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HomeMy WebLinkAbout1997 Planning Board April-June Minutes FINAL APPROVED AS PRINTED 041597 DRAFT TO CLERK 041197 APPROVED041597 TO CLERK 042597 Minutes of the Regular Meeting LANSING PLANNING BOARD E i 1 7 p.m., City Council Chambers �„ Tenth Floor, Lansing City Hall �� r ;I 1 13 124 West Michigan Avenue UNSi '0 CITY CLERK TUESDAY,April 1, 1997 1. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7 p.m. A. Roll Call. Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan; Ruge; six members present; two vacancies. Ex officio councilmembers Lilly, Allen; not in attendance. B. Excused Absence. None. C. Introductions. Eleanor Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator. 2. APPROVAL OF AGENDA. The agenda was approved as printed. 3. COMMUNICATIONS A. Memorandum dated March 21, 1997, Bill Rieske to UDC members canceling meeting of March 25, 1997. B. Memorandum dated March 24, 1997, Patricia Cook and Eleanor Love to Planning Board regarding neighborhood enterprise zones. Chairman Goolsby said regarding Item B, Z-5-97, 411 and 415 E. Cavanaugh Road, "A" Residential to "F" Commercial District, action would not be taken this evening under Committee of the Whole. 4. HEARINGS Mr. Ruff summarized the approximately-120-day rezoning process for the benefit of audience members unfamiliar with the procedure. Chairman Goolsby said Z-5-97 is listed under Committee of the Whole, but no action will be taken tonight. The item is actually referred to the Zoning and Ordinance Committee which will take it up at their next regular meeting. It is listed here because at our last meeting we agreed that after it was heard by the Zoning and Ordinance Committee, that it would be referred to the Committee of the Whole. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 2 A. Z-5-97, 411 and 415 E. Cavanaugh Road, "A" Residential to "F" Commercial District Mr. Ruff presented the case, a request by Velmeir Co., L.L.C., to purchase and rezone property, including 411 and 415 E. Cavanaugh, presently rezoned "A" Residential, comprising about 7,500 sq. ft. of lot area to become part of a proposed Arbor Drug development on Cedar at Cavanaugh. They propose to remove the existing structures, including the old Bill's Bedding Warehouse. TODD BRUNST, DMR REAL ESTATE SERVICES, REPRESENTING THE APPLICANT. The request is to rezone two adjoining lots, which we feel is in keeping with the neighborhood and the character of the site. There is a grade change here, and the addition of the new structure and the elimination of an abandoned building would open up a clear view of the corner, substantially enhancing the appearance of the corner and traffic control and visual implications for construction at this location. There already is a curb cut on the Cavanaugh Road side. Relative to loading and unloading, it occurs during daylight hours, after 10 a.m. and before 10 p.m. It is very rare for trucks to be in and out after dark. We conducted a meeting, arranged by Councilmember Allen in the South Side Precinct several weeks ago, attended by 45-50 people. Support for the proposal was unanimous. People in the neighborhood seem to think it would be a positive attribute for the community. Seeing no one else in the audience wishing to speak on Z-5-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Zoning and Ordinance Committee, meeting on April 9, 1997 at 4 p.m. in the Planning Office, 316 N. Capitol Avenue. Enter on the alley side and go in the door on the right. B. Z-6-97, 810 W. Saginaw St., "D-1" Professional Office to "F" Commercial District Mr. Ruff presented the case, a request by Nelson Gilroy, who has an office at 810 W. Saginaw St., to rezone the property from "D-1" Professional Office District to "F" Commercial District. A portion of the property was rezoned from "J" Parking District to "D-1" Professional Office District to conform with an existing office's zoning district on part of the site. Mr. Gilroy expanded his building at that time. He has since decided he needs to utilize more of the front area for parking. The "DA" Professional Office District has a restriction on front yard parking to a certain dimension, so Mr. Gilroy is seeking rezoning of the property to PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 3 conform to his development and the surrounding land use. Mr. Ruge clarified that the zoning change is more to bring the property into conformance with land use; Mr. Ruff said that is correct. Ms. LeBlanc noted a correction on the staff report; on Page 1, under location, north side of M.L. King. Mr. Ruff said it should read east of M.L. King between Chicago and Wisconsin, or Saginaw Street. NELSON GILROY, 1011 SHELTER LANE, OWNER OF 810 W. SAGINAW. The changes we are proposing are to keep it in compliance with the way we would like to use the parking. My staff has increased since we have increased the size of the building. We need the additional parking space, and at this time, I don't think the property is in conformance with its original zoning. We need to have it rezoned. Seeing no one else in the audience wishing to speak on Z-6-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Zoning and Ordinance Committee, meeting on April 9, 1997 at 4 p.m. in the Planning Office, 316 N. Capitol Avenue. C Z-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking Districts to "F" Commercial District Mr. Ruff presented the case, a request by Design Pinnacle, Architects and designers for Computer Warehouse at 315 E. Jolly Rd. They request rezoning for the property from "F" Commercial, "G-2" Wholesale and "J" Parking Districts to "F" Commercial District. It includes approximately 90,000 square feet of lot area. When this originally was zoned commercial, a large amount was left for "J" Parking because of the lack of adequate parking requirements in the code at that time. It was the Democratic Party Headquarters, a large assembly area that required a lot of parking. Since Computer Warehouse purchased it, they have made improvements and plan to add another tenant, Powerhouse Gym. There would be a 4,000 sq. ft. addition for the Computer Warehouse and a 24,000 sq.ft. facility for the gym. The Computer Warehouse abuts the U- Haul property to the north, with commercial use to the east, west and south. TOM DOWLING, DESIGN PINNACLE ARCHITECTS, REPRESENTING MR. BOJI. We do have a color rendering showing our proposal and how it will tie in with the existing Computer Warehouse. Computer Warehouse has grown substantially, and they need more warehouse space. The PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 4 proposed 1,000 sq. ft. addition is warehousing. Seeing no one else in the audience wishing to speak on Z-7-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Zoning and Ordinance Committee, meeting on April 9, 1997 at 4 p.m. in the Planning Office, 316 N. Capitol Avenue. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) ERIC CLARK, 6070 S. M.L. KING, regarding PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. Those of us from the South Lansing Association that are connected to this property close by where we now operate a business and have been there for 27 years, have a combined presence in the area of well over 100 years. We are in the majority and we would not like to see the Silver Stone project be allowed to happen. Not only will it be a detriment to the area, it will prove to be a crime-ridden piece of property in a short time as soon as all the profit has been taken from the property and the developer is gone and the tax abatement has been eaten up and the rest of us are paying taxes at a premium price and the City of Lansing has to take a bath to allow this developer to build this low-income tax-abated project. I don't know how the people don't have more to say. The rest of us are paying taxes at an accelerated rate every year, what with the sewer project separation and property tax increases. Here somebody comes along because he qualifies for some points in a big corporate move, they are going to allow him to build something at our expense. The City is going to lose lots of revenue dollars and taxes, some $600,000 is being wasted now. They are closing libraries; there is no police protection. We could use more police protection out there. The fact that they are closing libraries proves that all these abated projects, of which 39 percent are located in the south part of town, are going to have a negative impact. You have to take a look at what the majority of us would like and not what one person would like to do with that piece of property. I am not against some kind of development, but I am definitely against something that is going to lower the property values for those of us who have been there for all those years, over 125 years. I would like that taken into consideration. JOYCE COOK, 5723 TAFFY PARKWAY. This proposed building will go in my front yard. I am opposed. I recently heard that the minimum requirements have been met. If we are a world-class town, why would we settle for minimum requirements? I have concerns about my own safety, about this housing unit going in there. If you had taken a look at the area and seen what was already in there, it's pretty run down. We have slow response time from the police, our street isn't even paved. We are paying pretty high taxes there for what we have. We keep our area up, and I am opposed to it. I want you to know that. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 5 PAULA CLARK, 6070 S. LOGAN. I am also opposed to this for a number of reasons, the tax abatement being one of them. I understand you folks have nothing to do with it. The other is the minimum requirements being met--what are minimum requirements? The developers claim that they are going to have people in there paying rent at $700 and some a month. Anybody that can afford that kind of rent is not going to rent in a complex like that. They are going to buy a house, I feel. You should think about turning these into owner-occupied and not rental units because they are going to lower their standards as far as the rent they are going to receive, because they are not going to get people that can afford to pay that kind of rent in these kind of buildings. I just don't see it happening. Please reconsider this before you approve it. VALERIE MARSH, 5735 TAFFY PARKWAY. My husband was unable to attend; we are both against this. It is going to be right in our front yard. I have a three-year-old daughter. I do watch her, but I don't want strangers walking down my street in my front yard. I used to live in another townhouse community, and I know what it is like. It's the reason why we moved away from there; we bought our house because we wanted to better ourselves, and to have a better place for our daughter to play and for us to grow. I think traffic is going to be increased tremendously; cars already speed through there. The road is not paved. Another problem I have is with the sewerage. There will be 104 units with at least one person per unit. Where is all the sewerage going to go? A year down the road, they are going to have to put new sewers in and our taxes will go up to pay for that. It is a very bad thing. BARBARA LUOMA, 2100 RIVERSIDE CT., PART OWNER OF JERRY'S AUTOMOTIVE, 5544 S. M.L. KING BLVD. I have been here before. We have continued to take names on advisory petitions. I have two more to give you tonight. Concerns have been legitimate from both businesspeople and residents. I received a card that says 104 townhouse units. I have a report from the City of Lansing compiled on Silver Stone Townhouses. I am confused as to the number of units. This paper adds up to 172 units; this one says 104. Mr. Ruff said 104 units is correct, 13 1-bedroom units, 79 2-bedroom units and 12 3-bedroom units. MS. LUOMA. This is the last revision of a master plan dated July 1980. 1 only had the last few hours to look at. We are working with materials that are outdated. They would work good for you if they are in your favor. Next week they may not be in your favor. There are several maps showing major nonresidential areas. The area we are talking about is shown as a major nonresidential area. Another map shows use of commercial space along the same property. Starting from Jolly to 1-96, properties have slowly become PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 6 commercial fronting on King. That is the business side of it, what the business people are having a problem with. In the north end of Lansing, I am the coordinator of Lady Hill Neighborhood Association. We have a neighborhood not unlike my business neighborhood. We are adjacent to Hickory Woods, which is not a large project, in an area that is residential and commercial. Our association came together because of similar problems caused by Hickory Woods. It's the same type of project. Unfortunately bad apple residents found it easy to come into the neighborhood and break and enter into our homes. They also found it easy to cross to the commercial properties and do the same. The only way we've been able to work with this problem is to associate. We didn't want to do this, but we needed to get our neighborhood back. That's where my concern lies for our future. I get the feeling that this is done. I would like you to reconsider. We are adding something to a neighborhood that has started to become commercial on the frontage properties. The residential areas are behind. If you look at it in the view of the future, that the people who did this revision looked at, that was their intent. (Handed in petitions.) C.D. RANDALL, 5614 S. LOGAN. I spoke a couple weeks ago. I have been in my building 41 years. I talked with Sam Bofysil, the man who sold this property to Mr. Vanek. He said he had always wanted to make that property commercial, but Vern Fountain wouldn't even consider making that commercial. There is an interesting reason why that might have happened. Vern Fountain was raised on Logan Street just to the north, and his mother still lived there, and she didn't want that to become commercial. That probably is the reason why I was having so much trouble with making that commercial over the years, because of Mr. Vern Fountain. There have been four houses torn down since I have been there and at least one of them was a pretty decent house. On the other property across the road, there have been six houses torn down over there. So ten houses on that property have been torn down, and on the property across the street. On the same property across the street, there have been six new businesses built over the 41 years. That property there clearly is commercial. It isn't residential. We don't want this thing to happen across the road. We know it's going to hurt us. All but one of you people should have enough.common sense to turn this thing down. One of you seemed to be real adamant about it happening. Please reconsider. B.W. THOMPSON, 5606 S. M.L. KING BLVD. One of my concerns with this project going in across the street is that the storm drain in that area is not supposed to be adequate for my locksmith business to tile into. So now you are going to be talking a very large area of runoff that's all of a sudden the drain is adequate, or meets minimum standards. It was quite an expense to me to have to regrade my whole property to run off the other way, but I've got a manhole going into your storm drain right in front of my property I was unable to use. The PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 7 other concern I have, I've been on Logan St. since 1973. My original location was three blocks south, next to the school. The area was always decent, but due to the playground there at school, about once a month, I'm having to replace a $240 piece of glass in my building because the kids were playing in the playground until midnight, coming by and busting the glass. I'd get an alarm, and have to board the thing up, and have to get glass put in the next day. Now we are proposing 104 units with kids across the street from me--what's going to happen to my building now? I would ask you to reconsider and consider the businesses there and the repercussions. I haven't had an answer on this storm drain, and I would like one from somebody as to capacity, and will it be able to take this? Chairman Goolsby said the staff report indicates public facilities are adequate, and that an eight-inch storm sewer and an eight-inch sanitary sewer connection can be made into current location in Taffy Parkway. Another requirement of a project this size is retention of storm water. Mr. Ruge said the site plan indicates three retention basins to hold the runoff, so the storm drain won't be used by this property. Ms. Love says Public Service does the calculations of storm water runoff, site size, amount of impervious surface, amount of building area all are entered into the Public Service computer. JERRY LUOMA, 5544 S. M.L. KING. About seven or eight years ago, I looked on the south side of Lansing, on Cedar, Pennsylvania, Logan, Waverly and some of the side streets. S. Logan was our choice, because we could see the potential for a commercial area. In the past seven years, we have seen ourselves, Mr. Thompson of Thompson's Locksmith, the second hand store; Bay Petroleum remodeled a new building, Drake's Insulation. Clarks have remodeled their building; by the expressway there is a McDonalds. The trend is definitely commercial, and I can't see any reason to have residential mixed up with the commercial. It goes back to the Master Plan that is 17 or 20 years old. Twenty years ago was a completely different outlook in that area. It needs to be looked at again to see what direction it's going in on S. Logan. LORI FUDGE, 5528 S. M.L. KING, EXQUISITE TOUCH SALON. Two concerns are with my clients, who know I intended to move, possibly to Holt. I chose to stay in Lansing because I have a lot of Lansing clients who work here and in state buildings downtown. They could get to that area, on their lunch hours, and still get back downtown. I chose to move there instead of Holt, which would have been better for me personally, but for my clients better in that location. The tax abatement has been a big deal to my clients. I have not talked with one in accord with it, for Lansing to have to incur another cost with the tax abatement. Another thing is that this demographic study is 1994. It is outdated material. Before you make this kind of decision, I would like to see the City choose a more up-dated study. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 8 BRUCE STEWART, 603 EAST MICHIGAN AVE., SOCCERZONE. We are proposing to put an addition onto the existing Soccerzone facility on Comtec Drive. Part of our new building and parking lot falls within the floodplain. We are required to come before you to obtain a special use permit for this. We have received a permit from MDEQ allowing us to fill in the floodplain. Ms. LeBlanc said, looking at the map of the plan, I see areas being removed from existing floodplain. Is the floodplain growing because new construction is being put in it? Mr. Ruff said the floodplain boundary is being altered, adjacent to the existing building, and farther out closer to the creek, by regrading and some filling. This originally was permitted back when they built the original Soccerzone. They didn't do all the work back then. Even if they had, they would still need this special land use because it still recognizes part of the floodplain by the Federal Flood Insurance Maps. There is a little swale that was built next to the building, which is the one cross-hatched area that you see, like a long finger, that's a swale the floodplain, and it rose a little farther to the east, where you see "area being removed from floodplain", then it went back down to the Sycamore Creek area. Then you see the cross-hatched area that is being raised above the floodplain area. It is a minor area being raised in the floodplain. 6. RECESS - None. 7. BUSINESS SESSION A. Minutes for Approval: March 18, 1997 Mr. Nischan made a motion, seconded by Ms. LeBlanc, to approve the minutes of March 18, 1997. On a voice vote, the minutes of March 18, 1997 were unanimously (6-0) APPROVED. B. Committee of the Whole Ms. LeBlanc made a motion, seconded by Mr. Ruge, that the Board resolve into the Committee of the Whole; carried unanimously. Mr. Ruge is the Chairman of the Committee of the Whole. (1) PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. Mr. Ruff presented the report, using design criteria evaluating density and land use. It is a site of approximately 7.3 acres, PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 9 averaging 14.25 units per acre. The site size allows the combination of units and the number of units, based on the zoning district. The area of open space has been computed as well as parking spaces, all meeting code requirements. Building height allowed is 45 feet. The maximum height proposed is approximately 23 feet. The size of the units averages from 1,000 to almost 1,600 per unit. There are no dedicated public alleys or streets in the project, nor dedicated public parks or recreation facilities. There is not a request for additional density, an option under the PRD clause. Looking at the criteria as required under Section 1280, the proposed development is designed to be constructed and operated in the residential character; residential abuts this property. Comments have been made about activities of occupants of the structures and how that will effect the adjacent properties. The petition that was circulated and discussed tonight is also referred to in your report. Staff is recommending approval since it meets the requirements of the Planned Residential Development with the condition that additional sidewalks be installed along the frontage of Haag and Hughes, with approval of Public Service Department, so that people going toward M.L. King would not have to utilize interior sidewalks or the street. There are interior sidewalks to the project; also a proposed sidewalk along M.L. King. The interior sidewalks would also extend to Hughes Rd. where there is sidewalk on the opposite side of Hughes Rd. That is the basic condition added to the plan by staff. The other conditions are more standard, conformance to agency comments as well as other requirements for the development. Mr. Nischan asked in the existing zoning, they could build without our review at all a single building of equal density; answer: yes. Mr. Goolsby said, with the proposed multiple units, there would be no ingress or egress except off of King? Mr. Ruff said the vehicular circulation is all directed toward King; there are no other curb cuts proposed toward Taffy, Haag or Hughes. Mr. Goolsby said there is a row of evergreens across the back of the property. Those would remain and be added to also. Mr. Ruff said there is a substantial number of deciduous and evergreen trees along Taffy Parkway frontage of the site. They would be retained. Staff did not recommend sidewalks along Taffy because of a concern that the trees would be removed. Mr. Goolsby said it has already been pointed out that whatever if any tax abatements attach to this PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 10 property, this Board does not decide those, but rather only on a land use basis and the zoning that exists at the time. This is not a zoning matter, but the proposal fits within the land use permitted in this district. "For that reason, I am going to be supporting it." Ms. LeBlanc said this Board can't do very much with this issue; we have no say about the PILOT program. The zoning exists to put a multiple dwelling on the site. This multiple dwelling could go on commercial property; it is permitted. The only thing we can decide is whether to accept this site plan with the townhouses. If we don't, the owner can put one building. "Based on that, I will also be supporting it." Mr. Greiner concurred. On behalf of the people who have spoken to us on this issue, we welcome your comments; we appreciate your comments, and whether or not we appear to be acting on your comments, we do consider them. Quite often, we can't do exactly what you want. Sometimes we can, and we choose not to. There are a lot of different scenarios, but in all cases, we do listen, and we do take them into account. They are made a part of the record, and they are available for every other Board, Department or Council that considers anything to do with this from this point forward. They are never wasted comments. They are used by us regardless of what we do with them. The only issue before us tonight is whether or not we will approve a PRD for this piece of property. The only way zoning can be changed is on an application; the only parties that can make application are the owner, agent, person optioning the property, or the City Council. Absent that, we have no authority to act on the zoning. We have no power to stop a zoning permitted on the property. We don't approve or disapprove of projects. "I would like to indicate my support of the PRD." Mr. Nischan made a motion, seconded by Ms. LeBlanc, to approve PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. Mr. Nischan said our choice is do we support the townhouses or one big building. "When it comes to a vote, I will vote affirmatively, not out of disregard for concerns but for the neighborhood, the intent of the plan, the existing character of residences. It seems to me that all the advantages go to the proposal instead of a single building." Mr. Goolsby proposed a friendly amendment that the motion contain the three conditions as outlined in the staff report, namely, that all improvements meet local, state and federal regulations applicable to the development; the applicant install PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 11 sidewalks on the frontage of Haag and Hughes Road with the approval of the Public Service Department, and all improvements shall conform to requirements of applicable agencies. The friendly amendment was acceptable. Mr. Ruge asked about whether or not it was going to be a low income housing project, that these were going to be quality units with special amenities. Mr. Ruff said, yes, the, architect presented that information. Mr. Ruff said it helps the developer know what the costs are up front for the first so many years of the development, so they can make a better judgment as to their financing and their lease-renting structure, etc. As far as low-income vs. rents and amenities, the original application has on it a reference to. low-income. That is where some of that information came from, the applicant's petition. Subsequent information talks about rents, size, quality, etc. "I could not go into detail about the financing; I don't have that information." MARVIN VANEK, 5722 LeBARON CT., EAST LANSING. (He gave the Board a copy of the amenities.) For the record, Mr. Ruge read the amenities: Miniblinds, dishwashers, 14-cu.ft. frostfree refrigerators, central air conditioning, hookups for washers and dryers, common laundry facilities, intrusion alarms, cable TV hookups, decks, 32 carports, individual gas meters, individual electric meters, some office space, two tot lots, family rooms, maintenance space, vaulted ceilings and a lawn irrigation system. Mr. Ruge had no more questions for Mr. Vanek. Mr. Ruge said our choice is between two competing projects, one which is unattractive, and the other which is unattractive, according to most of the people here. Our job is to choose between the best of unattractive projects. On a voice vote, the Committee of the Whole took the following action: There were: Ayes: 6; Nays: 0; PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd., was recommended for approval. (2) SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain Mr. Ruff presented the case, a request by Mike Garrett of Soccerzone, Inc., to build an addition onto the existing building. It is not a typical special land use request; it is given a special land use number. It is a use allowed in the light industrial district; no change is proposed in the zoning. Because it is in the area regulated by the flood insurance program of the federal government, it has certain PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 12 requirements. The structure must either be elevated above the floodplain or floodproofed (it is being elevated above the floodplain). It is in an area adjacent to Sycamore Creek, which has a large storage capacity. Soccerzone has outdoor playing fields that are designed to handle flooding. We received a memo from Mr. Dowling, Public Service Dept. with a favorable review. Staff approval recommendation contains three conditions. Even though it is being elevated above the floodplain, it is still within the floodplain; therefore, flood insurance may be required. Any proposed fixed mechanical equipment, whether inside or outside of the building, must be elevated above the 100 year floodplain from a safety standpoint as well as from reduction of loss from potential flood; and third, approval subject to requirements of the City Engineer. When this goes to Council, Council does not hold a public hearing, just as Planning Board did not need to hold a public hearing on this type of review. Mr. Goolsby asked if the third condition should mention the necessity of obtaining a soil erosion permit from the Public Service Dept.; Mr. Ruff said it is required anyway because of the size of the property and the proximity to the drain or the Sycamore Creek. They could not get their building permit without first having the soil erosion control permit. Ms. LeBlanc asked if drainage for the parking lot is on-site or to a City storm sewer. Mr. Stewart said no, it flows directly into Sycamore Creek, mostly over land, but with one section of culvert that runs under the parking lot, and thence out to Sycamore Creek. Ms. LeBlanc said in the spring, the runoff from the parking lot into the creek is full of oil. She was concerned, saying parking lot drainage should go into the sewer system rather than into the Sycamore Creek. Storm water runoff, such as parking lot drainage, most of the time is treated before being released into the river. During low usage periods, all effluent is treated, whereas during heavy rains, only storm water would be channeled directly to the river while sanitary sewerage would run through the treatment plant. Mr. Steward said Contec Center was designed and approved by the City, and the storm system flows directly into Sycamore Creek. We don't have an option to hook into PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 13 a storm sewer that will flow back to the treatment plant. Ms. LeBlanc added a fourth condition, "The vegetation along the creek be left in natural condition near the creek bank area." Mr. Ruff wanted it clarified that the natural vegetation be maintained between the parking lot areas and the creek, and not the play fields. Mr. Stewart said there is a substantial area of natural vegetation down to the creek proper. When it floods, the water does come up closer. "We are really not allowed to do much work down there unless we want to apply for another permit." There are some open areas to the north of the existing building that lead to the creek. Some of it has some play fields in it. Mr. Ruff said between the parking lot and the creek itself, and not necessarily the playing fields; Ms. LeBlanc said the creek bank area. Ms. Love said Ms. LeBlanc's concerns have been put into the permit--the excavation site must be sodded or seeded, as well as the banks of the creek. Mr. Ruff said in the more detailed site plan, they do have limits of where they are doing the work and not getting too close to the bank. Mr. Goolsby made a motion, seconded by Mr. Greiner, to approve SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain with three conditions as outlined in the staff report. Ms. LeBlanc requested acceptance of a friendly amendment, that vegetation between the parking lot and the creek to be maintained and preserved in a natural condition. The amendment was acceptable to both Mr. Goolsby and Mr. Greiner. On a voice vote, the Committee of the Whole took the following action: There were: Ayes: 6; Nays: 0; unanimous; SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain with the four conditions was unanimously approved. (3) Neighborhood Enterprise Zones. Ms. Love directed members' attention to the memorandum dated March 24, 1997, Patricia Cook and herself regarding neighborhood enterprise zones. We have hired the EDC to assist us in PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 14 establishing neighborhood enterprise zones. We have proposed a council of locations where this program could be enacted. Basically, it is a tax abatement system for residences in the same way that we have tax abatements for industrial uses. It is a twelve-year tax abatement. You must apply for it, and it relates directly to improvements that you might make on a property. It freezes your assessment at your current rate for rehabilitation. You can put a substantial amount of improvements into the house. The limit on the current value of the house is $60,000 as an existing structure. If new construction, instead of paying on half the SEV value of the house, you pay on one-quarter of the value of the house, again for a period of 12 years. It is primarily for single family or condo units that are owner-occupied. However, certain rental buildings with 1-8 units can be eligible in the rehabilitation program. We have proposed this for several areas city-wide, as on the attached map; also given are the parcel.numbers. There is also a summary of steps we have to perform to set up the neighborhood enterprise zones, including holding a public hearing on April 14. One thing required is a finding on behalf of the community that this is in compliance with the current comprehensive master plan for the city; with neighborhood preservation and economic goals of the city; with the Goals and Objectives for the Twenty-First Century; with the Goals and Objectives of the Consolidated Plan as prepared by the City of Lansing for HUD, which the Planning Board has heard and adopted at its February 4, 1997 meeting. Ms. Love pointed out on the map areas for rehabilitation and also for new construction. The resolution states that the Board has looked at the zones proposed and has determined that they are consistent with housing and economic goals for the City, and meet HUD guidelines. One of the criteria for selecting areas was the existence of neighborhood organizations. The only one that does not match that character is the area on Pennsylvania, and it is a unique situation. Ms. LeBlanc asked if the certificate is transferable if you PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 15 sell your property during the 12-year period. Ms. Love said she believes it goes with the property, rather than with the owner, so it appears to be transferable. Ms. LeBlanc asked, regarding new construction, what if it ceases to be owner-occupied during the 12 years. Ms. Love said you have to be certified every year, and since you would no longer meet the threshold requirement, it would appear that the certificate would be lost. She will verify this with the State Treasury officials. Ms. LeBlanc made a motion, seconded by Mr. Goolsby, to support the Neighborhood Enterprise Zones which are in conformance with the current Comprehensive Master Plan, and other findings 1-4 as on the draft resolution. On a voice vote, the Committee of the Whole took the following action: There were: Ayes: 6; Nays: 0; unanimous; the Neighborhood Enterprise Zones were recommended for approval. Mr. Goolsby made a motion, seconded by Ms. LeBlanc, that the Committee of the Whole arise; carried unanimously; the Committee arose. C. Committee Reports 1. The Committee of the Whole Mr. Ruge presented the report of the Committee of the Whole, which considered three matters. (a) PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. This is a proposal for 104 housing units in a planned residential development. There was much opposition by the neighborhood. A motion was made, seconded and carried unanimously to approve PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. with three conditions. Mr. Ruge made a motion, seconded by Ms. LeBlanc, to recommend approval of PRD-1- 97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 16 PLANNING BOARD ACTION on the motion was as follows. Mr. Goolsby said he is voting in favor because it is consistent with the land use in the area at present and he sees it as an improvement. Frederick. . . Aye Greiner .Ave LeBlanc. . . Aye Nischan . Ave Ruge . . Ave Goolsby . Ave On a roll call vote, there were- Ayes: 6; Nays; 0, carried unanimously, PRD-1-97, Silver Stone Townhouses, Northeast Corner of S. M.L. King Blvd. and Hughes Rd. was recommended to be APPROVED. (b) SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain This is an application to build an addition onto an existing building and construct a new parking lot, both of which would be in the floodplain. The Department of Environmental Quality has issued a construction permit. The Public Service Dept. has also consented to the construction. In committee, it was moved, seconded, and carried unanimously to approve SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain with four conditions, (1) that the mechanical equipment should be elevated above the 100 year floodplain; (2) that flood insurance maybe required; (3) that approval is subject to requirements of the City Engineer and the Public Service Department; and (4) that natural vegetation between the parking lot and the bank of the Sycamore Creek be maintained. Mr. Ruge made a motion, seconded by Mr. Greiner, to recommend approval of SLU-1- 97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain with four conditions. PLANNING BOARD ACTION on the motion was as follows. Ms. LeBlanc said she supported the case based on the fact that the state controls floodplain permits and the City does not. We need to look at restrictions approving parking lots in floodplains or discouraging parking lots in floodplains because of all the oil and fluids from cars which may not be environmentally friendly in the floodplain. This needs to be added to the list of things for revision. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 17 Frederick. . . Ave Greiner. . .Aye LeBlanc. . . Aye Nischan. . . Ave Ruge . . Aye Goolsby. . . Ave On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously; SLU-1-97, 4900 Contec Drive, Building Addition and Parking Lot in Floodplain with four conditions was recommended to be APPROVED. © Neighborhood Enterprise Zones This is a request by Patricia Cook, EDC Manager, and Eleanor Love, Planning Manager, requesting a resolution to support the establishment of neighborhood enterprise zones through (1) a statement that the neighborhood enterprise zones are consistent with the master plan, neighborhood preservation, and economic development goals of the city; and (2) the adoption of goals, objectives and policies for redevelopment in the neighborhood enterprise zones. Ms. Love gave the report. The committee believed it to be a good plan. In committee it was moved, seconded, and carried unanimously to pass the resolution. Mr. Ruge made a motion, supported by Mr. Greiner, that the neighborhood enterprise zones be recommended for approval and forwarded to the City Council for final action. PLANNING BOARD ACTION on the motion was as follows. On a voice vote, there were: Ayes: 6; Nays; 0; carried unanimously; Neighborhood Enterprise Zones were recommended to be APPROVED. 2. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The committee has not met since March 18, 1997. The next meeting of the Zoning and Ordinance Committee will be held on Wednesday, April 9, 1997 at 4 p.m. in the Planning Department Conference Room, 316 N. Capitol Avenue. 3. Urban Development Committee, Mr. Frederick, Chair. The Urban Development Committee did not met. The next meeting will be held Tuesday, April 22, 1997 at 4 p.m. in the Planning Department Conference Room, 316 N. Capitol Avenue. PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 18 3. Executive Committee - Did not meet. C. Report from Planning Manager, Ms. Love. Ms. Love tonight has a copy of the neighborhood traffic study and traffic calming report for Area V which is up in the north end of the city. Mr. Berridge indicated that the Traffic Board will be taking this up next Wednesday. He would like to have a comment from the Planning Board on April 15. They would like to report this back to the neighborhood. This is the first one, so as yet there is no established procedure. We had a mutual agreement worked out that in certain areas, we would get to the master plan before they would get to traffic calming. In other cases, it would be the reverse. Where they were first, we would want to look at their report and utilize it if it could be incorporated into the master plan. Mr. Goolsby said, in looking at the report, there is much information, with a section at the end, Solutions, but not much rationale. "I am troubled by the way this is laid out." Mr. Goolsby asked if the Board wanted to meet as a Committee of the Whole at 6:15 on April 15 for 45 minutes to discuss traffic calming. Mr. Ruge said he was disappointed at the low level of sophistication; stop signs are not traffic calming devices, but rather pollution and noise-creating devices. Ms. Love volunteered to ask Mr. Berridge and/or Mr. Bush, the two main participants from Traffic Dept., to come to the Committee of the Whole meeting. Mr. Nischan said we heard about a number of sophisticated approaches that were positive in managing the flow of the system, rather than managing intersections. When we do meet, it would be helpful to have something on paper about calming options and have an opportunity to ask the solution designers which they considered and how they selected their choices. It was agreed that the Board would meet at 6:15 p.m. on April 15 prior to the Board meeting at 7 p.m. On Monday there will be a resolution on the City Council agenda designating the TIFA Board as the Brownfields Board. State law now allows municipalities to issue bonds to fund clean-up efforts. Instead of creating another authority with bonding capability, the proposal is to allow the TIFA Board to take on the additional authority of the Brownfields board. They would have the authority to bond for assistance in different types of clean-up. In addition, and to be able to prioritize a limited PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 19 resource, we are working on a brownfields management plan to identify brownfields in the City with a set of criteria under development. We will be able to identify those with the highest priority. In addition to that, we are working on a groundwater management plan, of which the brownfields is just one chapter. We will be working on a plan for wellhead protection, a plan for brownfields, and a plan for environmentally sensitive areas. We will use the new USGS maps to identify those areas. This will become the report for the new master plan on environmental areas on a city-wide basis. From now on, when we get developments in environmentally sensitive areas, we will have policies specifically designed for those types of developments. Eventually we may adopt zones where certain types of development are not allowed. D. Pending Items: Future Action Required. 1. Urban Development Committee: a. Act-02-96, 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 (Pending Possible IRS Ruling) c Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) d. Revision to Guidelines of Administrative Act 285 Reviews (Tabled June 4, 1996) 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRMAN - None. 10. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge said "A couple years ago when we approved Jim's Tiffany parking lot as an SLU, I thought we stipulated that they had to beautify their buffering around the parking lot. I haven't seen much change or improvement." Mr. Ruff said he would check the landscaping plan. 11. BOARD MEMBER COMMENTS Ms. LeBlanc said several people tonight brought up what she has been putting in every Board evaluation for several years, the date the Master Plan was PLANNING BOARD MINUTES APRIL 1, 1997 PAGE 20 passed. Ms. Love said the new format previously distributed will include a series of reports or profiles at a city-wide level. We are finishing demographics profile right now, and we have started the economic development profile, the community facilities profile, and the environmental profile. Given the volume of our day-to-day work, it is difficult, but we are moving forward on those profiles. 12. ADJOURNMENT -was at.10:10 p.m. Respectfully submitted Eleanor K. Love, S cretary Lansing Planning Board minutes\mn4197 a:\37 Regular Meeting LANSING PLANNING BOARD 7 p.m.,Tenth Floor City Council Chambers, Lansing City Hall ' "• TUESDAY,April 1, 1997 AGENDA 1. OPENING SESSION A. Roll Call B. Excused Absences C. Introductions 2. APPROVAL OF AGENDA 3. COMMUNICATIONS A. Memorandum dated March 21, 1997, Bill Rieske to UDC members cancelling meeting of March 25, 1997 B. Memorandum dated March 24, 1997, Patricia Cook and Eleanor Love to Planning Board regarding neighborhood enterprise zones 4. HEARINGS A Z-5-97, 411 and 415 E. Cavanaugh Road, "A" Residential to "F" Commercial District B. Z-6-97, 810 W. Saginaw St., "D-1" Professional Office to "F" Commercial District C. Z-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking Districts to "F" Commercial District 5. COMMENTS FROM THE AUDIENCE (5 minutes each) 6. RECESS 7. BUSINESS SESSION A. Minutes for Approval: March 18, 1997 B. Committee of the Whole 1. PRD-1-97, Silver Stone Townhouses, Northeast Comer of S. M.L. King Blvd. and Hughes Rd. 2. SLU-1-97, 4900 Contec Drive,Building Addition and Parking Lot in Floodplain 3. Z-5-97, 411 and 415 E. Cavanaugh Road, "A" Residential to "F" Commercial District PLANNING BOARD MEETING April 1, 1997 Page 2 C. Committee Reports: 1. Zoning and Ordinance Committee Next meeting Wednesday, April 9, 1997 at 4 p.m., Planning Office, 316 N.Capitol Ave., Lansing, MI 48933-1236. 2. Urban Development Committee Next meeting Tuesday, March 25, 1997 at 4 p.m_, Planning Office, 316 N. Capitol Ave., Lansing, MI 48933-1236 3. Executive Committee D. Report from Planning Manager: E. Pending Items: Future action required 1. Urban Development Committee a. Act-2-95, 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 (Pending Possible IRS Ruling) C. Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) d. Revision to Guidelines of Administrative Act 285 Reviews(UDC Tabled November 26, 1996) 8. NEW BUSINESS 9. COMMENTS FROM CHAIRPERSON 10. COMMENTS FROM BOARD MEMBERS 11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS 12. 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. 4-0197ag.amd a:\amd APPROVED 070197 with correction P.12,Ln 8.34"Pos 2.55"stop signs improve the quality of the neighborhood by fedHeing INCREASING noise. DRAFT TO CLERK 043097 APPROVED 050697 TO CLERK 070797 Minutes of the Regular Meeting LANSING PLANNING BOARD C' 1 7 p.m., City Council Chambers Tenth Floor, Lansing City Hall LA !;; ', �= i Y CLERK 124 West Michigan Avenue TUESDAY, April 15, 1997 1. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7:15 p.m. Board members met at 6:15 p.m. as a Committee of the Whole to discuss traffic calming. A. Roll Call. Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan, Ruge; six members present; two vacancies. Ex officio councilmembers Lilly, Allen; not in attendance. B. Excused Absence. None. C. Introductions. Eleanor Love, Planning Manager, introduced staff present: James A. Ruff, Zoning Administrator, and Louise H. Christian, recording secretary. 2. APPROVAL OF AGENDA. The agenda was approved as printed. 3. COMMUNICATIONS A. Letter, March 18, 1997, Calvin C. Anderson, Ph.D., Chairperson, West Maple Neighborhood Association, to Members of the Planning Board regarding Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District. Chairman Goolsby summarized the letter in support of the Arbor Drug proposal for the location. 4. HEARINGS A. Act-3-97, Paulson Park Sale Ms. Love made the presentation for Act-3-97, a request originating in the Public Service Department, asking that the City explore the potential for sale of the property. Originally, it was suggested that the Granger Co. would be interested in the purchase; however, ultimately, they indicated they were not interested. As a result, the public hearing is being held to obtain comments as to whether or not citizens think the City should divest itself of the property. It is located in the north end, just east of US-127 PLANNING BOARD APRIL 15, 1997 PAGE 2 (North East St.), and can be reached from Paulson St. to the east of 127. The parcel is approximately 22 acres in size and has some environmental issues surrounding it. Some hydro geological surveys have been done, but we are not now aware of any completed contamination studies. We are now looking at potential divestiture of the property. Ms. LeBlanc said at one time the property was included in the proposed industrial road. Ms. Love said the industrial road came across from Lake Lansing Road over to North East St., and also it is adjacent to property that was involved in a lawsuit, MSV Associates v. City of Lansing. Ms. Love said the industrial road was considered at one time, but we have not pursued this since the mid-80s. Ms. LeBlanc asked about the remark in the report concerning selling the property to Granger and requirements in the way of rezonings and other permits should the land be used as a landfill. Ms. Love said when we discovered Granger was not interested, we did not pursue the landfill issue. Mr. Ruge asked how the City came to own the land and why it is contaminated. Ms. Love did not know the ownership history. Regarding technical questions, she deferred to Ms. Lisa Schulz, Public Service. LISA SCHULTZ, ENGINEER, PUBLIC SERVICE DEPT. I have a report with me that indicates that it was at one time used for the disposal of commercial, industrial, solid, liquid, and household wastes. Our Department has done or had consultants do extensive studies on that, the most recent in 1993. Clean-up laws drastically changed in 1995. At this time, we have a consultant reviewing the testing results from the 1993 data, comparing them to what the actual clean-up standards are now. There is some contamination on the site. Compared to today's standards, we don't have anything regarding that information yet. Mr. Ruge said he did not think it appropriate to sell property to be used as a dump that is right in people's back yards. Ms. Love said there is no plan to use it for anything. The initial letter from Public Service indicated that negotiations were going on with Granger. We don't know the extent of that--the person no longer works at Public Service. We also understand that Granger is not interested in buying the property as it presently exists. If you remember comments by Camp, Dresser and McKee, some of the old landfills directly adjacent to residential properties that they are dealing with have been made into adequate parks after reclamation. At this point, we are not selling it for that purpose. The PLANNING BOARD APRIL 15, 1997 PAGE 3 . question is, if someone is interested in purchasing, would the City be interested in selling. Mr. Nischan asked how did the question arise, should or should not we sell it? Ms. Love said a Public Service representative came to us, explaining that it was under their jurisdiction and asking if we thought the City should sell it. They asked us to do an Act 285 review. In the meantime the negotiations fizzled out, but since we had already published a public hearing notice in the paper, we went ahead with the public hearing. "I want to make it clear for the record that it is not for the purpose of selling it to the Granger Company, it is for the purpose of determining whether or not there is any interest in divesting ourselves of the property." Mr. Nischan had a reservation, similar to Mr. Ruge's, when we have a public body saying this property is contaminated and we should get rid of it, it doesn't sound like what governmental bodies should be saying. Ms. LeBlanc said her recollection was that what stopped the industrial road was the discovery of contamination. Chairman Goolsby announced the conclusion of the public hearing. 5. COMMENTS FROM THE AUDIENCE (5 minutes each) REV. MICHAEL MURPHY, 1420 W. OAKLAND AVE., here representing St. Stephen's Community Nonprofit Housing Corporation and the West Town Redevelopment Association in support of the Arbor Drug site at Willow and M.L. King Blvd. Tonight I reinforce that support. The West Town Redevelopment Association supported it, but we added the requirements concerning liquor and selling liquor at that site. Otherwise, we believe it would be good for that area. You have received a letter of support from Dr. Anderson, who lives across the street from the site and who supports the site, as does the West Maple Street Neighborhood Association. I urge favorable consideration. WILLIE DAWSON, 1304 THEODORE. I got some signatures from my neighbors as the neighborhood coordinator in the area. I talked to my neighbors, and everybody seems to be for it. I am for it, as are most of my neighbors. Some neighborhood people will get jobs from it. Mr. Brunst will deliver the petitions to the Planning Office tomorrow after making copies. PLANNING BOARD APRIL 15, 1997 PAGE 4 TODD BRUNST, REPRESENTING VELMEIR CO., L.L.C, AND DMR REAL ESTATE. Ms. Dawson's petition contains 70 signatures in support of the proposed Arbor Drug site at Willow and M.L. King Blvd. You have heard a considerable amount of public support for the proposal. I too urge favorable consideration. BYRON JUBECK, BATH. My brother currently leases the Sir Pizza and owns the Sir Pizzas in town. They are planning to relocate closer to downtown to serve lunches. It is a great opportunity to straighten out the corner, the crosswalk, and M.L. King, all at one time, at no cost to the City. For years there has been at least one accident a week on that corner. The corner serves seven factories on Willow St. TODD BRUNST, REPRESENTING VELMEIR CO., L.L.C, AND DMR REAL ESTATE, on the issue of Z-4-97, M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District. I would like to offer an additional petition. We submitted one to Mr. Ruff with copies for the members in support of Z-4-97, M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District. I have also tonight been presented with a supplement to that, bringing the total number of supporting signers on these petitions to 290. 1 want to introduce those for the record. We will be submitting those in hard copy to Mr. Ruff tomorrow morning. Chairman Goolsby noted that the issue has already been passed on by the Board; however, Mr. Ruff will receive and acknowledge them. Chairman Goolsby noted the conclusion of the public comment section. 6. RECESS - None. 7. BUSINESS SESSION A. Minutes for Approval: April 1, 1997 Ms. LeBlanc made a motion, seconded by Mr. Nischan, to approve the minutes of April 1, 1997 as printed; on a voice vote, the minutes of April 1 , 1997 were unanimously (6-0) APPROVED. B. Committee of the Whole 1. Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District PLANNING BOARD APRIL 15, 1997 PAGE 5 Mr. Ruff said this was before the Zoning and Ordinance Committee last Wednesday, referred there based on information discussed at the previous Planning Board meeting. This information was to include minutes of neighborhood meetings and any other neighborhood support documents for this request. The information was not available for that committee meeting; therefore, the hopes of receiving additional information were placed before staff and the committee for this meeting. With that, it was moved on to the Committee of the Whole for tonight's meeting. We did not get copies of minutes from the West Side Redevelopment Association. Rev. Murphy was here tonight. We asked him, if nothing else, to be here to present additional information. We got what he had. We do not have minutes of the North West Neighborhood Association of April 8. We do have Dr. Anderson's letter that was provided by Mr. Latterman at the Zoning and Ordinance Committee meeting in support of Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts. That is the information we have for you tonight. Mr. Ruff made and distributed copies of the neighborhood petition having signatures of approximately 70 people residing on Willow, Linwood, Theodore, Glenn, and Westmoreland. Mr. Greiner said he would like to have a plotting of the signers' locations in relation to the petition's location, similar to that provided for Resurrection. "If I am going to use this, I must have some more information as to where these properties are located." Mr. Greiner made a motion, supported by Mr. Nischan, to table Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District; voice vote; carried unanimously (6-0); Z-3-97 was TABLED. The chairman said we will take it up at our next regular meeting of the Planning Board. The Committee of the Whole arose; Mr. Ruge gave the report of the Committee of the Whole regarding Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District. The Committee received the report and new information and a petition. There was a motion to table so the petition could be PLANNING BOARD APRIL 15, 1997 PAGE 6 analyzed so that we can see where the signers actually reside, if they are in close proximity. The petition Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District was TABLED. C. Committee Reports 1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The Zoning and Ordinance Committee met on April 9, 1997. a . Z-3-97, Willow St. and M.L. King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial District Some discussion ensued. The committee felt it did not have sufficient information and voted to refer the item to the Committee of the Whole this evening. Mr. Latterman provided the letter from Dr. Anderson, chairman of the West Maple Neighborhood Association. b. Z-5-97, 411 and 415 E. Cavanaugh Road, "A" Residential to "F" Commercial District The applicant is proposing to rezone the property at 411 & 415 E. Cavanaugh from "A" Residential District to "F" Commercial District. The applicant proposes to demolish these two residential structures and two adjacent vacant commercially-zoned structures in order to construct a 10,880 sq. ft. retail pharmacy. The committee found, based on testimony, evidence and the staff report, that the rezoning is consistent with what the Board has done to maintain and establish a clear line between the residential and commercial uses abutting and adjacent to major arterials. Further, the committee found that the development is compatible with commercial uses along Cedar Street; it is consistent with the Master Plan; and, with the proposed landscaping screening and buffering, would protect from encroachment into the residential neighborhood. Mr. Goolsby noted that the development will improve the sight lines at the intersection, and Ms. LeBlanc added that the removal of the two small homes in the corner PLANNING BOARD APRIL 15, 1997 PAGE 7 of this commercial area is far outweighed by the proposed improvements to this dilapidated commercial property. In committee, it was moved, seconded and carried unanimously (4-0) to recommend approval of Z-5-97, 411 and 415 E. Cavanaugh Rd., 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-5-97, 411 and 415 E. Cavanaugh Rd., "A" Residential to "F" Commercial District. PLANNING BOARD ACTION was as follows. Mr. Ruge mentioned his concern about the driveway on Cavanaugh and the effect that the traffic out of the driveway is going to have on the house across the street. "I don't know if there is a better site plan than the one proposed, but I do see that as a weakness in the site plan." Ms. LeBlanc said this concern was raised in committee. "We realized that." PLANNING BOARD ACTION was as follows. Nischan. . . . . . . . . . . . . . . . . . . . . . Ave Ruae . Aye Frederick. . . Aye Greiner. . . Aye LeBlanc. . . Ave Goolsby. . . Aye On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously, Z-5-97, 411 and 415 E. Cavanaugh Rd., "A" Residential to "F" Commercial District, was recommended to be APPROVED. C. Z-6-97, 810 W. Saginaw St., "D-1" Professional Office to "F" Commercial District The "D-1" Professional Office District prohibits parking within the front yard setback (20 feet from the front property line). The applicant is requesting rezoning to "F" Commercial District, which allows parking in this "front yard" area. The property could gain as many as four off- street parking spaces if the zone change is approved. The committee found, based on testimony, evidence and the staff report, that the proposed rezoning is compatible with PLANNING BOARD APRIL 15, 1997 PAGE S the adjacent land uses, is consistent with the Master Plan, and brings the property into conformance with its use, allowing parking in the required front yard setback. In committee, it was moved, seconded and carried unanimously (4-0), to recommend approval of Z-6-97, 810 W. Saginaw St., from "D-1" Professional Office to "F" Commercial 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-6-97, 810 W. Saginaw St., "D-1" Professional Office to "F" Commercial District. PLANNING BOARD ACTION was as follows. Ruge . . Ave Frederick .Aye Greiner . .Aye LeBlanc .Ave Nischan. . . Ave Goolsby . Ave On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously, Z-6-97, 810 W. Saginaw St., "D-1" Professional Office to "F" Commercial District, was recommended to be APPROVED. d. Z-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial District. This is a request by Design Pinnacle, Architect, representing Louie Boji, owner of Computer Warehouse, to rezone property located at 315 East Jolly Road from "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial District. The applicant proposes to add warehouse and office space for Computer Warehouse and construct a 12,000 sq. ft. Powerhouse Gym facility, all of which would be attached to the existing structure. The committee found, based on testimony, evidence and the staff report, that the rezoning does not effectively alter the land use pattern, it is consistent with the Master Plan, and it is compatible with adjacent land uses. PLANNING BOARD APRIL 15, 1997 PAGE 9 In committee, it was moved, seconded and carried unanimously (4-0) to approve Z-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking 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-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial District. PLANNING BOARD ACTION on the motion was as follows. Frederick. . . Ave Greiner. . .Aye LeBlanc. . . Aye Nischan.. . . . . . . . . . . . . . . . . . . . . Aye Ruge . . Aye Goolsby. . . Ave On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously, Z-7-97, 315 E. Jolly Road, "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial District, was recommended to be APPROVED. Next meeting Wednesday, May 14, 1997 at 4 p.m., Planning Office, 316 N. Capitol Ave., Lansing, MI 48933-1236. 3. Urban Development Committee, Mr. Frederick, Chair. Next meeting April 22, 1997, at 4 p.m., in the Planning Office, 316 N. Capitol Ave., Lansing, MI 48933-1236. 3. Executive Committee - Did not meet. C. Report from Planning Manager, Ms. Love. Ms. Love confirmed the Board's baseball date, July 2. The budget hearing is Thursday afternoon, April 17, 1997. Our budget is approximately 5.5 percent lower this year than last year, because the $18,000 payment for radios for the Code Enforcement Office goes off this year. Our software account for last year, to go along with the laptops, was $24,000, and it drops to $17,000 this year. Those three things decrease our budget by 5.5 percent. We have asked for no new positions; we have only asked to continue present operations. On April 28, we will have a new preservation planner, Susan Cantlon, PLANNING BOARD APRIL 15, 1997 PAGE 10 who at present is the curator of the Turner-Dodge House. She is a knowledgeable person, both about historic preservation and about City process. She will be a welcome addition to our staff. On traffic calming, Ms. Love asked for a sense of Board members' views before they make an endorsement. We can't call it a master plan at this time, because it is not a detailed in-depth study and not one that covers a broad area. "Because of that, I don't know that in and of itself it belongs as a master plan amendment, plus we haven't fulfilled all the requirements for a master plan, including advertisement of public hearing." Ms. Love would like for the Planning Board to become more involved in decisions like Northrup and Clemens. The Traffic Board is interested in having input from the Planning Board and is looking for some expertise in decisions from this Board. Mr. Goolsby said under comments from the Chairman he intended to put on the Committee of the Whole Agenda for the next meeting the referral policy, and the other thing would be a further discussion of the traffic calming, because Mr. Ruge and Mr. Nischan still have some concerns. It is appropriate for the Board to take time now to be satisfied with what is going forward so we will understand it and hopefully endorse it at some time. We can now get our input in as to how the report should be put together, and other things. Jim Ruff said public hearings will be held for Z-8-97, Z-9-97 and PRD-1-97, and Z-10-97, and SLU-2-97. Mr. Goolsby said, with the concurrence of the Board, we should again meet at 6:15 and start a discussion, and if we need additional time, we will also put it on Committee of the Whole for our regular agenda, so that if we need additional time, it will already be on the agenda. That would give us 45 minutes to discuss it among ourselves. Ms. Love asked if the meeting could be moved up 15 minutes, to 6 p.m.? The consensus was that 6 p.m. is fine. Mr. Nischan said he was unsettled by the report. The response was that we don't have the time or the people, but we have good data, and once we identify problems, if we don't fix them right away, we are liable. The questions had to do with the traffic flow in the neighborhood, traffic calming and issues, and the appropriateness of various devices. None of that was addressed; the reality is we are doing intersection accident aversion and analysis using old methods--stop signs and speed bumps. If that is what we are going to be presented with, that should be clear and PLANNING BOARD APRIL 15, 1997 PAGE 11 those words should be used. "To me it is troublesome to have words that imply one thing and outcomes that imply another thing. If I could get clarification of what are objectives of this study--is this a short-term expediency response thing, and what is included in the concept of traffic calming and what is not; this is not a matter of tactical choices, of a diverter v. a stop sign; it is a different concept--I would like some clarity. What exactly are we focusing on and what are the objectives of the study." Mr. Goolsby made his remarks as Chairman now. Regarding the referral policy, Mr. Ruge and Mr. Goolsby had a recent conversation concerning the Rules of Administrative Procedure which state that the Zoning and Ordinance Committee shall hear all petitions related to zoning, plats, etc. "We both questioned whether or not we could actually adopt a referral policy without making a minor amendment to the Rules of Administrative Procedure, which is to say something like '. . . except when referred to the Committee of the Whole.' It would be a modifier regarding both the Zoning and Ordinance Committee and the Urban Development Committee, and that would take care of all related problems, and it would still give us flexibility to take an issue to the Committee of the Whole on the night that there is a hearing when it is noncontroversial. I thank John for pointing that out. We had not considered that language there." It will probably take a minor amendment to the Rules of Administrative Procedure. Mr. Ruge said he completely agreed with Mr. Nischan regarding traffic studies, though he is withholding judgment until results are in from several more neighborhoods. Maybe this was an aberration. "Maybe we will get more innovative ideas from other neighborhoods. I am wondering if it would be possible to get a traffic-calming expert who could help us. We have the tools, but, one, I don't know if we really know how to use them to the best effect, and two, I don't know if the people in charge of actually using them are advocates, or if they are just doing this because they have been told this is what you have to do." Mr. Goolsby said if we do something like this, he would prefer that we have a joint meeting with the Traffic Board so that we could all participate. We will have to discuss in the Committee of the Whole how we are going to facilitate our concerns and desires to the Traffic Board so they understand our position, and perhaps we can get some feedback from them, and maybe we can come to a mutual conclusion. "I understand this a lot better tonight than I did before the meeting. They now understand they need more meat in their report, rather than just technical stuff. We PLANNING BOARD APRIL 15, 1997 PAGE 12 need background so that we as lay people can understand it." Mr. Greiner said that though he understands it better from tonight's session, what is supposed to be our involvement. Ms. Love said we have to figure out how we want to participate, and in what format. Northrup is a street that has to have a fifty-year decision made on it. We have to figure out how to give a reasonable input. This is a first, the first time two boards have tried to work together. In a larger context, part of our job may be to change the paradigm a little, get a different way of seeing things. Mr. Nischan said a split public policy appears here. Public-safety- oriented policy works from one set of criteria, and quality of life considerations work from different criteria. They are less expedient and require different kinds of investment at the beginning of the planning. Our executive committee should sit down with theirs and decide the things we will be interested in which will differ from theirs. We should, one, get agreement on the realms of comment, and two, I would like to know what weight each side carries. If we have agreement up front, we may find that it does not conflict with the zoning ordinances. Ms. LeBlanc said they comment they are not in urban redevelopment, but if they are going to do this, we should get some amenities for the neighborhoods too. Mr. Frederick observed that, at the meeting he attended, stop signs seemed to be the path of least resistance for traffic control and improving the quality of the neighborhoods by reducing INCREASING noise but doing nothing to make it more attractive. New concepts were not fully explained. "I felt my opinion of speed bumps changing because they spent a little time explaining them. I would like to urge them to explain what those things do, why they are superior to stop signs for traffic control, and why they will make the neighborhood a better place." Ms. Love said we talked about videos and having a presentation focused more on solutions. Mr. Frederick was concerned that they will go from meeting to meeting and get stop signs because they don't sell control devices. Ms. Love said we should have a traffic calming expert come to a joint meeting. It is also important that we should get a framework for how our input is to be used. Mr. Nischan added that part of it is our expectation of them because by law we have to comment. City efforts should be directed toward quality of life improvement, including PLANNING BOARD APRIL 15, 1997 PAGE 13 Mr. Ruge said the new master plans should have a set of standards or objectives for traffic calming devices recommended for use throughout the City. D. Pending Items: Future Action Required. 1. Urban Development Committee: a. Act-02-96, 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 (Pending Possible IRS Ruling) c Act-10-96, 501 E. Kalamazoo (Former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) d. Revision to Guidelines of Administrative Act 285 Reviews (Tabled June 4, 1996) 8. NEW BUSINESS - None. 9. COMMENTS FROM CHAIRMAN - previously made. 10. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS Mr. Ruge said when he looked at the Wild Bill's Bedding Warehouse site, he noticed a residential lot across Cavanaugh with a paved driveway through it, between the first two houses on the south side. The driveway goes to the back of the commercial buildings, so it is a commercial driveway on a residential lot. Mr. Ruff will check this out. Also, Thrifty Rent-A-Car has torn up their parking lot so that right now it does not have any paving on it. Hopefully, Mr. Ruff can get them to put in some landscaping. Mr. Ruge also asked Mr. Ruff to check out the Council resolution on the Jim's Tiffany parking lot. Regarding Thrifty Rent-A-Car, Mr. Ruff said on the back of the property is a fence, with the shrubbery behind the fence because an alley is located there, and they wanted to make the fence look nicer with the landscaping on the residential side of the fence. 11. BOARD MEMBER COMMENTS Ms. LeBlanc said she will have to miss the meeting of May 20. She also said that there is a meeting tonight in Summit Township addressing cellular towers. PLANNING BOARD APRIL 15, 1997 PAGE 14 Apparently they put one up and the neighbors complained that it was ugly, and they did not like it, so they are trying to pass a resolution prohibiting towers in residential areas and establishing design standards. Mr. Ruge said because he will be away May 5-9, he will miss the first May meeting. Chairman Goolsby said we will cancel the Committee of the Whole meeting for that night. The consensus was that the Board would meet as a Committee of the Whole on Monday, May 12, 1997 at 8 a.m. This will be posted as a special meeting with the Board resolving into the Committee of the Whole to discuss Traffic Calming. We will get a reminder at our next board meeting. Mr. Nischan asked for a City ID card. Mr. Goolsby also wants one. 12. ADJOURNMENT -was at 8:47 p.m. Respectfully submitted Eleanor K. Love Secretary Lansing Planning Board minutes1mn41597 a:\37 Z-5-97 411 & 415 E. Cavanaugh Road "A" Residential to "F" Commercial District GENERAL INFORMATION APPLICANT: Velmeir Co, L.L.C. 5777 W. Maple Road, #180 West Bloomfield, MI 48322 STATUS OF APPLICANT: Option to buy REQUESTED ACTION: Rezone property at 411 & 415 E. Cavanaugh EXISTING LAND USE: Two residential structures EXISTING ZONING: "A" Residential PROPOSED ZONING: "F" Commercial District 231' x 174 = 40,194 sq. ft. (Entire area) PROPERTY SIZE & SHAPE: 94.1' x 80' = 7,528 sq. ft. (Two houses) SURROUNDING LAND USE: N: Vacant Commercial Building S: Single Family Res./Small bus. E. Vacant Commercial Building W: Single Family Residential SURROUNDING ZONING: N: "F" Commercial District S: "A" Res. and "F" Comm. District E: "F" Commercial District W: "A" Residential MASTER PLAN DESIGNATION: The Southeast Area Comprehensive Area Pia designates this area for low density residents::;. SPECIFIC INFORMATION DEVELOPER'S PROPOSAL: The applicant is proposing to rezone the proper; at 411 & 415 E. Cavanaugh from "A" Residential District to "F" Commercial District. The applicant proposes to demolish these tv-. residential structures and two adjacent vaca-.t commercially-zoned structures in order `o Z-5-97, 411 & 415 E. Cavanaugh Rd. Page 2. construct a 10,880 sq. ft. retail pharmacy. CASE HISTORY: The two houses to be demolished were both built in 1927. The house and garage on both lots have similar characteristics in terms of the size and appearance. Each lot measures 40' x 94.1'. Both of the houses are owned by the same person. AGENCY RESPONSES: AMERITECH: No response. Assessor: No response. BWL Electric Utility No objections to the rezoning request. There may be relocation costs for a utility pole near the existing driveway. Water Utility Water Technical Support/Distribution has no conflict with site location. Need site plan with water requirement when available. Building Safety: No response. Consumers Power: No response. Continental Cable: No response. Development: Encroachment in residential area. Recommend denial - loss of housing. Fire Marshal: - No objections to this plan. Parks & Rec.: If the two residential units are in good condition the option of moving these structures should be explored. It seems like a lot of parking for just a pharmacy. Z-5-97, 411 & 415 E. Cavanaugh Rd. Page 3. Public Service: No comment on zoning change. A site plan is required for the proposed building and parking lot. Sanitary and storm connections will need to be reviewed and acceptance or removal of the existing 8" sanitary sewer may be required. Trans. Eng. No response. ANALYSIS BACKGROUND The applicant wishes to rezone two residential structures from "A" Residential to the "F" Commercial District to create additional parking spaces for the proposed 10,880 sq. ft. Arbor Drug Store at the northwest corner of Cedar and Cavanaugh. Also, the proposal would involve the demolition of an old vacant commercially zoned building in the 4200 Blk of South Cedar street. COMPATIBILITY WITH SURROUNDING LAND USE The two subject properties have residential properties to the west and south and there is commercial property to the north, south and east. The entire property is located on the northwest corner of Cedar and Cavanaugh. The proposed 10,880 sq. ft. retail pharmacy development will be located in the most northern part of the block and zoned commercially. The relationship of commercial adjacent to residential land use is clearly identified in this area. The proposed landscape, screening and buffering (LSB) of the commercial development consist of a masonry wall and several trees/shrubs, separating it from the residential uses. On the south part of the west property line, the area proposed for parking (Cavanaugh Street) will consist of a 10' wide greenbelt with 8'/3' high masonry screen wall. This masonry wall between the parking area and adjacent housing will screen and buffer commercial from the adjacent residential development. The northern part, proposed location of the retail pharmacy, will include a 6' high masonry screen. The proposed LSB should protect and eliminate any encroachment into the residential neighborhood. The proposed use of a retail pharmacy is compatible with commercial uses along Cedar Street. The elimination of residential structures to provide parking is not entirely compatible with surrounding land uses or the goals of the Planning board. Report Prepared by DMW 3197. Z 5 97, 411 & 415E Cavanaugh Rd. Page 4. However, with the proposed screening from the residential neighborhood, a separation of commercial and residential property is clearly separated. Developments along commercial strips adjacent to residential areas are required to comply with the landscape, screening and buffering ordinance. Presently, the two houses are on small properties tucked into the corner of this dilapidated commercial site. The inclusion of these two properties into commercial property will straighten out the land use and zoning patterns on this corner of the intersection. This would help to better "define" where residential land use begins and commercial land use ends and by screening commercial from residential development, thereby making commercial development reasonably compatible to adjacent neighborhoods. CO""P� intirF WITH MASTER PLAN The Southeast Area Comprehensive Area Plan designates the area along the frontage of Cedar for commercial development in this area. The area west of the frontage is designated for low density residential. This proposal to rezone residential properties within the commercially designated frontage is therefore in compliance with the Plan. Moreover, the proposed commercial development would be an improvement to the overall area. Zoning for these two small residential properties will result in the redevelopment of a dilapidated commercial site. These small properties are not intended to be developed separately. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC There are proposed curb cuts off of Cedar and Cavanaugh Streets. Therefore, traffic would not have to interfere with the residential neighborhood but may use the traffic light to re-access Cedar or move east along Cavanaugh safely when exiting the proposed development. Plenty of on-site parking would reduce potential commercial parking into the residential neighborhood. The number of spaces required for a 10,880 square foot building is approximately 52 spaces and the applicant meets the requirements. The applicant indicated that the hours of operation will be 9a.m.-9pm Sunday through Saturday. There will be some pedestrian traffic form the adjacent residential neighborhood. As with many new developments, there is a potential increase associated with vehicular traffic. ENVIRONMENTAL IMPACT The zoning of the residential property to the "F" Commercial District should not negatively impact the environment. There will be some noise, dust, etc. associated with the construction of a new building. Improvements to the overall corner will result from this development if well landscaped and maintained. A ground pole sign Report Prepared by DMW 3/97. Z 5 97, 411 & 415E Cavanaugh Rd Page 5. is proposed at the corner. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT There have been similar requests for commercial development such as this proposal. The Planning Department tries to be consistent in the evaluation of each proposal, yet takes into account the uniqueness of each site. This type of development could be viewed as, but shouldn't, a precedent for other commercial rezoning requests that would encroach into neighborhoods from their Cedar Street commercial frontages. SUMMARY The proposed use of a retail pharmacy is compatible with commercial uses along Cedar street. Landscape, Screening and Buffering should protect any encroachment in the residential neighborhood. The rezoning of the two residential structures is in compliance with the Master Plan, the proposed development would be an improvement over the existing situation. There is a potential for a slight increase in vehicular traffic. RECOMMENDATION Staff would recommend approval of the rezoning request. Report Prepared by DMW 3197. 7 7m Z-5-97 "A" Residential to "F" Commercial District 411 &415 E.Cavanaugh Rd. NORTH FENTONd 16 — - — i ., El I i iJ i7 ,J PO i2 iS �. -A :;Zesvlot-\kz 9.5 I ' - � ,� ass. �— --- JESSOP O. 855.8 T 85 I, ❑ 5b 4 84.9.3 �c�tl1(Y1 I WAL _ om 14 I r 30 - •(C �� ass. 852.9 is i5 1� i@ 0, 11 851.4 CAVANAUGH 850.4 II 857•7 RC 855.0 z 852.5 r 'F I�Co 0 1 •A.i + 22 24 24 I /9 16 i3 1 i4 ❑�' i6 rn — — I rn L, 21 WALL - �vmmunity �` g5 ✓ 860 zo 20 '4 .� 2.8 564.9 WALLS I I r �► Z-5-97 "A" Residential to "F" Commercial District NORTH 411 &415 E.Cavanaugh Rd. •IY'[•Clli .7l�1• fA I 11x41P,1p fOR � l7 T RARSE0RWR n—� oq a .`� Q j g < z a L7 JI �y U = u I Gam PROPOSED 4 u TRASH RCCEPT ICLE +/ I W m ~ 6 404 WASWY SCREEN RETAIL I UJ N z 'ALL S SADES FA < N 104"GROSS 4 SWARC FEET I N O z I w � 0 F11•0 5'-0 N U J 4 Q cr— C� W Z I U Q n CL � I LK of r o 1 j LL1 FA KHaE OVER" 4 1' C 1'- Y•0 M t ENTRY H 6 � tTP. 3 �p'-0 ----------- -- - En I V-0 WE CREEN3E11 +11H Iva' IOI WSOIftT SCREEN WALL I J Q 13'FROY SOUTH PRCKRTT LK I I (L TO A PW AMU.30'NORTH, TIER 1'HOI TO NORTH ' PROPERTY LK ZONED A/ i ZOMI]D 1'1`� �R w RESIDENTIAL i COMMERCIAL i fA _ I I I U w I P tY 1 p I t Q IIWT 111 1 All LANOSCAP+G �- !S CAVANAUGH A : - ; T PROPOSED RETAIL DEVELOPMENT SITE DATA: $ pal SCALE:-h1G'•0' SEPTEWW 1.M% I' BKDK AREA, KLUO C.SI. r �r �r pE;• 7JT00 KSf. PARING RE04MO NLSIJ 52 CARS .... PAAIK PROYCED: 53 CARS I-1'-v, P.`-Z ME:LOT OKHSONS SLUCT TO ENOKERK SLRKT •.o. AS1 Z-6-97 810 W. Saginaw Street "D-1" Professional Office District to "F" Commercial District GENERAL INFORMATION APPLICANT/OWNER: Mr. Nelson Gilroy 810 W. Saginaw Street Lansing, MI 48915 REQUESTED ACTION: Rezoning from "D-1" Professional Office District to "F" Commercial District LOCATION: North side of W. Saginaw Street between Chicago and Wisconsin Streets EXISTING LAND USE: Office EXISTING ZONING: "D-1" Professional Office District PROPERTY SIZE & SHAPE: 91' x 150' (13,650 square feet) SURROUNDING LAND USE: N: Residential S: Commercial (beauty shop) E: Commercial (barber shop, carry-out restaurant) W: Commercial (rental business, pizza restaurant) SURROUNDING ZONING: N: "C" Residential District S: "D-1" Professional Office District E: "F" Commercial District W: "F" Commercial District, "J" Parking District MASTER PLAN DESIGNATION: The River Island Amendment Plan designates the subject property for commercial land use. CASE HISTORY: In 1994 a portion of this property was rezoned from "J" Parking District to "D-1" Professional Office District to allow for expansion of the building (see Z- 7-94) Z-6-97 810 W. Saginaw Street page 2 "D-1" Professional Office District to "F" Commercial District APPLICANT'S PROPOSAL: The "D-1" Professional Office District prohibits parking within the front yard setback (20 feet from the front property line). The applicant is requesting rezoning to "F" Commercial District, which allows parking in this "front yard" area. The property could gain as many as four off-street parking spaces if the zone change is approved. AGENCY RESPONSES: ASSESSOR BOARD OF WATER AND LIGHT: Electric Utility: BWL facilities are clear. Water Utility: No conflict with parking. CITIZEN PARTICIPATION GROUPS OLD FOREST NEIGHBORHOOD: No response received. WALNUT NEIGHBORHOOD: No response received. GENESEE NEIGHBORHOOD: No response received. CODE COMPLIANCE: No response received. ECONOMIC DEVELOPMENT/TIFA: The EDC has no comments or concerns on this rezoning. POLICE: No response received. PUBLIC SERVICES: No comments on zoning change. TRANSPORTATION: No response received. ANALYSIS The potential impact of the proposed zone change is discussed below. COMPATIBILITY WITH SURROUNDING LAND USE The proposed use is compatible with surrounding commercial land uses and should have no additional effect on the residential neighborhood to the north. COMPLIANCE WITH MASTER PLAN The proposed zone change is consistent with the River Island Amendment Plan 1986, which designates the subject location for commercial uses. Z-6-97 810 W. Saginaw Street page 3 "D-1" Professional Office District to "F" Commercial District IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC Staff foresees no impact on vehicular traffic from a use of this scale. The site will maintain its existing access driveway to Saginaw Street. The additional off street parking will not negatively impact traffic movements. ENVIRONMENTAL IMPACT None. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT Approval of this project would have a negligible impact on future development patterns. The only impact will be to reduce the amount of the front yard available for landscape plantings. SUMMARY The applicant is requesting a zoning map amendment from "D-1" Professional Office to "F" Commercial District for a property located at 810-814 West Saginaw. The change in zoning is needed to permit parking in the front yard setback area. RECOMMENDATION Staff recommends approval. Report prepared by J. Ruff and J. Sturdevant c:\...\z-3-97.fe �e rg 7-9--- "Q District NORTH 8 10 W. Saginaw SL ..foCo MU AT qA9 TO D1 00C 45.4cr j 45.44' E:MF-L Cp-rE:E: PAP KING I NO PAMG 15- AD 34* AD[ITION 12 13 14 I 15 IG 17 �- '---�Ir..__.'-.�tl 'ir�.l _.� .�-1Uf51tX -1.-_�c.-� _-_.-_ PROPOSED j EXISTING 9c ONE - STORY -ONE -- STORY*ADDITION BUILDING 9) 1838 50. FT. 1474.5 50. FT. ,It rOUCATION SIZE o T c G, WIDE Wt CONC. W ALA WX. LINE I I 5Lorc FOR EXISTING W" )INC NEXT ENTRY A CURB I EXISTING 2 ASPHALT j, 0 3 C��T 44=G L C__)T 4-P 7 GURS-BUMPERS I I qL)KB 15"EKS� n_ r z PLANTS® it �LM 7' TO icr no.2 �rsrw,CLRB wisc G 0 ST _x BERMLi 2G, WIDE I CURB (�IDFWAV DRIVEWAY SIDEWALK Z-7-97 315 East Jolly Road "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial Page 1 GENERAL INFORMATION APPLICANT: Design Pinnacle, Inc. 89 Ionia NW Suite 600 Grand Rapids, MI 49503 STATUS OF APPLICANT: Represents Owner REQUESTED ACTION: Re-Zone the property located at 315 East Jolly Road. EXISTING LAND USE: Parking for Computer Warehouse EXISTING ZONING: "F" Commercial, "G-2" Wholesale and "J" Parking Districts PROPOSED ZONING: "F" Commercial District PROPERTY SIZE & SHAPE: 90,084 sq. ft. +/- SURROUNDING LAND USE: N: Commercial (Computer Warehouse & U-Haul) S: Commercial E: Office & Commercial W: Restaurant & Commercial SURROUNDING ZONING: N: "G-2" Wholesale District S: "F" Commercial District E: "F" Commercial District W: "F" Commercial District MASTER PLAN DESIG.: The Southeast Area Comprehensive Plan designates this area for Commercial. SPECIFIC INFORMATION APPLICANT'S PROPOSAL: Design Pinnacle, Architect, representing Louie Boji, owner of Computer Warehouse, to rezone property located at 315 East Jolly Road from "F" Commercial, "G-2"Wholesale and "J" Parking to "F" Commercial District. The applicant proposes to add 4,000 sq. ft. of warehouse space and 4,000 sq. ft. of office space for Computer Warehouse and construct a 12,000 sq. ft. Powerhouse Gym facility, all of which would be attached to the existing structure. Z-7-97 315 East Jolly Road "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial Page 2 AGENCY RESPONSES: AMERITECH: No response received. BUILDING SAFETY: No response received. BOARD OF WATER AND LIGHT: No conflict with request. CODE COMPLIANCE: No response received. COMMUNITY POLICING: No response received. CONSUMERS POWER: No response received. CONTINENTAL CABLEVISION: Continental has a easement agreement with BWL and no other concerns as long as easements remain. DEVELOPMENT OFFICE: No comment. FIRE MARSHAL: No objection to this proposal. PUBLIC SERVICES: No problem with the rezoning of the property however a site plan is required prior to construction of the proposed facility. Will need to investigate where the existing buildings sanitary drains to. Corrections to the sanitary connections may be required. TRANSPORTATION: No special requirements or conditions for this request. ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The area surrounding the subject parcel is principally a commercial area with single family residential to the north on Cloverland. Both South Cedar Street and Jolly Road are fronted by commercial land use and zoning at this location. Currently this site is utilized for parking to serve the existing Computer Warehouse and U-Haul (See attached photograph). The Z-7-97 315 East Jolly Road "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial Page 3 building addition will be of similar size and scale as other developments along South Cedar Street. COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan designates this area for retention of its existing commercial use. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The property under review is located near the intersection of S. Cedar Street, which is designated as a principal arterial, and Jolly Road, which is designated a minor arterial. Currently there are two curb cuts on Jolly Road which serve this parcel and a joint easement for the entrance/parking lot located on the U-Haul property. The proposal represents no change in the number of curb cuts and curb cut locations that serve this property. According to trip generation information (1985 Traffic Engineering Short Course, M.S.U., M.D.O.T. & U.S.F.H.A.), the proposed development would generate an approximate average of 1600 trip new ends per day. However, the Traffic Engineer has not expressed an initial concern for the proposed project. Additional comments and requirements can be implemented during site plan review to minimize vehicular impacts. ENVIRONMENTAL IMPACT The proposed use would not generate obnoxious fumes but potentially will expand the influence of the commercially generated or resultant environmental impacts, primarily noise. The site plan does illustrate positive landscaping improvements, however the abutting properties are zoned commercially, so Landscaping, Screening and Buffering are not required. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT The proposal project is consistent with the comprehensive plan for the area as well as adjacent land uses. It should have no negative impacts on future developments within this area. SUMMARY Z-7-97 315 East Jolly Road "F" Commercial, "G-2" Wholesale and "J" Parking to "F" Commercial Page 4 Currently this property is zoned "F" Commercial, "G-2"Wholesale and "J" Parking Districts. The applicant is proposing a 16,000 sq. ft. addition to house office, warehouse and health club which are allowed under the "F" Commercial, "G-2" Wholesale but not the "J" Parking Districts. Therefore, the applicant is requesting the zoning change to "F" Commercial District. This is in conformance with the Southeast Area Comprehensive Plan. There are no significant impacts caused by this proposed development with the exception of it generating an approximate average of 1600 trip new ends per day. The Transportation Engineer has not expressed an immediate concern due to the projects location on a minor and principal arterial street with compatible commercial land uses. RECOMMENDATION Staff recommends approval of this request based upon the information contained within the report. Report prepared by J. Ruff and S. Hayward D:\DATA\WPERFECT\Z-7-97.WPD 1]c..YEsnlwna Ip•p••"o'p uY anp.) .I pq1 N In•Swu.w1 1/.p1 S+clton 31.i-.Rru.Rmq.1 Y..1.GlI of L•Arlp MPrp r.M111F YKnlgw.p.b1n.0.. 8. -q.,p p.lnl-..39.00 INI M-pnG 999.E0-[wl a N.]polo 1/.-.f 3Y:IYn] rw.lt 1-h. 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["1 21 -- IM of M 111p.1 U Iw�l•{ol utp O.. . p•oWI19'a Ow 1sn.llpp e1 I I ------- :IitMi jl p I�pp>�oKn�l lti be of l IM E-W.N M YtrpoY.la�.ur Mq-prrt Cspedlut.21 f«I..6p of p. ----� 1 --- Y�.I IFa r K Y d•cYerlh N tM Cw1Y1•^�wl p�wMtrt��lws N u�M..c�ntb,t -_� aYaW etrt p.K pw-3wip Ip mt�.cf.Ir Yt1 pp1,[al 1 7 1rRr11.1n•c/t1Y1iM a b1 kM lour r 03 st w.fbpt.ppl .C3 M ]y9p eaa a• 1]S 1•il IIvCt•M 9]l.21.T INI 1/% N Cwl el r.twr I I/1 owl�s.c{lot 3A r...�1 sr.Rwq.2 w.L u..w Mem]]9.2e f..l ata EW 3M Iwl awp YI.wnlr M a pda p.Mal•prl..•ppb..rtl b p..peMl a v Nlw I .an[wt In•�1'1 rlglll a wF M"'•r c.pr spwL 1 � w Ia9M l Ca1Cw[1[YINJf p, 011f.1E)1 TE�IdII �m pA A[ JOLLY ROAD aart. r099EA90tA!oYn CROM•JOLLY-LNM196t MI NORTH A. srr to MYt 97 ..� O o � + CITY of LANSING INTEROFFICE COMMUNICATION RECEIVED i IiAY 14 PH 2: 03 LANS10 CITY CLERK MEMORANDUM TO: CITY COUNCIL OFFICES, CLERK'S OFFICE, CITY HALL CASES, PLANNING LOBBY FROM: ELEANOR K. LOVE, PLANNING MANAGE RE: CANCELLATION OF REGULAR MEETING OF THE PLANNING BOARD DATE: MAY 13, 1997 The regular meeting of the Planning Board scheduled for May 20, 19.97 has been canceled. Because of the absence of one member who is unable to:attend, the remaining five members sitting at this trme�can take no action on items requiring six affirmative votes, according to the Planting Board Rules of Administrative Procedure. Action on scheduled items as listed belowwill be postponed to the regular meeting of _. June 3, 1997. 1. Z-3-97, Willow St. and M.L. King Blvd.,"B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial:District 2. Z-8-97, 3500 N. M.L. King Blvd., "An'Residential to "H" Lt. Industrial District 3. Z-9-97, Jolly Rd. bet. Jolly-Cedar & Skoog Ct., "F" Commercial & "G-2" Wholesale Districts to "DM-1" Residential District 4. PRD-2-97, Jolly Rd. bet. Jolly-Cedar.& Skoog Ct., Cedar Park Apartments 5. Z-10-97, 516 Tisdale Avenue,"B" Residential District to "J" Parking District 6. SLU-2-97, 725 E. Saginaw St., 180 Residential Units in "I" Heavy Industrial Dist. c: Planning Board members a:\cnc1pbmt.520 DEPARTMENT OF PLANNING AND NEIGHBORHOOD DEVELOPMENT T 316 N.CAPITotAVENVE• 1.ANSING,MI 48933-1236• (517)483-4066• FAX:(517)483-6036 PLANNING OFFICE David C.Hollister,Mayor MEMORANDUM TO: CITY COUNCIL OFFICES, CLERK'S OFFICE, CITY HALL CASES, PLANNING LOBBY FROM: ELEANOR K. LOVE, PLANNING MANAGER E RE: SPECIAL MEETING OF THE PLANNING BOARD MAY 12, 1997 DATE: MAY 9, 1997 The special meeting of the Planning Board for the purpose of discussing traffic calming, scheduled for Monday, May 12, 1997 at 8 a.m. in the Planning and Neighborhood Development Conference Room, 316 N. Capitol Ave., has been canceled. In its place, a tour of the Prudden Wheel Building has been arranged, for 8:30 a.m. Board members will meet at the main entrance to the Prudden Wheel building, 725 E. Saginaw, in front of the large green doors facing Saginaw Street. Going north on Larch Street, turn right on May Street, which is located midway between Saginaw and Oakland. Drive around the Prudden Wheel building towards the front of the building facing Saginaw. c: Planning Board members C) r — � r-n ._ CITY of LANSING INTEROFFICE COMMUNICATION 0 20 L�" S!lG CITY CLERK MEMORANDUM TO: CITY COUNCIL OFFICES, CLERK'S OFFICE, CITY HALL CASES, PLANNING LOBBY . FROM: ELEANOR K. LOVE, PLANNING MANAGER RE: SPECIAL MEETING OF THE PLANNING BOARD MAY 12, 1997 DATE: APRIL 30, 1997 ,kyi A special meeting of the Planning Board has been scheduled for Monday, May 12, 1997 at 8 a,m. in the.Planning and Neighborhood Development Conference Room, 316 N. Capitol Ave., Lansing, Michigan. The Board,W.ill resolve into a Committee,of the Whole to discuss Traffic Calming. c: Planning Board members ' S 2 ................. APPROVED 060397 with 1 correction,P,3,last line,to read that rents are to be$400,not s4.00. Draft to Clerk May 28 . 1997 Appfaved:060397 ToZterl�-O 9 rjs Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m., City Council Chambers Tenth Floor, Lansing City Hall rn 124 West Michigan Avenue ;o -- TUESDAY, May 6, 1997 I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7:10 p.m. A. Roll Call. Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan; five members present; two vacancies. Ex officio council members Lilly, Allen; not in attendance. B. Excused Absences - Mr. Ruge, requested April 15, 1997. C. Introductions. Eleanor Love, Planning Manager, introduced staff present: Rhonda Mubarakeh, acting recording secretary, Steve Hayward, Senior Planner, Jim Sturdevant, Senior Planner, Doris Witherspoon, Senior Planner, and Donna Wynant, Senior Planner. II. APPROVAL OF AGENDA. The agenda was approved as printed. Chairman Goolsby stated that Z-3-97 would be heard in early June, due to board vacancies and absent members. Ill. COMMUNICATIONS A. Memo dated April 28, 1997 from Dan Danke to Eleanor K. Love regarding Area 33 Traffic Calming Report. Chairman Goolsby stated that the public can contact the Planning Office for further information. B. Letter dated May 6, 1997, from Todd Brunst, DMR Commercial Real Estate Services, in support of Z-3-97, Willow Street and Martin Luther King Jr. Boulevard, Lansing, Michigan, attached to a petition of area residents who are also in support, containing 138 signatures. C. There were 15 communications received by the Planning Office from neighbors opposed to Z-9-97. D. There was one communication received from Martin Commercial Properties, in favor of Z-9-97. PLANNING BOARD MAY 6, 1997, PAGE 2 E. Eleanor Love passed out handouts concerning the rezoning process. She then explained how rezoning works. IV. HEARINGS A. Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Lt. Industrial District and Doris Witherspoon made the presentation for Z-8-97, a request for the rezoning of the property at 3500 N. M. L. King Jr. Blvd. from "A"'Residential District to "H" Light Industrial District. The Michigan Biologic Products Commission (applicant) is empowered by the State of Michigan to sell the property, and, in anticipation of selling a portion of the property, wishes to rezone the property consistent with its current and proposed continued land use as a vaccine manufacturing operation. Ms. LeBlanc asked if this includes the entire portion south of Sheridan Road and east of DeWitt Road. She wonders if this is correct. Mr. Nischan requested clarification, wondering if this rezoning request includes the entire parcel. Ms. Witherspoon indicated that it does include the entire parcel. Ms. Love said that when designing N. M. L. King Jr. Blvd., it was intended that the roadway would go east of Jones Lake, off of the map which is included in the packet. Ms. LeBlanc would like to know what the Airport Authority feels about this rezoning. She would like their opinion before the Z & O Committee meeting. Mary Levine, State of Michigan. The Commission intends to dispose only of the institute property, we want to bring the entire parcel up to the zoning that it has been used for 75 years. The area from the water of Jones Lake to the parking lot measures 120 feet. Mr. Nischan asked why the state was trying to rezone this property as "H" Light Industrial. Ms. Levine said that this matches the existing and intended use of the property; she further stated that they had consulted with Jim Ruff, Zoning Administrator, and he had indicated that this would be the most suitable zoning for the property. Chairman Goolsby announced the conclusion of the public hearing B. Z-9-97, Jolly Rd. bet. Jolly-Cedar & Skoog Ct., "F" & "G-2" to "DM-1" and PLANNING BOARD MAY 6, 1997, PAGE 3 C. PRD-2-97, Jolly Rd. bet. Jolly-Cedar & Skoog Ct., Cedar Park Apartments PRD-2-97, a Planned Residential Development of 144 Apartment Units on 13.75 acres, and Z-9-97, to rezone a 13.75 acre parcel located approximately 400 feet south of Jolly Road (south of Skoog Ct.) and 600 feet west of S. Cedar Street, from "F" Commercial and "G-2" Wholesale District to "DM-1" Residential District, requested by HDC, Inc. represented by Michael H. Jacobson, President, for Blue Water Financial. Mr. Sturdevant presented the rezoning aspect of this case first, followed by the Planned Residential Development; they were discussed together, even though they concern different aspects of the planning process. Mr. Sturdevant stated that the Planning Office is concerned with the high density of use on this parcel. He said that the request meets code on parking, but that there is no overflow parking area. He also said that there is limited access to this parcel, which is by private street only, and would create congestion on Jolly Road. Michael Jacobson, 2282 E. Fulton Street in Grand Rapids, MI, representing the owner of the property, passed around graphics, both maps and drawings. He described the property and told why they think it appropriate to rezone. He stated that there were seven reasons. 1. There would be little impact in this change, and any impact would be positive; 2. There is single family residential housing to the south of this parcel; 3. There is 400 feet of space between this development and the existing residential use to the south; 4. The trees will be retained, providing a visual buffer to the south, as well in the northeast portion of the property; 5. There is fencing to the west, southwest and east of the property, 6. An industrial use for this property would create a greater disadvantage and the traffic impact would be higher than with the "DM-1" use; 7. The traffic report indicates that utilization as "DM-1" is less than the current use. Mr. Jacobson further stated that they feel this is a unique opportunity to provide a lesser impact and a substantial improvement. The surrounding residential area is a football field and a half away from this development. Also, there will be substantial screening and buffering. H. LeBlanc asked Mr. Sturdevant about the use of"G-2". She then asked about the rental amounts for these units. Mr. Jacobson described the units, stating that the 1 bedroom units would average 800 sq. ft., and would rent for$4700 $400; the PLANNING BOARD MAY 6, 1997, PAGE 4 Mrs. LeBlanc asked that pg. 3, last line, be corrected to read that rents are to be $400, not $4.00. two bedroom units would average 1000 square feet, and would rent for $558.00, and the three bedroom units would average 1200 square feet, and would rent for $644.00. J. Nischan asked if the stock of"F" and "G-2" sites are decreasing. He wondered if staff could give an indication of the stock. Ms. Love stated that this site has been vacant for a long time, which would seem to indicate how desirable the site was for "F" and "G-2" use. Chip Ironside, 838 W. Long Lake, in Bloomfield Hills, Michigan, architect on the project, told how they had planned to maintain the residential flavor, about the tree retention, and how they arranged the units to keep the residential feel. He spoke of the way they had maintained the viability of the park-like areas at Gardner Middle School and the Senior Center. Garry Goolsby asked about the lack of overflow parking. Mr. Ironside said that they have researched this, and there are areas for future development if more parking is necessary. They feel that it is better to keep the green space than to cover it with asphalt. Garry Goolsby asked about the play area, wondering how many families are anticipated and whether there is adequate play area. Mr. Jacobson replied that they anticipate that 50 percent of the occupants will have children. There will be a clubhouse and pool, with patio, a volleyball court, and two full size playground areas, as well as grills and picnic tables scattered over the site. Mr. Ironside said that there are lots of passive recreation areas, by which they mean the wooded portions of the property. Mr. Goolsby asked if the sidewalk that currently runs from the senior center to K-Mart would remain. Mr. Jacobson and Mr. Ironside both indicated that it would remain. Sandy Allen, City Councilperson: There are many reasons to not approve this. The first is the Senior Center, the second is the many, many apartment complexes in the second ward, the third is Gardner Middle School, the fourth is the traffic problems that already exist in the second ward. In trying to protect an area, we may actually endanger it more. What will happen in ten or fifteen years? We don't want another Beechwood. City Council promotes home ownership, but we are deluged with apartment complex requests. PLANNING BOARD MAY 6, 1997, PAGE 5 Larry Ruble, 5200 Sunrose: We live and work and raise our families in this city. The aerial map passed out shows one exit and entrance; this is a hazard for fire and police vehicles. Traffic problems already exist at the school. Other existing problems include Bluebell Park, which has no parking, and the Charter School which has no playground. The impact of an added 144 families on the school system will be great. It's unfair to compare this development to what is already there, it could also be used for a library, or a park. Ted Boettcher, 320 W. Northrup: We live south of the Consumers Power right- of-way, and feel that the impact on traffic would be very difficult. We are concerned that a street may be cut through the right-of-way to Northrup. The Jolly-Cedar intersection is one of the worst intersections in the city. There are many problems in the area. We are concerned with density, traffic, and crime. We have not talked to anyone who is in favor of this development. Larry Smith, 5442 McCourt: I live in the house closest to this development, to the south. Jolly Road is not a minor arterial to us, it is very major. We feel that property values will be negatively impacted. We also feel the aesthetics are not a plus to the neighborhood. We are looking down the road - in ten or twenty years, McCourt Street could be opened up as a through street. We already have a buffer zone of four football fields to Gardner Middle School, which is bad enough. This is only one football field. We look at other apartment complexes and say that this is an issue - my wife is terrified at the prospect of crime from this complex. One football field can be covered in a very short time. Why not put a park in there instead? Jim Bier, 5515 McCourt: Look at the use of this area at the present. This woodland is the only woodland in the area. This area would be better served as a park. Are the two play areas adequate for the residents of the complex, and will they be available to surrounding persons? The impact on the schools of this will be high. There are beautiful wildflowers on this parcel of land, I would love to take the Planning Board President out and show him. Ron Vanderlan, 221 Redner: I am a homeowner in the area, but I also manage the Christian Store in the Jolly-Cedar Plaza. I have had VCR's, headsets, and lots of other things stolen from me. There is a big concern over theft. Crime is in the area already, and I believe it will just get worse with this development. Paul Wolcott, 215 Redner: I sent in a letter which was read at the beginning of this meeting. We moved here 19 years ago. Some of the reasons we moved here were for the fenced yard, the Consumers Power right-of-way, the open field, and PLANNING BOARD MAY 6, 1997, PAGE 6 the proximity to.K-Mart. It was a stable neighborhood. This apartment proposal threw us. Not everyone was notified; we understand the rules regarding that. The Consumers Power right-of-way has been for lease to neighbors, who can use it as long as no permanent structures are erected on it. We use it for gardens and such. This area is very close to the proposal. We have enough children to fill the schools that are available. We already need more fire and ambulance personnel, and now you want to bring in more people. If this is approved, we have some stipulations: 1. McCourt not be made a through street; 2. An 8 to 9' privacy fence to be erected around the complex; 3. More playground equipment at the complex, and at Bluebell Park, provided by the developers; Would all persons that are opposed to this development please stand? (Approximately 32 people stood up). We don't want this! Thomas R. Goulding, 5500 McCourt Street: Those who stood up are just the tip of the iceberg, and you will see that if this proceeds. How many vacant apartment units are there in the area already? Anne Paquet-Howard, 111 E. Jolly Rd: The numbers that are here are small. This protest will grow. I will be reporting back to my neighborhood group. Chairperson Goolsby announced the conclusion of this public hearing. Z-9-97 and PRD-2-97 are referred to the Zoning and Ordinance Committee. D. Z-10-97, 516 Tisdale Avenue, "B" Res. to "J" Parking District Steve Hayward made the presentation. He stated that this is a request by Art Baryames representing Baryames Cleaners, to rezone the property located at 516 Tisdale. Baryames has an option to buy the property, and is planning on expanding their operations and number of employees at the 2423 S. Cedar location. Additional parking spaces are desired to accommodate the hiring of more employees. Mr. Hayward said that the 122-year-old brick Italianate farmhouse would need to be demolished. The Historic District Commission is opposed to this action. In 1986, Baryames rezoned a part of the property at 521 Lincoln Avenue from"B" Residential to "J" Parking to allow expansion of off-street employee parking for the same dry cleaning business. Approval was recommended based upon three conditions: PLANNING BOARD MAY 6, 1997, PAGE 7 1. Implementation of a landscape, screening and buffering plan approved by the Planning Division and accepted by the applicant. 2. Implementation of the plan to provide for on-site retention of storm water with controlled outlet and proper grading as directed by the Public Service Department. 3. Directing or shielding the lighting in the parking lot away from nearby residential development. Mr. Nischan inquired.if the three conditions from 1986 were complied with. Mr. Hayward stated that the first two were, but he was not sure about the lighting requirement. Eleanor Love said that in the early to mid 70's, it was not infrequent for this type of encroachment to take place. Behind the parking lot is where the drive-in for First of America is located; several houses were torn down for this development. Steve Hayward said that the northeast corner was rezoned from "D-1" to "F" for the Quick-tube; it is still vacant, and was never developed. Mr. Greiner asked if N. Tisdale is all single family "B" Residential. Mr. Hayward said that it is, and is all owner occupied. Art Baryames, 2433 S. Cedar, applicant. Our employees need parking. Our business is growing and parking is tight. We like this area and want to stay here. We remodeled in 1986 and in 1991. We feel we have had a positive impact on the area; home values have increased. We want to put in a buffer between the parking lot and the neighborhood. We understand the concerns of the neighbors, but feel that we have had a positive impact; we are good neighbors. This is an important issue to us. We don't want to lease the space across Cedar Street, due to safety issues. Garry Goolsby asked if Baryames ever complied with the lighting requirements. Mr. Baryames said that he believes they did, that he knows there were no complaints or calls from the city. Also, the house at 516 Tisdale has been vacant for a long time. Chairman Goolsby announced the conclusion of the public hearing. It was referred to the Zoning and Ordinance Committee. PLANNING BOARD MAY 6, 1997, PAGE 8 E. SLU-2-97, 725 E. Saginaw St., 180 Residential Units in "I" Heavy Ind. Dist.. Donna Wynant made the presentation for SLU-2-96, a request by Prudden Investment, L.L.C., to develop 180 residential units in the Prudden Wheel structure located at 725 E. Saginaw. A special land use permit is required for residential units in the "I" Heavy Industrial District. The project is to be completed in three phases. Other uses of the building will include commercial and office use. These, however, are principally permitted uses in the "I" Heavy Industrial Zoning District and are not part of this SLU review. Eleanor Love asked the Board to notice the large building at Oakland Avenue and Sheridan Road. This is the Floral Exchange. The city has applied for Category A funds from the State of Michigan to improve the access. Gary Goolsby asked why the applicants are not seeking rezoning. Eleanor Love answered that Motor Wheel uses the property for their Dynamometer, a very large, very sensitive piece of material used for accurate measurements. It is used in quality control in many automotive applications. Motor Wheel has a two year lease, which may be extended to five years. At the end of that period of time, Motor Wheel may choose to move the Dynamometer, or to lease it to someone else. Due to this, an industrial zoning must be maintained. Some discussion ensued concerning the scale and size of the request. Ms. Wynant stated that there are very few residences in the area, that most of this area is zoned for industrial use. Jarl Nischan commented that Building A is very close to the railroad tracks. He wonders who the targeted clientele could be. Ms. Love said that the units are to be studio apartments, 1 bedroom, and 2 bedroom apartments. It is a unique floor plan, with everything at a diagonal. There are no square corners in the development. Donna Wynant read a letter into the record from Harold King. Michael Larrabee, 902 May Street, spoke. He said that anything in this area would be an improvement. However, he is wondering about the traffic, will it increase along May Street? Also, will this be an upscale complex? PLANNING BOARD MAY 6, 1997, PAGE 9 Eleanor Love answered that Harry Hepler does do upscale developments. He plans on underground parking, large apartments. They are looking at blocking off May Street. Donna Wynant stated that Mr. Hepler has offered tours, if anyone is interested. Gary Goolsby asked her to set up a time, and to include Mr. Larrabee. Roxann M. Spahr, also of 902 May Street, asked if this was going to be a gated complex. Eleanor Love replied that Mr. Hepler has talked about putting the North Police Precinct in the other part of this building. This would help to make it secure. Ms. Spahr further inquired if Mr. Hepler planned on fencing the area. Ms. Love didn't know for sure, but didn't think so. Michael Larrabee asked when construction was scheduled to start. They were told that it would be September of 1997, at the soonest. Chairman Goolsby announced the conclusion of the public hearing. SLU-2-97 is referred to the Zoning and Ordinance Committee meeting on May 14, 1997. V. COMMENTS FROM THE AUDIENCE (5 minutes each) None VI. RECESS The Board took a short recess. VII. BUSINESS SESSION A. Minutes for approval: April 15, 1997 Andrew Frederick asked that pg. 12, the fifth paragraph down, be corrected to read that stop signs improve the quality of the neighborhood by INCREASING noise. A motion was made by Jarl Nischan to approve the minutes as corrected. The motion was seconded by Helen LeBlanc, and approved unanimously on a voice vote. PLANNING BOARD MAY 6, 1997, PAGE 10 B. Committee of the Whole Committee of the Whole did not meet. C. Committee Reports 1. Zoning and Ordinance Committee Next meeting Wednesday, May 14, 1997 at 4 p.m., Planning Office, 316 N. Capitol Avenue, Lansing, MI 48933-1236. 2. Urban Development Committee a. Act-4-97, Edgewood Circle, Vacation Mr. Frederick made a motion, seconded by Ms. LeBlanc, to recommend approval of Act-4-97, Edgewood Circle, vacation. PLANNING BOARD ACTION was as follows: Frederick. . . Ave Greiner . Ave LeBlanc. . . Ave Nischan Ave Goolsby. . . Aye On a roll call vote, there were Ayes: 5; Nays: 0; carried unanimously; Act-4-97, Edgewood Circle, Vacation, was APPROVED. 3. Executive Committee Executive Committee did not meet. D. Report from the Planning Manager: There was no report from the Planning Manager tonight. E. Pending Items: Future Action Required 1. Urban Development Committee a. Act-2-95, 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 (Pending Possible IRS Ruling) C. Act-10-96, 501 E. Kalamazoo (former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) PLANNING BOARD MAY 6, 1997, PAGE 11 d. Revision to Guidelines of Administrative Act 285 Reviews (UDC Tabled November 26, 1996) e. Act-3-97, Paulson Park Sale (Tabled April 22, 1997) VIII. NEW BUSINESS None IX. COMMENTS FROM CHAIRPERSON None X. COMMENTS FROM BOARD MEMBERS Ms. LeBlanc asked about historic buildings. Ms. Love said that there might be a moratorium on Building and Demolition permits. XI. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS None XII. ADJOURNMENT - was at 10:02 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board minutes/mn050697 a:\39 Act-4-97 Edgewood Circle, Vacation of Street GENERAL INFORMATION APPLICANT: Charles E. Scholl Miller, Johnson, Snell & Cummiskey, P.L.C. Attorneys and Counselors 800 Calder Plaza Building 250 Monroe Avenue NW Grand Rapids, Michigan STATUS OF APPLICANT: Attorney representing Jack Loeks Theatres REQUESTED ACTION: Act 285 Review EXISTING LAND USE: Vacant EXISTING ZONING: The public right-of-way is unzoned. All land surrounding Edgewood Circle is zoned "F" Commercial. The vacated ROW would assume the same designation. PROPERTY SIZE & SHAPE: This cul-de-sac street is approximately 650 ft. long and 66 ft. wide. SURROUNDING LAND USE: N: Apartments S: Vacant E: Vacant W: Vacant SURROUNDING ZONING: N: "DM-1" Residential S: "F" Commercial E: "F" Commercial W: "F" Commercial MASTER PLAN: The Southeast Comprehensive Plan designates this area as office use. SPECIFIC INFORMATION APPLICANT'S PROPOSAL: The applicant is requesting that Edgewood Circle be vacated to assemble the area of the street and all parcels fronting onto the street for PLANNING BOARD PAGE 2 a movie theater complex and related uses. Jack Theatres, Inc. will lease all of the property fronting on Edgewood Circle. AGENCY RESPONSES: Ameritech: Ameritech has no facilities on Edgewood Circle. Ameritech has one buried cable crossing Edgewood Circle, 50' from center line of Edgewood Blvd. Assessor: Please send a copy of the proposed vacation description to me- for review before it goes to Council. Board of Water & Light: Electric Utility: If there are existing side lot lines, they may have to be absolved and new ones created, depending on how the whole area is developed. NOTE: There are only front lot line(10') easements. There are no side and rear lot line easements. Otherwise there are no objections to the vacation. We have no distribution on this R.O.W. south of Edgewood Boulevard. Contact Person: Bob Strobel 371-6082 Water Utility: Water Technical Support/Distribution - BWL has water main in Edgewood Circle. Would have to talk with developer. Main could be abandoned if easement is not needed. Contact Person: Terry Robison 371-6494 Fire Marshal: No objection to this plan. MI DEQ: The Michigan Department of Environmental Quality, Environmental Response Division has no files on these parcels of property. District staff did a driveby survey and could find no obvious environmental impacts other than solid waste and debris (old furniture, tires, paper, etc.) That appears PLANNING BOARD PAGE 3 to have been abandoned. We have no objections or comments to the proposed development. Public Service Dept. Public Service Department has no objection to the vacation of the roadway. A site plan is required to determine if the sanitary mains will stay public or become private. If they remain public an easement shall be given to the City prior to vacating the road for these sewers. Building Office: (No response) Traffic Engineer: Driveways to and from the consolidated parcel must be designed and operated using indirect left turns through the Edgewood Boulevard median crossovers. More extensive comments will be provided during the site plan review process. Continental Cablevision: Continental Cablevision has no facilities in this area. Development Office: No comment. Parks & Recreation: Public access to other parcels should be maintained so as not landlocked said properties. Ingham Co. Drain Comm: No objections. ANALYSIS Evaluation Act 285 requires that the character, location and extent of requests involving the vacation of a public right-of-way be evaluated. Location Edgewood Circle, located off of Edgewood Blvd and west of S. Cedar Street, is improved with asphalt and curbing up to the circle portion of the cul-de-sac. The area that it was designed to serve, however, was never developed. The street is located across from the Willowwood Apartments and the Villas of Woodgate Apartments. PLANNING BOARD PAGE 4 Character and Extent Edgewood Circle is a cul-de-sac street, approximately 650 feet in length. The vacation of the street will neither change any existing land use pattern, nor will it change the traffic circulation pattern since the land is vacant in the area and does not currently service any other properties in terms of traffic. Since the ROW is approximately one acre in size, the overall size of the area after the ROW is vacated would be approximately 23 acres Summary The request by Charles E. Scholl appears reasonable based on the review of the Character, Extent and Location of the proposal. RECOMMENDATION Staff recommends the request by Charles E. Scholl that the City vacate Edgewood Circle be approved reserving appropriate easements as necessary. Act-4-97 NORTH Edgewood Circle Vacation n<,-, Z O � � '9 _ � Z - N L O �OG��DO 1-96 SI TE LOCATION MAP NO SCALE Act-4-97 NORTH Edgewood Circle vacation I .I. 7' I M� rL 3ay oh\ a _ ry II III �I( �G I-96 1 PARCEL 9 PARK p 09-376-011 O O i J r" nr. / Draft to Clerk May 28 , 1997 R.t.. :.� Approved 97 KAY 2 9 FE-1 �� �� To Clerk LANSI�to CII'Y CLERK 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 6, 1997 I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7:10 p.m. A. Roll Call. Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan; five members present, two vacancies. Ex officio council members Lilly, Allen; not in attendance. B. Excused Absences - Mr. Ruge, requested April 15, 1997. C. Introductions. Eleanor Love, Planning Manager, introduced staff present: Rhonda Mubarakeh, acting recording secretary, Steve Hayward, Senior Planner, Jim Sturdevant, Senior Planner, Doris Witherspoon, Senior Planner, and Donna Wynant, Senior Planner. II. APPROVAL OF AGENDA. The agenda was approved as printed. Chairman Goolsby stated that Z-3-97 would be heard in early June, due to board vacancies and absent members. III. COMMUNICATIONS A. Memo dated April 28, 1997 from Dan Danke to Eleanor K. Love regarding Area 33 Traffic Calming Report. Chairman Goolsby stated that the public can contact the Planning Office for further information. B. Letter dated May 6, 1997, from Todd Brunst, DMR Commercial Real Estate Services, in support of Z-3-97, Willow Street and Martin Luther King Jr. Boulevard, Lansing, Michigan, attached to a petition of area residents who are also in support, containing 138 signatures. C. There were 15 communications received by the Planning Office from neighbors opposed to Z-9-97. D. There was one communication received from Martin Commercial Properties, in favor of Z-9-97. PLANNING BOARD MAY 6, 1997, PAGE 2 E. Eleanor Love passed out handouts concerning the rezoning process. She then explained how rezoning works. IV. HEARINGS A. Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Lt. Industrial District and Doris Witherspoon made the presentation for Z-8-97, a request for the rezoning of the property at 3500 N. M. L. King Jr. Blvd. from "A" Residential District to "H" Light Industrial District. The Michigan Biologic Products Commission (applicant) is empowered by the State of Michigan to sell the property, and, in anticipation of selling a portion of the property, wishes to rezone the property consistent with its current and proposed continued land use as a vaccine manufacturing operation. Ms. LeBlanc asked if this includes the entire portion south of Sheridan Road and east of DeWitt Road. She wonders if this is correct. Mr. Nischan requested clarification, wondering if this rezoning request includes the entire parcel. Ms. Witherspoon indicated that it does include the entire parcel. Ms. Love said that when designing N. M. L. King Jr. Blvd., it was intended that the roadway would go east of Jones Lake, off of the map which is included in the packet. Ms. LeBlanc would like to know what the Airport Authority feels about this rezoning. She would like their opinion before the Z & O Committee meeting. Mary Levine, State of Michigan. The Commission intends to dispose only of the institute property, we want to bring the entire parcel up to the zoning that it has been used for 75 years. The area from the water of Jones Lake to the parking lot measures 120 feet. Mr. Nischan asked why the state was trying to rezone this property as "H" Light Industrial. Ms. Levine said that this matches the existing and intended use of the property; she further stated that they had consulted with Jim Ruff, Zoning Administrator, and he had indicated that this would be the most suitable zoning for the property. Chairman Goolsby announced the conclusion of the public hearing B. Z-9-97, Jolly Rd. bet. Jolly-Cedar & Skoog Ct., "F" & "G-2" to "DM-1" and PLANNING BOARD MAY 6, 1997, PAGE 3 C. PRD-2-97, Jolly Rd. bet. Jolly-Cedar & Skoog Ct., Cedar Park Apartments PRD-2-97, a Planned Residential Development of 144 Apartment Units on 13.75 acres, and Z-9-97, to rezone a 13.75 acre parcel located approximately 400 feet south of Jolly Road (south of Skoog Ct.) and 600 feet west of S. Cedar Street, from "F" Commercial and "G-2" Wholesale District to "DM-1" Residential District, requested by HDC, Inc. represented by Michael H. Jacobson, President, for Blue Water Financial. Mr. Sturdevant presented the rezoning aspect of this case first, followed by the Planned Residential Development; they were discussed together, even though they concern different aspects of the planning process. Mr. Sturdevant stated that the Planning Office is concerned with the high density of use on this parcel. He said that the request meets code on parking, but that there is no overflow parking area. He also said that there is limited access to this parcel, which is by private street only, and would create congestion on Jolly Road. Michael Jacobson, 2282 E. Fulton Street in Grand Rapids, MI, representing the owner of the property, passed around graphics, both maps and drawings. He described the property and told why they think it appropriate to rezone. He stated that there were seven reasons. 1. There would be little impact in this change, and any impact would be positive, 2. There is single family residential housing to the south of this parcel; 3. There is 400 feet of space between this development and the existing residential use to the south; 4. The trees will be retained, providing a visual buffer to the south, as well in the northeast portion of the property; 5. There is fencing to the west, southwest and east of the property, 6. An industrial use for this property would create a greater disadvantage and the traffic impact would be higher than with the "DM-1" use; 7. The traffic report indicates that utilization as "DM-1" is less than the current use. Mr. Jacobson further stated that they feel this is a unique opportunity to provide a lesser impact and a substantial improvement: The surrounding residential area is a football field and a half away from this development. Also, there will be substantial screening and buffering. H. LeBlanc asked Mr. Sturdevant about the use of "G-2". She then asked about the rental amounts for these units. Mr. Jacobson described the units, stating that the 1 bedroom units would average 800 square feet, and would rent for $4 .00; the PLANNING BOARD MAY 6, 1997, PAGE 4 two bedroom units would average 1000 square feet, and would rent for $558.00, and the three bedroom units would average 1200 square feet, and would rent for $644.00. J. Nischan asked if the stock of"F" and "G-2" sites are decreasing. He wondered if staff could give an indication of the stock. Ms. Love stated that this site has been vacant for a long time, which would seem to indicate how desirable the site was for "F" and "G-2" use. Chip Ironside, 838 W. Long Lake, in Bloomfield Hills, Michigan, architect on the project, told how they had planned to maintain the residential flavor, about the tree retention, and how they arranged the units to keep the residential feel. He spoke of the way they had maintained the viability of the park-like areas at Gardner Middle School and the Senior Center. Garry Goolsby asked about the lack of overflow parking. Mr. Ironside said that they have researched this, and there are areas for future development if more parking is necessary. They feel that it is better to keep the green space than to cover it with asphalt. Garry Goolsby asked about the play area, wondering how many families are anticipated and whether there is adequate play area. Mr. Jacobson replied that they anticipate that 50 percent of the occupants will have children. There will be a clubhouse and pool, with patio, a volleyball court, and two full size playground areas, as well as grills and picnic tables scattered over the site. Mr. Ironside said that there are lots of passive recreation areas, by which they mean the wooded portions of the property. Mr. Goolsby asked if the sidewalk that currently runs from the senior center to K-Mart would remain. Mr. Jacobson and Mr. Ironside both indicated that it would remain. Sandy Allen, City Councilperson: There are many reasons to not approve this. The first is the Senior Center, the second is the many, many apartment complexes in the second ward, the third is Gardner Middle School, the fourth is the traffic problems that already exist in the second ward. In trying to protect an area, we may actually endanger it more. What will happen in ten or fifteen years? We don't want another Beechwood. City Council promotes home ownership, but we are deluged with apartment complex requests. PLANNING BOARD MAY 6, 1997, PAGE 5 Lamy Ruble, 5200 Sunrose: We live and work and raise our families in this city. The aerial map passed out shows one exit and entrance; this is a hazard for fire and police vehicles. Traffic problems already exist at the school. Other existing problems include Bluebell Park, which has no parking, and the Charter School which has no playground. The impact of an added 144 families on the school system will be great. It's unfair to compare this development to what is already there, it could also be used for a library, or a park. Ted Boettcher, 320 W. Northrup: We live south of the Consumers Power right- of-way, and feel that the impact on traffic would be very difficult. We are concerned that a street may be cut through the right-of-way to Northrup. The Jolly-Cedar intersection is one of the worst intersections in the city. There are many problems in the area. We are concerned with density, traffic, and crime. We have not talked to anyone who is in favor of this development. Lary Smith, 5442 McCourt: I live in the house closest to this development, to the south. Jolly Road is not a minor arterial to us, it is very major. We feel that property values will be negatively impacted. We also feel the aesthetics are not a plus to the neighborhood. We are looking down the road - in ten or twenty years, McCourt Street could be opened up as a through street. We already have a buffer zone of four football fields to Gardner Middle School, which is bad enough. This is only one football field. We look at other apartment complexes and say that this is an issue - my wife is terrified at the prospect of crime from this complex. One football field can be covered in a very short time. Why not put a park in there instead? Jim Bier, 5515 McCourt: Look at the use of this area at the present. This woodland is the only woodland in the area. This area would be better served as a park. Are the two play areas adequate for the residents of the complex, and will they be available to surrounding persons? The impact on the schools of this will be high. There are beautiful wildflowers on this parcel of land, I would love to take the Planning Board President out and show him. Ron Vanderlan, 221 Redner: I am a homeowner in the area, but I also manage the Christian Store in the Jolly-Cedar Plaza. I have had VCR's, headsets, and lots of other things stolen from me. There is a big concern over theft. Crime is in the area already, and I believe it will just get worse with this development. Paul Wolcott, 215 Redner: I sent in a letter which was read at the beginning of this meeting. We moved here 19 years ago. Some of the reasons we moved here were for the fenced yard, the Consumers Power right-of-way, the open field, and PLANNING BOARD MAY 6, 1997, PAGE 6 the proximity to K-Mart. It was a stable neighborhood. This apartment proposal threw us. Not everyone was notified; we understand the rules regarding that. The Consumers Power right-of-way has been for lease to neighbors, who can use it as long as no permanent structures are erected on it. We use it for gardens and such. This area is very close to the proposal. We have enough children to fill the schools that are available. We already need more fire and ambulance personnel, and now you want to bring in more people. If this is approved, we have some stipulations: 1. McCourt not be made a through street, 2. An 8 to 9' privacy fence to be erected around the complex; 3. More playground equipment at the complex, and at Bluebell Park, provided by the developers; Would all persons that are opposed to this development please stand? (Approximately 32 people stood up). We don't want this! Thomas R. Goulding, 5500 McCourt Street: Those who stood up are just the tip of the iceberg, and you will see that if this proceeds. How many vacant apartment units are there in the area already? Anne Paquet-Howard, 111 E. Jolly Rd: The numbers that are here are small. This protest will grow. I will be reporting back to my neighborhood group. Chairperson Goolsby announced the conclusion of this public hearing. Z-9-97 and PRD-2-97 are referred to the Zoning and Ordinance Committee. D. Z-10-97, 516 Tisdale Avenue, "B" Res. to "J" Parking District Steve Hayward made the presentation. He stated that this is a request by Art Baryames representing Baryames Cleaners, to rezone the property located at 516 Tisdale. Baryames has an option to buy the property, and is planning on expanding their operations and number of employees at the 2423 S. Cedar location. Additional parking spaces are desired to accommodate the hiring of more employees. Mr. Hayward said that the 122-year-old brick Italianate farmhouse would need to be demolished. The Historic District Commission is opposed to this action. In 1986, Baryames rezoned a part of the property at 521 Lincoln Avenue from "B" Residential to "J" Parking to allow expansion of off-street employee parking for the same dry cleaning business. Approval was recommended based upon three conditions: PLANNING BOARD MAY 6, 1997, PAGE 7 1. Implementation of a landscape, screening and buffering plan approved by the Planning Division and accepted by the applicant. 2. Implementation of the plan to provide for on-site retention of storm water with controlled outlet and proper grading as directed by the Public Service Department. 3. Directing or shielding the lighting in the parking lot away from nearby residential development. Mr. Nischan inquired if the three conditions from 1986 were complied with. Mr. Hayward stated that the first two were, but he was not sure about the lighting requirement. Eleanor Love said that in the early to mid 70's, it was not infrequent for this type of encroachment to take place. Behind the parking lot is where the drive-in for First of America is located; several houses were torn down for this development. Steve Hayward said that the northeast corner was rezoned from "D-1" to "F" for the Quick-tube; it is still vacant, and was never developed. Mr. Greiner asked if N. Tisdale is all single family "B" Residential. Mr. Hayward said that it is, and is all owner occupied. Art Baryames, 2433 S. Cedar, applicant. Our employees need parking. Our business is growing and parking is tight. We like this area and want to stay here. We remodeled in 1986 and in 1991. We feel we have had a positive impact on the area; home values have increased. We want to put in a buffer between the parking lot and the neighborhood. We understand the concerns of the neighbors, but feel that we have had a positive impact; we are good neighbors. This is an important issue to us. We don't want to lease the space across Cedar Street, due to safety issues. Garry Goolsby asked if Baryames ever complied with the lighting requirements. Mr. Baryames said that he believes they did, that he knows there were no complaints or calls from the city. Also, the house at 516 Tisdale has been vacant for a long time. Chairman Goolsby announced the conclusion of the public hearing. It was referred to the Zoning and Ordinance Committee. PLANNING BOARD MAY 6, 1997, PAGE 8 E. SLU-2-97, 725 E. Saginaw St., 180 Residential Units in "I" Heavy Ind. Dist.. Donna Wynant made the presentation for SLU-2-96, a request by Prudden Investment, L.L.C., to develop 180 residential units in the Prudden Wheel structure located at 725 E. Saginaw. A special land use permit is required for residential units in the "I" Heavy Industrial District. The project is to be completed in three phases. Other uses of the building will include commercial and office use. These, however, are principally permitted uses in the "I" Heavy Industrial Zoning District and are not part of this SLU review. Eleanor Love asked the Board to notice the large building at Oakland Avenue and Sheridan Road. This is the Floral Exchange. The city has applied for Category A funds from the State of Michigan to improve the access. Gary Goolsby asked why the applicants are not seeking rezoning. Eleanor Love answered that Motor Wheel uses the property for their Dynamometer, a very large, very sensitive piece of material used for accurate measurements. It is used in quality control in many automotive applications. Motor Wheel has a two year lease, which may be extended to five years. At the end of that period of time, Motor Wheel may choose to move the Dynamometer, or to lease it to someone else. Due to this, an industrial zoning must be maintained. Some discussion ensued concerning the scale and size of the request. Ms. Wynant stated that there are very few residences in the area, that most of this area is zoned for industrial use. Jarl Nischan commented that Building A is very close to the railroad tracks. He wonders who the targeted clientele could be. Ms. Love said that the units are to be studio apartments, 1 bedroom, and 2 bedroom apartments. It is a unique floor plan, with everything at a diagonal. There are no square corners in the development. Donna Wynant read a letter into the record from Harold King. Michael Larrabee, 902 May Street, spoke. He said that anything in this area would be an improvement. However, he is wondering about the traffic, will it increase along May Street? Also, will this be an upscale complex? PLANNING BOARD MAY 6, 1997, PAGE 9 Eleanor Love answered that Harry Hepler does do upscale developments. He plans on underground parking, large apartments. They are looking at blocking off May Street. Donna Wynant stated that Mr. Hepler has offered tours, if anyone is interested. Gary Goolsby asked her to set up a time, and to include Mr. Larrabee. Roxann M. Spahr, also of 902 May Street, asked if this was going to be a gated complex. Eleanor Love replied that Mr. Hepler has talked about putting the North Police Precinct in the other part of this building. This would help to make it secure. Ms. Spahr further inquired if Mr. Hepler planned on fencing the area. Ms. Love didn't know for sure, but didn't think so. Michael Larrabee asked when construction was scheduled to start. They were told that it would be September of 1997, at the soonest. Chairman Goolsby announced the conclusion of the public hearing. SLU-2-97 is referred to the Zoning and Ordinance Committee meeting on May 14, 1997. V. COMMENTS FROM THE AUDIENCE (5 minutes each) None VI. RECESS The Board took a short recess. VII. BUSINESS SESSION A. Minutes for approval: April 15, 1997 Andrew Frederick asked that pg. 12, the fifth paragraph down, be corrected to read that stop signs improve the quality of the neighborhood by INCREASING noise. A motion was made by Jarl Nischan to approve the minutes as corrected. The motion was seconded by Helen LeBlanc, and approved unanimously on a voice vote. PLANNING BOARD MAY 6, 1997, PAGE 10 B. Committee of the Whole Committee of the Whole did not meet. C. Committee Reports 1. Zoning and Ordinance Committee Next meeting Wednesday, May 14, 1997 at 4 p.m., Planning Office, 316 N. Capitol Avenue, Lansing, MI 48933-1236. 2. Urban Development Committee a. Act-4-97, Edgewood Circle, Vacation Mr. Frederick made a motion, seconded by Ms. LeBlanc, to recommend approval of Act-4-97, Edgewood Circle, vacation. PLANNING BOARD ACTION was as follows: Frederick. . . Ave Greiner. . . Ave LeBlanc. . . Aye Nischan. Aye Goolsby. . . Aye On a roll call vote, there were Ayes: 5; Nays: 0; carried unanimously; Act-4-97, Edgewood Circle, Vacation, was APPROVED. 3. Executive Committee Executive Committee did not meet. D. Report from the Planning Manager. There was no report from the Planning Manager tonight. E. Pending Items: Future Action Required 1. Urban Development Committee a. Act-2-95, 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 (Pending Possible IRS Ruling) C. Act-10-96, 501 E. Kalamazoo (former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) PLANNING BOARD MAY 6, 1997, PAGE 11 d. Revision to Guidelines of Administrative Act 285 Reviews (UDC Tabled November 26, 1996) e. Act-3-97, Paulson Park Sale (Tabled April 22, 1997) VIII. NEW BUSINESS None IX. COMMENTS FROM CHAIRPERSON None X. COMMENTS FROM BOARD MEMBERS Ms. LeBlanc asked about historic buildings. Ms. Love said that there might be a moratorium on Building and Demolition permits. XI. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS None XII. ADJOURNMENT - was at 10:02 p.m. APPROVED AS PRINTED 070197. Draft to Clerk 06/24/97 Approved 07/01/97 To Clerk 07/07/97 Minutes of the Regular Meeting LANSING PLANNING BOARD 7 p.m., City Council Chambers Tenth Floor, Lansing City Hall 124 West Michigan Avenue TUESDAY, June 3, 1997 3� _;1 cam: ro :7 -< T� t I. OPENING SESSION Chairman Garry Goolsby called the meeting to order at 7:07 p.m. A. Roll Call. Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan, Ruge; six members present; two vacancies. Ex officio council members Lilly, Allen; not in attendance. B. Excused Absences - None C. Introductions. Eleanor Love, Planning Manager, introduced staff present: Jim Ruff, Zoning Administrator, Rhonda Mubarakeh, acting recording secretary, Jim Sturdevant, Senior Planner, and Bill Rieske, Principal Planner. II. APPROVAL OF AGENDA. The agenda was approved as printed. III. COMMUNICATIONS A. Informal petition with 200+ signatures opposed to Z-9-97/PRD-2-97/MPA-1-97 B. Letter from Jim and Helen Purvis regarding Z-9-97/PRD-2-97, with concerns C. Letter from Dunn, Twin Oaks, opposed to Z-9-97/PRD-2-97 D. Letter from Mr. Daniel, Twin Oaks, opposed to Z-9-97/PRD-2-97 E. Letter from Clarence and Janet Malloy, Twin Oaks, opposed to Z-9-97/PRD-2-97 F. Letter from Beatrice Schultz, Twin Oaks, opposed to Z-9-97/PRD-2-97 G. Letter from Louis and Cosette Oxley, Twin Oaks, opposed to Z-9-97/PRD-2-97 H. Letter from Ken Adams, Twin Oaks, opposed to Z-9-97/PRD-2-97 I. Letter from Ann and George Howard, Twin Oaks, opposed to Z-9-97/PRD-2-97 J. Letter from Reed, Twin Oaks, opposed to Z-9-97/PRD-2-97 K. Letter from C. J. Willoughby, Twin Oaks, opposed to Z-9-97/PRD-2-97 L. Letter from Michael Sturdevant, Twin Oaks, opposed to Z-9-97/PRD-2-97 M. Letter from Leopold, Twin Oaks, opposed to Z-9-97/PRD-2-97 N. Letter from Paul and Jane Wolcott, concerning MPA-2-97 PLANNING BOARD JUNE 3, 1997, PAGE 2 O. Letter from Linda Borden, Trinity Circle, concerning PRD-2-97 P. Letter from Dan and Fay Lantrip, concerning Z-3-97, appear to be in favor of the Arbor Drug request. IV. HEARINGS A. Z-11-97, 615 and 617 E. Michigan Avenue, "H" Light Industrial to "G-1" Business District Jim Ruff presented Z-11-97, a request for the rezoning of the property at 615 and 617 E. Michigan Avenue. He stated that these would be commercial uses on the first floor and residential uses on the second floor. They wish to renovate the structures, and would like parking in the rear of the structures for the residential use. The "G-1" Business District does not require parking. H. LeBlanc asked if there is parking in the vicinity of these properties. Mr. Ruff stated that there is parking developed in the area to support the development. Mr. William Nakfoor, applicant, 3400 Tecumseh River Drive. There will be two (2) upscale units on each side, one 1 bedroom and one efficiency at 615 '/z and two 1 bedroom units at 6171/ . We anticipate one car per unit. The ground floor of each building will probably be leased for retail/shop use. Seeing no one else in the audience wishing to speak on Z-11-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Zoning and Ordinance Committee, which is to meet on Wednesday, June 11, 1997, at 4.00 p.m. in the Planning Office at 316 N. Capitol Avenue. B. MPA-1-97, Master Plan Amendment, North East Area Comprehensive Plan Bill Rieske, Principal Planner, presented MPA-1-97, 3500 block of N. Martin Luther King Jr. Blvd, at the corner of Sheridan Road (South East Corner), a proposal to amend the Comprehensive Plan in anticipation of changes in land use, changes in technology, and changes in community goals and objectives at the site. In this case, the owner is the State of Michigan, Michigan Biologic Commission, which is interested in rezoning the laboratory function that was in that building. The site is surrounded on the south by industrial related buildings, on the east by Jones Lake and single family residences, on the west by the State of Michigan, and by DeWitt Township on the North. This is a change from office designation to industrial/warehouse use. PLANNING BOARD JUNE 3, 1997, PAGE 3 Ms. LeBlanc asked for clarification that the City will not be allowing industrial use on the shores of Jones Lake. Harold King, 1563 N. High Street. I am also concerned about Jones Lake. This parcel is the only City property with water on it like that, a small inland lake. I was encouraged to hear that there will be a buffer. I have heard that there used to be a park on the east side of Jones Lake. We want to specify that nothing impact that little tiny body of water. Robert Mosier, State of Michigan Department of Management, Budget, and Real Estate. The state needs to prepare the property for privatization, having a tax paying entity in charge of this property to operate this facility. We have been out there since 1926, and we do own into the lake. There is a concern with parking lots that set closer. We want to put the property and business up for sale. Mr. Ruge asked if there is a parking shortage. Mr. Mosier replied that the parking right now is adequate. Mr. Ruge then asked about the impact if a 200' buffer is required. Mr. Mosier replied that the main impact would be on capitol expenditure to change the parking lot. Ms. LeBlanc stated that she has no problem with this proposal and will support it with a requirement for a 125' buffer along the lake. Seeing no one else in the audience wishing to speak on MPA-1-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Urban Development Committee, meeting on Tuesday, June 10, 1997, at 4:00 p.m. in the Planning Office at 316 N. Capitol Avenue, Lansing, MI 48933-1236. C. MPA-2-97, Master Plan Amendment, Southeast Area Comprehensive Plan Jim Sturdevant presented the case, located at the southwest corner of Cedar Street and Jolly Road. He recapped the proposed rezoning (Z-9-97). The proposed zoning is not consistent with the current Master Plan, necessitating the MPA. The size of the site is about 13 3/4 acres, the existing zoning is "F" Commercial and "G-2" Wholesale. The master plan shows warehouse and commercial land use for the property in order to reflect its current zoning. The proposed zoning of residential for the property is not consistent with what the master plan shows for the area. The proposed master plan would be to change that site to residential development. He showed a map of the Master Plan Recommendations, stating that the higher density residential areas (apartments, condo's and etc.) are acting as a buffer between the commercial area and the PLANNING BOARD JUNE 3, 1997, PAGE 4 single family residential areas. He also talked about the changes in conditions in the area since the Master Plan was prepared: a defined line of commercial development has emerged north and south along Cedar Street, and instead of this commercial development backing up all the way through this property, it has cut itself off at a certain point at the back of K-Mart, and has left a big hole behind the commercial development that fronts on Cedar Street. He passed around the map. Kathi Dibean, 5241 Sunrose, spoke in opposition to the Amendment. Anne Paquet-Howard, 111 E. Jolly Road, Twin Oaks, spoke in opposition. 45 people in the audience stood in agreement with Ms. Howards statements. Steve Kammeraad, 5443 McCourt, spoke in opposition. Jim Purvis, 5206 Sunrose, spoke in opposition. Doreen Golm, 201 W. Jolly, Cedar Park Apartments, spoke in opposition. William Torrence, 208 Redner, spoke in opposition. George Howard, 111 E. Jolly Road, Twin Oaks, spoke in opposition. Kerry Leach, 120 Loder Circle, spoke in opposition. Jan Telles, 5224 Crocus, spoke in opposition Barb Munson, 5219 Sunrose, spoke in opposition. Michael Jacobson, representing the Developer for this project. We endorse/support the staff report, and would like to address some of the issues raised. There will be no effect on the north side of Jolly from Landscaping at this development. Our company is committed to the neighborhood, we are open to dialog and involvement with the neighborhood. I am willing to meet with the neighbors and am open to input and participation from the neighbors now and in the future. We are willing to make a covenant that no extension will be granted through this property to connect Jolly Road with McCourt Street. We want to bring in quality people as renters, rents will be higher than the norm for Lansing, and that we will be concerned, responsive neighbors. I will be here after the meeting to answer any questions. Don Telles, 5224 Crocus, spoke in opposition to the request. Paul Wolcott, 215 Redner, spoke in opposition. David L. Moore, 111 Village, spoke in opposition. Bob Erhard, 111 E. Jolly Road, Twin Oaks, spoke in opposition. Michael Saunders, 5310 Tulip, spoke in opposition. Cheryl Reisner, Lansing Neighborhood Council, spoke to the neighborhoods, trying to explain the process involved with these type of issues. She explained that they don't always have time to respond to agency referrals. We try to work very closely with the Planning Office, and with the Police department. A lack of response does not mean that we are not concerned, it means that we have no response. PLANNING BOARD JUNE 3, 1997, PAGE 5 Seeing no one else in the audience wishing to speak on MPA-2-97, Chairman Goolsby announced the conclusion of the public hearing and referral to the Urban Development Committee, which is to meet on Tuesday, June 10, 1997, at 4:00 p.m. in the Planning Office at 316 N. Capitol Avenue, Lansing, MI 48933-1236. V. COMMENTS FROM THE AUDIENCE (5 minutes each) Fay Lantrip, 1123 W. Willow Street. I sent a letter to the Planning Board concerning the Arbor Drug at Willow and N. Martin Luther King Jr. Blvd. I have really thought about this Arbor drug. I am very angry about the Drug Store going in at this location, but I can accept it. I am very hurt, however, that the Board did not even read the letter. The Board owes me a written apology for not reading the letter. The letter was a letter to the developer of Arbor Drug, and it said that we would just as soon sell out and avoid all this hassle. Now I want to move out of Lansing. The letter said that I feel that this request needs more green buffer. The driveway is going to be put in next to my driveway. This is going to be hazardous. If you think Jolly and Cedar is bad, just come to Willow and MLK at rush hour. You people owe me a letter in the mail, and maybe something in the State Journal. I hope that the developer will buy my home so I can get out of Lansing, and I think that the Planning Board and staff are just terrible. Harold King, 1563 N. High Street. I am concerned with the Prudden Wheel Building. The site is polluted, it is a contaminated site, with equipment still in the building. The Quaker Court area is one of the worst areas in that part of town, while it is residential, it is rental, not residential neighbors. What will the impact be of all the additional rental units. The north police precinct was going to go in there, but there was a problem with access to the site. Why is it that you can get an MDOT $500,000 grant with matching funds of$200,000 to help a developer with ingress and egress, but not for the Lansing Police Department? I am also concerned with the dirt lot at Wohlert. Where else but northtown do you have a dirt lot with a persistent wind direction that puts the dirt in the businesses that sell food and the residents that live on the eastern boundary of that parking lot? And I don't mean a blanket blacktop. Will they have an obligation to the neighborhood? In June, July and August, it is like a dust bowl at shift change, with all the dirt blowing through. Beth Boyce, 627 N. Pennsylvania #3, regarding the Prudden Wheel Building. This is an already stressed area, which has an 85% rental rate. The traffic demands are high. We have spent 3 years bringing back Oak Park. There are doubts about the ability of this area to attract the upscale housing clientele that the developer seems to be aiming for. The prime shopping area is QD, fine dining is provided by Rally's. It would be great, but what happens if it doesn't work? We would love to see something happen at the Prudden site, that ugly abandoned thing does nothing for the area. We have come PLANNING BOARD JUNE 3, 1997, PAGE 6 before you in the past for the tiniest zoning problem and we're here for months. Something that is this major, this many units, this much potential impact, and all you hear is what a wonderful concept this is. We want more care taken to examine this proposal, and to get neighborhood input. Kathi Dibean, 5241 Sunrose, regarding MPS-2-97. I've only been here twice, due to the problem in our area, and I am amazed at how many people are having the same problems. We need to form a citizens group, Citizens of Lansing, something more than a neighborhood group. We need to let people know that we care about this city, and if we form in numbers, there are going to be different sounds coming from up there, and from our City Council. Lets orchestrate a liaison, because there are too many people sitting up there with their ears closed, or going in the back room eating, or getting a drink, or going to the bathroom, or whatever it is you are doing back there, so I think this is something that needs to be addressed at City Council Meetings, Police meetings, and other meetings, through our neighborhood advisory board; we have some problems here, this is a great city, but not if we don't stand together and fight these issues. Harry Hepler, 619 E. Michigan Avenue, representing the Prudden Investment Company. The Prudden Wheel building is a hazard now, both visually and environmentally. The Brownfields rules state that the previous owner will have to do the clean-up. The property has been vacant and is not doing anybody any good. The MDOT Grant has been approved for the road project, but the matching funds from the city have not yet been approved. These funds would provide a road along the east side of the property from Saginaw to Oakland, connecting with May Street; and we believe that this road would solve any congestion problems that this apartment project may cause. My concerns are the same as the neighbors concerns, which are primarily traffic and safety. Motor Wheel is in this building, there are four employees who run the dynamometer in this building, this is all regulated. If you want to see what type of development we are trying to do, look at the 600 block of E. Michigan Avenue, look at Northtown. These areas are working. I would like to see these apartments be condominiums. I believe in private home ownership, but want people to understand that not everyone can purchase a house. No one else spoke. VI. RECESS The Board took a short recess, from 9:00 p.m. to 9:17 p.m. PLANNING BOARD JUNE 3, 1997, PAGE 7 VII. BUSINESS SESSION A. Minutes for approval: May 6, 1997 Mrs. LeBlanc asked that pg. 3, last line, be corrected to read that rents are to be $400, not $4.00. Mr. Nischan made a motion, seconded by Mr. Greiner, to approve the minutes of May 6, 1997, as corrected. On a voice vote, the minutes of May 6, 1997 were unanimously (6-0) APPROVED. B. Committee of the Whole Meeting Mrs. LeBlanc made a motion to resolve into the Committee of the Whole, seconded by Mr. Frederick, approved unanimously on a voice vote. 1. Act-6-97, S. Washington Square, 200 Block Streetscape Improvements. There was a report by Mr. Rieske, and a presentation by Mr. Ford, and someone from the Principle Shopping District Association. There was a motion to approve Act-6-97, and a recommendation that consideration be given to problems of traffic and other design considerations. Mr. Greiner made a motion seconded by Ms. LeBlanc, to recommend approval with conditions, that attention be given to the safety issues, the design to be reviewed by staff, and that any trees removed will be replaced in the downtown area. COMMITTEE OF THE WHOLE ACTION was as follows: On a voice vote, there were Ayes: 6; Nays: 0; motion carried, Act-6-97, S. Washington Square, 200 Block Streetscape was recommended to be APPROVED. Mr. Goolsby made a motion, seconded by Mr Greiner, to arise from the Committee of the Whole. Motion carried. C. Committee Reports 1. The Committee of the Whole Mr. Ruge presented the report of the Committee of the Whole, which considered two matters. The Committee met prior to and during the Planning Board meeting. PLANNING BOARD JUNE 3, 1997, PAGE 8 a. Act-6-97, PSD Plan for Streetscape improvements in the 100, 200, and 300 Blocks of South Washington Square. This is a proposal for Streetscape improvements by the Principle Shopping District, by adding brick pavers and block retaining walls which are personalized to commemorate individuals, businesses and corporations in Lansing, altering one landscape island per block. A motion was made, seconded, and carried unanimously to approve Act- 6-97, a Principle Shopping District plan for Streetscape improvements in the 100, 200, and 300 blocks of South Washington Square, with conditions. Mr. Ruge made a motion, seconded by Mr. Nischan, to recommend approval of Act-6-97, S. Washington Square, 200 Block Streetscape Improvements, with conditions, that attention be given to the safety issues, the design be reviewed by Planning staff, and that any trees removed be replaced in the downtown area. PLANNING BOARD ACTION on the motion was as follows: Frederick. . . Ave Greiner. . . Ave LeBlanc. . . Ave Nischan. . . . . . . . . . . . . . . . . . . . . . . . . . Ave Ruge . . Ave Goolsby . ... . . . . Aye On a roll call vote, there were Ayes: 6; Nays: 0; carried unanimously; Act-6-97, PSD Plan for the 100, 200, and 300 blocks of S. Washington Sq. recommended to be APPROVED. b. Z-3-97, Willow St. and M.L. King Blvd. "B" Residential, "F" Commercial, and "J" Parking Districts to "F" Commercial District This request was referred back to committee to review further information that was brought up at a previous Board meeting. No new information has been made available. It was moved and seconded that Z-3-97 be denied, denial was recommended on a 5-1 vote. Mr. Ruge stated that he thinks this proposal would improve the area. He knows that it would go against the general policy, but he feels that it would unify the site, and take out substandard housing along M.L.King Blvd. Mr. Ruge made a motion, seconded by Ms. LeBlanc, to recommend denial of Z-3-97, Willow Street and M.L.King Blvd., "B" Residential, "F" Commercial, and "J" Parking to "F" Commercial District. PLANNING BOARD JUNE 3, 1997, PAGE 9 On a roll call vote, there were Ayes: 5; Nays: 1; carried by a vote of 5 - 1; Z-3-97, Willow St. and M.L.King Blvd., "B" Residential, "F" Commercial and "J" Parking Districts to "F" Commercial was recommended to be DENIED. 2. Zoning and Ordinance Committee, Ms. LeBlanc, Chair. The committee met this evening. a. SLU-2-97, 725 E. Saginaw St., 180 Residential Units in "I" Heavy Industrial District. The Zoning and Ordinance Committee made recommendation based on testimony, evidence, and the staff report, that SLU-2-97 be approved for up to 180 residential units in the Prudden Wheel building, and that parking be provided in such a way that safety is assured. Ms. LeBlanc made a motion, seconded by Mr. Greiner, to recommend approval, with the recommendation that parking be worked out during site plan review. John Ruge stated that he supports this, if the developer will be responsible for the matching funds on the road approach, rather than the city. Mr. Greiner recognized the citizen comments, and understands the concerns, but feels that they need to be worked out with the developer. He sees the alternatives to be either industrial uses or an empty building, and these are not improvements. The best thing going is this proposal. He says that the citizens and the developer should work out their differences. Mr. Goolsby supports this, he sees the reuse of buildings as an improvement. This was first considered seven years ago. The area is run down, and he compared it to Cleveland, Chicago, and Columbus, ,Ohio. He said that this is a step ahead for the city, the environmental issues are being dealt with through the legislature. In the future, this building will contain office and retail. He said that we need to retool buildings. Mr. Nischan agreed with Mr. Goolsby. He has seen this work well in Chicago. This type of mixed use provides an anchor for development, and he sees this as having many more advantages than other possible developments for this building. He is in favor of renewal. PLANNING BOARD ACTION was as follows: Frederick. . . Aye Greiner . Aye LeBlanc. . . Ave Nischan. Aye Goolsby. . . Aye Ruge . Ave PLANNING BOARD JUNE 3, 1997, PAGE 10 On a roll call vote, there were Ayes: 6; Nays: 0. Motion carried, SLU-2-97, 725 E Saginaw Street, 180 Residential Units in the "I" Heavy Industrial District was recommended to be APPROVED. b. Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Light Industrial District This is a proposal for rezoning, the commission is empowered by the state of Michigan to sell the property, and in anticipation of selling a portion of the property, wants to rezone the property consistent with its current and longstanding and proposed land use as a manufacturing operation. The committee found, based on testimony, evidence, and the staff report that the rezoning to "H" Light Industrial will bring the zoning into conformance with existing development, a land use that has existed in some form since 1926. Mr. Greiner made a motion, Mr. Goolsby seconded it , to approve the rezoning. It passed unanimously 3to0. Mr. Nischan made a motion, seconded by Ms. LeBlanc, to approve Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Light Industrial District Mr. Ruge asked if the zoning change will go to the center of the lake, or the waters edge? Mr. Ruff replied that the request is to rezone everything but the lake and a buffer around the lake of approximately 75 feet. The State of Michigan reported that none of their parking or building improvements are within 125 feet of the lake, and they are not selling anything that is not improved, in other words, the state is selling only what has been improved, and nothing close to the lake. The Master Plan Amendment request will have the same amount of buffer space. Mr. Ruff added that the Board can specify the distance of buffer space. Discussion ensued. The Board asked Mr. Mosier of the State of Michigan if it would be a problem for the state to modify both the Master Plan Amendment and the Zoning Request to 125' from the lake shore. Mr. Mosier replied that it would put things very close, and that it would be better if the buffer could be 100', to give the State a little leeway. Mr. Goolsby restated the motion on the floor, to approve Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Light Industrial District, as amended through a friendly amendment to set a buffer at 100' from Jones Lake. PLANNING BOARD JUNE 3, 1997, PAGE 11 PLANNING BOARD ACTION on the motion was as follows: LeBlanc. . . Aye Nischan. . . . . . . . . . . . . . . . . . . . . . . . . . Ave Ruge . . . . . . . . . . . . . . . . . . . . . . . . . Aye Goolsby . . Aye Frederick. . . Ave Greiner. . . Aye On a roll call vote, there were Ayes: 6; Nays: 0; carried unanimously; Z-8-97, 3500 N. M.L. King Blvd., "A" Residential to "H" Light Industrial District, with a friendly amendment, recommended for APPROVED. C. Z-9-97, Jolly Road between Jolly-Cedar and Skoog Court, "F" Commercial and "G-2"Wholesale District to "DM-1" Residential District The applicant is requesting the zoning change to allow a Planned Residential Development of 144 units on 15.75 acres. The Committee found, based upon testimony, evidence and the staff report, that this is an appropriate designation for this infill site that serves as a transition property between the commercial properties along Cedar Street and the institutional and residential uses north, south, and west of the property. The committee members were sympathetic to the concerns of the nearby property owners, yet believe that the residential land use as proposed is more suited to the site and adjacent land uses than the existing zoning, which allows warehouse and commercial uses. The particulars of the design for the intended use will be evaluated through the Planned Residential Development, and site plan review processes. The committee moved and approved unanimously a motion to approve Z-9-97, Jolly Road between Jolly- Cedar and Skoog Court, "F" Commercial and "G-2" Wholesale District to "DM-1" Residential District, with the understanding that an amendment to the Master Plan must be approved and that details of the site plan improvements including transportation related items will be evaluated further in the Planned Residential Development and the Site Plan review process. Mr. Nischan made a motion, seconded by Mr. Frederick, that Z-9-97, Jolly Road between Jolly-Cedar and Skoog Court, "F" Commercial and "G-2" Wholesale District to "DM-1" Residential District, be approved. Ms. LeBlanc stated that we have listened to comments from the neighborhood, and we are sympathetic, but we are faced with property that is already zoned. It is zoned in a way that will permit commercial uses, will permit warehouses, could be built up to 0' to 25' from the lot PLANNING BOARD JUNE 3, 1997, PAGE 12 line already, under the zoning that it has. There is nothing we can do about it, it's already zoned, it is legal. Apartments, multiple dwellings can be put in there under the current zoning. It would have to be one building, that could have 144 units anyway. We are faced with this existing condition. Based on that, it is my thought that apartments, multiple family dwellings are better than a warehouse that could be put right up to the property line. This site plan, I think, is preferable to one big apartment building. We are faced with what the land already is zoned with, and that is what we have to work with. Mr. Ruge is very concerned with this proposal, and has two concerns, one being the congestion, which everyone seems to admit is a problem at Jolly and Cedar. I'd be interested in knowing how bad the congestion is, traffic people have different classifications for congestion. My other concern is who will foot the bill to improve Jolly Road so this development can go in. It is my feeling that the improvements to Jolly Road will be specifically so that this development doesn't cause more problems on Jolly Road than are there already. This should be apportioned to the developer. I do agree with Mrs. LeBlanc that it is probably better to have apartments in your neighborhood than a warehouse, though it would be nicer to have a park, but this isn't a park. Because of my concerns, and because I don't think we have enough information yet, I'm going to have to vote against this. Mr. Ruge made a motion to table Z-9-97, until more information can be presented. The information specifically is a recent traffic study in this area, and the effect that this project is going to have on the traffic; and the other thing is can we charge the road improvements to the developers, as they seem to be directly related to this development. Mr. Nischan added a request for information, concerning the nature of Jolly Road, feeling that the volume along Jolly is going to get really big, and secondly, what is the future land use of Jolly Road, to the east of this development. Mrs. Love stated that the Zoning cannot be conditional. However, the PRD can be conditional, and the Master Plan can include suggestions and policies. Mr. Goolsby passed the gavel. He stated that he will support the motion, but commented that tonight is the first he has heard of this new construction by Community Mental Health,which he would like added to the traffic study. E. Love says that she has spoken with Mr. Sturley, who stated that they will be building on the other side (east) of the Juvenile Home, they intend to have their own entrance, which would be connected on site with the other parking lot, and it is their contention that people don't like to go out on Jolly and Cedar enough to use this exit, and this exit is closer to Pennsylvania. The number of employees indicated would be 350 - 400, which is substantial, even though they are not all there at the same time. It would be a consolidation of their office-type facilities in the city. Mr. Goolsby talked about the issue of opening up McCourt Street. In the Zoning and Ordinance committee meeting, it was discussed, and we talked about perhaps approaching this from a vacation standpoint, which means that the one area that goes up against the consumer power right of way would be vacated by the city and divided among the residents in that area. If that were the case, there could not be a thoroughfare through there, so that is something we have talked about, and the PLANNING BOARD JUNE 3, 1997, PAGE 13 developer has talked about a deed restriction, although a vacation would be the better route for us to go. We are sensitive to the traffic problems; I have driven down Jolly during rush hour and I know what a problem it is, but it's something that's not easily solvable, and its not something that directly impacts on whether or not the particular land use is appropriate, although it is a consideration, it does not normally in and of itself carry the day. There were comments tonight about the green space and the buffer zone, and I can appreciate that, but the residents don't own the property. There is a vacant lot near downtown, where I live, and it has been a greenspace since I bought my house, but if the state came in and developed that lot, there is not much I can do about it. I wouldn't be happy, I probably would have some of the same reaction as here, but we all have to keep in mind that its not our property. If you felt that strongly, you residents could perhaps have bought the land and put in a park. He then told about a development near his hometown in Ohio, which looks like it had been swept, as it was spotless, the landscaping was beautiful, and the quality of the development was very high. It is the quality of the developer and the development that makes the difference. We don't pick the developer, that is not our place. We are concerned about the town, our neighborhoods, your neighborhoods; our job is to decide if the request is a good land use. We try to do the best we can; we are sensitive to neighborhoods. We attempt to do the best we can. We volunteer our time because we are also concerned about the city. Mr. Ruge asked that the Planning Office find out what Public Service plans to do with Jolly Road in the next year or two. PLANNING BOARD ACTION was as follows: On a voice vote, there were Ayes: 6; Nays: 0; carried unanimously; Z-9-97, Jolly Road between Jolly-Cedar and Skoog Court, "F" Commercial and "G-2" Wholesale District to "DM-1" Residential District, to be TABLED. d. PRD-2-97, Jolly Road between Jolly-Cedar and Skoog Court, Cedar Park Apartments Mr. Ruge made a motion to table PRD-2-97, Jolly Road between Jolly-Cedar and Skoog Court, Cedar Park Apartments, seconded by Mr. Nischan. PLANNING BOARD ACTION was as follows: On a voice vote, there were Ayes: 6; Nays: 0; carried unanimously; PRD-2-97, Jolly Road between Jolly-Cedar and Skoog Court, Cedar Park Apartments, to be TABLED. PLANNING BOARD JUNE 3, 1997, PAGE 14 e. Z-10-97, 516 Tisdale Avenue, "B" Residential to "J" Parking Art Baryames, representing Baryames Cleaners, has an opportunity to buy 516 Tisdale Avenue. Baryames Cleaners is planning on expanding their operations and number of employees at the 2423 S. Cedar location. Additional parking spaces are desired to accommodate the hiring of more employees. The committee found, based on testimony, evidence and the staff report, that the proposed rezoning is inconsistent with the policies and goals of the Planning Board and is inconsistent with the master plan by substantially encroaching into the adjacent residential neighborhood and exposing more residential structures to nonresidential development; further, the proposed rezoning would det a land use precedent for the residential properties north of the site and would create an unacceptable land use pattern. The committee members stated that the recommendation of the committee is not a reflection upon the applicant nor the business, but is baed upon the land use criteria stated above. Mr. Nischan made a motion, seconded by Ms. LeBlanc, to deny Z-10-97, 516 Tisdale Avenue, "B" Residential to "J" Parking District. PLANNING BOARD ACTION on the motion was as follows: LeBlanc. . . Ave Nischan. . . . . . . . . . . . . . . . . . . . . . . . . . Aye Ruge . . . . . . . . . . . . . . . . . . . . . . . . . Ave Goolsby . Aye Frederick. . . Aye Greiner. . . Ave On a roll call vote, there were Ayes: 6; Nays: 0; carried unanimously; Z-10-97, 516 Tisdale, Avenue, "B" Residential to "J" Parking District was recommended to be DENIED. f. The next Zoning and Ordinance Committee meeting is scheduled for July 11, 1997, in the Planning Conference Room, 316 N. Capitol Avenue. 3. Urban Development Committee, Mr. Frederick, Chair, reported. a. Act-13-93, AMENDMENT, 1100 Block of W. Hillsdale Vacation - Reduction of Utility Easement PLANNING BOARD JUNE 3, 1997, PAGE 15 In the M.L. King Blvd. triangle property, in the Seven Block area, the applicant, Union Missionary Baptist church, is requesting a reduction in the 66' utility easement that was reserved when the city vacated the rest of the Hillsdale right of way, in 1993. This easement reduction would permit Union Missionary's proposed building to encroach about 18 feet into the west side of the vacated right of way. Some utilities and other things may require relocation and perhaps the expense should be borne, perhaps, by the applicant. Various utilities were contacted for their comments; since the right of way had already been vacated, there aren't too many other land use impacts. We did receive comments from various utilities. Consumers Energy originally thought that they had a 12" gas main located within the 18' proposed for the building expansion, but in a follow-up they indicated that the main in that street had been retired, so the building could go ahead as far as Consumers Energy was concerned. The Board of Water and Light is concerned that, with the 18' encroachment, the water main would be less than 15' from the building. The Board of Water and Light could permit the scaled distance of 10' if the owners, in writing, agreed to relocate the main at their cost if it was found to be in conflict during construction, or later if required to relocate for repair. We addressed that utility concern in committee, and the committee recommends approval of the amendment to Act-13-93, to reduce the utility easement by at least 18' to accommodate both utilities and the church building, provided that suitable arrangements can be made with the utility agencies, that would appear to be at least the Board of Water and Light. The committee passed the recommendation unanimously. Mr. Frederick made a motion, seconded by Ms. LeBlanc, to approve Act-13-93 AMENDMENT, 1100 Block W. Hillsdale Vacation - Reduction of Utility Easement. Mr. Goolsby asked about the comment from the Board of Water and Light that the cost of relocation be borne by the applicant during construction or later. Is this part of the committee's recommendation? Mr. Frederick said that they had addressed that with the caveat that suitable arrangements be made with the utility agencies. We would expect the Board of Water and Light to be comfortable with anything that the applicant would choose to do regarding the water main. Mr. Goolsby is concerned that the recommendation does not address the issue of"who pays?" Ms. LeBlanc said that they were wondering if there might be another source of funding. Ms. Love indicated that there would not be. Mr. Frederick and PLANNING BOARD JUNE 3, 1997, PAGE 16 Ms. LeBlanc amended the motion to specify that the church would pay for the relocation, if necessary. PLANNING BOARD ACTION on the motion was as follows: LeBlanc. . . Ave Nischan. . . . . . . . . . . . . . . . . . . . . . . . . . Ave Ruge . . Aye Goolsby . . Ave Frederick. . . Ave Greiner. . . Aye On a roll call vote, there were Ayes: 6; Nays: 0; carried unanimously; Act-13-93, AMENDMENT, 1100 Block W. Hillsdale Vacation - Reduction of Utility Easement, recommended to be APPROVED. b. Future Meeting Dates A special meeting will be held on Tuesday, June 10, 1997, to discuss MPA-1-97, 3500 Block of N. M.L. King Blvd., an amendment to the North East Area Comprehensive Plan and MPA-2-97, South West of Jolly and Cedar, amendment to the South West Area Comprehensive Plan, and discussion of the Streetscape Improvements on South Washington Avenue, at 4.00 p.m. in the Planning Office, 316 N. Capitol Avenue, Lansing, MI 48933-1236. D. Report from the Planning Manager: The Board discussed the need for the first meeting in July, and July 1 is a scheduled meeting with public hearings. E. Pending Items: Future Action Required 1. Urban Development Committee a. Act-2-95, 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 (Pending Possible IRS Ruling) C. Act-10-96, 501 E. Kalamazoo (former Spartan Inn Site), Visitors Welcome Center, Greater Lansing Conv. & Visitors Bur. (Pending Possible IRS Ruling) d. Revision to Guidelines of Administrative Act 285 Reviews (UDC Tabled November 26, 1996) e. Act-3-97, Paulson Park Sale (Tabled April 22, 1997) PLANNING BOARD JUNE 3, 1997, PAGE 17 VIII. NEW BUSINESS J. Ruff suggested that since only Z-11-97 will need to be considered by the Z & 0 Committee, that it cancel the June 11 meeting and meet instead just prior to or during the recess of the June 17 Planning Board meeting. The Committee members agreed. IX. COMMENTS FROM CHAIRPERSON None X. COMMENTS FROM BOARD MEMBERS None XI. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS There is a banner sign on the fence at A.I.S., 3600 N. Grand River (Mr. Ruff reported that had already been turned in). There is also construction equipment parked on gravel at this address. Regan Auto Sales on E. Michigan has new banner signs and fence posts. XII. ADJOURNMENT - was at 10:50 p.m. Respectfully submitted Eleanor K. Love, Secretary Lansing Planning Board minutes/mn060397 a:09 ACT-6-97 South Washington Square (100-300 Blks.), Public Seating GENERAL INFORMATION APPLICANT: Principal Shopping District REQUESTED ACTION: ACT 285 Review/Approval for the installation of outdoor public seating. LOCATION: South Washington Square (100-300 Blks.), west side EXISTING LAND USE: Landscaping berm in South Washington ROW EXISTING ZONING: N/A PROPOSED ZONING: N/A SURROUNDING LAND USE: Downtown retail, restaurants, and offices. SURROUNDING ZONING: G-1 Business MASTER PLAN DESIGNATION: The 1986 River Island Master Plan Amendment designates the project area as Central Business District, and includes retail and entertainment facilities. SPECIFIC INFORMATION DEVELOPER'S PROPOSAL: The Principal Shopping District (PSD) has proposed to install public seating along S. Washington Square to commemorate Lansing's centennial businesses, most notably Oldsmobile. Plans are to phase the project by beginning with the 200 Block, followed by the 300 Block, and finally the 100 Block. Enclosed are diagrams of the proposed work for Phases 1 and 2. Phase 3 is expected to be similar in concept and appearance. An Act 285 Review by the Planning Board was recently determined to be necessary during a review of the bid documents for the Phase 1. Since the project is ready for bids, the PSD has requested that the Planning Board expedite its review. AGENCY REFERRALS: On May 30, 1997, referrals were sent to Ameritech, Consumers Energy, the Transportation Engineer, Department of Public Service, Parks and Recreation Director and Downtown Neighborhood Association, with a request for Planning Board ACT-6-97- South Washinotnn Square (100-300 RM-Q_ Puhlic Seating Pane 2 an unusually quick response. We received written comments from the Transportation Engineer and the Downtown Neighborhood Association, and verbal comments from the Department of Public Service, Engineering Division. Written comments are attached; verbal comments are paraphrased below: ► The iron fence and benches are too close to the street. A spacing of a couple of feet from the street is needed to improve safety from vehicle backing up, and to allow for snow clearance. ► The retaining wall footings may be insufficient to ensure stability. ► The gutter work between the sidewalk and the berm needs additional redesign for pedestrian safety. EVALUATION Act 285 of the Public Acts of 1931, as amended, requires that the location, character, and extent of a proposal be evaluated in order to determine its appropriateness. LOCATION: The project bisects the downtown commercial district. Streetscape improvements including additional pedestrian space and seating are perfectly appropriate in such areas. CHARACTER: The improvements appear to echo the brick in the Oldsmobile park area, and the pediments on the retaining walls echo traditional design themes. Despite efforts to retain existing vegetation where appropriate, the improvements will replace the visual effects of the large planting masses that currently occupy the berms. The tables and chairs, along with the iron railing, could create an outdoor cafe appearance. EXTENT: As currently proposed, three seating modules will be installed. Each module will be paved in concrete brick pavers, with 2'6" retaining walls on each side. Bricks will feature logos from sponsoring organizations. These modules will be installed in the landscaping berms, so no space for pedestrian or vehicular movement will be lost. As proposed, each module would contain three tables with three chairs each, and two benches, seating two or three persons each. Outdoor seating along South Washington is in high demand during favorable weather. Planning Board ACT-6-97- Smith Washinntnn Square 1100--I00 Mks-), Public Seatina Pq q P 3 SUMMARY The proposal provides outdoor seating for downtown pedestrians, while retaining most of the landscaping and amenities currently offered downtown. The project recognizes Lansing's longstanding businesses, including Oldsmobile, and this presumably will have a business retention impact. RECOMMENDATION Based upon a review of the location, character and extent of this project, I recommend that the ACT-6-97 proposal be approved as proposed, with the following revisions: 1. The iron railing be recessed from the street somewhat to ensure safety and prevent property damage by vehicular traffic. 2. The benches which provide seating near the street be mounted at an angle (e.g. 45-degrees) from the street, or eliminated and replaced with a table and chairs. This would provide greater physical space between pedestrians End moving vehicular traffic and greater pedestrian awareness of traffic movements. SENT BY:City of Lansing 6- 2-97 ; 15:58 ; Transportation/C&CS-+ 517 483 6036;# 1 Poet-It'FaX NOW 7671 T �- From + CO)Dept.• N(VX co. Phone M Phone N Fax* Fax M TO: William C. Rleske, Principal•Planner, FROM: David A._•Berridas, Transportation Englheer DATE: ,June !�,1997 • •�•V-•<F'.` a ,}li i. } T+..n T•iTl.�:.••`•ir1 ,. . . ,.SUBJECT: ACT-6 j9I7Frr:-t:,#``4rE:71FRttYT Tri.E•I�,.1 d:U 0�d QO Blocks) , , r;f 4.\y 114 .. •.rr v.J. Yr\aS Elal..11r.�F v''I v.af:•T:+iia it•�i� ♦.:ll`'1l`� :"•�,t l.r1•:•,•,:.•.. T1� ,k� �t}J1lM.tiS'•i'���i 1. �,ti EI rh , t1c/_i 1 �•.I__... ':..'. _ riFMn/fie'k'�. \..r ee -if��F ,f,..i r:e 1 ase•Y• I•.•..••I,i::..a:o .,. ' { •�/ '2 r�L'7 r3f't•, 1,t•F 't•1 T1:. �111 i.1 ',.i'S.r ""' ♦•-4:`li- Tlae TransportAtip -Pm 's`« iec; lt 'Sukjevtitojet'and the following comments are`tt[[���11 i cgjab'y(��. ed:#o'r; :he;Rl� to g=Ho f'�,'consiaQratian:. .1 Ilk LIa.J,`+i'Z�:.i Yr `LF[, .y'. 1.''1 lay Y� .af••: 1{ 1 . . 'rYr.lr'1.a•\.•rl1•'�r_•ifZ''.,• :.:!• •'•;: i; I .F•,N1 .•, ,'�.. ,..:•. ootir8U ridt a;publicastreet and'thl@before, ,cerfiain. liberties may t� er, i ; ; xfTrs.•pro�ect. How ��r, the de'siErier mtyst take into low-king and tld'oarkt; operation's and the•fld, of vehicles :frfl 1 ,.... imf�ll ., .p`. .a+}+ i !+i 11 ' 11.1• tin. ..... •i �1 . I I ;44}, bhf� ,q thQ,pP� posed seatlrtg,rat,13,qF ,,,. •,•rTt-yaw 1i 1. ... • f .. a'� � 1 111 . 2) T eht gr �# oing,,�s present[y.-,bi©i d.�•p�1, Iwilt:� ',',4pr ictgd'on a regular basis cytria,*i ehrough ith�i'W''shrit ton'S uara:eind using the parking -Y�.r}=+xcrt• ll:4Fn r.: p k� l th6th powfe side: f;fifie: •r•'T7 }: 1111 .Y. -a._�'.-...Jlra. 1v.,. 1' III" 11;� FI 1 3) 1' tsses�di� 1(y:.aj�cerito;#I°e : rCby}ng vhicls'v�rifl no't provide an • �'•f:.%[�iT...+•:1 !°4i[ ll,f�:l-...>,..l rl ai aa' t ;e t Ir,QnrEtsr�t fog re�la i g.�on-the hihil\ ' �Y`• .tl ra ii:K17:i1 1. .. ,t.Y �Fi. f• r• :: �:."• 4) ThQ4191. t �Mq,�,BI-operatIbbs on;t ig: ashiiLgton Squire.parking area will be t ilyf+- , .i '• : '11iL,1F1. .. is 1l:•GFa-...:.r #—,pt hampQt,@ 'bytlttl�?�Iric r�`' ,eni2 �i : 6gb�i.;� l:oacation.-:.The City of Lansing can :iF F4•rr'e�r, � ala ,•:. ;:111'7�11.•....,:i 'tl IV LA not Z; a'rgs,0.p i�.A taram AM.`by.i�� ews: ' 5) 1 i additioH-.tok l��e';�pl...—ants durin/j'7�, th_p 2E process, it will be necessary tQ;sif�iitf4 ' pld city offices for design review. 6) THe, pedestrian grat�l'+ �Ae��t'+1giatet sh'Qul Vie` extended,at least five feet beyorid,tFie pede_oan`,ope'ri area. 7) The proximity ofi.the and of the,block vifall to thoving vehicles presents the same maintenance.and durability' issues''es the i'Voh fence. If you have any questions, please feel free to contact men I attachment ille: Weehinpton Squire pc468\wp7wln\data\pl2nning\rieeke.701.wpd nt by: WHITBECKS 5174856238 06/03/97 1 :01PM Job 239 Page 2/2 DOWNTOWN NEIGHBORHOOD ASSOCIATION LAND USE COMMITTEE June 2, 1997 Lansing Planning Board Lansing, Michigan Re : Act-6-97, South Washington Square, Public Seating Greetings : We have reviewed the material faxed last Friday and conferred with: 1. Bill Rieske - to learn that the height of the walls are 2 & 23S feet which can provide additional seating in the groupings and that the groupings will replace existing landscaping areas; 2_ Kelly Thompson - to learn that a maximum of 8 groupings might exist in the 4 blocks between the 100 and 400 blocks; that the projects are to be self-funded by the sale of bricks and logo space; that the cost of the large groups are $15,000 each and the smaller ones are $12,000 each; that the purpose is to provide seating for existing CBD traffic and to cause other people to come downtown; and that no other improvements are planned; 3. A downtown business owner - to hear that the seating will have no positive impact on new business and, who fears that the seating will accomodate 'bums' ; and 4. A business person in the 200 block North - who believes that the cement walls of the seating areas will accomodate the same skate boarding use as occurs in the 200 block North. The Land Use Committee finds no basis to recommend against this proposal especially considering the facts that it is not contrary to any Master Plan, is self-funded, and prior Council action approved a Memorial Review Board recommendation of the designation of a mall berm to honor Oldsmobile. However, our sense is that it neither solves a problem or provides any benefit to the CBD (which we consider mutually interdependent with the neighborhood) and, it merely 'moves the deck chairs on the Titanic' . Therefore, our recommendation to Kelly Thompson is unrelated to land use: a meaningful contribution to the CBD would be to find a way, to increase the number of people spending money in the CBD. I have specifically mentioned to him that it would be appropriate for the PSD to conduct a study which assesses loss of revenue and retail transactions to downtown merchants by. the vast expansion of food and general merchandise sales in City Hall and State buildings which results in the immediate captive market having no reason to leave their buildings during lunch. Perhaps funds oould be gained for this purpose by charging more for bricks and logo designa- tion than is necessary simply to accomodate the cost of the new seating areas. if this makes any sense to members of the Planning Board, we request that you too consider this peripheral suggestion/recommendation. Sincerely, DOWNTOWN NEIGHBORHOOD AS OCIATION By Stephanie L. Whitbeck, Land Use Chair (S" �c�e75fe-i , " 1� 007 07 ♦ ` 3 r LJA...Jl - a fu 10 r� D S G �lec�p:s f a 0 z �•- m U1 V1 U1 "kc (' m 3 a U 6 R U Cyr b Co J � n ' �p C ar kc��q 7 ro, r • Lor y %OILF1 N 1" 20! ado to5L.-OCK LOCAA� 5 - 30 � r'Jah�ors vb WASHINGTON MALL 4-17-97 JMA&AALANDSCAPE ARCHITECTS & PLANNERS One Oakland Center,809 Center St.,Lansing,MI 48906 (517)4ES•5500 Luo*cAn Ancwmcn pumm" SOUTH WASHINGTON SQUARE 200 BLOCK oft GKJSfGSL ��a• • Z V Z _ t 2 0 3 �a PPINCIP& SHOPPING n15vlcT TITLE PAGE 1 °.M P.O. 30X 001 DEMOLITION/CONSTRUCTION PLAN 2 I.M%6, MICHICM 48901-2301 DETAILS -3 51 7-487-'5322 SHEET 7 Or• KEY v_ To.inoo.(uwerprwna> NOTES I All utility locations re estimates and must i be verified b contractor prior to construction. _ Conti - Conaned Storm/Salstary E - Clect— Lnt Two spaces on both sides of Island may be used by the LNp�CAti S - Stan une contractor during construction for staging of equipment. Ano mcTs Remove lawn roots, stones and legally dispose off site 3 The Contractor shall pay the City of Lansin Parking system for the spaces that are ut ilg Municipal Prepare so for ground cover Le per specs. ized soil �4N(Ot� Both ends it berm during project construction. I _ r— — �.- / R n,...Nil Remove existing Irrigation heads and piping e three (3) existing trees 20 shrubs and >in area to be paved. All remaining heads are ximately 37 cubic yards of soil to depth of 1' tobe connected in a single zone. The curb and legally dispose off site.contractor shall replace any heads that ubs are to be transplanted to locations shown below) remain that are damaged by construction. mew tle..ir..l. DENOLM00 N PUN cc � 6 5e3 sq.ft.of E%ravtd &-lick Pavers d 30 hear feet of fencnp 3 Grarxtt Bltiid Dtcra-La Paving Stone,o npp.eq. Monumental Iron Yorks(Estate L Style) 3 3 Pattern to be deterroied at a later date. or app. ecw See Specifications 6' Rencly vabash vauey - Courtyard Stites CYR418% Transplanted Yew,typ. O Rio Pattern Bench.Ith back or app. eq4 Four(4)Total See Specifications '2 �'COlo n 6' /Ie Install 4'PVC Sle—and rec—I Pt a vnitrcreeptn 6'ac V —gatlon line with nit V flexible,non-towc 3 13-100 cta flats Z polyethylt ne pipt, Ste Specifs:otlonf _ fs.rw y r w.er —-—-—-—-—-—-—- --—- _—_—_—- r _ _ Exntrp Tres to Remoss protect roots from (n Ex,stlng 7—to Rtrwn compaction dreg on g rei—al d'const—timn Sae ` Protect roots dump ren-1 and construction Ni roots greater than 1' that are to tit removed co a f 'Colorotus' 2 30. l uare ack So—Tabt"Vnbnsih valley, ur eleo Vntercreepen 6'ac Traditional Series T5077,or opp.eqj 13- 100 cell flats See SpMficottons 50 face feet of wall(100 f.f.total this island) 1 Pedestrion Grate Homy-Croft 3-Ped-AN Py2lque Vall Syrtens or app.ei. Construct ion Castrp company,or app.e See Sptciflcatgns See Speaflcations f Exeq s+w+rwn. f1 GGrrqpt��Cover brick D.taN 6 Pedes.wn fn4 set n Mtlnp, typ, See Sp.ctf at=z L.iiaortsts Seen. n.[onCre'ce1 N Re►er e'length wit See Speclncntloru ¢• Pull 7 nta Pent Mons Pt-N Mbturrt Repa.r Cononte Weak See Speaflcnttons y Gnlvnnxed Sttel 7 Ss.cvt oM rsrnv. Fence Post Extstrq To{xoR or 4' Gntvattaetl at Ine Tobte Poste Ste Specfrattons Existetp Subprade Getup Re— Exstry Do,".Ciro a,d Gutter Etastetg Subprade i F 4. 1 Grate Over Gutter Detail 2 Ground Cover Planting Detail Post Detail I not to scale 3 not to scale TYPICAL f23, W ENGRAVED BLOCK x'.2-v4'Dry Enid EnVtved Ix 9 1/2' Ste Specifications CROSS SECTION D''t°�Pa""'See SP'�1C°� ? Ewrtro curb Q rOfE, Top roe eP eell s..nr beget 1•cenpoct.d Song - . te',MW Cro,e.ea bow I mp oI doe iee sp.dtm_ 6'Corpacted .i�er.�ret 4�InLews 7.ron(leas u wtew 3/4'-t VY pNRWrces O _J [xxeetp Anor°w R II ------ �1/2' cut FRONT VIEW Z 1�11 4' _ 4 Cut Face of Engraved Block Detail ��� Engraved Insert Detail ! 6 Brick Detail < o 3 not to scale 3 , not to scale 3 not to scale 3 Y tU Top Row of Blocks and]ht.rtor Stocks To Roe of Btocks i QUfd mi.Place,as shows Enprvved on Top ? Z Top Row of Blocks Enornved on Topp Enprnv.tl Dlodcs,typ, a EnWto td Flocks• typ, d IB'x 16'x 1' Enornvetl Err Glued info Rncr Grontt. Insert Cowpncted Grnveb nln.2'depth Sea SpecFlcntt LA F Fntsh E Gentle de Brick Retaining Wall The Con tar,is responsale for Geotextte Fabric, Big Block Retaining Wall R �` sand badtfllt and dronaoe b.Mtd the .nits and a compact"W-uvwt LrKkr time b<acks; Sp­ Wall Sp Wall Elevation i71�lsT 3 not to scale 0 or 6 L►io�c.rs AncKrseT+ SOUTH WASHINGTON SQUARE 300 BLOCK %&Its _ .M`... •a?:o� W cc� % ism . G ar L t 0 DGQMIn Of�C� ��1DG� Limn ocz MINCIPAA 5HOPPING P15VICT TITLE PAGE � P.O. C OX 001 DEMOLITION/CONSTRUCTION PLAN 2 Los , I AN%6, MICHICM 48901-201 DETAILS 3 511-�81-3322 $MET KEY NOTESi All utility locations are estimates and must be verified by contractor prior to construction. T - Telephone (Underground) N - Water Line Two spaces on both sides of Island may be used by the LAwwe-AP[ Comb - Combined Storm/Sanitary contractor during construction for staging of equipment. � e C"i-rWe Y The Contractor shall pay the City of Lansing Municipal �wfeate E - Electric Line Parking system for the spaces that are utilized during project construction. y � ------------------ --- --- ----------- �m� Remove lawn, roots, stones and dispose legally off site Prepare soil as per specificationsi Both ends of bermPW4�♦ v v 7y� mw ma O Remove existing irrigation heads and piping in area to be paved. All remaining heads are to be connected in an single zone. The Remove two (2) existing evergreen trees, 19 shrubs and contractor shall replace any heads that approximately 15 cubic yards of soil to depth of 1' below curb remain that are damaged by construction. DEMOLMOM PL.QM LU M OK 420 s4 ft. of Engraved Brick Pnvere 0 0—"Blmd Dena-Loc Pavng Starr, or opp. eq W 20 uotar feet of fenrnp0 i,,3 Pattern to be dote iid nt a Inter date Monui.entnl iron Vorke(E tat* L Style) 3 Ta>Mr >< 'n.r>siforras' O or app M see Spectficatians Far(4)Toto1 i' Bench Wabash Valley -Courtyard Sell" CYRtIM 2 Euonviwus fd-tines'ColoratuY Rib Pattern Bench.roes bncc or app. eqi 3 Purplele of Vntercrtepem 6' Set SpecHicaaons 13 -100 toll Flatc Z Install 1• PVC Steve nna r ---a--------------- - -- - ---------='may=� _ rrgntwn une wtth r V flexible,1 -t lic Exirtrig Tree to Resort protect roots fron (Q Q rd corts-eruction. Saw polyethylene pgei See Speaficat$0— ' ccut roots Great an n Greater ro 1'tent ore to be renoved Cxb:trig Troa to Re—m (� Jim Protect roots &r*V rehoval and const+v.ctx nw o Cift roots greater than V teiat are to be rehov Ng 08 6a 30'Square Tabled Vabosh Valley Euony— frtuiei'Colorotus' 2 Traaltwnol Series T5075i r app, eq P—Pteleaf Vhtercreepen 6'o.e. See Speciflcntwru 13 -100 cell flats 1 Pedrstrion Firatei Barry-Craft B-Ped-A3, 50 ferw f«t of eaii C300 f f.to-ter. 3 Construction Cast"Cast C—pony,or app. eqi ea E 6.. w wa t or ipp..q. 3 See SpeQfx:atwnf i C0HS'r RUC'NON pLQH 1 „ = 10 / 8HEET tope Brick Detall 6 v.aese�an.me.ne GU U eet w pinntinp tyP� See SPec'f)catans AND�CAM rr Ca cret. N Reber l'length 6 L 1 1 see Sptaflmtxxu :oc,Gill r nto Ancwrvc» ee Weer I'Pent Moss/ V � � .\..•. � Ptnntep Nblturq ft pe.r c—t.vuk -T See Spectftcatms 3' Gatvanzed Steel' Fence Port �e ee.e.bev. Extstrq Topsoil or 4' lvanaed T-6' x�+e Tn6le Part; See Speaf whons ExlstN S1 bomde [wrtnp Reeer E`°st++4 au+Dle Cve I ..9WI -o a."- ExlstN Subgrade ,:,If4, a 1�Grate Over Gutter Detail ! Z� Ground Cover Planting Detall Post Detall I 0 not to scale 3 not to scale TYPICAL W ENGRAVED BLOCK V x'x2-)/4 Dry E°b Engraved cc 9 3/2' See Specifications CROSS SECTION x' °veT'�See1CQ�^s E11etN curb O MM. Too rw a..R ,,�e,^t r Compacted fiend mp a wo�G tM iee sp.dnmr Mad. 6' ___ f1� 3/4'- Con Z ,gene M,(1'l lmterv+ls 7.enR xad�e u Rio.. 3/�'-1 1/Y prcn O Gpro.sa few / 4'1 �I---_—.---- �1/2' cut FRONT VIEW Z f 11 4• = 2 4 Cut Face of Engraved Block Detalt Engraved Insert Detall 6�Brick Detail t a 3 not to scale 3 not to scale 3 not to scale 3 MU Top Row of Blocks aril Interior Stocks Top Roe of Blocks V Glued erto Place as si.. Engraved on Top Z Top Row of Blocks Er.Dm—d on To Engraved flod<s, typ, ®Engraved Slocrc;typ. re•x"I x l' Engraved Q and Glued into Place Granrte Insert l Compacted G--1,nn,2'depth $M Speoflcattons FrobFn sh E Graoe nee Brick Retaining Wall The Contractor is responsiote for Geotexate Fabricc, Big Block Retaining Wall E sand backfrll and dranoge behnd the watts and a compacted grovel under ttw Wl kzi See Specs. Wall Elevatlon G01IET 3 not to scale e e Z-3-97 Southwest Corner ML King Blvd & W. Willow Street "B" Residential & "J" Parking to "F" Commercial GENERAL INFORMATION APPLICANT: Velmeir 5777 W. Maple Road, #180 West Bloomfield, MI 48322 STATUS OF APPLICANT: Owner by Purchase Options REQUESTED ACTION: Rezoning from "B" Residential District, "F" Commercial District, and "J" Parking District, to "F" Commercial District LOCATION: Southwest Corner ML King Blvd & W. Willow Street: approximately the eastern one-half of the block bounded by Willow Street on the north, Theodore Street on the south, ML King Blvd on the east, and Linwood Street on the west. EXISTING LAND USE: Mixed: The proposal effects eight residential lots, one commercial lot, and a total of eleven residential units. EXISTING ZONING: "B" Residential District, "F" Commercial District, and "J" Parking District PROPERTY SIZE & SHAPE: 230' x 240'; 1.26 acre SURROUNDING LAND USE: N: Residential and institutional S: Residential E: Commercial and residential (across ML King Blvd) W: Residential SURROUNDING ZONING: N: "B" Residential S: "B" Residential E: "B" Residential & "F" Commercial W: "B" Residential MASTER PLAN DESIGNATION: The River Island Area Comprehensive Plan designates the vicinity of the subject property for residential land use at 0-7 dwelling units per acre. Z-3-97 Southwest Corner W. Willow and N. M. L. King Blvd Page 2 "B" Res., "J" Parking & "F" Comm. to "F" Commercial CASE HISTORY: 1859 - Property was part of the Initial Incorporation 1911 to 1925 - Houses Built . 1930 - Restaurant building built 1970 - Commercial property rezoned to current situation 1985 - Restaurant improved SPECIFIC INFORMATION APPLICANT'S PROPOSAL: Velmeir Co., LLC has acquired options to purchase over one half of the city block located at the south west corner of W. Willow Street and M.L. King, Jr. Blvd. The proposal includes demolition of eight residential structures, one commercial structure, and construction of a 10,880 square foot retail drug store. The proposal requires rezoning of seven residential lots from "B" Residential District to "F" Commercial District and rezoning of a portion of the existing commercial property from "J" Parking District to "F" Commercial District. AGENCY RESPONSES: ATTORNEY: No response received. BUILDING SAFETY: No response received. BOARD OF WATER AND LIGHT: Electric Utility: Site plan is approved. Water Utility: No conflict with rezone. ECONOMIC DEVELOPMENT/TIFA: FIRE MARSHALL: No objection to plans as long as proper permits are obtained. POLICE: No Objection (Community Policing) PUBLIC SERVICES: TRANSPORTATION: AMERITEC TELEPHONE: No response received. P i T Z-3-97 Southwest Corner W. Willow and N. M. L. King Blvd Page 3 "B" Res., "J" Parking & "F" Comm. to "F" Commercial CAPITAL AREA TRANSPORTATION AUTHORITY: No response received. CONTINENTAL CABLEVISION: No response received. CONSUMERS POWER COMPANY: No response received. MICHIGAN DOT: No response received. ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE The area is principally a residential area with a few neighborhood service type businesses. North east across the intersection is the Willow Street School. The businesses are somewhat sprinkled in this area, with a laundromat, car wash and convenience store on the north side of Willow between Roselawn and Robertson; the two restaurants at the intersection of King and Willow; and a cleaners three blocks south on King at Maple. All of these properties are older and were zoned prior to the current master plan. The nearest commercial area is located along Saginaw Street stretching east of King. Land uses along both Willow and King are principally residential in this area. Expansion of the commercial area at this intersection would have at least two impacts on the surrounding area. First, the development would be newer than any of the surrounding development, potentially raising the aesthetics of the area. Secondly, the commercial use would be expanded and the number of residential units decreased which would then bring a larger commercial influence to the area. This,adverse influence includes pedestrian and vehicular noise, increased traffic, and a change in neighboring use for adjacent residential properties. COMPLIANCE WITH MASTER PLAN The River Island Area Comprehensive Development Plan, 1990 designates the entire block bounded by King, Willow, Theodore and Linwood for low density residential use. The Plan also illustrates the expansion and improvement of King Boulevard to a similar cross section of that south of Allegan St. (four lanes plus a boulevard). This improvement would have required the removal of some of the structures along the west side of King including the commercial building on the corner. The rest of the block would then be preserved for residential purposes. Expansion of the existing commercial area is not recommended in the Plan. a Z-3-97 Southwest Corner W. Willow and N. M. L. King Blvd Page 4 "B" Res., "J" Parking & "F" Comm. to "F" Commercial Expansion of the commercial use here would tend to lead to further commercial development along King and Willow which would be the seed to further speculation, potential deterioration of the residential structures and strip commercial development along these streets. These streets have a residential character to them, even though considerable traffic is handled on these streets. The Plan (p. 44) also designates the area for housing rehabilitation efforts, not the expansion of spot commercial areas. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The property under review is located at the intersection of Willow Street, which is designated as a minor arterial west of King and a collector street east of King, and Martin Luther King Jr. Boulevard (King), which is designated a major arterial. The proposal represents a reduction in the number of curb cuts and curb cut locations that are further away from the intersection. These two factors are improvements from a traffic and pedestrian safety standpoint. According to trip generation information (1985 Traffic Engineering Short Course, M.S.U., M.D.O.T. & U.S.F.H.A.), the current residential and commercial situation for the subject properties results in an approximate average of 215 daily trip ends along Willow Street, 50 daily trip ends along King and 30 daily trip ends along Theodore. The proposed development would generate an aproximate average of 707 trip ends per day. Assuming half would use each of the two cuts, approximately 353 daily trip ends would be generated along Willow and 354 daily trip ends along King. No curb cuts are proposed along Theodore, therefore Theodore would see a reduction in vehicular traffic. Increases in vehicular traffic would result from the proposal along both King and Willow for the area under rezoning consideration. When the corner commercial property was improved in 1985, the radius of the curb at the south west corner was improved to help with the turning movements of the vehicles turning south on King from east bound Willow. Additional commercial development at this intersection will add to the number of vehicles turning onto Willow. 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. The Traffic Engineer is evaluating the plan, and I expect to have further comments before Board action. ENVIRONMENTAL IMPACT The proposed use would not generate obnoxious fumes but potentially will expand the influence of the commercially generated or resultant environmental impacts, primarily noise. The site plan does illustrate positive landscaping improvements for portions of i 1 Z-3-97 Southwest Corner W. Willow and N. M. L. King Blvd Page 5 "B" Res., "J" Parking & "F" Comm. to "F" Commercial the site, but a proposed driveway along the west line would directly abut the adjacent residential property with only a masonary wall for buffering between them. The lack of a significant transition space and the increased vehicular movement directly next to the home would adversely affect the environment of that home. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT As stated previously, the expansion of the commercial area at this site would tend to generate additional strip commercial development in the area which is not recommended for commercial development in the master plan. Presently two nearby commmercial areas are being supported by City efforts for development or redevelopment. These areas are the existing West Saginaw commercial district in the 800 through 1000 blocks and the proposed neighborhood commercial portion of the 7- Block Plan at King and Kalamazoo. Due to the proposed location of this development away from these commercial areas, their redevelopment efforts may suffer. OTHER In the "Goals and Objectives for the Twenty-First Century" of the Lansing Planning Board, the attraction of new businesses is encouraged. But, the proposed development does not meet the goals for the location of new economic development, the expansion of commercial businesses, nor the housing objectives. Potentially, all of the goals could be met if the proposed development occured in an alternate location consistent with master and development plans. At the public hearing held March 4, 1997, the petitioner's representative and a property owner spoke in favor of the request while three neighbors spoke in opposition. It was asked at the hearing whether or not the site qualified for the sale of beer and wine since it is adjacent to a school. The staff is awaiting a response of this question from the Police Department. Also, it was asked what activity was occuring on the site, which was percieved by staff to be environmental testing. SUMMARY Expansion of the commercial area at this intersection would have at least two impacts on the surrounding area. First, the development would be newer than any of the surrounding development, potentially raising the aesthetics of the area. Secondly, the commercial use would be expanded and the number of residential units decreased which would then bring a larger commercial influence to the area. This adverse influence includes additional pedestrian and vehicular noise, increased traffic, and a change in neighboring use for adjacent residential properties. Expansion of the existing commercial area is not in conformance with the master plan. The proposal represents a reduction in the number of curb cuts and curb cut locations that are further P Z-3-97 Southwest Corner W. Willow and N. M. L. King Blvd Page 6 "B" Res., "J" Parking & "F" Comm. to "F" Commercial away from the intersection which are improvements from a traffic and pedestrian safety standpoint. Increases in vehicular traffic would result from the proposal along both King and Willow for the area under rezoning consideration. The site would generator result in additional noise for the abutting properties. Due to the proposed location of this development away from the West Saginaw and 7-Block commercial areas, their redevelopment efforts may suffer. The proposed development does not meet the Planning Board's goals for the location of new economic development, the expansion of commercial businesses, nor the housing objectives. Potentially, all of the goals could be met if the proposed development occured in an alternate location consistant with master and development plans. RECOMMENDATION Staff recommends denial of this request based upon the information contained within the report. Report prepared by J. Ruff and J. Sturdevant cA...\z-3-97.fe P � m .. I • 0 ���� � . , eye ■ � , WAEvil ' ■ win I ; i NORTH Q� ^� ��o PosEo sue'T� / rJ Z-3-97 Southwest Corner W. Willow St. and N. ML King Blvd fA t AILL011 STRF_'E( r 3 •--- - so 1 i I 9p t- z a �2001 RLUX" z 1'M•PMF" ETOSAL ED I astOntil Z ,mew \ rI��iry wlo wnm � c�i an r tm u W:or NCP9ltT LK w.ono aia —•--- o� �r tuaon S'e -0 Ifi IF-0 x W pa L-AF— 1 1 1 !ou 1 3 ,kLoaJ p) isn.W Ivy 1 10[L �ypRyf I Ul .7a 'm^.' I et9RxnK I I ----------- ownI J vm,wva j--•—•—•--- - 1 ■,n ocrn,a>f ct.►e ,v lu[I I LOiD a CC .m-r.�f Mw w ��r v.m xDmxnY KSaDflYI J;9 I'1AMIt6 0110IL A;�•c nuc ININ xt RTTFfLE rr rDIM 1 j I Jt Rs� j V ; yyl VA 4 ,IN UK"T SCI3U1 'S trxllt-0CS I I ILd ,!t_ _ ------ ----- •—• F— U I j U � I j IxI 1 I IOraI j a P L A H I I H U S I H I D V L C L.J-_,____L,—__--_-1_._._._.J.___._._._._-___ iRC[S/SHIIUt15 T'AitT 1 I ma a,raxw m.oart nvo n Im.n,u •. w ac r o. THECOORz STPEE7 y . r�• in �t iA ( qq f ru+�roav,ln .a.0 emn n•e,vo PROPOSED RETA DEVELOPMENT ` CatiS Sf�D YFEDIIE vTE DATA: t nv,, ft" <omf ,ra r nv. v— •r 1. tam WO, QJ!)C.Sf. 811E+r+10'•D• ,L 1Dl IN OLYS " m Ae ?AM KV. I L R rn �n• o, a F.07 L P(.7R 1b)NS fJ 4 OAS •�<•'rr FVIf`L I5*WQ R WS ucir r ATY4 lot ITirt))'S SlBiCI to 1¢)CCII;Vny C � m I ' U 1iris F w- M rs IBM PLANNING BOARD PAGE 2 SPECIFIC INFORMATION DEVELOPER'S PROPOSAL: Develop 180 residential units in the Prudden Wheel structure located at 725 E. Saginaw. A special land use permit is required for residential units in the "I" Heavy Industrial District. (See site plan for location of residential units) Project will be completed in three phases: - Phase I: 70 units - Phase II: 60 units - Phase III: 50 units Other uses of the building will include commercial and office use. These, however, are principally permitted uses in the "I" Heavy Industrial Zoning District and are not part of this SLU review. AGENCY RESPONSES: Ameritech: No comments Board of Water & Light: Electric Utility: The Electric Customer Projects and Marketing Department - No conflicts. Contact Person : Lori Karazim 371-6639 Water Utility: Water Technical Support/Distribution- Need to see developers site water plan. Contact Person: Terry Robison 371-6494 Building Safety: This project will be subject to compliance with the City of Lansing Uniform Building Codes and the National Electric Code. A cursory review of the project would indicate that if facility is used for residential it would have to comply with the following building code requirements: - Fire suppression per Section 310.9.2 - Fire alarm system per Section 310.10 SLU- 2-97 725 E. Saginaw: Prudden Wheel Building 180 Residential Units in the "I" Heavy Industrial District GENERAL INFORMATION APPLICANT: Prudden Investment, L.L.C. 113 Pere Marquette Lansing, MI 48933 STATUS OF APPLICANT: Owner REQUESTED ACTION: Special Land Use permit EXISTING LAND USE: Industrial (currently vacant building) EXISTING ZONING: "I" Heavy Industrial PROPOSED ZONING: no change in zoning PROPERTY SIZE & SHAPE: 900' ( frontage along Saginaw) X 850' (approx. depth of property); Site is approx. 17 acres in size SURROUNDING LAND USE: N: Industrial S: Saginaw Street (ROW) and Oak Park E: Residential W: Residential and Industrial SURROUNDING ZONING: N: "I" Heavy Industrial - S: unzoned ROW and "A" Residential (Oak Park) E: "C" Residential W: "H" Light Industrial MASTER PLAN DESIGNATION: The Northeast Master Plan designates future land as industrial/warehouse CASE HISTORY: See attached history. PLANNING BOARD PAGE 4 ANALYSIS Evaluation Section 1282.03(f)(1)-(9) sets forth the criteria which must be used to evaluate a Special Land Use permit request. The criteria and evaluation are as follows. 1. Compatibility with Use on Adjacent Properties The proposed residential use will be compatible with the adjacent uses which include: residential properties to the east along May Street and Park Terrace; Saginaw right of way and Oak Park to the south; railroad tracks, and light industrial use to the west; and industrial/warehouse use to the north along the south side of Oakland Avenue. 2. Change in the Essential Character of the Area The residential units in this industrial district will not change the essential character of the area which is industrial with some adjacent residential use. The proposed 180 units should help strengthen surrounding property values by bringing a viable use to this industrial site and therefore bring positive change to the area. The office and commercial use should also bring vitality to the area. 3. Interference with General Enjoyment of Adjacent Properties No significant negative impact on adjacent properties is anticipated: The applicant is working on improved access into the site from the major arterials in the area- Saginaw and Oakland Avenue. The entry into the site from Saginaw would be a cut through a portion of the east end of the retaining wall along Saginaw. This route, whiich would potentially connect with egress onto Oakland Avenue, would alleviate traffic pressure on the residential area to the east onto May Street. 4. Improvement to Property and Surrounding Area The proposed residential, office, and commercial use of the Prudden-Wheel building will be a definite improvement to the structure itself and should lead to positive changes in properties in the surrounding area. That portion of the building to be used residentially, according to Building Safety's review, would be required to comply with building code requirements such as fire suppression, fire alarm system, protected glazed openings on the north side, occupancy separation between adjoining uses, possible area separation wall to PLANNING BOARD PAGE 3 - Protected glazed openings on the north side - Occupancy separation between adjoining uses - Possible area separation wall to reduce " allowable area based upon construction type - Light, ventilation and sanitation per Section 310.5 - Exiting from sleeping area per Section 310.4 Code Compliance: (No response) Community Policing: (No response) Consumers Energy: (No response) Continental Cablevison: Continental Cablevision has no immediate concerns with this area. Development Office: No comment. Fire Marshal: (No response) Public Service: Public Service has no problem allowing the special land use, but a site plan showing the sewer connections to the residential units must be approved prior to any construction. Transportation Engineer: The owner should be required to rededicate May Street as a public street. Further the owner should be required to provide the necessary public right-of-way for improved access to the site. It may also be necessary for the owner to-assist in providing matching funds for the MDOT access improvement grant. North Lansing Community Association: (No response) Northtown: (No response) PLANNING BOARD PAGE 5 reduce allowable area based upon construction type, light, ventilation and sanitation, and exiting from sleeping area. 5. Environmental Impacts The applicant will be taking advantage of good views from the building to the south and west, towards Lansing's downtown area. The railroad tracts that run along the west side of the building would impact the proposed residential units in that area in terms of noise, which will be Phase II of the project. Saginaw is a depressed roadway, and should not add significantly to the noise factor. The parking surrounding the building currently exists to the east of the building, and to the west (across the railroad tracks). Staff recommends the applicant designate parking for the residential units be to the east of the building and not to the west , which would be on the other side of the tracks. The applicant has chosen to keep the property's "I" Heavy Industrial zoning in place for flexibility in potential use of the structure. A "dynamometer" is located interior to the development is a significant piece of equipment that the applicant may keep and use on site, and therefore needs the flexibility in the possible industrial use of the property. Industrial use of the property is minimal at this point. Some commercial and office use is being discussed. No tenants have yet been confirmed. There has been some discussion of the North Precinct being located in the east portion of the building. 6. Impact on Public Services Utilities, such as water, sewer, electricity are available to service the site. The traffic circulation will need to be examined more closely and will be done so during the site plan review process. Sufficient parking is available for the proposed residential units. Additional areas are available to the north and northwest of the building for additional parking. According to the City Traffic Engineer, the owner should to rededicate May Street as a public street and provide the necessary public right-of-way for improved access to the site. He also indicated that it may also be necessary for the owner to assist in providing matching funds for the MDOT access improvement grant. PLANNING BOARD PAGE 6 7. Impact on Utilities The Public Service Department has indicated that they have no problem allowing the special land use, but said a site plan showing the sewer connections to the residential units must be approved prior to any construction. 8. Compliance with the Master Plan The Northeast Master Plan designates future land as industrial/warehouse. The plan does, however, support "the evaluation of abandoned industrial sites to determine their appropriateness for reuse as industrial sites or for some other use." 9. Compliance with Zoning District Regulations The property is zoned "I" Heavy Industrial, with the exception of the southeast portion of the site which is zoned "C" Residential. The "I" Heavy Industrial zoning district allows for manufacturing, processing and compounding of semi-finished or finished products from raw materials, as well as from previously prepared materials. It allows for power plants, manufacture of automobile parts and car assembly, industrial scrap metal processing, cleaning, processing, servicing or repair of any product. Several other uses are permitted subject to special conditions. Residential use is allowed by Special Land Use permit provided it meets the lot area and parking requirements of the "DM-4" Residential District. The lot area requirements in the "DM-4" Residential District area as follows: (a) For each efficiency dwelling unit there shall be 500 square feet of lot area. (b) For each one-bedroom dwelling unit there shall be 700 square feet of lot area. (c) For each two-bedroom dwelling unit there shall be 950 square feet of lot area. (d) For each three-bedroom dwelling unit, or any dwelling with more than three bedrooms, there shall be 1,400 square feet of lot area. Residential parking requirements for apartments are as follows: (a) Dwelling units with two or more bedrooms, two spaces; (b) Dwelling units with one bedroom, one and one-half spaces; and (c) Efficiency dwelling unit, one space. The parking for the facility is estimated to be around 360 parking spaces which is based on two parking spaces per unit (2 X 180). PLANNING BOARD PAGE 7 The parking shown on the site plan includes 29 underground spaces plus 172 spaces to the east of the structure. An additional 214 spaces are located to the west of the building across the railroad tracks. Future unpaved parking is located to the north and northwest of the building. SUMMARY Based upon the analysis of the special land use permit, it meets all of the nine principles required. The proposed special land use is harmonious with the character of adjacent property and surrounding uses. The use of the structure for residential, as well as office, commercial, and industrial will not have a negative effect on adjacent properties. The proposed special land use will not change the essential character of the surrounding property. The proposed special land use will not interfere with the general enjoyment of adjacent properties. The proposed special land use will not be hazardous to adjacent properties. The proposed special land use will not place any demands on public services and facilities in excess of current capacities. The proposed special land use is consistent with the intent of the zoning code and objectives of the current comprehensive plan. RECOMMENDATION Staff recommends the Special Land Use be approved to allow up to 180 residential units in the Prudden Wheel building located at 725 E. Saginaw. Staff also recommends parking for residential units be designated to the east of the railroad tracks. a:\wp\data\pIanbd\slu-2-97.djw Site ® 735 Saginaw Faaty ® Pr"M ton ooldond Avenue City and Howard, P.C. ®®®® ®®®® City of Lansing ED sn.rldan Street Lansing Township, Ingham County, Michigan MH S T I 6: T I - rA I � 3 in I I dam 9 MEP 6 I Mayt H Way Street i I euneing a EM �m12 ® I I E I EO ® I EZ N I a ® a ® f//J I ® ulld ng A Saginaw Sree t fMt Saginaw Street Ilmw SLU-2-97 725 E. Saginaw St NORTH '^ry 11-• N „ ^ v� 180 Residential Units In"H"Ind.District a K u 10- 13-19e1 CT. J M• cr) � � ` I Q• � 11 2 IT ;u ram, v 40 �vv mICA y: LP 1 _ o = I uWi .t 1b In I xa 1 •u 31 30 29 0 117 SHERIDAN T. SHERI ST K/ •N ••- ,,, ,, E. 0 KLA 'L of 1 3 07- 11 •let Z 0]„ �,�,%� L~ L 0'r • i O 1 1 I I iGI'i ZS� 1 , .0 1�l 7 T. / t • .I 6 . j . ? p 0 O O.r 1 I• MAY \ p c - 14s VA - 4-,23'.I 4 `� , -1• Is ... ST 2. 45 �` tl IQ ti L S. rrr u or, A. ,.. 23 A MANCN T(J1 ' >s v7s 2x : m rf! to 1 r a y/vr ofr• , \ I at I n • 1 s i �: S T. - 4 - •,I 1 •it k _ 1 ,nv to05 - I : ,. r _ _ 0-4 yl /� ,5 IN F �g SR , \ \ , ' Z RAll. F �' •' it F al 1,4 jj�+5 4 444 y � j f w}.W •�[I[f-.•_.....[ 11111j1 1.11111 4.1 OlN WNE EL CoMVANV 'SING.MICHIGAN. a te.:. A•�f� ,�k/ -ANfalfoau wrafu cuw.ana �„ti .. _.,re-aa.w..a•afau li.e a.... ,��.. _ ,a' . Sy,=. r The Prudden Wheel Company was one of the forerunners of Motor Wheel Corporation. MOTOR WHEEL The future of Motor Wheel — one o Lansing's Who would be resident? Harper won after it f g p � f largest and most respected firms — was decided to a was decided to draw match sticks to decide on di- ,reat extent by three broken match sticks. vision of$1,000 in stock. Back in 1920, prospects of a growing and ex- There were 100 shares —par value of$10 each, panding wheel market brought together Lansing so Gier, Harper and Porter agreed that the man industrialists Harry Harper, D.L. Porter and B.S. drawing the shortest of the three broken matches Gier to discuss a possible merger. Harper chaired the would get 32 shares, and the other two would each Prudden Company, Porter headed Lansing's Auto get 34. Wheel Company and Gier operated the Gier Pressed Harper drew the long stick from the hand of Steel Company. Porter. Gier also drew a long one, leaving only the A fourth company — Weis and Lesh—produced short match for Porter. Porter sided with Harper, cured hickory spokes. who was elected president. Gier became a vice On Jan. 17, 1920, the four companies became president and secretary, and Porter, with "only" 32 one—Motor Wheel Corporation. shares, was designated vice.president. Doug Pearson Other post-Depression projects completed with the In early,'1941„ state WPA administrator Abner E. help of federal funds included the expansion' f Lamed ieported that during the previous 1.2 months in Lansing's sewer system(PWA),remodeling of the Miehi Ingham County WPA-funded projects had installed or gan Avenue bridge (WPA), expansion of city parks improved 6,000 feet of sanitary sewers, 700 feet of storm (WPA), and constructing an addition to the Walnut sewers,32 manholes,21 catchbasins and 115 sewer con- Street School and a third floor to Eastern High School nections. In addition,the new Lansing water condition- TWA). In smaller communities such as St. Johns, fed- ing plants, a new Lansing city garage and service build- _ ,ionies helped finance construction of railroad ing, and additions to three hospitals, 25 schools and 6 -rossings on Clinton Avenue (WPA), build a baseball town halls were all constructed with WPA funds. ield, bleachers and dugouts at St. Johns City Park Not everyone, however, survived the Depression in WPA),and erect the city's new city hall-library(PWA). good shape. Reo had been experiencing problems even (,,%v : 5 . y��F �n��•�a� Z �3''y � k "r � ��• i� 1, b �1"fG �.. .'. ,�� _�;{'' `r�T rlc,� t>. � IT4 � .« Y. Hw � � (] r i.•e.;� � _�. 1 � � Z(�{t,�iF�: y� `n� a :-,` . •�.t�t+.f �.•. ! .,7 {.�. $. ~�'�� I � •y:4,. .t: ter+' j'l�'. rt •r �P�r�•.r. 4 "�•L.6�+-'Yc+���� ,y � .� �:t�► "" TM. _ .r .1���.� M:rr� .w1Ni■■I � ._;,{,rr raol 7,4 �•ttV Te to ri ./� � j •fr.� `'� twr � �'•.GNL t �% _ t .ram -:�:.�+�:Y.i � - `' ,. /. op •, •\ .,/�� '�^ ��''`TY,+'r' - '.'. -.wI,`�,� , "� �,-= !+*, j�•_ate. ><� � �' ��� •. �� ate, •-tr r^�-" . .:/ � .� /. �V �►� � t� 3�.y,, � ala. ��!"'. �.�,y` "•V••. ti'Z•r,:'�r l,. " � c�•Z mew � •. .■ . »9L " �. � ��'�`_- .;i...r 00 •r 1. 1,.� dam'• � , � - � .foe •J ,• `� � �A iY�'•�� •�j./ t�4.. 3. g" sA �aa��S meui60S i I r All I — a�Qds asea� I v — I I I IaajlS field I I 1aailc, field I I . I I Z-8-971 3500 N. M. L. King Jr. Blvd. "A" Res. To "H" Light Industrial, Page 2. property consistent with its current and proposed continued land use as a vaccine manufacturing operation. The property to be rezoned is legally described as: NE 1/4 OF NE 1/4, EXCEPT E 16.5 FT OF S 400 FT & EXCEPT JONES LAKE AND ALL LANDS, LYING WITHIN 75' OF THE WATER'S EDGE OF JONES LAKE, SEC 5 T4N, R2W, CITY OF LANSING, INGHAM COUNTY, MICHIGAN. Part of PPN 3301-05-101-001 BACKGROUND: The Michigan Biologic Products Institute (MBPI) is engaged in the production, sale, and associated research and development of vaccines for the prevention of infectious disease in children and adults; it also provides blood fractionation services to two regions of the Michigan Red Cross. The MBPI's physical plant is licensed by the U.S. FDA. All of the MBPI's product licenses are current and subject to ongoing U.S. FDA regulation. The Michigan Biologic Products Institute was created on December 5, 1995 by Executive Order 1995-25 pursuant to Article V, Section 4 of the Constitution of the State of Michigan of 1963. The Institute was created as a temporary State agency with a life expectancy of no more two years. At one time, several state governments have in the past been engaged in the manufacture of vaccines and other biologic products. Michigan is the last state that still makes vaccines and blood derivatives; all other states now obtain these products through the federal government from private pharmaceutical firms. The increasing costs of regulatory compliances, the changing pediatric vaccine market, and the need to serve markets in addition to Michigan all suggest that the long- term viability of the Michigan Biologic Products Institute can best be achieved by moving it out of state government and allowing it to become a self-sustaining private enterprise. By 1990, the Division began to position itself to become financially self- sufficient and partners with several private sector firms and other non-state organizations. The MBPI currently has contracts to supply products to private firms such as SmithKline Beecham, Athena Neurosciences, North American Biologicals, Inc., and public organizations including two Michigan Red Cross regions and the United States Department of Defense. Revenues earned under these contracts have enabled the MBPI to reduce its dependence upon State funds and achieve its goal to become self-supporting. In fact, the Fiscal Year 1997 budget for the MBPI contains no general fund dollars. AGENCY RESPONSES: AMERITECH: No comment. Assessor: No response. Z-8-97 3500 N . M.L. King Jr. Blvd. "A" Residential to "H" Light Industrial District GENERAL INFORMATION APPLICANT: Michigan Biologic Products Commission 3500 N. M. L. King Jr. Blvd. P.O. Box 30035 Lansing, MI 48909 STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezoning EXISTING LAND USE: State of Michigan -Public Health Facilities EXISTING ZONING: "A" Residential PROPOSED ZONING: "H" Light Industrial District PROPERTY SIZE & SHAPE: Parcel size: 35.96t acres Approx. area described: 26.82 acres Approx. area to be sold: 12.56 acres SURROUNDING LAND USE: N: Dewitt Township S: Industrial-related businesses E: Jones Lake/Single family residences W: State of Michigan/Central Region Airport Authority SURROUNDING ZONING: N: Dewitt Township S: "H" Light Industrial E: "A" Residential W: "A" Res./"H" Light Industrial MASTER PLAN DESIGNATION: The North East Area Comprehensive Plan recognizes this area for office use. SPECIFIC INFORMATION DEVELOPER'S PROPOSAL: The applicant is proposing to rezone the property at 3500 N. M. L. King Jr. Blvd. from "A" Residential District to "H" Light Industrial District. The Commission is empowered by the State of Michigan to sell the property and, in anticipation of selling a portion of the property, wishes to rezone the Z-8-97, 3500 N. M. L. King Jr. Blvd. "A" Res. To "H" Light Industrial, Page 3. BWL: No response. Building Safety: No objection. Capital Regional Airport Authority: We have received the information presented relative to the rezoning requested by the State. We have no comment regarding the rezoning, but do question why all of the remaining Public Health property is not included. Light Industrial zoning is compatible with airport operations. Consumers Power: No response. Continental Cable: No immediate concerns at this time. Development: No comment. Fire Marshal: No response. Parks & Rec.: Jones Lake which is one of two natural lakes in Lansing City limits should have a zoning (more than 75') appropriate to this natural and unique resource. An open space/park zoning which extends t 200 feet should be recommended with adjoining residential or office zoning. Public Service: No problem in their changing the zoning to match the current use of the property. The buildings need separate sewer service to the city main prior to the state selling them. Trans. Eng. No response. ANALYSIS ,COMPATIBILITY WITH SURROUNDING LAND USE The surrounding land uses consist of Dewitt Township to the north, Industrial- related businesses to the south, which are zoned in the "H" light industrial district, Jones Lake and Single Family residences to the east and zoned in the "A" Report Prepared by DMW 4/97. Z-8-97, 3500 N. M. L. King Jr. Blvd. "A" Res. To "H" Light Industrial, Page 4. Residential District, the State of Michigan/Central Region Airport Authority to the west of the site and zoned "A" residential and "H" light industrial district. For years, this property has been used by the State of Michigan for their Public Health facilities and the rezoning of this property would not change the character of this area. The proposed rezoning would be compatible with surrounding land uses. Landscaping is recommended to soften the parking and service areas along Sheridan Road and homes in Dewitt township. COMPLIANCE WITH MASTER PLAN The Northeast Area Comprehensive Area Plan recognized the continued use of this site for the Michigan Department of Public Health offices and laboratories. Since the uses will remain the same (with both offices and laboratories), the zoning is being changed to reflect private ownership of the property. An amendment to the Northeast Area Comprehensive Area Plan is required to reflect a zoning district more appropriate to the uses. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC No change in vehicular and/or pedestrian traffic patterns are anticipated. Furthermore, the use of the building will remain the same. In fact, the State of Michigan is underway to make traffic and circulation improvements to the entire site ENVIRONMENTAL IMPACT Since the use of the site will continue, no new environmental impacts are anticipated. PUBLIC SERVICE IMPACT Since the use of the building is not changing, public services and utilities are already in place and there should not be any impacts on public services. IMPACT ON FUTURE PATTERN OF DEVELOPMENT If the private pharmaceutical company maintains the site, no change in future pattems are anticipated. However, should it be sold or divided at some future date, other uses which are noxious maybe established. Rezoning the property to "D-1" Professional Office with a Special Land Use for developmental laboratories was an option that staff explored. However, since more than half of the buildings on site are used for manufacturing purposes, the more appropriate zoning classification was "H" Light Industrial District. Report Prepared by DMW 4197. Z-8-97, 3500 N. M. L. King Jr. Blvd. "A" Res. To "H" Light Industrial, Page 5. OTHER The City of Lansing, Parks and Recreation Department recommended that an open space/park zoning which extends t 200 feet should be recommended with adjoining residential or office zoning. The applicant measured the area from the waters edge to their closest parking lot and it is 120't. If a 200' buffer was maintained around the lake, health facilities would be impacted. Staff recommends retaining the existing tree line on the east side of the lake as a naturalistic buffer The State is underway to make improvements to the entire area including circulation around the site. The proposed rezoning from "A" Residential to "H" Light Industrial District could allow a more intense use than the continued use of the vaccine manufacturing operation. According to Section 1274.01 of the Zoning Code, the "H" light industrial district allows the use of land for the purpose of manufacturing, processing, compounding, packaging and assembling. The State is selling a portion of the property to a private enterprise and wishes to rezone the property consistent with its current and proposed continued land use as a vaccine manufacturing operation. However, if at a later date, this private industry sold the property, discontinue its use as a vaccine manufacturing operation and use the property fora use that is allowed in the "H" Light Industrial District, §1274.01 of the Zoning Code would permit its use by right. The State of Michigan Health facilities includes a mixture of uses on the site, including the manufacturing operation and other health-related office uses. Staff explored the possibility of using a less intense zoning district (the "D-1" Professional Office District) to meet the needs of the State. According to § 1260.04(h) of the Zoning Code, the "D-V Professional Office District allows, with a Special Land Use permit, an experimental, research or development laboratory which may involve the testing, assemblage and packaging of products associated with its principal use, however, the type of work that is done in the vaccine manufacturing operation is more compatible with uses permitted in the "H" light industrial district. According to the applicant, there are more buildings on site being used for manufacturing purposes (Bldg #2 (pt), 3, 4, 5, 12, 13, 14, and 16) and the main office occupies two of the buildings (Bldg # 1 and 2(pt.). Please refer to the attached building location map. Also, staff reviewed the impact of the rezoning to the Master Plan and determined that it will be necessary to amend the North-East Area Comprehensive Master Plan to reflect the proposed changes from the "A" Residential District to the "H" Light Industrial District. A public hearing will be held on Tuesday, June 3, 1997 for the purpose of considering an amendment to the North-East Area Comprehensive Plan (MPA-1-97). Report Prepared by DMW 4197. Z-8-97, 3500 N. M. L. King Jr. Blvd. "A" Res. To "H" Light Industrial, Page 6. SUMMARY Based upon the report, staff finds that the proposed rezoning complies with the intent of the Master Plan. The requested rezoning will not change the use of the building nor the character of the area which has been operating for years as a vaccine manufacturing operation. The NorthEast Area Comprehensive Plan . recognizes this area for office use, however, an amendment to the plan is required since the zoning of the property is more intense and should be reflective of its actual use. The proposed rezoning should not have any impact on vehicular and pedestrian traffic, environmental or public services. RECOMMENDATION Staff recommends approval of the request to rezone property at 3500 N M.L King, Jr., Blvd from "A" Residential to "H" light industrial with the following understanding.. • landscaping, screening and buffering will be required along Sheridan Road adjacent to the parking areas. • An amendment to the North-East Area Comprehensive Plan is submitted. Report Prepared by DMW 4197. Z-8-97, 3500 N . M.L. King Jr. Blvd., "A" Residential to "H" Light Industrial District State of Michigan - Public Health Facilities N The applicant is proposing to rezone theIX property at 3500 N. M. L. King Jr. Blvd. r � from A Residential District to H Light RKS e W - . tea Industrial District. The Commission is empowered by the State of Michigan to '13 sell the property and, in anticipation of selling a portion of the property, wishes ' to rezone the property consistent with its current and proposed continued land �� � use as a vaccine manufacturing operation. F �� WA lS gtCi `°"x" � q yp 4yi my: ow wo Z-8-97 ,3500 N. M.L. KING BLVD . NORTH "A" RES. TO "H" LT. IND. 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J 47 W 1-4 strlzlurw 12-%A—. / Curve 1 - as.tr R�744Q' LC S22-MCW Y p�3333"iT r 1J02S / w S s W343S 1( MAW 4 s!ggr w S�;►�' IS3.aT . SCALE c 6 0• ra s ps1>rl r w NORTH LOHO AM GOVETtNMt7—w.l48_ C0MPLEX � PFiOPOS EO- HFJ\LTH 11 LA110 OESC1JYt10N OF PPOPOQY S111 OM A Mid of 1ww ti a*w 1/4 of calla 1 Tot n.L��C..*,.1�~ _ E tt-n 4" U4-"fw1 1�.—,ft SS..J stead we- 5: IJ x S=1�270'W 715.33 testy lw.roiWItS.TD"4V i 10 1..0 R•••s r SOW,t WCW 47M test *n S0?4Ql0TV a SD?/SVIT 7337 test Oa.os SO050'S" loco 6.t 0...as 132.14 1st r ns w 1•a M aw dot.tA.ee.."w—0.d FS-Y1S.s—A. S s(=44 144L wd 41 bq d. ►.a1aq 4.4 dlsft d S27ZrlC7 MM "f..t "- SSO'263rW 14AS test N..eos sTroTsew fl13 I..t t loss.SW34-5rW 13t•40 test M WrSr4TE 41.46 1..t 11..nv 5 02'17'V 133.47 te.t I 501774TE 132M I..t Vr SDt102'17Y 351A1 I.t b 1Fs wwlwl( .(.w 6s Of 12"Sb+. ttr.c+NDP2SISE 71CAL3'(,wt, V+•(F'"� Roost tt. SWW4TE 1155.21 t..t...sod hyt d.•Y 1•O.s►.1.1 d 12-M.a.._ r MICHIGAN BIOLOGIC PRODUCTS INSTITUTE CAMPUS MAP JONES LAKE INSTITUTE CAMPUS BUILDINGS EAST OF MARTIN LUTHER KIN 1. ADMINISTRATION & LABORATORIES PARKING 2. MBPI ADM. & VACCINE RESEARCH LOT 3, BLOOD FRACTIONATION LAB 4. BLOOD FRACTIONATI❑N •�*� 5. TETANUS SCALE UP 1 6. STOCKROOM 7. MAINTENANCE SHOP B. ELECTRIC SUBSTATION 9. VACCINE LABORATORY 10. BARNS (INCLUDES NIH RHESUS COLONY) PARKING 11. CELL CULTURE LAB LOT PARKING N 12. VACCINE PRODUCTI❑N AND LOT ANIMAL TESTING 13. RABIES VACCINE PRODUCTI❑N 14. BOTULINUM LABORATORY 16. VACCINE PRODUCTION AND FILLING & PACKAGING 17. WATER RESCOURCE LAB 20. CHEMICAL STORAGE VAULT 29. NEO-NATAL LAB • 31, ANIMAL PR❑DUCTI❑N 32. HEATING & DISTRIBUTI❑N PLANT 45. BL-3 ANIMAL FACILITY ..o.. 46. BIOLOGICAL WAREHOUSE OTHER BUILDINGS EAST OF MARTIN LUTH R KIN 44, MDCH/DNR LAB rwu nw� OTHER BUILDINGS WEST OF MARTIN LUTH R KIN 7 22, FARM BUILDING g 23. FARM BUILDING n,..n-•„w 2 . BARN 25. SMALL HEATING PLANT 4 � 2 NOTE: 9 -ROADS INSIDE CAMPUS PERIMETER NOT SHOWN -BUILDINGS OUTSIDE THE CAMPUS PERIMETER ARE NOT SHOWN n; �• TO SCALE IN RELATION TO BUILDING SIZES WITHIN THE PERIMETER CAMPUS PERIMETER ® 1 ® BUILDING WHICH SUPPORT ESTABLISHMENT LICENSE o � 0 SHEEP FARM� o o a•R• mn ,b,E „ , 45 ACRES APPRf �� Business Plan Exhibit 4.1 Michi an Biolo 'c Products Institute Campus Buildings Bldg. Building Name Function Year Built/ Gross Overall No. Improved Sq.Ft. Recommendation Renovate Remove 1 C.C.Young Office,Lab, 1937 29,714 ✓ Security 2 MBPI Administration Office,Lab 1976 29,338 ✓ &Research 3 Blood Fractionation Lab,Production 1935 18,716 ✓ Laboratory 4 Blood Fractionation Storage 1936-43 6,032 ✓ 5 Tetanus Scale-Up Lab 1939 5,097 ✓ 6 Stock Room Storage 1926 7,504 ✓ 7 Maintenance Shop Maintenance 1939 9,807 ✓ 8 Electric Substation Services 1937 1,712 ✓ 9 Vaccine Laboratory Lab 1935 4,141 ✓ 10 Barn Includes NIH Animal Housing 1926 12,098 ✓ Rhesus Colony) 11 Cell Culture Lab Lab 1932 2,046 ✓ 12 Vaccine Production, Production; 1943 12,944 ✓ Animal Testing Animal Housing 13 Rabies Vaccine Lab,Production 1939 3,052 ✓ Production 14 Botulinum Laboratory Lab,Production 1941 1,930 ✓ 16 Vaccine Production, Manufacturing 1942 24,254 ✓ Filling,Packaging 17* Water Resource Lab 1936-79 2,885 ✓ Laboratory 20 Chemical Storage Vault Storage 1935 630 ✓ 22 Farm Building(W of Storage 1942 3,625 ✓ MIX Blvd.) 23 Farm Building(W of Storage 1943 3= ✓ MLK Blvd 24 Barn(W of MLK Animal Housing 1938 19,652 ✓ Blvd_) 25 Small Heating Plant Services — 509 ✓ 29* Neo-Natal Lab Lab 1948 13,946 ✓ 30 Quality Control Lab 1966 13,144 ✓ 31 Animal Production Lab 1970 13,996 ✓ 32 Heating&Distribution Services 1971 8,937 ✓ Plant 45 BL-3 Animal Facility Animal Housing 1995 1,461 None None 46 Biologic Warehouse Storage 1 1994 3,881 None None *Indicates buildings occupied by non-Institute personnel. Source:Master Plan Study and Facilities Inventory for the North Logan/Martin Luther King,Jr. Boulevard Government Complex,Smith,Hinchman do Grylls Associates, Inc.Report Executive Summary, Vol. 1, Evaluation Summary Matrix. Z-10-97 516 Tisdale Avenue "B" Residential to "J" Parking Page 2 CASE HISTORY: The property directly to the south at 521 Lincoln Avenue was rezoned from "A" Residential to "J" Parking in 1986 (Z-4-86) to facilitate an increase in employee parking. A copy of the planning board and public hearing minutes as well as the letter to the Mayor is enclosed. During the approval of Z-4-86, it was noted by the Board that the proposed parking area would not extend further into the neighborhood than the existing commercial parking lot to the south (First of America). AGENCY RESPONSES: AMERITECH: No comment BUILDING SAFETY: No response received. BOARD OF WATER AND LIGHT: No conflict with request. CODE COMPLIANCE: No response received. COMMUNITY POLICING: No response received. CONSUMERS POWER: No response received. CONTINENTAL CABLEVISION: No immediate concern with this area. DEVELOPMENT OFFICE: Constitutes encroachment in residential area and loss of housing. FIRE MARSHAL: No objection to this plan. HISTORIC DISTRICT COMMISSION: See enclosed letter in protest of demolition. PUBLIC SERVICES: No problem with the rezoning of the property however a site plan with storm water detention must be approved by Public Service prior to any construction of a parking lot. TRANSPORTATION: The petitioner should be required to consolidate proposed parking with existing parking. A new site plan should be developed to include reducing access points in Lincoln and Tisdale based on the consolidated design. Z-10-97 516 Tisdale Avenue "B" Residential to "J" Parking Page 1 GENERAL INFORMATION APPLICANT: Art Baryames 2423 S. Cedar Street Lansing, MI 48910 STATUS OF APPLICANT: Option to buy REQUESTED ACTION: Re-Zone the property located at 516 Tisdale Avenue EXISTING LAND USE: Vacant (Two family residential) EXISTING ZONING: "B" Residential District PROPOSED ZONING: "J" Parking District PROPERTY SIZE & SHAPE: 86' x 130' (11,180 sq. ft.) SURROUNDING LAND USE: N: Single family residential S: Parking for Baryames Cleaners E: Single family residential W: Baryames Cleaners & Parking SURROUNDING ZONING: N: "B" Residential District S: "J" Parking District E: "B" Residential District W: "F" Commercial District MASTER PLAN DESIG.: The Southeast Area Comprehensive Plan designates this area for Residential (8-14 units/acre). SPECIFIC INFORMATION APPLICANT'S PROPOSAL: Art Baryames, representing Baryames Cleaners, has an option to buy 516 Tisdale Avenue. Baryames Cleaners is planning on expanding their operations and number of employees at the 2423 S. Cedar location. Additional parking spaces are desired to accommodate the hiring of more employees. Z-10-97 516 Tisdale Avenue "B" Residential to "J" Parking Page 4 ENVIRONMENTAL IMPACT The proposed use would not generate obnoxious fumes but potentially will expand the influence of the commercially generated traffic within the neighborhood resulting in an increase in the noise impact to the single family residences. A site plan submitted does not show the proposed layout or any landscaping improvements, however Landscaping, Screening and Buffering would be required by the City of Lansing Zoning Code. The Public Service Department has expressed a concern that the parking lot would need to meet current City of Lansing storm water detention requirements. The removal of this grass area with the construction of a 4 to 5 foot tall retaining wall may have a negative affect to the abutting property owners drainage patterns. IMPACT ON FUTURE PATTERNS OF DEVELOPMENT The proposal project is not consistent with the comprehensive plan for the area as well as adjacent land uses. It would increase the encroachment of a commercial use into a residential neighborhood with existing residential on the abutting block face. This differs from the 1986 rezoning on Lincoln which had an existing parking lot on the abutting block face. Potentially, the rezoning of the property at 516 Tisdale will allow for the extension of commercial development into the existing residential neighborhoods to the north and south on South Cedar Street. This would be a negative impact on future patterns of development since it is not supported in the Southeast Area Comprehensive Plan. SUMMARY Currently this property is zoned "B" Residential with the requested zoning being the "J" Parking Districts. The applicant is proposing to demolish a two family house which was constructed in 1873 to develop additional parking spaces for employee parking. This is not consistent with the Southeast Area Comprehensive Plan, the Goals and Objectives for the 21 st Century or the Zoning Code which requires 33 parking spaces while 62 are already provided on site. The development of additional parking.may have negative impacts to the neighborhood in regards to noise, traffic volumes, storm water drainage and setting a precedent for the extension of commercial land uses into residential block faces. RECOMMENDATION Staff recommends denial of this request based upon the information contained within the report. Report prepared by J. Ruff and S. Hayward A:\Z-10-97.WPD Z-10-97 516 Tisdale Avenue "B" Residential to "J" Parking Page 3 ANALYSIS COMPATIBILITY WITH SURROUNDING LAND USE Currently this site is vacant, but has been used for residential use since 1873 when the house was constructed. The parcel is bordered by parking for the Baryames Cleaners (applicant) to the south and west. Directly across the block face of Tisdale and to the east is single family residential. 73% of the homes within 300 feet of the subject parcel are owner occupied. This property from single family residential to two family residential (516 and 516 '/2 Tisdale Avenue) between 1934 and 1941. This use is considered non-conforming within the "B" Residential Zoning District. Since the property has been vacant for more than 365 consecutive days, the property has lost it's non-conforming status and can only be occupied as a single family structure in the future. COMPLIANCE WITH MASTER PLAN The Southeast Area Comprehensive Plan designates this area for Residential (8-14 units/acre). In the "Goals and Objectives for the Twenty-First Century" of the Lansing Planning Board, the retention businesses is encouraged. But, the proposed development does not meet the goals for the expansion of commercial businesses, nor the housing objectives. Potentially, all of the goals could be met.if the proposed additional parking occurred in an alternate location consistent with master and development plans. Suggested locations would be the vacant "F" Commercial land at the north east corner of Tisdale and South Cedar Street or the a long term lease from neighboring commercial uses. IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC The Traffic Engineer has expressed an initial concern for the proposed project in regards to the number of curb cuts and their location in the residential neighborhood. The proposed project will not have to go through site plan review, however a paving permit will need to be issued from the Department of Public Service. It would be possible to make the permit contingent upon satisfying the Traffic Engineers concerns. Section 1284.13 of the City of Lansing Zoning Code requires 3 parking spaces (1 per every 150 ft2 of useable space) for the retail portion of this site and 33 parking spaces (1 for every 2 employees on maximum shift) for the industrial portion of the site. This totals 36 parking spaces while 62 are currently provided upon the site. CITY of LANSING INTEROFFICE COMMUNICATION To: Lansing Planning Board From: Susan Cantlon, Senior Preservation Planner Date: May 6, 1997 Re: Z-10-97, 516 Tisdale, Rezoning Petition from "B" Residential to "J" Parking Historic District Commission Recommendations Although the residence at 516 Tisdale is not located in a designated historic district, the Historic District Commission has initiated reviewing more rezoning requests relating to older buildings. The Historic District Commission voted unanimously (7/0) at its May 1, 1997 meeting to oppose the request from Baryames Cleaners to rezone 516 Tisdale from a "B" Residential to "J" Parking District to allow expanded parking for Baryames. Their decision was based on the following considerations; 1) The house located at 516 Tisdale is an established brick farm house constructed in 1873, with Italianate details, and elevated above street level adding a stately character to the house and surounding neighborhood. Although not listed in a historic district, houses with these charcteristics are rare within the city's south side and should be preserved. 2)A parking lot would encroach on the surrounding single family neighborhood and significantly change its character. 3) The house is positioned at a higher elevation than the adjacent existing Baryames parking lot. The new lot would be highly visible. Site retention of storm water drainage with controlled outlet and proper grading would be required. 4)Appropriate landscaping, screening, buffering and shielding ajacent residential neighborhood from parking lot lighting would be required. 5) Baryames was granted a zoning change, Z-4-86 at 521 Lincoln Avenue, directly south of the proposed Z-10-97 rezoning request, to allow for the expansion of off street employee parking. At that time, the Planning Board recognized that the proposed 1986 parking "would extend no further into the neighborhood than the existing commercial parking lot to the south". 6)Also, there is no indication that Baryames has made efforts to lease parking in the area, particularly the parking lot directly south of 521 Lincoln Avenue. 7) This Baryames location serves as a retail outlet and central distribution facility. The additional parking and subsequent traffic from added employees and delivery vehicles would also impact the neighborhood in a manner already identified as a concerned in the 1986 rezoning request. The Historic District Commission wanted to provide these comments for the Planning Board record at its May 6 public hearing. Planning Board Minutes April 1, 1986 Page 4 I Dr. Remick wondered how building had proceeded if he did not have enough parking. Mr. Fountain stated; he had enough, but added to the building. A structure was removed on Tisdale which added more parking. ART BARYAMES. I am requesting the rezoning because our parking has not grown since initial construction. Our business and work force is growing and we need more parking space for those employees. This will add approxi- mately eight more spaces. There is a parking lot across the street at First of America. I plan to extend our parking lot to the east as far as theirs. ROXANNE DARROW, 529 Lincoln Avenue. I don't understand why they need extra parking, they own another lot at 514 Tisdale; 130 by 43 feet, directly behind the Canada Dry building. They also have parking on Lincoln that is also a 43 by 130 lot and they don't have that many employees at present. The small lot on Lincoln is usually half empty. The land on Tisdale is not paved and not used. To me it seems senseless to tear down an established old home for additional parking when they already have parking; there have got to be other alternatives. That home has beautiful landscaping. They could lease space from the Bank, that is usually half empty. We have sampled what it will be like to have a parking lot next to us; starting November 22 until February 5, Baryames was using 521 residential driveway and lawn for parking. We have early in the morning vans with motors running, parking lots plowed, dumpsters, noise pollution and lights. They have demonstrated their concern for the neighborhood during construction. They have bright lights with no shields. We have been unable to open windows with so much dust and dirt blowing from their construction. They have done nothing to control it. Also at least two blocks are covered with pieces of styrofoam insulation which looks like popcorn and children and animals think it's edible. There must have been steps they could take to prevent this; if not, the responsibility for clean up should have been theirs, not ours. We have not been satisfied with the response we've gotten. The house they are going to tear down is residential and we want it to stay. Within a three mile radius of their business,' there are several commercial and industrial properties that have adequate parking. If the two they have are not adequate, I don't feel it's right to tear down and change the face of an old established neighborhood. There must be other alternatives. Thank you. REFERRED TO ZONING AND ORDINANCE COMMITTEE / Planning Board Minutes ,p April 1, 1986 Page 3 Zoning Ordinance Amendments--Presented by Vern Fountain The rpose of this hearing is to consider some changes to t ' existing Code, can up some printing errors and provide a more clear i erpretation of some ctions of the Code (copies were provided to the audi ce) . First, the tandard definition of "family. " We not onl included family related by bl d, marriage or adoption, but also a FUNCTI AL FAMILY-- unrelated peop --and standards for meeting the mi 'mum requirements of the Building Code nd parking standards for that functional family. In the definition a RIVATE GARAGE presently cann exceed 600 square feet: We have increased the size to 720 square fee for those lots containing more than 5,000 square f t of land area. We further .propose clarif ' g the defini on of an OPEN STORAGE LOT for the purpose of providing b tter enfor ement, especially on residential properties. The definition of a PLANNED DEVEL NT relates directly to non-residential uses and is intended to provide pl review for more than one primary struc- ture on a lot of both commercial d i ustrial type uses. Another change is to fire da ged or dete iorated STRUCTURES, which revolves around what is redemptio restoration reconstruction, extension or substitution. It will mee minimum requireme s of the Housing Code. We have worked with S E YARD REQUIREMENTS in e "F" Commercial District. We felt zero to t my-five feet was more appr riate when a commercial use is abutting ano er commercial use. There will be a itional requirements for DAY CARE E CENT in the residential � area run by embers of the immediate family. The ext for _part of that structure ca of change. Those ar the basic, major changes. The others are only clea up material . Mr. Fo ntain responded to questions of the audience. f REFERRED TO ZONING AND ORDINANCE COMMITTEE j Z-4-86, 521 Lincoln Avenue A to J Presented by Mr. Fountain Mr. Barnhart asked if the large house will be removed. Mr. Fountain answered it would remain as a residence. -It has a wing on the west that will be removed. Mrs. Horne questioned what will be done with the elevation differences in the back. Mr. Fountain said a retaining wall will be placed there. Planning Board Minutes May 6, 198E Page 6 40 Z-11-86, 1121 May Street B and H to H PHILLIP BRANSTETTER, 10769 North US-27, DeWitt. I own the R.L. Rider Home Improvement Company. Our purpose is to have more storage space. We have about 2500 square feet. The building has 10,000--I need 5,000, so I am going to lease half to Jack Maloney. We need another door in front for access. There is a travel easement in back. REFERRED TO ZONING AND ORDINANCE COMMITTEE BUSINESS SESSION: Approval of Minutes: Mr. Nelson moved for approval of the April 15, 1986 minutes, Mrs. Wieland supported. One correction was noted to Mr. Mitchner's name; APPROVED Committee Reports: ZONING AND ORDINANCE COMMITTEE: Floyd Wright, Chairman Z-4-86, 521 Lincoln Avenue A to J The Committee recommends approval of the request by Baryames Cleaners to rezone a part of the property at 521 Lincoln Avenue from "B" Residential District to "J" Parking District to allow expansion of off street employee parking for the dry cleaning business at 2423 South Cedar Street. Approval is recommended subject to three conditions: 1) Implementation of a landscape, screening and buffering plan approved by the Planning Division and accepted by the Applicant. 2) Implementation of the plan to provide for on site retention of storm water with controlled outlet and proper grading as directed by the Public Service Department. 3) Directing or shielding the lighting in the parking lot away from nearby residential development. So moved by Mr. Wright, seconded by Mr. Langworthy; APPROVED Planning Division ............... Department of Planning and Municipal Development �^ 2nd Floor,Washington Square Annex ♦ �` .-^� � Y 119 North Washington Square I = Lansing,Michigan 48933 t .' (517)483-4066 Terry J.McKane,Mayor May 8, 1986 Honorable. Mayor Terry J. McKane: RE: Z-4-86, 521 LINCOLN AVENUE The Lansing Planning Board, at its meeting held May 5, 1986, voted to recommend that the request by Baryames Cleaners to rezone a part of the property at 521 Lincoln Avenue from "B" Residential District to "J" Parking District be approved. The rezoning will allow for the expansion of off street employee parking to serve the dry cleaning business located at 2423 South Cedar Street. The west 34 feet of the lot would be rezoned and then paved for parking. The balance of the property will remain in the "B" District and be developed as a landscaped buffer zone and drainage control area. The Board found that the Southeast Master Plan recommends that well defined lines of separation provided by landscaping, screening and buffering be established wherever residential and non-residential uses of property come together. The Board also recognizes that the proposed parking area will extend no further into the neighborhood than the existing commercial parking lot to the south. 1 , The Board believes that design standards agreed upon by the applicant, which include a landscaped buffer zone in excess of Code requirement, and on site retention of water will effectively protect adjacent residential development. The Board recommends approval of the request subject to the following: 1) Implementation of the landscape, screening and buffering plan approved by the Planning Division and accepted by the applicant. 2) Implementation of the plan to provide for on site retention of storm water with controlled outlet and proper grading as directed by the Public Service Department. 3) Directing or shielding the lighting in the parking lot away from nearby residential development. "Equal Opportunity Employer" Mayor McKane Z-4-86 May 8, 1986 Page 2 This recommendation received a unanimous vote and is forwarded for your review. It is requested that you submit this to the City Council for their consideration. Sincerely, ►}� mes Foulds, Director L n g Planning Division EW/wc • 4 {. I •• /4 Q T ,�� w4 1 ti h i // F i.•rn [t..r.....,., w _.' MIT • � 1i �C 4�f...a nl�{'rye �Lu•IC+.AL�.o4 l Y� _ T iI o'I � M • I 1 -I .� � -f_I Iec�e.,c G �.- 1 v: ^v It - � - Ttch,r. O I a 11 I I r tic a'°"u .i IP t. 0 i -- - tP' 51 T I- PLA IJ • 4 W - o l rnQ) CDr) O � L NQnn m cd o T1^^! W�^^'' u c N ff ,f yy� uG A f 1 { 3✓�� 5 ��x y I�������P�y 4.�' � ��1 �' r�I�� 53 1 ��° f Z-10-97, 516 Tisdale Avenue NORTH "B" Residential to"J"Parking _ ...--WALL� ❑ U u — r U —lJ 5/.0 ❑ ❑ n I El ❑ 111111 111 ElqO9 I /s c 84 8.00 Oti�i L• E;1 ,T PARKING 851.:5 PACIFIC PKWY 85/.8 26 LS /2 I Q � 7•� JO 29 30 2 �� r2 Jz 852./ l LLS ra 875.3 /6 E� Cr P2 P9 21 /9 PS 16 20 25 Q p ze W 14 U e5/7 TISDALE 23 /5 /T 13 /E 1_ 1 6 /9 /*`' F— /5 � 26 IRKING '� ❑ ` 25 1B 19 19 Y2 B .3 ��\ 3 LINCOLN 849.4 850.5 VE 850 J'1_ 2 /5 ) /9 /2 4 .9 '� p ../ ❑ WA / 9.0 LL 8S/.3 \ Q B52.2 T 849.51 x IG ❑ 11 III s i6 07 E2-F URBAN DEVELOPMENT COMMITTEE REPORT May 27, 1997 Planning Office Conference Room Attendance: Andy Frederick Helen LeBlanc John Ruge Staff Present: William C. Rieske, Principal Planner Others Present: None AGENDA 1. ACT-13-93 Amendment - 1100 Blk. W. Hillsdale, Vacation of ROW, Amendment to easement reservation. 2. Future Meeting Dates. 3. Discussion item: Streetscape improvements for S. Washington Avenue. The meeting was opened by Chairperson Frederick at 4:05 p.m., and adjourned at 5:20 p.m. URBAN DEVELOPMENT COMMITTEE REPORT Page 2 May 27, 1997 I. ACT-13-93 Amendment - 1100 Blk. W. Hillsdale, Vacation of ROW, Amendment to easement reservation. Bill Rieske presented the case. Union Missionary Baptist Church is located in the Martin Luther King Blvd. "triangle property," north of St. Joseph, in the Seven Block area. Union Missionary Baptist Church is requesting a reduction in the 66' utility easement that was reserved when the City vacated the W. Hillsdale ROW (1100 blk.) in 1993. This easement reduction would permit Union Missionary's proposed building to encroach approximately 18' into the west side of the vacated ROW, and some relocation may be involved, perhaps at.the applicant's expense. The Board of Water & Light, Consumers Energy, AMERITECH, the Department of Public Service, and Continental Cable have all been asked to review and comment on this proposal, and we expect to receive their comments in time for the Planning Board report. Since the ROW has already been vacated, there are no other land use impacts. STAFF RECOMMENDATION Recommendation: Approval of the amendment to ACT-13-93, to reduce the utility easement by at least 18' to accommodate both the utilities and the church building. COMMITTEE ACTION Finding: Based on a review of the location, character and extent of this project, the Planning Board found that this project is supported by the Seven Block Plan, and has no land use impacts other than to facilitate the completion of the Union Missionary Baptist Church building. Motion: It was moved by Mrs. LeBlanc, seconded by Mr. Ruge, to recommend approval of the amendment to ACT-13-93, to reduce the utility easement by at least 18' to accommodate both the utilities and the church building, provided that suitable arrangements can be made with the utility agencies. On a voice vote, the motion passed unanimously (3-0). URBAN DEVELOPMENT COMMITTEE REPORT Page 3 May 27, 1997 II. Future Meeting Dates. On June 3, 1997, the Planning Board will hold public hearings on two master plan amendments. To expedite the processing of these amendments, the Urban Development Committee will hold a special meeting on Tuesday, June 10, 1997, to consider the following: 1. MPA-1-97, 3500 Blk. N. Martin Luther King Blvd., Amendment to the North-East Area Comprehensive Plan; and 2. MPA-2-97, SW of Jolly and Cedar, Amendment to the Southwest Area Comprehensive Plan. III. Discussion item: Streetscape improvements for S. Washington Avenue. Mr. Rieske presented for discussion a set of plans for streetscape improvements in the 200 Block of South Washington Square. The Principal Shopping District has proposed that these improvements be installed prior to Oldsmobile's Centennial Celebration in mid-August, and has requested that the review of the project be expedited. A discussion ensued about whether an Act 285 Review on the project is required. The consensus was that since the project involves the installation of a public seating area in the berms along the street, the project falls within the purview of the Planning Board. CITY of LANSING INTEROFFICE COMMUNICATION MEMORANDUM TO: Urban Development Committee members: Andrew Frederick, John Ruge CC. Garry Goolsby, Helen LeBlanc, Eleanor Love FROM: Bill Rieske, Principal Planner DATE: May 23, 1997 RE: ACT-13-93 - 1100 Blk. W. Hillsdale, Vacation of ROW, Amendment to easement reservation. Union Missionary Baptist Church is requesting a reduction in the 66' utility easement that was reserved when the City vacated the-W. Hillsdale ROW(1,100 blk.),'>in 1993. 1 This easement reduction would permit Union Missionary's proposed building-to encroach approximately 18' into the west side of the vacated ROW, and-some relocation may be involved, perhaps at the applicant's expense. The Board of Water& Light, Consumers Energy, AMERITECH, the Department of Public Service, and Continental Cable have all been asked to review and comment on this proposal, and we expect to receive their comments in time for the Planning Board report. Since the ROW has already been vacated, there are no other land use impacts. STAFF RECOMMENDATION That the Urban Development Committee recommend the following action by the Planning Board, with the condition that the utilities also concur. Finding: Based on a review of the location, character and extent of this project, the Planning Board found that this project has no land use impacts other than to facilitate the completion of the Union Missionary Baptist Church building. Recommendation: Approval of the amendment to ACT-13-93, to reduce the utility easement by at least 18'to accommodate both the utilities and the church building. ACT-13-93 - 1100 Blk. W. Hillsdale, Vacation of ROW, Amendment to easement reservation. Page 2 ADDENDUM On May 21, 1997, Agency Referrals were mailed to Ameritech, the Board of Water and Light, Consumers Energy, Continental Cable, and the Department of Public Service. The due date for responses was Wednesday, May 28, 1997. The following are any comments we received, and any follow-up action taken: Consumers Energy: Consumers Energy Co. has a 12" gas main located within the 18' proposed for building expansion. (See enclosed map.) We therefore object to the reduction of the Utility Easement as proposed above. May 28, 9997: We've asked Consumers to investigate the possible relocation of this gas main. ��`:':../� /7, T•�;•t! /S'2 w. Co.. moo/ .139// —� c s 30(� 307 jOS 90 y Ci�� o r d"s,,, S 3/0, 3//,314, -rz2- -7/1 tF 370 -Y7 C-37:_, .377 37B,37Y;-39o,SB/, 6%rs(• JJ7 3BB,SQr C-3ra,�r/3yL py J IJi:� Js�-�-3i/ c.SpTSrB'f�Y9 I l O(�� � 3/• is• ' 137 I � - -� - Scale i' Drawn px.S!� / DG� / .A I . 3 I I I _ 41, Checked,ypG — ?,,r �1'sy, s/ �e o �`T o I I � •i iy.5 1,IC-- 4) � Ass-ess o,-'s Iola yo.9Aj J l � �" I p�� �I � i � I � I •� I � I -� I VD o15 p z \ \ V-?bqZfl oN 39� BS' 1 � I i9s.Ses.SOrs J�/d�/Yo..r{2'• � � � G/ I GD� I I I I I I� � 1 7I-33 79 • ¢8l' - - - - 3 s• -- AUGUST 16,1993 COUNCIL PROCEEDING 316 FURTHER,BE IT RESOLVED,that the City Clerk is directed to send WHEREAS,the Physical Development Committee has reviewed a copy of this action to the County Drain Commissioner. the report of the Planning Board and concurs therein; By Councilmember Lilly NOW THEREFORE BE IT RESOLVED that the Lansing City Carried unanimously _ ,_ Council approves the private utility easement across McKinch Park for Immanuel's Temple church to connect into the public RESOLUTION#481 sewer in Moffitt Street subject to the conditions outlined above. COMMITTEE ON PHYSICAL DEVELOPMENT BE IT FURTHER RESOLVED thatthe administration be directed to ACT-13-93, VACATION OF THE 1100 BLOCK OF WEST HILLSDALE prepare and execute the necessary documents to complete this transaction. WHEREAS,the Department of Planning and Neighborhood By Councilmember Lilly Development is requesting in conjunction with the implementation of the Seven Block Area Development Plan,the vacation of the Carried unanimously 1100 Block of West Hillsdale Street for the purpose of creating a Item XII AA SLU-02-92,151.8 South Washington,was pulled from single buildable parcel in the 'Triangle" between the north and I the agenda at the request of Councilmember Lill southbound lanes of Dr.Martin Luther King,Jr.Blvd./Logan Street g y and St.Joseph Street;and V Item Al A-5,Reaffirmation of Southwest Area Comprehensive Plan as related to South Baptist Church,was pulled from the agenda at j WHEREAS,the Planning Board reviewed the report of the Planning the request of Councilmember Lilly t Section and recommended on August 3,1993,that the vacation of } the 1100 block of W.Hillsdale Street be approved subject to the Item XII B-1, Reappointment of Charles Steinberg to the retention of utility easements;and Community Corrections Advisory Board,was pulled from the WHEREAS,the Physical Development Committee has reviewed agenda for one week at the request of Councilmember.Schmidt the report of the Planning Board and concurs therein; RESOLUTION#483 NOW THEREFORE BE IT RESOLVED,that the Lansing City BY THE COMMITTEE ON PUBLIC SAFETY Council hereby vacates the right-of-way in the 1100 Block of W. RESOLVED BY THE CITY COUNCIL OF THE CITY OF LANSING Hillsdale Street subject to the retention of utility easements as THAT the proposed re-appointment of Mary Kay Scullion as the ( follows: General Public Representative on the Ingham County/City of to vacate that portion of West Hillsdale Street dedicated and lying Lansing Community Corrections Advisory Board,for a new three within Assessor's Plat No.42 of Replat of Dickerman's Addition on year term to expire September 17,1996,is hereby approved. the Southwest Quarter of Southeast Quarter of Section 17, August 16,1993 T4N,R2W,Cityof Lansing,Ingham County,Michigan,commencing at the Northeast comer of Lot 62, thence northeasterly to the By Councilmember Schmidt southwest comer of Lot 12,thence east to a point 89 feet east of the Carried unanimously southwest comer of Lot 3,thence southwesterly to a point 39 feet east of the Northwest comer of Lot 75,thence west to the place of Item.XII C-1,Tribute to Aaron Houlihan on achieving his Eagle i beginning. Scout Award,was pulled from the agenda at the request of t Councilmember Lilly BE IT FURTHER RESOLVED that the administration be directed to ORDINANCES FOR.INTRODUCTION prepare and execute the necessary documents. By Councilmember Lilly RESOLUTION#484 BY THE COMMITTEE ON PHYSICAL DEVELOPMENT Carried unanimously RESOLVED BY THE CITY COUNCIL OF THE CITY OF LANSING RESOLUTION#482 August 5,1993 COMMITTEE ON PHYSICAL DEVELOPMENT THAT a public hearing be scheduled and announced for 7:00 PM ACT-17-93,PRIVATE UTILITY EASEMENT=MCKINCH PARK on Tuesday,September 7,1993,in the Council Chambers on the 10th floor of City Hall,for the purpose of receiving public comment WHEREAS, the applicant John Boles representing Immanuel's on the proposed ordinance to provide tax exemption to Twin Oaks Temple Church has requested a private utility easement across Meadows Limited Dividend Housing Association Limited Partner- McKinch Park to connect to the public sewer in Moffitt Street;and ship for a housing project for elderly persons of low income,to be WHEREAS,the Planning staff have reviewed the request and found located on Lot 224,Glenburne No.4 Subdivision,City of Lansing, that the Parks Board endorses this action and that the Parks Eaton County,under the provisions of Act 346,Public Acts of 1966, Department also supports the easement as long as it does not as amended. disturb a grove of maple trees on the site and with the understand- By Councilmember Lilly ing that the land will be reclaimed in grass by the church after the pipe is laid;and Carried unanimously WHEREAS,the Planning Board reviewed the report of staff and on ORDINANCES FOR PASSAGE August 3,1993 did recommend approval of the easement subject There were no ordinances for passage to the above conditions and the comments of the responding CONSIDERATION OF LATE ITEMS agencies;and ���, :►ode Iry i • wiY/. � It r •, O ' / . . 7