGROUND This is a request to rezone a portion of the property located at 330 Cloverland from "A" Residential to "F" Commercial District. This part of the property is 50 feet wide and 218 feet deep. This would leave an approximately 63 foot wide lot at 330 Cloverland. The applicant wants to build a 22 ft. X 140 ft. commercial building as storage for the rental business and remove a storage trailer from the north side of the building. The land to be rezoned was a left-over piece when the Cloverland plat was developed, and some of the street frontage had already been developed by the property at 4916 S. Cedar Street. COMPATIBILITY WITH SURROUNDING LAND U8$ Properties along Cedar Street include a gas station to the south, a professional office building to the north and commercial businesses across Cedar Street. The depth of the commercial properties vary along Cedar Street. Property to the south is 556 feet deep and is zoned "G-2" Wholesale and property to the north is 172 feet deep and is zoned "D-1" Professional Office. The rezoning of the subject parcel would square off the zoning pattern which would be 190 feet deep along this section of S. Cedar Street. The subject land would be attached to the property at 4916 S. Cedar resulting in an L shaped parcel. The layout of the storage structure on the parcel as proposed is not an ideal layout, but seems to be the only reasonable option for any business expansion. The applicant has indicated that no additional land could be added to this parcel from the west end of the gas station parcel to the south which is a wooded natural area behind the gas station. The applicant proposes to remove the trailer located to the north of the building and use the proposed 22 ' X 140 ' warehouse for storage of equipment to be accessed by Cloverland. COMPLIANCE WITH MASTER PLAN The Southeast Comprehensive Plan identifies land along S. PLANNING BOARD z-3-96 Part of 330 C10Verland- PAGE 4 "A" Residential to "F" Commercial District Cedar Street as commercial and property to the west of the commercial frontage for residential use. The rezoning request in effect, would not result in an encroachment of commercial development into a residential area. This is therefore in compliance with the Plan. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC Pedestrian access will be improved with the removal of the trailer on the north side of the building. This would allow the extension of the sidewalk that borders Cloverland Drive. Most of the items to be rented from this business will continue to be picked up in front the building. Vehicular traffic should also be improved since cars can pull into the parking lot behind the existing building while they wait for the rental equipment to be retrieved and checked in front (east) of the new building. ENVIRONMENTAL IMPACT The proposed site plan shows a 10 foot wide buffer along the west property line which will include a dense planting of conifer trees and a 6 foot tall wood privacy fence. This should serve as a good buffer to the storage building, which will have no openings along the buffer side (west) of the building. The setback roposed will require a variance from the Board of Zoning Appeals. If not approved, the resulting structure would have to be reversed and faced west in order to maintain a 25-foot rear yard setback, or else the building would be much narrower. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT The zoning request . should not negatively impact future patterns of development. The zoning of the property to the "F" Commercial District will square off the pattern which is already 190 feet deep along Cloverland. Other At the public hearing held May 7, 1996, two property owners indicated their support of the requested rezoning that was discussed at a Neighborhood Watch meeting where residents were able to review the proposed site plan. One communication was received from a property owner in opposition to the rezoning. flIINHAM This request to rezone the property from the "A" Residential PT,ANNING BOARD Z-3-96. Part of 330 Cloverland- PAGE 5 "A" Residential to "F" Commercial District District to the "F" Commercial District is reasonable and will not negatively impact vehicular or pedestrian traffic, the environment, or patterns of development. RECOMMENDATION Staff recommends the described portion of the property at 330 Cloverland be rezoned from the "A" Residential District to the "F Commercial District. a:\wp\data\p1anbd\Z396.djw 8 19 20 21 ° �22 \ j 0 ?F •17' 4S' y5 _ _ r'- 248-3 0 G H �I N g 03;z, 70' • kt 2 G B.3 ' 0 V _.il �y 32a yov � h CEDAR CT. en' 93' 17z- o i cl) cn /), I h o : 0 46 .x•. OO\ s/ 3 4 35 36 al H OUTLOT q ' all N Sr 0 ry J�'Ol At e O�� &0' (��' /7Z' � 33' 33' l4q 3a5 3z9 yo/ 480 T.. DR. ' _ 3 20 321i 330 (OUTLOT A) 78 ? 3J' �� \�� ♦'50.�� IYo' r � N 2 I ` 00 N Ay 1 m N `A y\Xll� 13 14 15 63.63' S o' SSL.7' Igo '' h o. 0 N O I i I r2r" N I 5Z.$s I o w 0 1 0 U 170' /oo' nay 3•`'3 ' �yo I I Z-3-96 , part of 330 Cloverland rroarN "A" Residential Distnct to "F' Commercial District ❑ ❑a: �� zz 7c Q / � 1 w U j 87�- X /6 22 113- 2 1,1 11 875.65 975.1 CEDAR CT 369.4 /eo14 o O i B76.3 Jo ❑❑ /B E 24 f ?/ WALLS 2J III( e76.7 WALL f{ / X B77.2 1 I 76.5 �� ✓ PARK Z-4-96 "A" Residential to "F" Commercial GENERAL INFORMATION APPLICANT: Thomas P. DeBoer 300 Ottawa Ave. N.W. , Suite 150 Grand Rapids, MI 49503 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 The petition is to rezone only the 183 feet of the property fronting on Cedar Street. 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 east 183 feet of the one acre site for commercial development. The west 130 feet is proposed to remain zoned for single family residential development. CASE HISTORY: The Lansing Planning Board, at their meeting on May 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. This request was withdrawn by the applicant before City Council action. The Lansing Planning Board, at their meeting on May 15 , 1995 , voted unanimously (6 -0) , to recommend denial of the request by J. Carroll Barber, Architect, to rezone the same property from "A" Residential to "D-l" Professional Office District and "F" Commercial District . In both cases , the Planning Board based their decision, in part, on the Comprehensive Plan which establishes a formal line of separation between commercial and residential areas . The Board also expressed a desire to see professional office development for the front of the property, both to match existing office development south of Syringa, and to prevent a intensive commercial use that could be incompatible with the residential neighborhood. AGENCY RESPONSES: Assessor: No response received. Building Safety: This project is subject to compliance with the City of Lansing Uniform Building Codes and the National Electric Code. The project may also be subject to compliance with Site Plan Review. Please contact Christine Segerlind of the Building Safety Office for additional information at 483 -4381 . Code Compliance: No response received. Transportation The Transportation Division reserves the Engineer: opportunity to make specific site development comments in the future when more details are available. Driveway for the commercial parcel should be oriented on Cedar Street to reduce impacts of commercial traffic on the residential street . Fire Marshal : Comments reserved until plan submittal to Building Safety. Development : No comment . Economic Development/TIFA: No comment . Public Services : No response received. SPECIFIC INFORMATION 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 may pose some problems with surrounding land use. The "F" zone would permit commercial uses such as a fast food restaurant or a automobile sales lot. By comparison, a professional office development would likely have more limited hours of operation as well as generate less noise and traffic. 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 would have less of an impact on the natural environment than would previous proposals for this site. 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. Storm water 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 property, a zone change to "F" Commercial District would maintain the. depth of the commercial development parallel to Cedar Street as called for in the Comprehensive Plan. This is using the office and commercial uses to buffer residential uses from the busy arterial street. SUMMARY The request is to rezone the east portion of the property fronting on Cedar Street at its intersection with Syringa from "A" Single Family Residential to "F" Commercial District . Staff has raised several concerns relative to the establishment of the depth of commercial zoning parallel to and west of Cedar Street, and the proposed development falls within the Comprehensive Plan 's guidelines . Staff is still concerned about the potential intensity of commercial development that could be permitted by right in the "F" commercial zoning district; there are many uses permitted in the zone that could be benign (such as the proposed use) , or that could have a severely negative impact on the adjacent residential zone. RECOMMENDATION Staff does not recommend approval of this request to rezone the entire property from "A" Residential to "F" Commercial District . Staff believes that while a use other than residential may be appropriate for the property closest to Cedar Street, the potential intensity of development permitted by the "F" zone may not be compatible with the residential neighborhood. U u U I Q. ._... — _ — .rr.l a o ❑ a o } .Ii' El � o Fl- ❑ o Q ,f.�300 Ll !E L'ln fIP I ❑ ❑ . . 0 oq ' K.r rn.: IaeC•r E9 El n u ODD NSJ fJ 1 5 ❑ 0 E 0 ❑❑ a i f ❑ ❑ ,f ess SPOM•hC .J El Der D II MIr CLOV["L1h0 rti N0Ighb.orhood. Z 9 • 1I p Garden Air Subdivision 1958 1 II �I 'A'Residential •'CNn 1f rr rK A..I ff /3",fr 6 ^ �l oA d 1.1J IC01 " JOLW r CEDAR , f--1� y v ;I 'A Residential Annexed 1949 < v . 1' CEDAR rn Residential 0 0 161 . 70 cn Residential 0 0 c� 0 0 41 . 70 9 . 00 ao ::. w 0 O o ` ; ..... ...............................::::::::::::::::::::::: CD 30 . 00 rn 0 0 S. Cedar Z-5-96 Vacant Land, SW Cor. S . M.L. King Blvd. & Mary Ave . "F" Commercial & "J" Parking to "F" Commercial GENERAL INFORMATION APPLICANT: Joseph P. Maguire Wolverine Development Corp. 1350 E. Lake Lansing Road Lansing, MI 48823 STATUS OF APPLICANT: Representing Owners Robert and Natalie Zoeller REQUESTED ACTION: Rezoning EXISTING LAND USE: Vacant EXISTING ZONING: "F" Commercial and "J" Parking PROPOSED ZONING: "F" Commercial PROPERTY SIZE & SHAPE: Approx. 1 . 3 acres SURROUNDING LAND USE: N: North Seas Fish S: Commercial E: Athlete' s Connection W: Nursing Home SURROUNDING ZONING: N: "J" Parking and "F" Commercial S: "J" Parking and "F" Commercial E: "F" Commercial W: "A" Residential MASTER PLAN DESIGNATION: The South West Area Comprehensive Plan designates this area for commercial use. SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant is proposing to rezone the property at the southwest corner of S. M.L. King Blvd. and Mary Avenue from "F" Commercial and "J" Parking to "F" Commercial District. The applicant is proposing to prepare the site for future commercial development. PLANNING BOARD, Z-5-96 , Vacant Land, SW Cor. S . M.L. King Blvd. & Mary Ave . "F" Comm. & "J" Park. to "F" Comm. Page 2 . AGENCY RESPONSES : Ameritech: No comment. Building: This project is subject to compliance with the City of Lansing Uniform Building Codes and the National Electric Code . The project may also be subject to compliance with Site Plan Review. Please contact Christine Segerlind in the Building Safety Office for additional information at 483-4381 . BWL: Electric Utility Electric Customer Projects and Marketing has no objections to the plans . Water Utility No conflict with rezone. Continental Cable: No conflicts with this request at this time. Transportation Eng: The Transportation Division reserves the opportunity to make specific site development comments in the future when more details are available. Rezoning of the area behind 4220 S. M.L. King seems unnecessary unless the two parcels are consolidated. Development Office: No comment. Public Service: No response. Fire Marshal : No response. MDOT: No response. Consumers Power: No response. Assessor: No Response. PLANNING BOARD, Z-5-96 , Vacant Land, SW Cor. S. M.L. King Blvd & Mary Ave "F" Comm. & "J" Park. to "F" Comm. Page 3 . ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The subject site is located at the southwest corner of M.L. King Blvd. and Mary Ave. At the present time, there are no specific plans for the site. However, the rezoning of that portion of the site which is currently zoned "J" Parking to "F" Commercial would be as compatible with surrounding land uses as the present commercially-oriented zoning. If another commercial development is proposed at this location, and the proposed building is larger than the previous building (restaurant) , the construction of a building would not be allowed in the "J" Parking District. An existing buffer consisting of spruce trees helps divide this property from the nursing home property to the west. COMPLIANCE WITH MASTER PLAN The Southwest Area Comprehensive Plan designates this area for commercial use. The proposed zoning change is consistent with the Master Plan. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The zoning of the property would allow any use permitted in the "F" Commercial District. If a building is constructed at this site, it would require site plan review. During the site plan review, building construction, zoning issues, landscape, screening and buffering issues, etc. will be addressed to ensure that a building meets the building and zoning code requirements . Therefore, there should be no adverse impact on vehicular and pedestrian traffic. IMPACT ON PUBLIC SERVICES Since there are public utilities in place, there should not be any negative impact on public services . ENVIRONMENTAL IMPACT At the present time, there are no specific plans for construction. However, the construction of a building would only interrupt the environment for a short period of time. As with any type of construction, there will be an increase in noise, dust and other factors associated with construction. PLANNING BOARD, Z-5-96 , Vacant Land, SW Cor. S . M.L. King Blvd. & Mary Ave. 'IF" Comm. & "J" Park. to "F" Comm. Page 4 . IMPACT ON FUTURE PATTERNS OF DEVELOPMENT The rezoning of a portion of the lot from "J" Parking to "F" Commercial will not change the character of the area, which is primarily commercial . There should be no negative impact on future patterns of development as a result of the rezoning. Other The two previously commercial establishments at this location were restaurants , Ponderosa and most recently STOPS, which was destroyed by fire and recently demolished. Apparently, the property design was zoned with the building type in mind. If the rezoning is not approved, it would restrict any commercial development to be built in that portion of the lot area which is zoned "F" Commercial, because the "J" Parking District does not allow the construction of a building. SUMMARY The rezoning of a portion of the lot from "J" Parking to "F" Commercial would be more compatible with surrounding land uses . The proposed zoning change is consistent with the Southwest Area Comprehensive Master Plan. There should be no negative impact on vehicular and pedestrian traffic. Since public utilities exist, there should not be any negative impact associated with public services . There should not be any adverse impact on the environment or future patterns of development. RECOMMENDATION Staff recommends approval to rezone the vacant Land at the southwest corner of S. M.L. King Blvd. & Mary Ave. "F" Commercial & "J" Parking to "F" Commercial . b:\z796la.dmr Z-5-96 Vacant Land SW Cor. , So . M.L. King & Mary Ave. room+ T" Commercial and "J" Parking Districts to 'IF"' Commercial District 75' co ' v\ Eb Y II LI 2 Z O llt, 7 7 d . 6,2 It A 4 2 �` 1CO ; -al• �.nV I120,1122 MA R Y AVE h° CAVA 1�>9 I, �i• r.c• \11 t H'I 1 2 1 3 1 4 �D I r (! i0 o f ockl I M I A A T 8 I I J 0 IDr. I I • � ct- t - Z-5-96 Vacant Land SW Cor. So. M.L. King & Mary Ave. NORT}1 "F' Commercial and "J" Parking Districts to "F' Commercial District TER 6" • 11 W R 220 L.F. - 8" SANITARY • 0.57%. E + y �1 67.51 j ORM 1 'L ►9 o IS STORM U 0 0 ••4,�� 64.68 65 65.90 J u �ti 66. SW NO PAfMING ICN 64.63 68.72 F u GAS 47 L�7 CL4r 8 T 67.81 71.95 65.47,* 68.32 68.04 68.71 69.78 r' 70.52' 71, 17 71.63 FLAG POLE CB T/C 67.81 0. 17 80.99 72.07 7 .66 4� NM - 64.41 14UD - 65.81 6" SAK 1.E. 72.57 }� ti Y0.06 665.57 J. 15 4 1'S• 70.52 -�z ,SIGN = 0.22 70.25 •70.22 SHED 71.64 FORMER BLDG 66.47 x72. LOCATION - VACANT 70.76 71.09 72.02 73.05 � •73.07 •73.07 •73. 1 3.27 74.4 73.97 71.72 71.95 72 96 71 15 3.40 _ -.t • ;73.69.74 n •72 46 �72.73 B[T 73.55 bi 5 72 27 727'3.0173. 1 72. 73. 75. 7 I 73-Z9 7-1.42 73_69 74.49 73.14 74.31 74.49 >t?74.20 01 57' - ■M 34 EDGE OF BIT `13 LEGEND: T/c 76.12 74.49 75.80 7S.44 10" NW - 72.42 a 75.30 76.56• 24" % 24" LIGHT BASE (TYP. ) WITNESSES T( 13 NJ f LIGHT POLE ® CATCH BASIN 0 STORM MANHOLE 0 SANITARY MANHOLE O-+t 75.59 75 36.S7 76.25 9 III' GUARD RAIL 76.14 �77.52 6" SAN. LEAD 0 STREET LIGHT POLE 03 .- m ® WATER VALVE 0 76.54 77.40 77. IS ® CATCH BASIN W 77.64 O TELE. POLE LEGAL - •78.94 - THAT PART E.De' 79. 3 0 TRAFFIC SIGNAL TALE SOUTVI H OI , Q, -175.90 79.57 81.19 SECTION 3 ,11 y 11 1Q ~ SET 1RON 0.75' 0 SIGN Box OF LRECOR ^y. NORTH OF PROPERTY OOAQ OF PLATS. SO'29 12" CONC. WALL FD. PROP. CORNER DESCRIBED NW S 89' 46' 39" W 85. 03' AL SAID LOT WL 0 SET PROP. CORNER 153.25 FE r...-.. ...., THENCE SC Z-5-96 Vacant Land SW Cor. , So. M.L. King & Mary Ave. NORTH "F' Commercial and "J" Parking Districts to "F" Commercial District .r 860 t PINES 860 PARKING Criq�j 859.4 .85 I �ST�gcleftiJ•r 1�'�• C'Hr.'1! /3 TF,�rxxi�rb TrXaNG Q G� PARKING El 8 4.4 MIRY AVE �o CAVANAUGH � grrrr-� AR G 7pz I /870 76.2 860 119 PARKING �, I T �,�,f�e,cat �i/caceN Z-6-96 206 E. Grand River Avenue GENERAL INFORMATION APPLICANT: Richard Karp 123 N. Magnolia Lansing, MI 48912 STATUS OF APPLICANT: Represents Owners Rork House LDHA LP 1210 Turner Street Lansing, MI 48906 REQUESTED ACTION: Rezone from "F- 1" Commercial to 11G-1" General Business . EXISTING LAND USE : Commercial LOCATION: South side of E. Grand River Avenue between the Grand River and Race Street EXISTING ZONING: "F- 1" Commercial PROPERTY SIZE: Approximately 20 feet by 80 feet SURROUNDING LAND N: Commercial (Grand River Bait & Tackle) USE: S : Vacant Industrial E: Commercial W: Commercial SURROUNDING ZONING: N: "F- 1" Commercial S : "H" Light Industrial E: "F-1" Commercial W: "F-1" Commercial MASTER PLAN DESIGNATION: The Northeast Area Comprehensive Development Plan designates the general vicinity of the site for commercial use. DEVELOPER' S PROPOSAL: The applicant desires to rehabilitate a building for mixed residential and commercial use, with an office or commercial establishment on the ground floor of the building and two apartments on the second floor. The current "F-1" Commercial zoning does not permit the residential use unless it is accessory to the primary commercial use; the 11G-1" zone permits the residential use as a right. In addition, the 11G- 1" zone does not require provision of off street parking. PLANNING BOARD PAGE 2, Z- 6 - 96, 206 E. Grand River Avenue AGENCY RESPONSES : Assessor: No response received. North Lansing Community Association: No response received. Code Compliance: No response received. Public Service: No response received. MDOT: No response received. Board of water & Light: The Electric Customer Projects and Marketing Department does not have any issue with the rezoning . Water Technical Support/Distribution - No conflict with rezone. No prints were received. If revision or replacement of existing water service is required, contact Terry Robinson at 371 -6494 . Building Safety: This project is subject to compliance with the City of Lansing Uniform Building Codes and the National Electric Code. The project may also be subject to compliance with Site Plan Review. Please contact Christine Segerlind of the Building Safety Office for additional information at 483 -4381 . Development Office: Applicant has also requested to participate in City HOME Rental Rehab Program, Historic Preservation Program, Flood Plain, however., is historic structure. Economic Development Corporation: The Economic Development Corporation has been very supportive of the initiatives to rehabilitate and develop both residential and commercial properties in the Old Town corridor. Additionally, we have also helped provide some financing to four development projects. similar to the one being proposed by Mr. Karp in this area. Mr. Karp helped personally coordinate one of the projects with the E.D.C. We believe it to be a positive sign that Mr. Karp continues to be a driving force in the revitalization of the Old Town area. It would be the Economic Development PLANNING BOARD PAGE 3 , Z- 6-96, 206 E. Grand River Avenue Corporation ' s recommendation that a re-zoning be allowed to assist in the rehabilitation to property at 206 E. Grand River Avenue. We do, however, believe that for a residential development to be completely successful in that area, some consideration for where the tenants will park must be contemplated and addressed. Fire Marshall: Reserve comments until plan submittal for reconstruction. Transportation: Lack of on-site parking will make it difficult to accommodate overnight residential parking needs . Commercial operation will require employee parking during the day. These two parking needs should be addressed/secured prior to rezoning. Turnover parking for the commercial operation is generally available in the area. ANALYSIS The subject property is part of the first established downtown commercial district in the City of Lansing. The buildings were originally constructed for commercial/retail use on the ground floor and residential use on the second floor in an era before automobile use and the off street parking requirements imposed by the Zoning Ordinance. These buildings have become under utilized; many are vacant and dilapidated. More recently, some entrepreneurs purchased many of the older buildings in the vicinity because of their historic character and charm. These business persons are attempting to restore these buildings to some of their original uses; the current commercial zoning hinders redevelopment by limiting residential uses as accessory to the primary commercial and by imposing parking requirements that are more appropriate for a suburban commercial environment. The requested zoning of G-1 business is the most appropriate zoning designation for this type of redevelopment . Parking: The G- 1 Zoning requested does not require on site parking and the subject lot is too small to provide any on site parking. Metered spaces are available on Factory Street, and un-metered spaces are available near Burchard Park and the fish ladder. Additional public parking facilities will be needed in this area. The above comments from the Transportation Division are the most important issue to consider in this rezoning request. PLANNING BOARD PAGE 4, Z- 6-96, 206 E. Grand River Avenue Related Planning Activities: Over the last several months , there has been considerable private investment in this area of the City. The City has become aware of many obstacles to further investment needed to continue this trend. Consequently, the City has recently initiated a formal comprehensive plan update procedure for the North Lansing/Old Town area, which includes the subject property. While the plan update process is not complete yet, staff believes that the proposed zoning of G-1 would be appropriate. SUMMARY The applicants are requesting rezoning of a small commercial/apartment building from "F-1" Commercial to "G-1" Business District . If granted, the rezoning would permit restoration of the building to its original uses of commercial on the ground floor and residential on the upper floors . Though it is not required by the G-1 zoning district, the applicant has shown no plans to provide parking sufficient to serve the proposed uses . The proposed zoning and land use are consistent with recent trends in redevelopment of the North Lansing/Old Town area, and will be in keeping with the historic nature of the neighborhood. RECOMMENDATION Staff recommends approval, but also recommends the applicant lease parking for the apartment occupants ' and, depending upon the commercial/office tenant employees of the business . Available parking may be from a private property owner that has excess parking or from the city' s parking system. ' �i • •i S jQ• ■ I ,� • � -- — - Grp o ,r- _ , — 1_ +j ��- 1� ' . :-• =<: �� `'''� _-ski � 1 - ——- y'•,�� . :`"_ ro �. I � �+'I ■ Sabi r� -�I('��. no .its 1- iJ'. - ■ �iv,;� r. • �F-, :J� • �� i '! GPI ffA ■ -0 I4 P ice`■,�-�•1 1 � n�,� �� 11 I J J •1t, F � !I � '.ram 11�' R ��' ;I, �� hl ■II��■ �L� �I!0i1 10�� itil :ID3o�:1� aY Digit 1 iA ' 1 (1M JIM��I. Li 2 L TJ. s�a�- �� 'La'r lI �I�1.�.i_ ■J � • I IIA C `• Wi •1,•'� . 3� f • _ '!��''.. i i • Ilk ..,•;�1:�:' � I�'�'' � I�� ' ° �� _ TI F.r O t � 6 '■ Q � �■"� ��I j� � 1 � I llra _ � aij I• �• �06✓ _ Z-6-96 , 206 E. Grand River Avenue NORM "F-1" Commercial Dtstnct to "G-1" Busmess Distnct -r tie N H 04, $ Y I \ Cr— I II I IIIIII oa, I IIIIII II J y62 ��`� III I / 0 II I I I 09 0 0� I H n \ ,G o 0 08, `0� k3 45 119 201 J-5 J 7-9 5 3 7 JI9 5-" GRANQ RIVER AVENUE I `' I k 114 20 0- V 206 20 216 \ J02 30 J06 51e T °oN 8N 06% 051 01, 51 °RR I I 106, 5N 0h, c j I f I ONS 1 / z , Q i 1 / 02 C\ III Ot6 R04 = U 1 III y ILL: ( 0,2 I n \ 031 CITY I I I PARKING nor I OsN \ ll I III I I 8 I \ II �� f I 1 APPROVED MAY 2-1, 1996 with one correction, P. 9, Ln 4.16" Pos 6.44" on the Main Street Grant, which we did &" get. DRAFT TO CLERK 051796 APPROVED 052196 TO CLERK 052896 Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m. , City Council Chambers Tenth Floor, Lansing City Hall 124 West Michigan Avenue _ TUESDAY, MAY 7, 1996 I. OPENING SESSION. — Chairman Garry Goolsby called the meeting to order at 7 p.m. <. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Nischan, Robinson, Ruge; six members present, one absent, one vacancy. Ex officio councilmembers: Lilly, Allen; not in attendance. B. Excused Absences - Jane Marshall. In a phone call May 1, 1996, Ms. Marshall requested excused absences for May and June 1996. On a voice vote, carried unanimously, Ms. Marshall was given an excused absence for tonight's meeting; voice vote, carried unanimously, Ms. Marshall was given excused absences for May and June. II. INTRODUCTIONS Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator; Louise H. Christian, Planning Board Secretary. III. COMMUNICATIONS Letter from Susie M. Ford, 329 Cloverland Drive, regarding Z-3-96, part of 330 Cloverland, "A" Residential District to "F" Commercial District, which will have a public hearing at this meeting; in opposition. Letter from Susie M. Ford, 329 Cloverland Drive, regarding Z-4-96, 4720 S. Cedar, "A" Residential District to "F" Commercial and "A" Residential Districts, which will be the second public hearing tonight; also in opposition. IV. APPROVAL OF AGENDA. Mr. Ruff requested if, during announcements, the Zoning and Ordinance Committee's time, scheduled for 6:00 p.m. on Tuesday May 21, 1996, could be advanced to 5:30 p.m. to care for numerous items. V. HEARINGS A. Z-3-96, part of 330 Cloverland, "A" Residential District to "F" Commercial District Mr. Ruff presented the case, a request by Bill Jacovac, Sr. , representing the rental store owner, to rezone a portion of the property located at 330 Cloverland from "A" Residential to "F" Commercial District. This part of the property is 50 ft. wide x 218 feet deep. This would leave an approximately 63-foot-wide lot at 330 Cloverland. The applicant wants to build a 22 ft. x 140 ft. commercial building as storage PLANNING BOARD MINUTES MAY 7, 1996 - P. 2 for the rental business and to remove a storage trailer from the north side of the Rent-All building. Mr. Greiner asked if the 50-foot-wide strip is generally commercial or residential? We have always looked at that imaginary line between residential and commercial. Mr. Ruff said the area is directly behind the Clark gas station. There is not much of an edge. Mr. Ruge asked about the history of the property and its unusual shape. Mr. Ruff said it was part of a left-over piece when the Cloverland plat was developed and some of the street frontage had already been developed. It was made part of the residential lot at the time of development. Mr. Ruge asked if access to the building would be on Cloverland? Mr. Ruff said the applicant has tried to restrict access to the site. It would become part of the Rent-All property and wrap around the Clark gas station site. There would be an access drive on the east side of the building, with access doors on the east side of the building. Ms. LeBlanc, saying the Board considered another proposal on this property sometime in the last six years, asked for the history of the parcel to be presented at the committee meeting. Mr. Ruge asked about required setbacks; Mr. Ruff said as proposed it would require a variance. In the Commercial District, a setback of 25 ft. is required on the west side; with the side yard setback on the south side abutting a commercial district, you could potentially go to the property line. BILL JACOVAC, SR. , REPRESENTING GERHARDT HELFMANN, A-1 RENT-ALL, 4916 S. CEDAR. The property where the building is located is zoned appropriately. We are trying to remove the storage trailer at the side of the building and locate the activity to the lot facing the commercial area, the gas station and abutting commercial zones. The activity will take place on the other side of a building that has no windows and no building openings facing residential. The lot could be called an outlot, except that it has no opening to the other street. Our landscape architect, Mr. Linsemier, is here. We established a screening berm to separate the activities. Mr. Ruge asked how wide is the berm; Mr. Jacovac said it is ten feet from the residential property line to the building. The building will create no additional traffic, it will relocate traffic to the front of the building. At present, people renting equipment come behind the building. This will not change. The activity centered there will take place in front of the building. Mr. Ruge confirmed that the loading will still take place at about the same location, but equipment checking, starting motors, etc. will occur in front of the doors. Mostly the traffic consists pickup trucks and the A-1 van, never semi trucks. PLANNING BOARD MINUTES MAY 7, 1996 - P. 3 SONYA LEIBOWITZ, 320 CLOVERLAND DRIVE. My residence is located about three houses down from A-1 Rent-All. I reviewed the plans at our Neighborhood Watch meeting, and I am in favor for several reasons. First, the unsightly storage trailer, which has been there for a long time, would be removed, which would favorably affect our property values. Secondly, the trailer blocks the extension of the sidewalk to Cedar Street. At present the sidewalk bordering Cloverland stops--it does not continue past the trailer. The plan I reviewed proposes the extension of the sidewalk all the way to Cedar, a safety advantage for pedestrians. Thirdly, approval would encourage A-1 Rent-All to stay in the neighborhood. They have been an excellent neighbor. Associated traffic is not high-volume. BILL JAKOVAC JR, 330 CLOVERLAND, THE HOUSE DIRECTLY BEHIND A-1 RENT-ALL. I am in favor, because the activity there now will be moved to the building, away from our house, which sits right behind A-1 Rent-All. With noise blocked, our property values will be increased. DON GRACE, 320 CLOVERLAND. The traffic on Cedar is so heavy that I would welcome having a sound breaker there. There are not that many vehicles that come around to the back for pick-up; the majority of rental items go out the front door. LES LINSEMIER OF LINSEMIER & ASSOCIATES, 422 W. LENAWEE. I started working on this some time ago. One of my first suggestions was to remove the trailer; at the same time it will also allow the business to become more efficient. Many nonseasonal items will be placed here in dead storage. The buffering from the solid wall and roof of the building is the best possible landscaping. Noise penetrates stockade fences and also goes over the top. The business's image will be enhanced in the residential district, and it will clean up the curbing approach off of Cloverland. It will look good when completed. Mr. Ruge asked about the June 1994 date on the drawing. Mr. Linsemier said the project was discussed then but not pursued. Chairman Goolsby said this concludes the public hearing; the matter is referred to the Zoning and Ordnance Committee, meeting Tuesday, May 21, 1996 at 5:30 p.m. , here on the Tenth Floor, before the regularly- scheduled Planning Board meeting. B. Z-4-96, 4720 S. Cedar, "A" Residential District to "F" Commercial and "A" Residential Districts Mr. Ruff presented the case, a request to rezone the front part of the property, 183 ft. , from "A" Residential to "F" Commercial as a potential site for an auto glass business, with the rear remaining "A" Residential. Mr. DeBoer was before the Board previously for an auto glass business on Cedar and Oakland. The 183 ft. depth lines up with the depth of the commercial property to the north and the office PLANNING BOARD MINUTES MAY 7, 1996 - P. 4 property to the south. The remaining "A" Residential area would be available for buffer or for single-family development. Mr. Ruge asked what kind of buffering is required between commercial and abutting residential use. Mr. Ruff said it depends on the layout; if you have no access, the potential is for a minimum of 5 feet to a maximum of 20 feet; rear yard setback for a building in Commercial is 25 feet. Mr. Ruge asked if, as part of site plan review, you can require all access to be kept on Cedar Street and not have any access on Syringa? Mr. Ruff said that as part of overall site plan review, that is possible as a requirement of the Transportation Engineer. TOM DeBOER, PARAMOUNT PROPERTIES, 300 OTTAWA AVENUE, GRAND RAPIDS, MICHIGAN. We are here today to look at another alternative, because the site at Oakland and Cedar has been withdrawn. We are aware of the zoning issues, one of the biggest being traffic to Syringa, and also the depth they were asking for in the 1994 rezoning. We think we have a good proposal which will fit into the neighborhood and keep with the lines established by other commercial and residential property by asking only for the front 183 feet as commercial. Auto Glass Specialists, a Wisconsin company established about 35 years ago, will start out on this site with 6-10 new jobs. Ninety percent of glass replacement is done off-site, so there will be limited traffic on-site. The small space for drive-in glass replacement and also hours of operation, 8-5, will limit also drive-in traffic. Trucks will be dispatched in the morning and return in the evening. Also, in the evening, one delivery truck from Grand Rapids will drop off inventory for the following day. Another concern I heard was, if this is rezoned, what if Auto Glass leaves and another (less desirable) use comes in? This build-to-suit proposal will produce a unique, fairly expensive building for which getting financing will require a minimum ten-year commitment (and we are hoping fifteen) to stay in this location. The reputation of Auto-Glass as a major player is better than most in this industry, so they intend to take pride in it as the first installation in this area and to make an impact on this market and thereby gain some recognition. (Mr. DeBoer distributed photos of similar buildings) . I would like these entered into the record. Of the two designs, the white fluted block is the exterior look that we want. The office, which will be located near Syringa, will be less than 700 sq. ft. , and set at a lower level. The actual garage level will be about four feet higher. For this site, where we will be creating two residential lots at the rear, we would like to move the home to the lot farthest to the west, providing it is cost effective. We would leave the other lot vacant for the time being and consider selling it to a buyer willing to construct a home on it. Right now it serves as a buffer. We plan to try to save the extensive landscaping here and to transplant some trees closer to Cedar, though I can't promise, because of their size. The largest tree on the lot will stay. I have not as yet provided a site plan, but if rezoning is approved, we will do so and try to incorporate landscaping and buffering. We will not open up through traffic to McDonalds. We will have access on Cedar; it would be nice, though not mandatory, to have PLANNING BOARD MINUTES MAY 7, 1996 - P. 5 access to Syringa. The building will be about 90 ft. x 50 ft. , with customer parking in front and employee parking on the McDonalds side, and one overhead drive-through door. I would like a copy of Ms. Ford's letter so I can respond. I have spoken with Mr. Jim Banker and am willing to work with the neighborhood group. Traffic will be minimal. Mr. Ruge asked how many employees (answer: 6-10) and how many will be driving trucks (answer: all but 2) . JAN PATRICK, 328 W. SYRINGA DRIVE, directly south of the property, here representing the neighborhood to collect information; we plan to meet and discuss the current proposal. I am concerned, as is the neighborhood, about the traffic increase that would be caused by a retail-type business. We are also concerned about the possibility of curb cuts on Syringa, and we have produced a position paper concerning acceptable development. It is a matter of record and is available for Mr. DeBoer. Referred to Zoning and Ordinance Committee. C. Z-6-96, 206 E. Grand River Avenue, "F-1" Commercial District to "G-1" Business District Mr. Ruff presented the case, a request by Richard Karp to rezone property at 206 E. Grand River Avenue from "F-1" Commercial District to "G-1" Business District. The site, approximately 20 ft. x 80 ft. , has a commercial building on it which Mr. Karp wants to rehabilitate for mixed residential and commercial use. Currently, zoning does not permit residential use unless it is accessory to the primary commercial use; however, "G-1" permits residential use as a right. Also, the lot has no available associated parking, so 11G-11' would eliminate the requirement for off-street parking. Ms. LeBlanc said the report states that the requested action is rezoning from "F-1"; under "Existing Zoning" it is given as "H" Light Industrial. Mr. Ruff said "F-1" is correct. Mr. Robinson asked what type of commercial business; Mr. Ruff said at the time of filing, it was optional for office or commercial. Mr. Robinson said residential may not be congenial with commercial. Ms. LeBlanc asked about parking, where residents cannot leave cars on city streets overnight, and making parking available in a city lot for the apartment use. Mr. Ruff said they could lease parking from a city lot. RICHARD KARP, 1210 TURNER STREET. Available for questions. Mr. Robinson asked what type of commercial development, and would residential upstairs be compatible with commercial downstairs? Mr. PLANNING BOARD MINUTES MAY 7, 1996 - P. 6 Karp said commercial space would only be on the first floor, for a retail or office tenant, and residential space would be available in two units upstairs. "A development right around the corner that I did at 1208, 1210 and 1212 Turner St. is a similar situation, with first floor retail or office space, and second floor apartments. Thus far, through soundproofing and required fire rating, it has been a congenial existence. It has not been a problem, and I don't foresee any problems." REFERRED TO ZONING AND ORDINANCE COMMITTEE. D. Z-5-96, Vacant Land, SW Cor. , So. M.L. King Blvd. and Mary Avenue, "F" Commercial and "J" Parking Districts to "F" Commercial District Mr. Ruff presented the case, a request by Jos. P. Maguire of Wolverine Development, representing the property owners, Robert and Natalie Zoeller. It is vacant land where Ponderosa Restaurant formerly stood; most recently it was a STOPS Restaurant. The building burned down and was recently demolished, so the property currently is vacant. Existing zoning of the parcel, located at the corner of M.L. King Blvd. and Mary Avenue, is "F" Commercial and "J" Parking Districts; the property was zoned with the building design in mind a number of years ago when there were no parking requirements, so the zoning was placed for the building, and parking was designated around the building. The "J" Parking District restricts redevelopment whether the site is developed for another commercial use or for a different type of commercial use, such as auto sales. Mr. Maguire in his application stated that potential for this area for King Blvd. for auto sales is high. "J" Parking does not allow for parking of vehicles for sale; cars cannot be placed for longer than twenty-four hours, so the request is for rezoning of the entire site from "F" Commercial and "J" Parking Districts to "F" Commercial District. At present, there is a substantial rear yard setback, a buffer area. JEFFREY ZOELLER, 158 OAKLAND, EAST LANSING. This property is owned by Natalie and Moe Zoeller, my parents, and by my uncle, Bruce Maguire. Joe Maguire, who is my cousin, could not be here tonight. This property is being marketed without a specific business or owner in mind. With the zoning it had before as Ponderosa, the idea was to make sure that there would be a set back and a parking solution so that impact on adjoining properties could be lessened, and perhaps the "J" Parking is unnecessary now. I want to apologize for the delay in demolition, but the insurance company would not permit demolition until they finished their inspections and investigations. We are asking for the rezoning to "F" Commercial, but we believe it has more potential for lower impact uses as all "F"; it could be auto sales or auto repair, so we ask you to approve the request. Mr. Ruge asked why the property has such a strange shape, with that little tail behind the neighboring property. Mr. Zoeller did not know the answer. r PLANNING BOARD MINUTES MAY 7, 1996 - P. 7 REFERRED TO THE ZONING AND ORDINANCE COMMITTEE. VI. COMMENTS FROM THE AUDIENCE (5 minutes each)- None. VII. RECESS - None. VIII. BUSINESS SESSION A. Minutes for Approval: April 16, 1996. Mr. Greiner made a motion, seconded by Mr. Ruge, to approve the minutes of April 16, 1996. Ms. LeBlanc said on P. 6, paragraph under Planning Board action, add AND A SCHOOL, as follows: trying to place industrial businesses in a park set aside for industrial uses AND A SCHOOL. PLANNING BOARD ACTION on the motion was as follows. Voice vote, carried unanimously; with that emendation, the minutes of April 16, 1996 were APPROVED. B. Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. Next meeting TUESDAY, May 21, 1996 at 5:30 p.m. , City Council Conference Room, Tenth Floor, 124 W. Michigan Avenue, Lansing, MI 48933-1696. 2. Urban Development Committee, Mr. Ruge, Chair. Mr. Ruge said the Urban Development Committee has met twice since the last Planning Board meeting. The following items have been tabled in committee. a. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment b. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv.. &Visitors Bur. C. Revisions to Guidelines of Administrative Act 285 Reviews Next meeting TUESDAY, June 4, 1996 at 4 p.m. , Council Conference Room, Tenth Floor, City Hall, 124 W. Michigan Ave. , Lansing, Michigan. 4. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. The Development and Planning Committee of City Council indicated they want to discuss the Master Plan and how it is going to work. PLANNING BOARD MINUTES MAY 7, 1996 - P. 8 At the time we testified for the rezoning of Z-2-92, at the corner of Waverly and Glenburne, there were many good graphics depicting the concept of placing commercial development only at the nodes of major intersections in the south end of the City. In between these should be residential. We are going to the committee with some of these graphics to illustrate how the concept in the plan can be used and applied to individual cases. One good test case may be, and I want the Planning Board to consider this piece of property that was related to this one at the northwest corner of Waverly and Glenburne, is the carwash on the south side. In all court cases that we have had relative to this piece of property, we have admitted as a city that this was a mistake, that it was a spot zoning. Almost 2.5 acres of land is zoned commercial; the car wash only takes up only 1/3 of that length. The remaining 2 acres of "F" Commercial behind has never been developed since 1968 or '69. Jack is of the opinion that as a Planning Board and as a City, we can take the initiative to rezone that property from "F" Commercial back to "C" Residential, with the . adjoining property owner, because we admitted we made a mistake and now we are trying to rectify that mistake, and that because no one has done anything, we are not doing any taking. It is a separate parcel from the carwash, and Jack opines that we would have a good chance to have the property rezoned and remove a potential problem, at least a major portion of a potential problem, from future development in that area. I will bring the graphics next time. We have Budget Wrap-up coming Saturday morning at 11 a.m. ; they are supposed to discuss personnel issues at which time we would make a case for another senior planner who would devote time primarily to historic preservation and who would be our specialist in that area. We are hoping to get that position as well as our half-time secretarial position. The steam clock did not make it through the Development and Planning Committee this afternoon. Committee members did not like the location or the look of it; the matter will be held for two more weeks. Z-18-95, 2708 through 2816 S. Washington Ave. , "A" Residential to "D- 1" Professional Office District, Dr. Hourani, across the street from Michigan Capital Medical Center, will be on the Development and Planning Committee for next week. The Planning Board unanimously (7-0) recommended denial. Some members of City Council do not see the potential for creating a precedent here. Moving houses has been discussed. Lindell Drop Forge has been purchased by Reed Machinery; closing on the front building takes place within two weeks. They have been working with PM Environmental to improve the appearance on M.L. King. They will have office space here and facilities for hauling equipment repair and indoor storage. i r PLANNING BOARD MINUTES MAY 7, 1996 - P. 9 The State notified us today that they will give us the Site Assessment Grant we applied for to do brownfields work for three properties; (1) Heatherwood, (2) Drakes Refinery, and one other. The MAPA-MSPO meeting will be held Sept. 26, 27 and 28 (half day) . We are planning several receptions, two mobile tours (12 hours, twice) . One tour will be the baseball stadium with Dennis Sykes, the Mayor, Ken Lawless from Clark Construction talking about various aspects of construction. The theme is cooperation and how to do cooperative efforts, so this is the first annual cooperative joint conference between the Michigan Society of Planning Officials and the Michigan chapter of the American Planning Association. The second tour will be a mobile tour around Northtown on the trolleys to Turner-Dodge and return, stopping perhaps at Otherwise Gallery for a short panel discussion on cooperative efforts among some of the people--Mr. Karp, who was here this evening may be a participant--who have been working on development in Old Town and on the Main Street Grant, which we did not get. Then people can walk back along the River Trail to the Radisson or ride the trolley. One reception will be on the riverfront, in front of the Lansing Center, in the Gazebo. Then we will go upstairs to dinner in the Lansing Center. The other reception we would like to do on the River Princess, or at the Blue Coyote, or at Impressions 5. We are looking into possibilities. E. Pending Items: Future action required 1 . Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996 b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment C. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv.. & Visitors Bur. VI. NEW BUSINESS - None. VII. BOARD MEMBER COMMENTS - Jane Marshall has a new baby girl, Olivia, born April 18. Mother and daughter are doing fine; heartiest congratulations from the Planning Board on this exciting event in the life of the Marshall family! Mr. Jarl Nischan reported that he went to the MSPO new planning board member training workshop on April 23 at Kellogg Center; it was very useful. Ms. LeBlanc brought a State Journal photo from April 30 of a Virginia community with no planning, and an editorial concerning the Housing Fair and census data. PLANNING BOARD MINUTES MAY 7, 1996 - P. 10 Ms. LeBlanc mentioned the most recent Consumer Reports article about how and where to buy a home--in the country or in a town neighborhood. Mr. Ruge mentioned the Act 285 process for selling excess property. Regarding Act-3-96, we didn't know City policy--should we ask City Council how these should be handled? Ms. Love, saying the Board needs a policy to make informed decisions, will make the request to the administration. Mr. Goolsby said we should have a policy. Regarding signs, Ms. LeBlanc said policy needs to be developed regarding A- frame signs on truck backs. They drive around town, and also park in places where billboards are not permitted. Ms. Love said we are looking at doing some sign ordinance changes. Mr. Ruge inquired about four illegal signs on Michigan Avenue. Ms. Love said we hope to be able to use the new mechanical inspector part-time to do sign enforcement. VIII. COMMENTS FROM CHAIRPERSON X. ADJOURNMENT - was at 8:5 8 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn050296 a:\30 APPROVED UNANIMOUSLY 060496. APPROVED 060496 TO CLERK 062M Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m. , City Council Chambers Tenth Floor, Lansing City Hall 124 West Michigan Avenue c TUESDAY, MAY 21, 1996 ' I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Nischan, Robinson, Ruge, six members present; one absent; one vacancy. Ex officio Councilmembers Lilly, Allen; not in attendance. B. Excused Absence - Marshall. At the May 7, 1996 meeting, Ms. Marshall, 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. Ms. LeBlanc requested Item V. B 1. c. , Z-5-96, Vacant Land, SW Cor. , So. M.L. King Blvd. and Mary Avenue, "F-11-' Gemmei-eial "r 1" Business TJ Ctr�C L DistAet 'IF" COMMERCIA AND "J" PARKING DISTRICTS TO 'IF" COMMERCIAL DISTRICT be considered as Item a. under the Zoning and Ordinance Report.. Mr. Greiner noted an agenda correction, V. B. 1. d. Next meeting TUESDAY WEDNESDAY, June 12, 1996 at 4 p.m. , Planning Office Conference Room, Second Floor, Washington Square Annex. II. HEARINGS - None. III. COMMENTS FROM THE AUDIENCE (5 minutes each) - None. IV. RECESS - None. V. BUSINESS SESSION A. Minutes for Approval: May 7, 1996 Upon a correction to May 7, 1996 minutes, P. 9, second paragraph ". . .on the Main Street Grant, which we did Fiat get" (Ms. Love said we got the Main Street Grant) , voice vote, unanimous, minutes of May 7, 1996 were APPROVED. B. Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The Zoning and Ordinance Committee met this evening at 5:30 p.m. and considered four cases, taking Z-5-96 as the first item. a. Z-5-96, Vacant Land, SW Cor. , So. M.L. King Blvd. and Mary Avenue, "F" Commercial and "J" Parking Districts to 'IF" Commercial District PLANNING BOARD MINUTES MAY 21, 1996 - P. 2 The applicant is proposing to prepare the site for future commercial development, undetermined at this time. The present zoning configuration was established for the previous restaurant building which stood on this site. The committee found, based on testimony, evidence and the staff report, that this rezoning would clear up the land use pattern on this piece of land and would permit flexibility. In committee, Mr. Greiner made a motion, seconded by Mr. Goolsby, to recommend approval of Z-5-96, Vacant Land, SW Cor. , So. M.L. King Blvd. and Mary Avenue, from "F" Commercial and "J" Parking Districts to "F" Commercial District. Ms. LeBlanc 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 Z-5-96, Vacant Land, SW Cor. , So. M.L. King Blvd. and Mary Avenue, from "F" Commercial and "J" Parking Districts to "F" Commercial District. PLANNING BOARD ACTION on the motion was as follows. Mr. Ruge asked about the Transportation Engineer's comment concerning consolidation of the area behind 4220 S. M.L. King Blvd. ; Mr. Ruff said it is all one parcel. Robinson Aye Ruge Aye Greiner Aye LeBlanc Aye Nischan Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-5-96, Vacant Land, SW Cor.. , So. M.L. King Blvd. and Mary Avenue, "F" Commercial and "J" Parking Districts to "F" Commercial District, was recommended to be APPROVED. b. Z-3-96, part of 330 Cloverland, "A" Residential District to "F" Commercial District The applicant is proposing to construct a storage building on the described portion of the property for the rental company located at 4916 S. Cedar Street. The above- described part of 330 Cloverland Drive is proposed to be combined with the property at 4916 S. Cedar Street. In committee, it was found, based on testimony, evidence and the staff report, that this will be an improvement to the site; it will alleviate unsightliness and noise and will be a benefit to the neighborhood. The committee encourages the owner to extend the sidewalk. This will be subject to approval of a variance by the Board of Zoning Appeals. PLANNING BOARD MINUTES MAY 21, 1996 - P. 3 In committee, Mr. Goolsby made a motion, seconded by Mr. Greiner, to recommend approval of Z-3-96, part of 330 Cloverland, from "A" Residential to "F" Commercial District. Ms. LeBlanc 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 Z-3-96, part of 330 Cloverland, from "A" Residential to "F" Commercial District. PLANNING BOARD ACTION on the motion was as follows. LeBlanc Aye Nischan Aye Robinson Aye Ruge Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-3-96, part of 330 Cloverland, "A" Residential to "F" Commercial District, was recommended to be APPROVED. C. Z-4-96, 4720 S. Cedar, "A" Residential District to "F" Commercial and "A" Residential Districts The applicant is proposing to rezone the east 183 ft. of the property to "F" Commercial District and retain "A" Residential zoning on the west 130 ft. of the property for two home sites. The applicant proposes to construct a building for auto glass replacement on the east 183 feet. In committee, it was found, based on testimony, evidence and the staff report, that the rezoning is in conformance with the Master Plan, and the Goals and Objectives. In committee, Mr. Greiner made a motion, seconded by Mr. Goolsby, to recommend approval of Z-4-96, 4720 S. Cedar, from "A" Residential District to "F" Commercial for the front 183 ft. of S. Cedar; the rear 130 ft. would remain "A" Residential District. Also part of the motion was a recommendation that the site plan encompass the building, driveways, curb cuts and buffering on the rezoned property. Ms. LeBlanc 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 Z-4-96, 4720 S. Cedar, "A" Residential District to "F" Commercial and "A" Residential Districts. PLANNING BOARD ACTION on the motion was as follows. Mr. Ruge asked if the committee discussed the potential for traffic problems on Syringa and cut-through traffic from Cedar Street. Ms. LeBlanc said yes, that is why the recommendation includes consideration of curb cuts in the site plan. PLANNING BOARD MINUTES MAY 21, 1996 - P. 4 Nischan Aye Robinson Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-4-96, 4720 S. Cedar, "A" Residential District to "F" Commercial and "A" Residential Districts, was recommended to be APPROVED. d. Z-6-96, 206 E. Grand River Avenue, "F-1" Commercial District to "G-1" Business District The applicant is proposing to rehabilitate the historic building for commercial/office use on the first floor and apartments on the second floor. The property does not contain on-site parking, and the "G-1" Business District would allow the rehabilitation of the building without the requirement of on-site parking. The committee found, based on testimony, evidence and the staff report, that the proposal and land use are consistent with recent trends in redevelopment of the North Lansing/Old Town area and will be in keeping with the historic nature of the neighborhood. In committee, Mr. Nischan made a motion, seconded by Mr. Goolsby, to recommend approval of Z-6-96, 206 E. Grand River Avenue, "F-1" Commercial District to "G-1" Business District. Ms. LeBlanc made a motion, seconded by Mr. Greiner, 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-6-96, 206 E. Grand River Avenue, "F-1" Commercial District to "G-1" Business District. PLANNING BOARD ACTION on the motion was as follows. Ms. LeBlanc noted this evening in the committee meeting, that the applicant said, in response to a recommendation that he seek parking for his tenants from either a private owner or from the City's parking system, that he owns a paved parking lot that is more convenient to this site than the City lot. Ruge Aye LeBlanc Aye Nischan Aye Robinson Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-6-96, 206 E. Grand River Avenue, "F-1" Commercial District to "G-1" Business District, was recommended to be APPROVED. Next meeting Wednesday, June 12, 1996 at 4 p.m. , Planning Office Conference Room, Second Floor, Washington Square Annex. PLANNING BOARD MINUTES MAY 21, 1996 - P. 5 Ms. LeBlanc will not be in town that week, for either of the committee meetings. Mr. Goolsby said we will have three people; that's enough. 2. Urban Development Committee. Mr. Ruge, Chair, said the next meeting was scheduled for Tuesday, June 11, 1996; however, because of the large number of cases, it will be necessary to set a meeting before then. May 28 was suggested, but Mr. Ruge will be unavailable; May 29 would be preferable, though Ms. LeBlanc is unavailable. The meeting was set for Wednesday, May 29, 1996 at 4 p.m. , Planning Office Conference Room, Second Floor, Washington Square Annex. 3. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. Regarding Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment, and Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. , the City has hired a bond counsel to make a report regarding the status of the tax exampt bonds. This may include requesting an IRS ruling. To notify the public that matters are pending, Chairman Goolsby suggested stating "(Pending Possible IRS Ruling)" after Act-3-96 and Act-10-96. On Monday night, May 20, the budget was approved with the half-time secretary included. That money has been allocated and is in the Planning budget for next year. The half-time inspector, also included, will do mechanical inspections and sign-code inspections. The historic planner position was also approved, though the money, which was not in our budget originally, has to be allocated. On June 6, a committee meeting of the MAPA-MSPO will be held. We will have a tour of the stadium at 9 a.m. , and a tour of the Impressions 5 Museum at 9:30 a.m. E. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996. b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment. C. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022. d. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. PLANNING BOARD MINUTES MAY 21, 1996 - P. 6 VI. NEW BUSINESS - none. VII. COMMUNICATIONS - none. VIII. COMMENTS FROM CHAIRPERSON - Chairman Goolsby said, regarding the City Council budget approval, that several items have been taken for further study, and that may be where the planner position is held. Chairman Goolsby mentioned a citizen who brought to the May 20 Council meeting examples of improperly-placed signs. He made the point that the sign situation is totally out of control. IX. BOARD MEMBER COMMENTS Mr. Robinson said his house is up for sale and the family will probably be moving out of Lansing. He will continue to be on the Board until then. Mr. Ruge asked Mr. Ruff if he has received replies from the church and the insurance company; Mr. Ruff said yes, the church is developing a plan for shrubbery in front of the west parking lot between them and the insurance company, as well as additional shrubbery around the parking lot. They have planted trees on the east side of the church. Mr. Ruff informed them they need to supplement the trees with more shrubs to screen the view of the parking lot from the street. Once they decide on plant material, they will make that proposal to Mr. Ruff and to their Board of Trustees. The Rathbun Insurance Agency says they have done enough, but Mr. Ruff will deal with that after the church's landscaping is complete. X. ADJOURNMENT - was at 7:30 p.m. Respectfully submitted Eleanor K.�Love�, Secretar�y Lansing Planning Board c:\wp\data\p1anbd\mn052196 a:\30 PLANNING BOARD PAGE 2, MAY 21, 1996 D. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave., Sale to WoWert for Parking Lot. Action postponed in committee February 13, 1996 b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment c. ACT-7-96, S. Side of Miller Rd., 440' W. of Wise Rd., Market for Development, PPN 3305-07-126-022 d. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv.. & Visitors Bur. VI. NEW BUSINESS VII. COMMUNICATIONS VIII. COMN[ENTS FROM CHAIRPERSON IX. BOARD MEMBER CONIlVIENTS X. ADJOURNMENT FOR SPECIAL ACCOMMODATIONS, PLEASE GIVE NOTICE 24 HOURS PRIOR TO THE MEETING BY CALLING LOUISE H. CHRISTIAN AT 483-4066 OR 483-4088 TDD. c:\wp\data\p1anbd\5-m2196.ag a:\ 29 Approved with additions P. 1, V. A. . for the rear (SOUTH) 264 feet . • P. 4, VI., fifth paragraph, Chairman Goolsby said that discussion OF THIS ISSUE at the committee level P. 4, VI., Paragraph 6, T-he A portion of Jones Street RIGHT-OF-WAY will be deeded for Bingham School PLAYGROUND; P. 4, Paragraph 7, Ms. Love stated the Jones Street right-of-way FROM MICHIGAN to Eureka; Page 4, Paragraph 8, Mr. Ruge asked about Studio De Danse and •`" '^ "g "^ P. 5, VIII, B, 2. a. Paragraph 9, ... initial use w�h OF THE Canadian National Railroad SPUR. P. 6., VIII. E. b. Act 3-96, 300 Elk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment, TABLED AT THE BOARD LEVEL, and c. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. 6 Visitors Bur., TABLED AT THE BOARD LEVEL. APPROVED 061096 TO CLERK 062896 r Minutes of the Regular Meeting 1P t_._ —, LANSING PLANNING BOARD 7 p.m. , City Council Chambers ; ) -, Tenth Floor, Lansing City Hall c` — 124 West Michigan Avenue -? : TUESDAY, June 4, 1996 C, I. OPENING SESSION. l', c Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Nischan, Robinson, Ruge; six members present, one absent, one vacancy. Ex officio councilmembers: Lilly, Allen; not in attendance. B . Excused Absences - Jane Marshall. In a phone call May 1, 1996, Ms. Marshall requested excused absences for May and June 1996. II. INTRODUCTIONS Eleanor K. Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator; and William C. Rieske, Principal Planner. III. COMMUNICATIONS IV. APPROVAL OF AGENDA. The agenda was approved as printed. V. HEARINGS A. Z-7-96, 401 W. Holmes Rd. , "J" Parking to "B" Residential District (Rear 264 ft. ) Mr. Ruff presented the case, a request for rezoning from "J" Parking to "B" Residential District for the rear [SOUTH] 264 feet to allow construction of a 52 ft. x 42 ft. storage garage for the church bus and vans. The present zoning district does not permit the construction of structures for this purpose. The Southeast Area Comprehensive Plan 1990 designates the area for residential use. In 1959, the majority of the property was rezoned from "A" Residential to "B" Residential and "J" Parking for the construction of the church. In 1988, the church's Special Land Use request SLU-20-87 was approved. PASTOR HAROLD DeMOTT, REPRESENTING THE CHURCH OF THE NAZARENE. Had nothing more to add. Referred to Zoning and Ordinance Committee, meeting Wednesday, June 12, 1996 at 4 p.m. , Planning Office Conference Room, Second Floor, Washington Square Annex, 119 N. Washington Square. PLANNING BOARD MINUTES DUNE 4, 1996 - P. 2 B . Z-8-96, 500 W. Saginaw St. , "D-1" Professional Office to "F" Commercial District Mr. Ruff presented the case, a request by Ms. Lisa Garvey of 809 Thomas L. Parkway, Lansing, for rezoning of 500 W. Saginaw St. from "D-1" Professional Office to "F" Commercial District. She wishes to use the property for the manufacturing and sale of computer-generated signs. At present, a two-family residence is located on the parcel. Mr. Ruge asked if a billboard would be allowed on this site? Mr. Ruff stated that, based upon the size of the site and its proximity to residential, a billboard would not fit on the site. LISA GARVEY, 809 THOMAS L. PARKWAY, LANSING. A billboard will not be located there. Parking is not an issue; at most, ten clients per day will be visiting and using the six parking spaces. One employee and I will also park there. No chemicals will be used at the location; a vinyl print process is used to produce the sign graphics. I want to stay in this area on the west side. It is a small shop, and this is what I can afford. JANET M. GUINTER, 708 N. CHESTNUT STREET, LANSING. Distributed copies of a map showing a node of commercial on Saginaw at Pine. The location, 500 West Saginaw, is zoned "D-1" Professional Office. In general, vehicular and/or client traffic for many years has been extremely light. Because the property increasingly has been neglected, Curt Eure has been mowing the grass and shoveling snow. Our neighborhood has made an investment in this property and has a stake in its fate. "F" Commercial would have a negative impact on residential. My concerns are as follows: Commercial allows any commercial use, which would be more intense than use over the last 18 years. Chestnut Street has heavy two-way traffic; pedestrians would be endangered. There is a small commercial zone only a block away from this location, at Pine and Saginaw, with vacant tenant space. This location is across the street from a child care facility. It would seem inappropriate to create a commercial use here. The proposed zoning change would alter the character, endanger safety, and decrease the desirability of adjacent properties. I urge rejection of this proposal. (Copy of comments are on file. ) Chairman Goolsby said six letters in opposition having traffic, safety and parking as general themes have been received from Ms. Mary Ziel, 421 W. Madison; Mr. J. Curt Eure, 801 N. Chestnut; Mr. Dave A. Amamay, 802 N. Chestnut; Saleef Kafajouffe, Ph.D. , 801 N. Chestnut; Ms. Esther Niver, 805 N. Chestnut St. ; Mr. Wade Mariage, 725 N. Chestnut, all of Lansing. Referred to Zoning and Ordinance Committee. PLANNING BOARD MINUTES JUNE 4, 1996 - P. 3 C. SLU-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries Mr. Ruff presented the case, a request by the Rev. Jeffery A. Arnold of Movement for Christ Ministries, lessee. The request is for a special land use permit to conduct church services on the first floor of the building at 1149 S. Washington Avenue, a commercial store front zoned "F-1" Commercial. Churches are allowed in this district with the approval of a special land use permit. The church proposes a seating capacity for 130 people. There is no on-site parking. REV. JEFFERYA. ARNOLD, MOVEMENT FOR CHRIST MINISTRIES, 900 LONG BLVD. , LANSING. We are in the building and we applied for a special land use. We took a building that was used as a gambling den, went in, and renovated the building inside and out. It looks a lot better. When people would walk by and ask what the building would be used for, when they were told a church, they were glad. We want to touch lives for the good in this area. Regarding parking, public transportation to the site is available. There is adequate parking at the present time. Currently, only twenty people are members. Services will last from one and one-half hours to two hours. Mr. Robinson asked how long have you been in the building; Pastor Arnold said since June of 1995. Mr. Ruge asked if the church intends to lease parking; Mr. Ruff said, according to the Transportation Engineer, parking supply is adequate. Mr. Ruge asked about what noise factor is being discussed. The organ and drums can be heard by the neighbor who lives above the business. The building is not insulated well enough to completely block noise on the first floor. Mr. Robinson asked Rev. Arnold to respond the Riverpoint Neighborhood Organization's comment about being rude to neighbors. Rev. Arnold said we try not to be, and if it happens we try to prevent it. Snow removal was a problem. VERONICA ARNOLD, 900 LONG BLVD. , LANSING. Companion to pastor; we worked hard to get it into this shape. We intend not to be a problem, but to be a help; we are trying to do a good work. We don't know about legalities, but are trying to do good and work with the neighbors; we would like for the neighbors to work with us. LARRY JEFFERSON, 3900 BURNEWAY, LANSING. I am a religious man, not a member of the church, but I work with Rev. Arnold to help young people in the area. Not every meeting is a pentecostal meeting. ALEIA KEMP, 6923 RICHARD RD. The church is a good support group for me. PLANNING BOARD MINUTES JUNE 4, 1996 - P. 4 REFERRED TO ZONING AND ORDINANCE COMMITTEE. VI. COMMENTS FROM THE AUDIENCE (5 minutes each) . LISA GARVEY, 809 THOMAS L. PARKWAY, LANSING. Regarding comments that my sign business would create too much traffic--on Saginaw? My additional vehicles shouldn't add to traffic. The apartment buildings next door generate more traffic. I will invest time and energy in this piece of property- -it is not very good. It didn't even sell at auction. I will make it look better. The size and parking will govern the use of the property in the future. JOANNE STODDART, GRAND MANOR AFC. We are here to discuss our need for an opinion of the Board. Jim Ruff summarized their request, which will first be taken up at the upcoming Zoning and Ordinance Committee meeting. Chairman Goolsby said that discussion OF THIS ISSUE at the committee level would be very appropriate. BILL VINCENT, SPARROW HOSPITAL, THERE REGARDING VACATION OF JONES ST. Act-16-96, 100 Blk. Jones St. , Sparrow Hospital, Vacate Right- of-way. T-}e A portion of Jones Street RIGHT-OF-WAY will be deeded for Bingham School PLAYGROUND. Would like to perform construction work while school is not in session. Mr. Vincent brought rendering boards and showed them to the Planning Board members. He thanked the board for its consideration and cooperation. Ms. LeBlanc asked what is to be vacated; Ms. Love stated the Jones Street right-of-way FROM MICHIGAN to Eureka. Mr. Ruge asked about Studio De Danse, and what is the The attorney for Studio De Danse said there was a window of opportunity for a purchase. So the hospital now has a purchase agreement and letter of support for the vacation of the street. Mr. Ruge asked about plans for the Studio De Danse building. Mr. Vincent said after closing and vacancy by Studio De Danse, Sparrow Foundation will move into the facility. The single-story garage portion will be demolished. VII. RECESS - None. VIII. BUSINESS SESSION A. Minutes for Approval: May 21, 1996. Mr. Ruge made a motion, seconded by Mr. Nischan, to approve the minutes of May 21, 1996. PLANNING BOARD ACTION on the motion was as follows. Voice vote, carried unanimously; the minutes of May 21, 1996 were APPROVED. PLANNING BOARD MINUTES DUNE 4, 1996 - P. 5 B . Committee Reports 1 . Zoning and Ordinance Committee, Ms. LeBlanc, Chair. Next meeting Wednesday, June 12, 1996 at 4 p.m., Planning Office Conference Room, Second Floor, Washington Square Annex, 119 N. Washington Square. Ms. LeBlanc will be unable to attend this meeting. 2. Urban Development Committee, Mr. Ruge, Chair. Mr. Ruge said the Urban Development Committee met at 6:15 p.m. to consider several items. a. Act-12-96, RR ROW at South & Beech Sts. , Acquisition for Transfer Station, PPN 3301-21-286-030 The City of Lansing Dept. of Public Service would like to acquire this property to allow the transfer station to function better and to store heavy equipment and materials. Acquisition would not negatively impact the general pattern of development. In committee, based on testimony and evidence, Act-12-96, RR ROW at South & Beech Sts. , Acquisition for Transfer Station, PPN 3301-21-286-030 was recommended to be approved, 3-0. Mr. Ruge made a motion, seconded by Mr. Robinson, to approve Act-12-96, RR ROW at South & Beech Sts. , Acquisition for Transfer Station, PPN 3301-21-286-030 with findings as follows: (1) The site is a 1.3 acre tract (the legal description is forthcoming) ; (2) Negotiate acquisition or at least initial use with OF THE Canadian National Railroad SPUR. PLANNING BOARD ACTION on the motion was as follows: Nischan Aye Robinson Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously Act-12-96, RR ROW at South & Beech Sts. , Acquisition for Transfer Station, PPN 3301-21-286- 030, was recommended to be APPROVED. b. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022 - Tabled in committee June 4, 1996. C. Revisions to Guidelines of Administrative Act 285 Reviews - Tabled in Committee June 4, 1996. PLANNING BOARD MINUTES DUNE 4, 1996 - P. 6 Next meeting TUESDAY, June 11, 1996 at 4 p.m. , Council Conference Room, Tenth Floor, City Hall, 124 W. Michigan Ave Lansing, Michigan. 4. Executive Committee - did not meet. D. Report from Planning Manager, Ms. Love. The Development and Planning Committee did not meet but will recommend reappointment of Mr. Goolsby, Mr. Nischan, and Ms. Marshall, without interviews. One new Planning Board candidate has an appointment to be interviewed. The S. M.L. King Group met this morning; they want to do lots of things to improve the area. Board members will receive the response I wrote rebutting a letter read to City Council May 15 by Dolores Maidlow- Kramer. The letter sets the story straight with regard to Z-16-95, 2700-3328 Trappers Cove Trail, C.U.P. to "DM-1" Residential and "F" Commercial Districts. Ms. Kramer intimated we had not followed public hearing standards. A response is necessary in order to clear up the matter. The Classic Cat purchase and the Act 285 review of it will be coming up at the June meeting. E. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996 b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment, TABLED AT THE BOARD LEVEL. c. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv.. & Visitors Bur. , TABLED AT THE BOARD LEVEL. VI. NEW BUSINESS July meeting dates. The July 2, 1996 meeting will be canceled; motion, unanimous; voice vote; carried; APPROVED. No business discussion will take place. VII. BOARD MEMBER COMMENTS Mr. Greiner will not be able to attend the August 6, 1996 meeting. PLANNING BOARD MINUTES JUNE 4, 1996 - P. 7 It was decided by Zoning & Ordinance Committee members that the committee will meet on July 24, 1996 at 4 p.m. Mr. Goolsby excused himself at 8:30 p.m. and left the meeting; Mr. Greiner as Vice Chair assumed the role of Chair. Ms. LeBlanc will not be able to attend the August 14, 1996 Zoning and Ordinance Committee. Mr. Nischan would like to know the disposition of cases. Discussion took place as to how this would be done, and in some form on a regular basis. VIII. COMMENTS FROM CHAIRPERSON X. ADJOURNMENT - was at 8:42 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn060496 a:\30 APPROVED JULY 16, 1996 with the following correction P 8, L 1 .. --� .4 I- NCO-4-96, 1401 MOORES RIVER, CLASS A EXPANSION OF NONCONFORMING BUILDING, APPROVED 071696 TO CLERK 072M Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m. , City Council Chambers C-) Tenth Floor, Lansing City Hall - 124 West Michigan Avenue TUESDAY, JUNE 18, 1996 I. OPENING SESSION ~` Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Goolsby, Greiner, LeBlanc, Nischan, Robinson (arrived at 7:25 p.m.) , Ruge; six members present; one absent; one vacancy. Ex officio Councilmembers Lilly, Allen; not in attendance. B . Excused Absence - Marshall. At the May 7, 1996 meeting, Ms. Marshall, 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. The agenda was approved with one correction, remove Item V. D. 1. f. Act-7-96 from pending items. II. HEARINGS - None. III. COMMENTS FROM THE AUDIENCE (5 minutes each) - None. IV. RECESS - None. V. BUSINESS SESSION A. Minutes for Approval: June 4, 1996. The minutes were approved with additions P. 1, V. A. . . . for the rear (SOUTH) 264 feet . . . ; P. 4, VI. , fifth paragraph, Chairman Goolsby said that discussion OF THIS ISSUE at the committee level . . . ; P. 4, VI. , Paragraph 6, -T-he A portion of Jones Street RIGHT-OF-WAY will be deeded for Bingham School PLAYGROUND; P. 4, Paragraph 7, Ms. Love stated the Jones Street right-of-way FROM MICHIGAN to Eureka; Page 4, Paragraph 8, Mr. Ruge asked about Studio De Danse, and what is the-stepy. P. 5, VIII, B, 2. a. Paragraph 9, . . . initial use h OF THE Canadian National Railroad SPUR. P. 6. , VIII. E. b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment, TABLED AT THE BOARD LEVEL, and c. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. , TABLED AT THE BOARD LEVEL. Mr. Greiner made a motion, seconded by Mr. Nischan to approve the minutes of June 4, 1996 with the above additions. PLANNING BOARD ACTION on the motion was as follows. Greiner Aye LeBlanc Aye Nischan Aye Ruge Aye Goolsby Aye PLANNING BOARD MINUTES JUNE 18, 1996 - P. 2 On a roll call vote, there were: Ayes: 5; Nays: 0; carried unanimously; with emendations, the minutes of June 4, 1996 were APPROVED. B . Committee Reports 1. Zoning and Ordinance Committee, Mr. Nischan, Vice Chair. The Zoning and Ordinance Committee met on Wednesday, June 12, 1996. The items were taken in the order c. , a. , b. , d. , e. , and f. a. Z-7-96, 401 W. Holmes Rd. , "J" Parking to "B" Residential District (Rear [South] 264 ft.) This is a request by Church of the Nazarene at 401 W. Holmes Road to rezone the rear (south) 264 feet of the property from "J" Parking to "B" Residential District to allow the construction of a storage garage. The applicant proposes to construct a 52 ft. x 42 ft. storage garage for the church bus and vans. The present zoning district does not permit the construction of structures for this purpose. In committee, it was found, based on testimony, evidence and the staff report, that the rezoning will not adversely affect the adjacent properties, the circulation patterns, the environment, or the future pattern of development. Finally, the rezoning is in conformance with the master plan for the area. In committee, it was moved, seconded, and carried unanimously (3-0) to approve Z-7-961 401 W. Holmes Rd. , from "J" Parking to "B" Residential District (Rear [South] 264 ft.) . Mr. Nischan made a motion, seconded by Mr. Greiner, 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-7-96, 401 W. Holmes Rd. , from "J" Parking to "B" Residential District (Rear [South] 264 ft. ) . PLANNING BOARD ACTION on the motion was as follows. LeBlanc Aye Nischan Aye Robinson Aye Ruge Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-7-96, 401 W. Holmes Rd. , "J" Parking to "B" Residential District (Rear [South] 264 ft. ) , was recommended to be APPROVED. PLANNING BOARD MINUTES DUNE 18, 1996 - P. 3 b. Z-8-96, 500 W. Saginaw St. , "D-1" Professional Office to "F" Commercial District This is a request by Lisa Garvey of 809 Thomas L. Parkway to rezone the property at 500 W. Saginaw Street from "D-1" Professional Office to "F" Commercial District. The applicant is proposing to generate and sell signs from this property. In committee, it was found, based on testimony, evidence and the staff report, .that the rezoning would represent a spot zoning that would set a negative precedent along the Saginaw corridor that would allow any corner parcel on Saginaw to be rezoned. In committee, it was moved, seconded and carried unanimously (3-0) to deny Z-8-96, 500 W. Saginaw St. , from "D-1" Professional Office to "F" Commercial District. Mr. Nischan made a motion, seconded by Mr. Greiner, based on testimony, evidence and the staff report, a copy of which is attached hereto and made a part thereof, to recommend denial of Z-8-96, 500 W. Saginaw St. , "D-1" Professional Office to "F" Commercial District. PLANNING BOARD ACTION on the motion was as follows. Ms. LeBlanc said the property is surrounded by residential, and rezoning would be inappropriate. Mr. Ruge asked if Ms. Garvey attended the Z&O meeting, and did she understand the policy considerations regarding the request? Mr. Nischan said she attended the meeting. Mr. Greiner said discussion acknowledged that rezoning would allow a more intense use than her present use. The significance of this parcel was pointed out in that it would create two corner points, with Quality Dairy on one corner and this use on another, creating pressure on residential uses, and setting a block-breaking pattern, along with being a spot zoning. She heard the reasons for the discussion and policies. Nischan Aye Robinson Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z-8-96, 500 W. Saginaw St. to "D-1" Professional Office District, "D-1" Professional Office to "F" Commercial District was recommended to be DENIED. c. SLU-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries This is a request by Rev. Jeffery Arnold, representing Movement for Christ Ministries for a special land use PLANNING BOARD MINUTES JUNE 181 1996 - P. 4 permit to continue to conduct church services on the first floor of the building at 1149 S. Washington Avenue. The request for a special land use permit for a church to be located on the first floor of the building at 1149 South Washington Avenue has been reviewed in accordance with Section 1282.02 of the Zoning Code, and: 1. The proposed church may not be compatible with the adjacent properties as it applies to noise, which can be remedied; location or expansion of establishments which sell liquor within 500' of the property; and parking. It appears that the hours of operation do not overlap significantly to create a parking problem. 2. The proposed use of the structure does not represent a change in the commercial character of the area. 3. The proposed use of the structure should not interfere with the general enjoyment of the adjacent properties if the proper noise dampening is done to the church space. 4. The proposed use of the property does not significantly impact the surrounding commercial properties. 5. The proposed use of the structure should not adversely affect the environment if the proper noise dampening is done. 6/7. The proposed use of the property as a church does not adversely impact public services or utilities. 8. Even though the proposed use as a church is not considered a commercial use as recommended by the master plan, it is an allowed use within the commercial district if the special land use is approved. 9. The proposed use of the property can meet all of the requirements of the Zoning Code as long as the required parking can be leased by the applicant. Staff recommends approval of the request for a special land use permit for a,church to operate on the first floor of the property at 1149 South Washington Avenue with the following conditions: PLANNING BOARD MINUTES JUNE 18, 1996 - P. 5 1. Sound dampening shall be installed in the building to prevent the noise created by the use of the building from disturbing the abutting property. 2. Parking shall be leased or purchased within 300 ft. to meet the requirements of the Zoning Code, or a variance shall be granted by the Board of Zoning Appeals. 3. The building shall meet the applicable building safety and fire codes for the type of use proposed. The committee found, based on testimony, evidence and the staff report, that with modifications, the proposed church meets the criteria for evaluating special land use requests. In committee, it was moved, seconded and carried unanimously to approve SLU-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries, with the three conditions in the staff report and further modifying condition No. 2 to state that the committee does not recommend the granting of a variance to the parking requirements by the Board of Zoning Appeals. Mr. Nischan made a motion, seconded by Mr. Greiner, 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-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries with the aforementioned conditions. PLANNING BOARD ACTION: Mr. Ruge asked how far is the site from the Capitol Hill Station; Mr. Goolsby said more than 100 feet but less than 200 feet. Mr. Ruge asked what will be the effect of putting a church less than 500 feet from the Capitol Hill Station. Mr. Nischan said we discussed the effect on Capitol Hill Station should they desire to expand. They could go south without constraint; if north in the direction of the church, the 500-ft. separation requirement would come into effect. The church has the option of waiving the requirement for Capitol Hill Station. Will the issue come up? Yes, if Capitol Hill Station expands to the north; is there a resolution? Yes, through a waiver. Mr. Ruge said the likelihood of expansion to the south was small given the location of the railroad tracks. Can we require them to waive any objection? Chairman Goolsby, passing the gavel to Mr. Greiner, said the answer is no, we cannot require them to waive; this area is under the jurisdiction of the Liquor Control Commission. One option is that the church waive; that is the only way the restaurant could expand (assuming they serve liquor in the expanded area) . Mr. Ruge asked if a church representative attended the Z&O meeting, and if they were willing to waive; Mr. Goolsby said that is not something the Planning Board can take into consideration, because its concern is with land use. The Liquor Control Commission does not have to accept a waiver. Ms. LeBlanc said PLANNING BOARD MINUTES DUNE 187 1996 - P. 6 we did not address an existing facility expanding; they are an existing facility with an existing license and don't come under the City ordinance. Mr. Greiner said there is a difference between an existing liquor license and a new liquor license application. Mr. Ruge asked if the committee recommended that the BZA not grant a parking variance, or are they making no recommendation? Mr. Nischan said we want some way of addressing that, other than a variance to the site, because the variance stays with the site and it is possible that another use could come into the site after the church, and the variance would remain, and it could be a use that requires parking. Mr. Ruge proposed a friendly amendment to change language: The committee recommends against the granting of a variance. Mr. Nischan, Mr. Goolsby and Mr. Greiner agreed. Mr. Ruge said he is troubled about the problem that Capitol Hill Station could have. "Unless it is cleared up, I want it put off; otherwise I would have to oppose it." Mr. Ruge made a motion, seconded by Mr. Nischan, to table SLU-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries at the Board level pending resolution of questions. Mr. Ruge's question is will the Capitol Hill station be prevented from expanding if this SLU is granted, thus placing a church within 500 feet, and also is the church able to grant a waiver to Capitol Hill Station; also can the church be required to waive their objection? Ms. Love said the ordinance states that no liquor license can be established within 500 feet of a church; it does not talk to expansion of existing facilities. It does not talk about expansion at all, only about transfers, revocations and renewals. It is important to remember that you begin to set policy when you look at churches, because one of the reasons we moved them out of the residential districts and put more extensive requirements on them in residential districts was because of the problems in expansion in residential districts. In part, we solved that by forcing churches to move to principal and minor arterials or collector streets. Now we may be saying you can only be on these streets if you are not going to be near a restaurant that might want to serve liquor some day. You have to be careful of policy you may set. Can you legislate in advance of a future event? This use is permitted in this district with a special land use. (Mr. Robinson came at this point.) Mr. Greiner asked Mr. Ruge if it would be helpful to get a statement from Capitol Hill owners concerning his awareness of the potential problem. Mr. Ruge said it would be helpful if he said he doesn't plan to expand and does not care. Mr. Nischan said if the constraint does apply, if you can't put a liquor license near a church or put a church near a liquor license, if that constraint works against the already-established liquor license. I wondered if that would fit as a nonconforming use de facto of the property the church wants. On a voice vote, there were: Ayes: 6; Nays: 0; carried unanimously; SLU-3-96, 1149 S. Washington Ave. , Church, Movement for Christ Ministries was recommended to be tabled at the Board level; TABLED. d. NCU-4-96, 1401 Moores River, Class A Expansion of Nonconforming Building The applicant operates an office for an office machine service and repair business in the subject facility and PLANNING BOARD MINUTES JUNE 18, 1996 - P. 7 wishes to construct a two-story addition over the existing one-story building. The small size of the lot limits to the vertical dimension any substantial building expansion. The existing structure is nonconforming due to the lack of adequate front yard setbacks; therefore, expansion of the structure requires nonconforming Class A status. The committee found, based on testimony, evidence and the staff report, that allowance of the expansion as proposed would put the building grossly out of context with the neighborhood regarding both the bulk and architectural style of the building. In committee, it was moved, seconded and carried unanimously (3-0) to recommend denial of NCU-4-96, 1401 Moores River, Class A Expansion of Nonconforming Building. Mr. Nischan made a motion, seconded by Mr. Greiner, 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-4-96, 1401 Moores River, Class A Expansion of Nonconforming Building. PLANNING BOARD ACTION on the motion was as follows. Mr. Ruff said the applicants are here, and though they did not rise at III. Public Comment, they may have comment. The applicants said they not know the procedure. The Board moved and seconded approval for the applicants' representative to speak. HOWARD CORBIN, 1810 DOGWOOD, HOLT, REPRESENTING MR. AND MRS. DUQUETTE. The applicant is willing to work with the Board to change the request to scale down the height of the building and add windows on the south to make it look more residential. Maybe we could ask to be tabled to give us time to rework the request. The applicants want to continue to use the space, but because of the changes in business equipment that they repair, the parts sizes have gotten bigger, so they need more storage space. They want to build a second story and use part of the attic on the third floor for more storage. We could reduce the scale of the roof and not use the attic and put windows on the south elevation. The height of the building would be no more than the height of the surrounding houses. It would be in character for a commercial building. Mr. Greiner said he would be hesitant, without seeing anything, to vote for approval, but would not object to tabling. Mr. Robinson said how soon could we see some plans? Mr. Corbin said they could have sketches and drawings within a week. Mr. Ruff said the next Z&O meeting date is July 24; if it is tabled, it should be returned to committee for further study. Mr. Greiner made a motion, seconded by Ms. LeBlanc, to pull the item from the Planning Board agenda and return it to the Z&O for consideration on July 24. Mr. Greiner encouraged the applicant to be mindful of the committee decision for denial based on size and configuration, areas the Board will examine for modifications. PLANNING BOARD MINUTES JUNE 182 1996 - P. 8 On a voice vote, there were: Ayes: 6; Nays: 0; carried unanimously; Z--96, 20 Grand River Avenue, 'IF " Ge e-peialDist3iet to-"G ,11 u . n;S+Ae-t NCU-4- 96, 1401 Moores River, Class A Expansion of Nonconforming Building, was recommended to be pulled from the Planning Board agenda and returned to the Z&O for consideration on July 24; TABLED. e. LUR-2-96, 230 N. Sycamore, Adult Foster Care Facility for Eight People This is a request by Katrina Walton and Joanne Stoddart of Grand Manor AFC to operate an adult foster care facility for eight persons at 230 N. Sycamore. The facility is currently licensed by the Family Independence Agency for six (6) residents. The committee found, based on testimony, evidence and the staff report, that it would be inconsistent with the zoning ordinance to allow the residential care facility as a principally permitted use and further agreed with the staff recommendation. Finally, the committee recommended that the staff put them on the July 16 public hearing agenda. In committee, it was moved, seconded and carried unanimously to recommend the applicants apply for a change in zoning to the "DM-1" Residential District and apply for a Special Land Use permit for 230 N. Sycamore. Mr. Nischan made a motion, seconded by Mr. Greiner, to recommend the applicants apply for a change in zoning to the "DM-1" Residential District and apply for a Special Land Use permit for 230 N. Sycamore, and that the matter be put on for public hearing on July 16, 1996. PLANNING BOARD ACTION: Ms. LeBlanc said adult foster care homes should be allowed in other than residential and industrial districts with a special land use. Rezoning is the quickest way to care for this request, but we should look at language changes in the ordinance to permit them in commercial and office districts. Is the Pine Lodge Halfway House more than 1,500 feet from this location? Mr. Ruff said no, it is across the street, though it is not a similar facility. Ms. LeBlanc said a residential care facility should be located more than 1,500 feet from an existing facility. Mr. Ruff said the interpretation is an existing similar facility. Ms. LeBlanc asked if the half-way house is not considered a residential care facility? Mr. Ruff said it is not a similar facility, it is a different facility, for young males, rather than adults. Also, there is some question about the continued use of Pine Lodge. Mr. Ruge disagreed, saying in 1240.03(123) a residential care facility includes but is not limited to facilities for persons who are homeless, parolees, ex-offenders, aged, emotionally disturbed, developmentally disabled or physically handicapped who require supervision on an on-going basis but who do not require continuous nursing care. It appears that it would fall in that category. Mr. Ruff said it was my understanding that they are not PLANNING BOARD MINUTES JUNE 18, 1996 - P. 9 a similar facility, not that Pine Lodge was not a residential care facility. The dissimilarity of these two would allow them to be adjacent, Ms. Love said we may want to take a closer look at this. Mr. Goolsby, passing the gavel to Mr. Greiner, said the matter was brought before us because of the lack of language regarding this type of facility in the 11DM-2" zone. We looked for a way to move this forward. When this first came up, Mr. Ruff said the most expeditious way to handle this would be through a rezoning and special land use. Initially he thought it might take a change in the ordinance language, which can be time- consuming. After the committee meeting, we recommended to the applicants that they file for a rezoning and special land use. We made no guarantees as to the outcome. At the same time we instructed Jim to set the public hearing for July 16, which is what this motion is about. We will be seeing an application for a rezoning and for a special land use. At our last meeting, they were here to talk about this, and we said it would be most appropriately discussed in committee. This is more of an informational item for the full board this evening. We recommended that they apply for the rezoning and SLU, and we instructed staff to do the public hearing for July 16. We are trying to bring closure to this, so that anyone looking at the minutes could understand. Mr. Ruff said the question is whether it should be allowed as a principal permitted use. Is it a similar type of use that should be allowed as a principally permitted use? That is the question we asked. Through our review, we concluded it would not be consistent with the rest of the ordinance and that applying for rezoning would be the quickest way. The Board's question here is whether or not it is a principally permitted use, or similar to the principally permitted use and should be allowed as a principally permitted use. Because it is not allowed as a principally permitted use in any of the other zoning districts, staff recommended against that, and so did the committee. If the Board goes on record, we will have an answer to that question when we make zoning amendments, or if there is another request. PLANNING BOARD ACTION on the motion was as follows. Greiner Aye LeBlanc Aye Nischan Aye Robinson Aye Ruge Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously to recommend the applicants apply for a change in zoning to the "DM-1" Residential District and apply for a Special Land Use permit for 230 N. Sycamore, and that the matter be put on for public hearing on July 16, 1996; APPROVED. f. P-1-96, Wise Estates Subdivision, 5800-5900 Blocks, West Side Wise Road, Final Preliminary Plat Approval The applicant is requesting final preliminary plat approval to develop a single-family residential subdivision containing 2.21 acres, with ten lots, numbered 1 through 10 inclusive, and one outlot, in the City of Lansing. The committee found, based on testimony, evidence and the staff report, that the Final Preliminary Plat of Wise PLANNING BOARD MINUTES JUNE 18, 1996 - P. 10 Estates Subdivision is in substantial conformance with the Tentative Preliminary Plat and the conditions specified. In committee, it was moved, seconded and carried unanimously (3-0) to recommend approval of P-1-96, Wise Estates, Final Preliminary Plat, 5800-5900 Blocks Wise Road, West Side, subject to the conditions specified for tentative preliminary plat approval. The conditions are as follows. a. Right-of-way and street dimensions must be shown for Wise Road, in addition to a 25-ft. utility easement which must be provided across the east property line of Outlot A. b. Lot 2 may not have sufficient sight distance to ensure safe vehicular sight distance. Applicant must provide a diagram showing the sight lines around the pedestrian skywalk for Lots 2 and 3 prior to final plat approval. C. A sidewalk must be provided within the public right-of-way along Wise Road for the entire length of the Plat. Design of said sidewalk must conform to the City's Public Service Department design standards. The sidewalk should provide reasonable access to the Pedestrian Skywalk located between Lot 2 and Outlot A. The entire sidewalk must be completed within three years of the date of final plat approval by the City Council regardless of whether or not all the lots are built upon. d. That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. e. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. f. A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. g. That final preliminary plat approval is effective for a period of two (2) years from the date of approval. PLANNING BOARD MINUTES JUNE 18, 1996 - P. 11 h. That the applicant complies with any additional requests by the referring agencies prior to final plat approval. Mr. Nischan made a motion, seconded by Mr. Greiner, to approve P-1-96, Wise Estates Subdivision, 5800-5900 Blocks, West Side Wise Road, Final Preliminary Plat Approval. PLANNING BOARD ACTION on the motion was as follows. LeBlanc Aye Nischan Aye Robinson Aye Ruge Aye Greiner Aye Goolsby Ave On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; P-1-96, Wise Estates Subdivision, 5800-5900 Blocks, West Side Wise Road, Final Preliminary Plat Approval, was recommended to be APPROVED. Next meeting Wednesday, July 24, 1996 at 4 p.m. , Planning Office Conference Room, Second Floor, Washington Square Annex. Chairman Goolsby read a letter dated June 12, 1996 from Robert Setter, East Side Commercial Club, which supports the initiative to close Jones Street. 2. Urban Development Committee. Mr. Ruge, Chair. The Urban Development Committee, which met on Tuesday, June 11, 1996, considered four items. (a) Act-16-96, 100 Blk. Jones St. , Sparrow Hospital, Vacate Right-of-way. Sparrow Hospital and the Lansing School District are jointly requesting that the City vacate the 100 Block of Jones Street between Michigan Avenue and Eureka Street. The hospital and the school district own all property adjacent to this right-of-way. The southern portion of the vacated street will be utilized to expand the Bingham School Elementary School playground; the northern portion would essentially be an access drive to the Sparrow Professional Building and parking deck. This proposal would eliminate the City maintenance and responsibility for Jones Street. Currently, utility easements would remain in place during the course of this proposal. A public/private sidewalk will be maintained from Michigan to Eureka to facilitate pedestrian movement and circulation. PLANNING BOARD MINUTES JUNE 183% 1996 - P. 12 In committee, it was found, based on a review of the location, character and extent of this proposal, that: (i) This proposal is compatible with the East Michigan Avenue Revitalization Plan. (ii) The proposal has the support of all adjacent businesses and the Eastside Neighborhood Organization. (iii) The vacation of Jones Street will facilitate the expansion of the Sparrow Hospital Health Care complex and the expansion and improvement of the Bingham Elementary School playground. (iv) Utility easements and pedestrian circulation will be maintained for the public. In committee, it was moved, seconded and carried unanimously (3-0) to recommend the vacation of Jones Street right-of-way, reserving easements as appropriate for utilities within the right-of-way. Mr. Ruge made a motion, seconded by Ms. LeBlanc, to approve Act-16-96, 100 Blk. Jones St. , Vacate Right-of-way, subject to the appropriate utility easements within the right-of-way. PLANNING BOARD ACTION on the motion was as follows. Nischan Aye Robinson Aye Ruge Aye Greiner Aye LeBlanc Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; Act-16-96, 100 Blk. Jones St. , Sparrow Hospital, Vacate Right-of-way was recommended to be APPROVED. b. Act-8-96, CATA Bus Shelter Advertising The Capital Area Transportation Authority is requesting approval of establishing private advertising on CATA shelters and kiosks at various locations within the public rights-of-way throughout the City. In committee, it was moved, seconded, and carried unanimously to delay action on this proposal, pending answers to a number of questions raised, and to schedule a public hearing on July 16, 1996 for the public discussion of this proposal. On a voice vote, the motion carried unanimously (3-0) . PLANNING BOARD MINUTES JUNE 18, 1996 - P. 13 C. Act-13-96, 216 E. Grand River Ave. , Property Acquisition, PPN 3301-09-403-001 The City of Lansing proposes to purchase and demolish the building at 216 E. Grand River to create a public square at the foot of Turner Street in the Old Town District. The property is located in the Old Town Business District. The high visibility of this site from Turner Street and the east Grand River Avenue make this a key location to the historic commercial district. Its current design and use is incompatible with the use of the commercial area and of the Burchard Park and River Trail areas to the south. The proposed North Lansing/Old Town Comprehensive Plan Amendment recommends that this property be converted to a public square or other public use. The North-East Area Comprehensive Plan designates the area for public or commercial Development. The proposed North Lansing/Old Town Revitalization Plan is considering recommending public land use for this location. Based on testimony, evidence and the staff report, and after a review of the location, character and extent of the proposal, the Urban Development Committee finds that the site is currently occupied by a building and use which is incompatible with the Old Town Historic District and with the park land area to the south. Enhancement of this historic district, the revitalization of the neighborhood, and the expansion of park land is in the public interest. It was moved and seconded to recommend the purchase of the property at 216 E. Grand River Avenue, including a quit claim on the Race Street right-of-way. On a voice vote, the motion carried unanimously. In committee, it was moved, seconded and carried unanimously (3-0) to recommend the purchase of the property at 216 E. Grand River Avenue, including a quit claim on the Race Street right-of-way. Mr. Ruge made a motion, seconded by Mr. Robinson, to recommend approval of acquisition of 216 E. Grand River Avenue. PLANNING BOARD ACTION on the motion was as follows. Ruge Aye LeBlanc Aye Nischan Aye Robinson Aye Greiner Aye Goolsby Aye PLANNING BOARD MINUTES JUNE 18, 1996 - P. 14 On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously to recommend approval of acquisition of 216 E. Grand River Avenue. APPROVED. d. ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07-126-022 (Tabled June 4, 1996) The City of Lansing wishes to market 8.73 acres of vacant land (PPN 3305-07-126-022) , located on the south side of Miller Road 440' West of Wise Road. The area is designated for industrial and wholesale land uses in the Southwest Area Comprehensive Plan. The property is zoned "A" Residential. The property was originally acquired for a fire station on the south side of the City. This purpose no longer exists for this site. A request was sent to various agencies and utilities to determine if this property should be retained for a public purpose. The Board of Water .and Light indicated an interest in reviewing the site for feasibility of a municipal water well at the south end of the property, with access rights. No other public use was identified. In committee, it was moved, seconded and carried, based on testimony, evidence and the staff report, and after review of the character, location and extent of the proposal, the Urban Development finds that the placement of the wells on the property is in the public interest and that no public purpose remains for the balance of the property. It was moved and seconded that the City of Lansing place the 8.73 acre parcel on Miller Road for sale, subject to the three conditions: (1) that .the Board of Water and Light submit a proposed site plan to the Planning Office showing the proposed location of the well and necessary easements with the Board of Water and Light paying any necessary fees necessitated because of that; (2) the sale property be rezoned by the City to a district that would facilitate its development for industrial/wholesale purposes as identified in the Southwest Area Comprehensive Plan; and (3) that the sale proceeds be utilized, one, to pay back the costs associated with preparing the property for sale; and two, to pay the infrastructure account per Council policy for improving Miller Road from Class B to Class A. Mr. Ruge made a motion, seconded by Mr. Robinson, to recommend approval of Act- 7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305- 07-126-022. PLANNING BOARD MINUTES JUNE 18, 1996 - P. 15 PLANNING BOARD ACTION: Ms. LeBlanc asked to make a correction to the Urban Development Committee Report, "It was moved by LeBlanc. . . ." Ms. LeBlanc was in Leelanau County at the time. Chairman Goolsby said a further sentence as a friendly amendment that the Board suggests that the funds be used to improve this portion of Miller Road from Class B to Class A would be appropriate, because that is the sense of the committee; accepted by Mr. Robinson and Mr. Ruge. LeBlanc Aye Nischan Aye Robinson Aye Ruge Aye Greiner Aye Goolsby Aye On a roll call vote, there were: Ayes: 6; Nays: 0; carried unanimously; ACT-7-96, S. Side of Miller Rd. , 440' W. of Wise Rd. , Market for Development, PPN 3305-07- 126-022 with three conditions included in the staff report and suggestion that funds be used to improve this portion of Miller Road from Class B to Class A was recommended to be APPROVED. Mr. Ruge said the next meeting of the Urban Development Committee will be held on Tuesday, July 9, 4 p.m. , Planning Office Conference Room. 3. Executive Committee: Did not meet. D. Report from Planning Manager, Ms. Love. The July 16 meeting, which could be a fairly extensive meeting, will be the first for our newest Board member, Mr. Andy Frederick, whose nomination will be confirmed Monday, July 24, 1996. The Planning Board meeting scheduled for July 2, 1996 has been canceled. Members are invited to a barbecue at Mr. Goolsby's house and then to a baseball game in the City's skybox. Jim and I have reviewed the most recent set of plans from Resurrection Church which appear to conform with their letter of last November. Mary Margaret Woll from the Eastside Neighborhood Organization has reviewed the plans and thinks they reflect what the neighborhood was requesting. They will be going ahead with the plans. The historic planner position will be discussed at the Ways and Means Committee on July 3. We need your help with code enforcement issues. Mr. Ruge has been most helpful, and I would like the rest of the Board to be as vigilant, in identifying code enforcement issues in the field, such as required landscape screening and buffering, and illegal signs. For a historical snapshot in time, we want to videotape all the major streets in town, primarily for signs. Keep your notebooks in your car as you ride around; we would be more than happy at every meeting to take PLANNING BOARD MINUTES JUNE 18, 1996 - P. 16 information, suggestions or comments on situations you may want us to check out. We will make a space on the agenda. E. Pending Items: Future action required 1. Urban Development Committee: a. Act-02-95, Case and Grand River Ave. , Sale to Wohlert for Parking Lot. Action postponed in committee February 13, 1996. b. Act-3-96, 300 Blk. S. Grand, Blocks 130 and 131, Original Plat, Sale for Redevelopment. C. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site) , Visitors Welcome Center, Greater Lansing Conv.. & Visitors Bur. d. Act-8-96, CATA Bus Shelter and Kiosk Advertising within Public Rights-of-way VI. NEW BUSINESS - none. VII. COMMUNICATIONS Chairman Goolsby previously read a letter from the Eastside Commercial Club. VIII. COMMENTS FROM CHAIRPERSON Chairman Goolsby said he would see everyone on July 2, 1996. IX. BOARD MEMBER COMMENTS Mr. Ruge asked and received an explanation of "LUR", the Land Use Review. He also raised the issue of adult foster care homes in "D-1" Professional Office and changing the Planning and Zoning Code. About the Nuthouse, the parking lot is unsightly. Can they be required to install some landscaping? Mr. Ruff said a parking lot for employees is located under the parking lot. That limits installing landscaping. Right-of-way for Cedar Street is located on the east side. Landscaping would have to be located there; however, the State of Michigan does not favor greenery at high-volume intersections. The Nuthouse will be removing an old sign/light pole on the corner in the right-of- way. They went to the Board of Zoning Appeals for a new sign, to be located back farther, and they will be getting rid of one of the poles on the property. On July 13, 1996, the Board of Zoning Appeals granted the Nuthouse a variance for a sign to have a third face because they face north, east and west. It would be 30 sq. ft. , the maximum allowed in the district. It is a cube-shaped sign, 30 sq. ft. facing north, and 30 sq. ft. facing east and west. The Board recognized that it was only 30 sq. ft. per side, even though they were granted a total of 60 sq. ft. of signage. We don't count signage on opposite sides of a sign, or within 901. They were going to put another sign face, so that is 60 sq. ft. of signage, even though there are three panels of 30 sq. ft. each. So they really get 90 sq. ft. , but the way it is calculated, it is 60, and they have a 30 sq. ft. variance, but only 30 sq. ft. per side is allowed. It won't be bigger, but will have the extra face. PLANNING BOARD MINUTES JUNE 18, 1996 - P. 17 At Brubakers, Mr. Ruge said there is an unsightly banner with small triangular flags wrapped around a tree. Mr. Ruge asked about the Lutheran church site plan; Mr. Ruff said he has responded to the plan, asking them to have the landscaping installed within 30 days. "I have not dealt fully with the insurance agent yet." X. ADJOURNMENT - was at 8:42 p.m. Respectfully submitted CuxJ Eleanor K. Love, Secretary Lansing Planning Board c:\wp\data\p1anbd\mn052196 a:\30 Z-7-96 401 W. Holmes Rd: "J" Parking to "B" Residential District (Rear 264 ft. ) GENERAL INFORMATION APPLICANT: Pastor Harold DeMott, representing Church of the Nazarene 401 W. Holmes Rd. Lansing, MI 48910 STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezone to "B" Residential District to allow construction of a storage garage EXISTING LAND USE: Church Parking Lot EXISTING ZONING: "J" Parking PROPOSED ZONING: "B" Residential District (Rear 264 ft . ) PROPERTY SIZE & SHAPE : Overall Property: 628 ft. x 346 ft. and 137 ft. x 111 ft . = 232, 495 sq. ft . , or approx. 5 . 34± acres . Subject piece: 264 ft . x 329. 5 ft. = 86, 988 sq. ft. , or approx. 2± acres . SURROUNDING LAND USE: N: Single Family S : Everett High School E : Everett High School and Single Family Residential W: Single Family SURROUNDING ZONING: N: "A" Residential S : "A" Residential E : "A" Residential W: "A" Residential MASTER PLAN DESIGNATION: Southeast Area Comprehensive Plan, 1990: Residential . CASE HISTORY: 1949 : Property annexed into the City. 1959 : Majority of property rezoned from "A" Residential to "B" PLANNING BOARD Z 7 -96� A n 1 W Holmes Rd. PAGE 2. "ill Parking to "B" Residential District (Rear 264 ft.) Residential and "J" Parking for the construction of the church. 1988 : Addition to church (SLU-20-87 approved) . SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant proposes to construct a 52 ft. x 42 ft. storage garage for the church bus and vans . The present zoning district does not permit the construction of structures for this purpose. AGENCY RESPONSES : Ameritech: No comments . BWL: No comment . Building Safety: A building permit is required for the construction of the garage . Please contact Christine Segerlind, Plan Analyst at 483-4381, for information pertaining to the permitting process . Development Off . : No comment . Assessor : No Response . Cont . Cable : No Response . Fire Marshal : Fire Codes are to be applied to the new structure . MDOT : No Response . Consumers Power: No Response . Public Service : No Response . Trans . Engr. : No changes in access/egress are needed. No other requirements or conditions for the development . ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The rezoning of the property does not change the principal use of the property. In fact, the rezoning to the "B" Residential District is more appropriate for the residential designation of the property in the Master Plan. The rezoning simply nr TTTTTTATG BOARD Z-7-9 6, A n i W Holmes _R_d_ PACE "J" Parking to "B" Residential District (Rear 264 ft.) allows the church to construct the proposed storage building on the .rear of the property. COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan designates this property for residential land uses . The use of the property for a church is an appropriate use in the residential designation, since it is a community facility supporting the residential use and the intensity is reasonable for a residential setting. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The proposed rezoning will not adversely affect the circulation patterns of the property or the area. ENVIRONMENTAL IMPACT The proposed rezoning of the property to "B" Residential District should not adversely impact the environment . The construction of the garage, to house the church vehicles, will consolidate the vehicles into an enclosed building, reducing visual clutter. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT No adverse impact is anticipated. SUMMARY The rezoning of the rear 264 ' of the property is basically a house keeping matter intended to allow the church to construct an additional structure and does not change the principal use of the property. The proposed rezoning to "B" Residential District will not adversely affect the adjacent properties, the circulation patterns, the environment or the future pattern of development. Finally, the rezoning is in conformance with the master plan for the area. RECOMMENDATION Staff recommends approval of the rezoning based upon the testimony, evidence and the analysis . c:\office\wpwin\wpdocs\zoning\z796.rep b � a � - NL�L� !� rll✓Jrd L,YJ L 7�Y � :�.... ......... .,.�....�..... ,.,.. ..... ...._J: 7:�� -ce� �•I:<< r.or _,� -SI M' I^,",,,,.L.1. .�rl.:, .:.,.,.,.rQ+^�\' o•rr'{�•o..Y\.+'�,=�--...._ .__�l�b:�r+�,'✓.^.,.�,�^��•.. .�.... ' �T^ 1 ..�Pi YC0.9If c, +,a I f yr•: �;s;• � .� ��l��a.'Y—f � i. -ra-c^rw-{tf.-U � ._ •�r � :� ,t;{ p�I,r. _ I •2iiY��-��--!^;;�y ,\tR7:aU..'1 �� '' .�._•-- 1Mpn. `'�,�. J((_ -jM fl Tom- � 1 � -O �� 'r7 .lrv�•R^��'1'T^. � i � � I.HY.i.._.T_.-`-'•.�:\...��f+, �..1 '. '.L�•. p , \V±l(;1', rdttr, .p,$'.v.`v v1�\\ I \,'1Y'• _J., 4'1Wf M` i _7 I CIO �` r (V �',C�p W��,,'VY 1'J�\•\'�. ,A lt�e•r/�=�m� ._.i_-_. .,.__� __ �tiS:ti��•.:r._� a crl �•s:ot' �• ,.. ---1-' i`�yr'�•:I-„=r�"' I .1 N c. Iajv,V,:o jrad' II J '- ..fir., �� '�` , '`�,' •. `\-_ I�L,(7I��--=�---- _;jlc-i-"-'�'��j� �fl��"'!� ice:..__— IL1-� SOO Q1 I. 11 �� ._�___ a -1 �/• 'oiivo i na w ( r .._I �n 7�w lob .I - r r Z-7-96 , Z-7-96 , 401 W. Holmes Rd. ,]" parking to "B" Residential District (Rear 265 ft.) NORTH 1 300 22G G 'IZp '108 33q 3 Z G 3zo 3i1. F. rA �66 5 C IAA 7 M` I ` c q' N. Dos . i 4 J\\ 5 5 q\ - 5 6 5 7 �/ S Z-7-96 401 W. Holmes Rd. "J" Parking to "B" Residential District (Rear 264 ft. ) GENERAL INFORMATION APPLICANT: Pastor Harold DeMott, representing Church of the Nazarene 401 W. Holmes Rd. Lansing, MI 48910 STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezone to "B" Residential District to allow construction of a storage garage EXISTING LAND USE: Church Parking Lot EXISTING ZONING: "J" Parking PROPOSED ZONING: "B" Residential District (Rear 264 ft . ) PROPERTY SIZE & SHAPE : Overall Property: 628 ft. x 346 ft . and 137 ft . x 111 ft . = 232, 495 sq. ft . , or approx. 5 . 34± acres . Subject piece: 264 ft . x 329. 5 ft . = 86, 988 sq. ft. , or approx. 2± acres . SURROUNDING LAND USE: N: Single Family S : Everett High School E: Everett High School and Single Family Residential W: Single Family SURROUNDING ZONING: N: "A" Residential S : "A" Residential E : "A" Residential W: "A" Residential MASTER PLAN DESIGNATION: Southeast Area Comprehensive Plan, 1990: Residential . CASE HISTORY: 1949: Property annexed into the City. 1959 : Majority of property rezoned from "A" Residential to "B" PLANNING nnARD 'L-7-9 6, 4 01 W Holmes Rd_ PAGE 2 "J" Parking to "B" Residential District (Rear 264 ft.) Residential and "J" Parking for the construction of the church. 1988 : Addition to church (SLU-20-87 approved) . SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant proposes to construct a 52 ft. x 42 ft. storage garage for the church bus and vans . The present zoning district does not permit the construction of structures for this purpose . AGENCY RESPONSES : Ameritech: No comments . BWL: No comment . Building Safety: A building permit is required for the construction of the garage . Please contact Christine Segerlind, Plan Analyst at 483-4381, for information pertaining to the permitting process . Development Off . : No comment . Assessor : No Response . Cont. Cable : No Response . Fire Marshal : Fire Codes are to be applied to the new structure . MDOT : No Response . Consumers Power: No Response . Public Service: No Response . Trans . Engr. : No changes in access/egress are needed. No other requirements or conditions for the development . ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The rezoning of the property does not change the principal use of the property. In fact, the rezoning to the "B" Residential District is more appropriate for the residential designation of the property in the Master Plan. The rezoning simply PLANNING BOARD Z-7-96, 401 W_ Hnlmes Rd- PAGE 3 nJn Parking to "H" Residential District (Rear 264 ft.) allows the church to construct the proposed storage building on the rear of the property. COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan designates this property for residential land uses . The use of the property for a church is an appropriate use in the residential designation, since it is a community facility supporting the residential use and the intensity is reasonable for a residential setting. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The proposed rezoning will not adversely affect the circulation patterns of the property or the area. ENVIRONMENTAL IMPACT The proposed rezoning of the property to "B" Residential District should not adversely impact the environment . The construction of the garage, to house the church vehicles, will consolidate the vehicles into an enclosed building, reducing visual clutter. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT No adverse impact is anticipated. SUMMARY The rezoning of the rear 264 ' of the property is basically a house keeping matter intended to allow the church to construct an additional structure and does not change the principal use of the property. The proposed rezoning to "B" Residential District will not adversely affect the adjacent properties, the circulation patterns, the environment or the future pattern of development . Finally, the rezoning is in conformance with the master plan for the area. RECOMMENDATION Staff recommends approval of the rezoning based upon the testimony, evidence and the analysis . c:\office\wpwin\wpdocs\zoning\z796.rep b � a N G I SJr90.�Y]I Ifiyi I `l��Mp�l \ \ YfEQL )�A'2 dy �1 �. 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Parking to "B" Residential District (Rear 265 ft.) 1 I Z aaa: I 1 ,. mac• i92 cc• .. 4 e.• i z v4.s' ��• V24 'J20 yo8 33`/ 326 3to 31G 300 226 L I S T� } �t�r1:�'��:11•� �^, '• 77�� 6 as .41 I 02 5 o �zro Sol o � N.. /ems 3 4 N\ 5 Cb\ O �V� -•i 1• _ i e s Q 1 Z-8-96 "D-l" Professional Office to "F" Commercial 500 W. Saginaw GENERAL INFORMATION APPLICANT: One Day Sign 809 Thomas L. Parkway Lansing, MI 48917 OWNER: Lisa Garvey 414 S . Merchant Carson City, MI 48811 REQUESTED ACTION: Rezoning from "D- 1" Professional Office District to "F" Commercial District LOCATION: 500 W. Saginaw (NW corner of Chestnut) EXISTING LAND USE: Two Family Residence (vacant) EXISTING ZONING: "D-1" Professional Office District PROPERTY SIZE & SHAPE: 55 ' x 901 ; 4 , 950 square feet SURROUNDING LAND USE: N: 1 -2 family residential S : Institutional E: Multi -family residential W: Multi -family residential & Commercial SURROUNDING ZONING: N: "C" Residential S: "C" Residential E: "C" Residential and "DM-3" Residential W: "DM-3" Residential & "J" Parking MASTER PLAN DESIGNATION: The River Island Comprehensive Plan designates the subject property for moderate density residential development (6 -20 dwelling units per acre) . SPECIFIC INFORMATION DEVELOPER' S PROPOSAL: The applicant proposes to rezone the site for use as a sign business . CASE HISTORY: On February 2 , 1959 , the subject property was rezoned from "C" Residential District to "D-1" Professional Office District . Z-8-96 page 2 "D-1" Professional Office to "F" Commercial 500 W. Saginaw AGENCY RESPONSES : Assessor: No response received. Building Safety: The construction of any buildings on the site are subject to requirements of the City of Lansing Uniform Building Code and Site Plan Review. Please contact Christine Segerlind at 483 -4381 for further information. Code Compliance: No response received. Development : Precedent setting, no other comment . Economic Development /TIFA: The requested rezoning change seems inconsistent w/the surrounding properties and may not be compatible or preferred by the residential neighbors . Fire Marshal : No comment . MDOT: No response received. North Lansing Community Assoc. No response received. Genessee Neighborhood Assoc. : No response received. Old Forest Neighborhood Assoc . : No response received. Public Services : No response received. Transportation Engineer: Adequate off -street parking is required. The Transportation Division reserves the opportunity to review access and egress requirements as part of the plan review process . SPECIFIC INFORMATION Description of Site: The site presently contains a two family residential structure. This building was constructed as a residential home in 1883 , but has been used in the past for a small scale office use. The lot is located at the intersection of a major arterial street Z-8-96 page 3 "D-1" Professional Office to "F" Commercial 500 W. Saginaw (Saginaw) with a local street (Chestnut) . The lot is small and relatively level . There is insufficient room for parking spaces that would meet the zoning code' s standards for commercial use of the property. West of the site are a pair of apartment buildings and a Quality Dairy store. The neighborhood north and east of the site consists of one- and two- family homes and occasional structures with more than two units . South of the site is a Church. ANALYSIS The Saginaw Street corridor is less characteristic of strip commercial development abutting many other major arterial roadways in Lansing. Saginaw Street still maintains many higher density residential uses to help insulate the adjacent single family residential neighborhoods from the large volumes of traffic on the major streets . COMPATIBILITY WITH SURROUNDING LAND USE Because of the size, shape, and location of the subject site, the proposed zoning may pose some problems with surrounding land use. The "F" zone would permit commercial uses such as a fast food restaurant or a automobile sales lot . By comparison, a professional office development would likely have more limited hours of operation as well as generate less noise and traffic. The "F" zone also permits billboards . COMPLIANCE WITH MASTER PLAN Both the River Island Comprehensive Plan, Proposed Land Use to 1990, and the River Island Comprehensive Plan Amendment, 1986, indicate residential land use for the subject property, commercial uses limited to the corner of Pine Street and Saginaw, and public facility uses on the south side of Saginaw Street. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The property under review is located at the intersection of a local street (Chestnut) with a principal arterial (Saginaw) . The additional commercial development at this intersection will add to the number of vehicles turning onto Chestnut. 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 could have a significant impact on the natural environment because in order to meet parking, setback, Z- 8-9 6 page 4 "D-1" Professional Office to "F" Commercial 500 W. Saginaw and other zoning requirements , almost the entire site would have to be building and pavement . This would significantly increase storm water runoff near an established residential area and decrease the value of the site as a buffer between the residential neighborhood and traffic on Saginaw Street . The site would not be large enough to provide adequate storm water detention facilities or the landscaping, screening and buffering required by code. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT If granted for the property, a zone change to "F" Commercial District could be precedent for a "chain reaction" of commercial rezoning along Saginaw Street and encroachment of commercial uses into the established residential neighborhood. Currently, it is primarily multiple family residential uses which serve to buffer the adjacent single family neighborhood from the busy arterial street . SUMMARY The request is to rezone a small corner lot from "D- 1" Professional Office to "F" Commercial District. Staff has raised several concerns relative to the establishment of commercial activity on such a small lot and the precedent for converting residential uses to commercial along the Saginaw corridor. Staff is still concerned about the potential intensity of commercial development that could be permitted by right in the "F" Commercial zoning district; there are many uses permitted in the zone that could be benign (such as the proposed use) , or that could have a severely negative impact on the adjacent residential zone. RECOMMENDATION Staff does not recommend approval of this request to rezone the property to "F" Commercial District . Staff believes that a light office use or office and residential use is appropriate for the site. The potential intensity of development permitted by the "F" zone may not be compatible with the residential neighborhood. i" i �I Z-8-96 , Z-8-96 , 500 W. Saginaw St. NOW Sur e- Professional Office to "F"' Commercial District i CEKC JrLCATK OF GVTtvEY F+ol1I Paul Corey ?AC AdvevtIOL"K Cablimay, inc. 500 W. So Lnaw Street:.; r 500 W. Saginaw Strcct ichigan Lansing. lfichigen Legal De*eripti0,nI I1Tc 54%uth 24 feel n( the Chet 55 foct of LOt S. and the East 55 foot.of Lot 6, !►tack F. Soywour'-, Koh. n( Blocks, %6. Ain& 27. original r14t. Ctty of Lensing. InJIIUM Cuui+ty, Nlchtgnn. i �3 .. s wFw•t�.K .. r r i • rounJ f ic(•nrtj C4—cc r. 'Sat T•ropnrty tOLnar .. P-1-96 Wise Estates Subdivision Page 1 5800-5900 blocks, west side of Wise Road GENERAL INFORMATION APPLICANT: Gerald S. Fedewa 5661 Okemos Road East Lansing, MI 48823 SURVEYOR: Bryan Land Surveys, P.C. 6019 Marsh Road Haslett, MI 48840 ENGINEER: The McNeer Company 6019 Marsh Road Haslett, MI 48840 STATUS OF APPLICANT: Proprietor REQUESTED ACTION: Final Preliminary Plat Approval EXISTING LAND USE: Vacant EXISTING ZONING: "A" Residential PROPOSED ZONING: Same PROPERTY SIZE & SHAPE: 130' x 743.32' (2.21 ac.) SURROUNDING LAND USE: North: Two Family Residential South: Single Family Residential East: School West: Vacant (Proposed Church) SURROUNDING ZONING: North: "C" Residential South: "A" Residential East: "A" Residential West: "A" Residential MASTER PLAN DESIGNATION: The Southwest Area Plan (1980) shows this area becoming 0 - 7 residential dwelling units per acre. P-1-96 Wise Estates Subdivision Page 2 5800-5900 blocks, west side of Wise Road SPECIFIC INFORMATION DEVELOPER'S PROPOSAL The proprietor, Gerald S. Fedewa, is requesting Final Preliminary plat approval to develop a single family residential subdivision which contains 2.21 acres in the City of Lansing. The plat will contain 10 lots, numbered 1 through 10 inclusive, and 1 outlot. The location of the proposed plat is within the 5800 and 5900 blocks, on the west side of Wise Road. The net density for this plat will be 4.525 dwelling units per acre. REVIEW AND ANALYSIS The Final Preliminary Plat (Plat) as submitted is in conformance (4.525 du/ac.) with the Southwest Area Plan (1980) which shows this area becoming 0 - 7 residential dwelling units per acre. In general the Plat conforms with Chapter 1234 "Platting Procedures" of the City of Lansing Zoning Code and has made the corrections/additions that were requested during Tentative Preliminary Plat approval. The Plat's conformance with the seven subcategories for Final Preliminary Plat review are summarized below. 1 . Identification OK. The Plat contains the necessary location map, scale, north arrow, parcel acreage, date, and dimensions. 2. Existing Conditions Information on land use, sewers, water, flood plain, lot lines, right-of-way, utility easements and public lands is adequate. 3. General Characteristics OK. Zoning, proposed development, contours, and the preservation of existing tree and vegetative cover are all adequate. 4. Lots OK. The number, access, size, buildable shape, and outlot is all acceptable 5. Streets and Circulation A sidewalk is proposed within the public right-of-way along Wise Road for the entire length of the Plat. The Developer will develop the sidewalk on a lot by lot basis as each house is completed. Sidewalk must conform to the City of Lansing's Department of Public P-1-96 Wise Estates Subdivision Page 3 5800-5900 blocks, west side of Wise Road Service design standards and be established to minimize impacts on existing street trees. The sidewalk should provide reasonable access to the Pedestrian Skywalk Located between lot 2 and outlot "A". No new roads are proposed. Adequate access to a major street is provided. 7. Social Factors. OK. The unit density, population density, and other impacts upon the community are all acceptable. Additionally, the applicant needs to be aware of the following information. Items 1-3 must be labeled upon the final plat prior to approval: 1. That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. 2. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. 3. A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. 4. That Final Preliminary plat approval is effective for a period of twelve (12) months from the date of approval. 5. That the applicant complies with any addition requests by the referring agencies prior to final plat approval. SUMMARY The proprietor, Gerald S. Fedewa, is requesting Final Preliminary plat approval to develop a single family residential subdivision which contains 2.21 acres in the City of Lansing. The plat will contain 10 lots, numbered 1 through 10 inclusive, and 1 outlot. The location of the proposed plat is within the 5800 and 5900 blocks, on the west side of Wise Road. The net density for this plat will be 4.525 dwelling units per acre. The Plat generally meets the City of Lansing's Plat Procedures and Design Standards for Final Preliminary plat approval and is in substantial conformance with the Tentative Preliminary Plat and the conditions thereof. P-1-96 Wise Estates Subdivision Page 4 5800-5900 blocks, west side of Wise Road RECOMMENDATION It is the recommendation of staff that the Final Preliminary Plat of Wise Estates subdivision be approved with the following conditions: 1 . That the final plat will be developed with all public improvements as required by the Lansing Subdivision Regulations and the Michigan State Plat Act. 2. That all lots shall be graded so surface water will drain therefrom so as not to adversely affect adjacent properties. 3. A note stating that all utilities, public and private, are to be provided to the individual lots through underground conduit located within public and private easements. 4. That Final Preliminary plat approval is effective for a period of twelve (12) months from the date of approval. 5. That the applicant complies with any addition requests by the referring agencies prior to final plat approval. PRELIMINARY^RLAT WISE ESTATES A SUBDIVISION OF THE SOUTHWEST 1/4 OF sm-rm 6, T:IN, R:21y- CITY OF 1,AN-.)'IN(;, INGHAM COUNTY, MICHIGAN 4 7-11 40 80 120 Ir G6LRALD S FIDEWA Pl?,-N LANU SURVFY�.F��C� �61 CKEMOS RD. 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