HomeMy WebLinkAbout1997 Planning Board Jul-Sept Minutes FINAL DRAFT TO CLERK 071197
APPROVED 07--97
DRAFT TO CLERK 07--97
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Minutes of the Regular Meeting a7-1
LANSING PLANNING BOARD
7 p.m., City Council Chambers
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
TUESDAY, July 1, 1997
1. OPENING SESSION
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 Absences - Jarl Nischan. On a motion by Ms. LeBlanc,
seconded by Mr. Frederick, Mr. Nischan was granted an excused
absence from tonight's meeting.
C. Introductions: In the absence of Eleanor Love, Planning Manager,
James A. Ruff, Zoning Administrator, introduced staff present:
Louise H. Christian, recording secretary.
2. APPROVAL OF AGENDA - The agenda was approved as presented.
3. COMMUNICATIONS
Chairman Goolsby announced receipt of:
• Letters from Mr. Martin Schlissberg and Steven Morris of FISCL Financial
Consultants regarding SLU-3-97. They have concerns about the proposal and
parking problems and also future problems related to potential tenants being
prohibited from obtaining a liquor license if this proposal is approved;
• Letter from Judith Corlett, The Dancing Goat Coffeehouse, 301 S. Washington
Square, opposed to another storefront being occupied by a nonretail
establishment, based primarily on the area being a principal shopping district.
Her other concern is the potential problem with a Class C Beverage License
which she is in the process of securing.
• Agency referral from the Downtown Neighborhood Association which requests
that SLU-3-97 be denied solely on the basis that a church in the midst of the
Central Business District would restrict the overall revitalization of the area. An
entertainment district is a possibility for the area. Selling and consumption of
alcohol could be offensive to a church and their disapproval of it would inhibit
development.
• Letter from Kelly R. Thompson, executive director of the Principal Shopping
PLANNING BOARD JULY 1, 1997 PAGE 2
District. He raises essentially the same concerns raised by the other parties.
He does not take a position, but does raise the concerns regarding pedestrian
traffic, parking and the fact that this is designed to be a Principal Shopping
District.
• Letter from H. A. Welch, owner of Capitol Fur, who is strongly opposed to
granting SLU-3-97. This proposal would do nothing to bring shopping
downtown.
• Communication related to Z-13-97. "The Downtown Neighborhood Association
conditionally supports this re-zoning request based upon a representation from
Dennis Sykes that the City will not allow a building on this site which
insensitively dwarfs the surrounding built environment. Our concern is that G-1
zoning has no height restriction. Mr. Sykes advises us that in this proposed
development, the City retains land ownership & therefore retains design
approval, & in the event that this controlled, proposed development dies that the
zoning will be changed to J Parking which has a 45 ft. height restriction. Based
upon height & overall sensitivity to the existing buildings on Ionia, Seymour &
Shiawassee Streets, the DNA conditionally agrees to this re-zoning."
Mr. Ruff distributed to the audience a draft explaining the steps in the Rezoning
and Special Land Use processes and the progress of cases through the
Planning Board and City Council levels.
4. HEARINGS
A. Z-12-97, 101-121 E. Grand River Ave. and 1212 N. Washington Ave., "F-
1" Commercial, "E-1" Apartment Shop, "G-1" Business and "J" Parking
Districts to "G-1" Business District.
Mr. Ruff presented the case, a request by BFW Warehouse, L.L.C., 1210
Turner Street, the old Estes property. The facade has been torn off the
main building on E. Grand River, revealing the old surface. A warehouse
in back is surrounded by parking; also a house at 1212 N. Washington
included in the request is zoned "E-1" Apartment Shop with "J" Parking
District around the warehouse. The request is to rezone the entire
property to the "G-1" Business District. It is bisected by a City alley
running from Washington to the river; that property is not included in the
rezoning. The Comprehensive Plan designates the site for commercial
use. The applicant desires to rehabilitate the adjacent buildings for mixed
residential and commercial use, office-type commercial establishments on
the ground floors and apartments on upper floors. The current "F-1"
Commercial District and "J" Parking District do not permit the residential
PLANNING BOARD JULY 1, 1997 PAGE 3
uses as a right although residential uses are allowed as a conditional as
accessory uses. The "G-1" Business primarily permits the residential use
as a right and does not require the provision of on-site parking.
Mr. Ruge asked if the property is in the floodplain; Mr. Ruff said partially,
yes. This may or may not pose a problem for a couple areas, depending
on the significance of the structures. If they are on the register of
historical places, either state or federal, they are exempt from the flood
regulations regarding substantial improvements.
Mr. Ruge asked if there is adequate City-provided parking in the area.
Mr. Ruff pointed out City Parking Lot #11, and on-site parking on the
northern half of the site, and parking at meters on E. Grand River. There
are three basic structural areas along E. Grand River.
Mr. Ruge asked, if this is approved, will part of the site plan review
process require vegetation and buffering, and does code require buffering
between "G-1" and "C" Residential? Mr. Ruff said yes, the potential
exists. We would look at balancing the development of the property with
the buffering and the buildings. The "G-1" District is not exempt from
required buffering.
TOM ARNOLD, P.O. Box 20013, LANSING, REPRESENTING L.L.C.
APPLYING FOR THE ZONING CHANGE, four of whom are present
tonight. Six individuals went together and bought the Estes Furniture
Building. We plan to renovate and restore the facades and have retail
and office on the first floor and residential owner-occupied units on the
second floor. We wanted the zoning change because of the historic
nature of the area. We see it as allowing us the flexibility that we need to
attract tenants to the first floor spaces, without the need to provide
parking. The six of us who own the buildings on Grand River also own
the parking north of the structure. Because of the nature of group
ownership and transfer provisions, we want to make it clear to you that
parking will always be available for the tenants of the Grand River
properties. We will be offering that parking for the tenants on Grand
River. We won't be throwing the burden on the City's lot system in the
neighborhood. Although we want the "G-1", we will be offering on-site
parking, and we intend to maintain it that way. At present, we don't
anticipate doing any further development back in that parking lot. It is
almost not possible to do any development because of the floodplain and
other problems. We will be offering that parking permanently.
PLANNING BOARD JULY 1, 1997 PAGE 4
Mr. Ruge asked about plans for the residential structure and the
warehouse in the back. Mr. Arnold said the house is listed with Kellogg
Realty. This whole project has been privately funded, and we wouldn't
mind seeing some income. We don't have any offers at present, but we
would like to see a home-owner there who could participate in what we
are trying to do here. The shop space was used for Capitol Printing when
Estes owned it. Estes used it when they sold furniture there. We are
marketing it ourselves as a warehouse, a shop, resale shop or some
small enterprise on a lease basis. We are protective about it.
Mr. Ruge asked if the parking is to be for the residential tenants only, or
for the commercial and residential. Mr. Arnold said we hope to offer it for
both. There are 60 to 70 spaces in the parking lot that are split up
according to the percentages of ownership in the L.L.C.
Mr. Ruge asked about the City alley going through the middle of the lot--
will it be vacated? Mr. Ruff said vacation is not planned. The parcels are
individually owned. Even though BFW Warehouse L.L.C. is a group, that
could change. When Estes owned the area, the Planning Board took
action to vacate most of the City alley, pending getting access from Grand
River across the vacant lot on the river side. We were going to keep the
end of the alley for an overlook. The vacation of the alley never went
through.
Chairman Goolsby announced the conclusion of the public hearing on
Z-12-97,101-121 E. Grand River Ave. and 1212 N. Washington Ave.,
"F-1" Commercial, "E-V Apartment Shop, "G-V Business and "J" Parking
Districts to "G-1" Business District. The matter is referred to the Zoning
and Ordinance Committee meeting Wednesday, July 9 at 4 p.m. in the
Department Conference Room, 316 N. Capitol Avenue, Lansing, MI.
B. Z-13-97, 300 Block of N. Capitol Ave. (City Parking Lot #2), 11E-1"
Apartment Shop and "DM-4" Residential Districts to "G-V Business
District
Mr. Ruff presented the case, a request by the City of Lansing to rezone
property known as City Parking Lot #2, located at Shiawassee and
Capitol Avenue, just north of Oliver Tower. At present it is a surface
parking lot with approximately 200 spaces. The purpose is to rezone the
property from its nonconforming status to the "G-1" Business District
which would allow the potential mixed use development of the property.
PLANNING BOARD JULY 1, 1997 PAGE 5
The lot, over an acre in size, is on the edge of the downtown area. The
1986 River Island Plan designates the area for residential (Editor's note:
This should say residential PARKING).
DAVID BERRIDGE, CITY TRANSPORTATION ENGINEER,
REPRESENTING THE CITY AND THE DEVELOPER, who are jointly
petitioning for rezoning of the parking lot to "G-1" Business District. The
primary intent for the rezoning is to allow for property-line-to-property-line
use of the lot for a multi-story parking ramp with housing units to be
owned privately by the developer, constructed with private financing and
sold as condominiums. The parking is to be constructed using City funds
and spaces to be used for condo units by the developer. We have a
seven-year history of partnership and discussion with the Jonna Realty
ventures, the private developers of this site. In the last 60 days, we have
studied the soil conditions in this area to determine what we can
construct, how we can fit the parking and the housing units on the site,
within budget limitations of both the City and the developer.
Ms. LeBlanc asked will the street level be pedestrian-friendly? Mr.
Berridge said we hope to improve the public right-of-way, sidewalks, curb
and gutter, and landscaping to soften the impact of the structure on the
site. As a housing project, it is important to have a good street image.
Mr. Ruge asked about the certainty of the living units being constructed
on a second supported level of parking above the street level which can
be converted to a platform on which condominiums may be built in the
future.
Mr. Berridge said the agreement is a multi-year multi-phase development
process, anticipating that the parking structure will be built in advance of
the condominium project, and that the condominium project will be built on
top of the parking structure after pre-sales have reached the 50 percent
level. The City's primary intent is to develop additional downtown housing
units on the fringe of the downtown business district. There are escape
clauses to the agreement.
Mr. Ruge asked how many levels of parking are planned. Mr. Berridge
said one ground level plus one supported level of parking with
condominiums starting at the second level up and extending up two levels
above that. The building height would be 50 feet. The platform level
would hold condominium parking and would be the doors to the housing
units. They would have garages, so it essentially would be a private
parking area. We are also working on some other concepts.
PLANNING BOARD JULY 1, 1997 PAGE 6
Chairman Goolsby announced the conclusion of the public hearing on
Z-13-97, 300 Block of N. Capitol Ave. (City Parking Lot #2),
"E-1"Apartment Shop and "DM-4" Residential Districts to "G-1" Business
District and referral to the Zoning and Ordinance Committee.
C. SLU-3-97, 402 S. Washington Sq., Church
Mr. Ruff presented the case, a request by.Spirit Life Ministries to lease
property at 402 S. Washington Square to have a church in an existing
two-story building. An alley connecting it to Kalamazoo Street is
associated with it. The property is 4,100 sq. ft.; the alley is another 900
sq. ft. of property. It most recently was used as a child care facility. The
Planning Board recently approved a special land use permit for the Spirit
Life Ministries allowing them to go into in a shopping center at Waverly
and Holmes. They want to relocate here, using the building as a church,
administrative offices, assembly hall and bookstore. No changes would
be made to the exterior of the building. Several communications were
received concerning this request.
Mr. Ruge asked is there a parking requirement for a church in the "G-1"
Business District; Mr. Ruff said no, there is not. During the normal
weekday hours much of the parking is taken, but when services are held,
there may be available additional public parking, and also parking in a
privately-owned lot (Mr. Ellis's lot) adjacent to the property. There is
parking in the area.
CHRIS HAYES, 944 W. EDGEWOOD DRIVE, LANSING. We are
proposing a three-year lease of this building that has been without a
tenant for quite some time, we want to be that tenant, but we also want an
excellent facility. During the three-year lease, we want to grow as a
ministry, and also to invest in the building, to improve both the interior and
the exterior. We want to use it as administrative offices during the week
for our local and international ministry; we want to run a retail bookstore in
the front of the building. We also want to use it as an assembly hall and
as a classroom, during the week. Our main services would be on Sunday
morning. During the times we have been checking, Sunday mornings
seem to be the lowest usage period in the week. To the rear of the
building, we have talked to Mr. Mike Ellis, who has said we could use that
parking lot. We have two to three cars parked there on a regular basis
during the main service times. We would also have services on weekday
evenings, 6 and later, when parking is available.
PLANNING BOARD JULY 1, 1997 PAGE 7
The benefits of a church in a downtown shopping district would be
reintroducing people attending our ministry to the downtown shopping
area. We would be supportive of downtown businesses. We do have a
joint interest in investing in the property and improving the exterior and
interior. Regarding a church creating some loitering and security
problems, our trained staff would take care of these needs and would
provide for the orderliness of the people entering and exiting the facility,
and also serve to police the area. Our staff will make sure that our people
will be safe, and also the businesses around the area at our highest
activity times. The only other thing is parking. We don't see that it will
pose any problems. Mr. Ellis has said we could use his facilities after
hours. The heaviest use of the parking lot would be the time that
surrounding businesses are usually closed.
ROBERT BOWERS, 4788 CORNELL RD., OKEMOS. I grew up in the
downtown area, for some 20 years. There has always been churches.
When there is churches, there is more respect for everybody down there.
We have a business at 426 S. Washington; we endorse a church.
Although we are members there, we still endorse the church. The
churches were getting burned up or destroyed downtown, but I can't see
anything a church downtown could do but help minister to people--drug
addicts, alcoholics.
H.A. WELCH, OWNER OF CAPITOL FUR, 408 S. WASHINGTON SQ. I
have already written my letter, but I have questions. One is about the
alley. You made reference that the alley is included as part of the
package with the building. There is supposed to be access for my
business at 406 to 410; it is written up in the late 1800s or early 1900s
about having access. Gary and Russ know this, because we go back and
forth. There were problems when the day care was there, with people
parking cars in the alley. I have to get in and out of my business. The
other question is about parking not being a problem. I live next door to
the building, above Paper Image. There is a problem with parking other
than on-street parking. Cooley students in the Cooley Law Library,
around finals time, you can't get a space anywhere. What are the hours
going to be during the week, 6-8, 6-9, 6-10?
RICHARD ALLISON, OWNER OF PARKER JEWELRY, 111 S.
WASHINGTON SQUARE. I am not too enthused about the idea of a
church coming in. We just passed the Principal Shopping District, with
PLANNING BOARD JULY 1, 1997 PAGE 8
the intent of turning this area into retail again, and not other uses. I think
this goes against the grain of the intent of that legislation. Also, I am a
member of the Downtown Neighborhood Association, until just recently a
board member for many years. I am not speaking officially in their behalf.
In the meetings we have discussed the downtown area having a much
larger concentration of churches per capita than any other area of the
City. We don't need another church. We have had problems with them
being good neighbors in the past.
Chairman Goolsby announced the conclusion of the public hearing for
SLU-3-97, 402 S. Washington Sq., Church and referral to the Zoning and
Ordinance Committee.
Mr. Ruge asked is there a parking requirement for a church in the "G-1"
Business District; Mr. Ruff said no.
D. SLU-4-97, 625 W. Sheridan Rd., Expand parking lot in the "A" Residential
District, in conjunction with NCU-1-97, Expand Nonconforming Church
Mr. Ruff presented the case, a request by Pastor Nathaniel Whitt for a
special land use permit and Class A nonconforming status to enlarge the
nonconforming church at 625 W. Sheridan Road. They need to add some
parking. The church itself does not meet the current standards for a
church in the "A" and "B" Residential Districts that the property has.
When it was zoned for the church, when churches were allowed in the "B"
Residential District, prior to 1983, the Council recognized that they were
looking at purchasing the adjacent property to the west, and at that time in
the resolution for changing the ordinance, notified them that expansion
onto this property would require rezoning. It is a small church, and they
wish to expand. Since the ordinance was changed in 1983, it does not
qualify for two reasons. It does not contain two acres of land, and it is not
on a collector, minor or principal arterial. This section of Sheridan is
considered a local street. The only way to accomplish Pastor Whitt's
goals and the goals of the church for a modest expansion and
improvement of parking is to get a special land use permit for expansion
of parking onto the "A" Residential District, which is an allowed use by
special land use permit, and to expand the church building through the
use of a Class A nonconforming use designation. The property is
approximately 1.6 acres in size.
The addition is proposed on the front of the church towards Sheridan
PLANNING BOARD JULY 1, 1997 PAGE 9
Road, doubling the size of the facility. Expansion of parking is to be to
the west into the "A" Residential District, so they are seeking to do that
under the special land use permit. The proposal shows in excess of 60
spaces, yet the requirement for their expansion would be in the 40 range.
The site plan reflects more parking spaces than required. They show the
potential of development on the site.
Mr. Ruge asked how close is the parking to the lake. Mr. Ruff said there
is a slope at the edge of the property to the lake. The property line does
not go all the way to water itself. . . "I would say in excess of 40 feet to the
water to the closest point on the parking lot."
Mr. Ruge asked who owns the property between the church property and
the lake. Mr. Ruge said when we reviewed the State's request to sell the
Biologic Lab, we required them to keep a 100 ft. buffer between their
parking lots and buildings and the lake. Mr. Ruff said that is required by
the rezoning to the Industrial District. Mr. Ruff will research who owns
that portion of the lake and provide the information to Mr. Ruge.
PASTOR NATHANIEL WHITT, PASTOR OF ZION HILL CHURCH. We
have been there for some 15 years. We haven't had problems with the
community. We want to do more beautification. When we first bought it,
it was a township fire station. We remodeled it. We cut the weeds, and
we have always kept it nice and clean. When we get the parking lot, we
plan to fix some benches for the senior citizens to come in, sit, and fish.
Mr. Ruge asked if the church owns all the way to the lake, or if someone
else owns it. Pastor Whitt said we own all the way from the State property
on up on the other side of the church to the little house on the east side.
We go all the way up to the porch of that house. We let them put flowers
there. There are no houses between the church and what the State owns.
All that is our property. We own from the street on back to the lake.
Mr. Ruge asked if the congregation is expanding in size? What is going
to go on in this new addition. Pastor Whitt said it has expanded some in
size and we need more room. It is narrow, and we are already tight in
there. We are not expanding sidewise, we are going forward to the line
with the houses so we have some space up in front. Mr. Ruge asked if
the church is adding to the size of the main hall, or if they are adding
classrooms or offices. Pastor Whitt said on the front will be a pastor's
study and a room for the choir to change; that is all. We are not adding
PLANNING BOARD JULY 1, 1997 PAGE 10
any classrooms. Mr. Ruff said "But you are adding to the size of the
worship area, and that's where the parking comes into play."
Chairman Goolsby announced the conclusion of SLU-4-97, 625 W.
Sheridan Rd., Expand parking lot in the "A" Residential District, in
conjunction with NCU-1-97, Expand Nonconforming Church and referral
to the Zoning and Ordinance Committee.
5. COMMENTS FROM THE AUDIENCE (5 minutes each)
GEORGIA WHITT. I am the pastor's wife. It is a nice small church, but
we want to grow to be a bigger church, and we need more room. It is not
a noisy church. It is a nice community church, and we would appreciate
very much if you let us have it.
6. RECESS
7. BUSINESS SESSION
A. Minutes for Approval: June 3, 1997 and June 17, 1997
Mr. Greiner made a motion, seconded by Ms. LeBlanc, to approve the
minutes of June 3, 1997 and June 17, 1997. On a voice vote, the minutes
of June 3, 1997 and June 17, 1997 were approved unanimously (5-0).
B. Committee Reports:
1. Zoning and Ordinance Committee, Ms. LeBlanc, Chair.
Next meeting Wednesday, July 9, 1997 at 4 p.m., Planning and
Neighborhood Development Conference Room, 316 N. Capitol
Ave., Lansing, MI 48933-1236.
2. Urban Development Committee, Mr. Frederick, Chair.
Next meeting Tuesday, July 22, 1997 at 4 p.m., Planning Office,
316 N. Capitol Ave., Lansing, MI 48933-1236.
3. Executive Committee, Mr. Goolsby, Chair.
The Executive Committee did meet and will be proposing at our
next Board meeting a change to the bylaws. We need to make a
change regarding referring to specific committees and making a
qualifying phrase in reference to both Zoning and Ordinance and
PLANNING BOARD JULY 1, 1997 PAGE 11
Urban Development Committees. The vote was 4-0.
C. Report from Planning Manager:
In the absence of Ms. Love, there will be no report this evening.
D. Pending Items: Future action required
3. 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)
f. Act-5-97, River St., South of South St., Vacate ROW
(Tabled in Committee June 10, 1997)
2. Executive Committee
a. Referral Policy, Rules of Administrative Procedure
(Referred to the Committee by the COW June 17,
1997.)
8. NEW BUSINESS - None.
9. COMMENTS FROM CHAIRPERSON - None.
10. COMMENTS FROM BOARD MEMBERS
Ms. LeBlanc said the used car dealer at the northwest corner of M.L. King and
Grand River has plastic pennants up again. West on Grand River, on the north
side of the street, Gorman's still has up their plastic soda signs. Further west,
Bohnet Electric has a banner stretching from their building to the utility pole.
Ms. LeBlanc mentioned today's news about a Texas case before the Supreme
Court where a church was not allowed to expand because they were in a historic
district. They challenged it on the basis of federal religious freedom restoration
act. They were denied; the ruling was that the federal government exceeded its
PLANNING BOARD JULY 1, 1997 PAGE 12
authority. On a Public Radio call-in show, callers mentioned a similar act
proposed in Michigan. This gets into whether or not we will have the power to
tell churches what they can and cannot do.
Ms. LeBlanc will be moving out of the city in August will be resigning.
Mr. Ruge asked about E. Michigan and Grand, the parking lot of the former Jim's
Tiffany. Mr. Ruff said the site plan has never been received. He will follow up.
Mr. Ruge asked about the sign enforcement plan. Mr. Ruff has met with Building
Safety inspectors in the Code Compliance Section about signs. To help simplify
enforcement, he will be putting together for commercial businesses a brochure
on signs. The brochure will give a simple explanation of the kinds, numbers and
locations of signs they can have. To get the cooperation of the business groups,
he will be setting up meetings with businesses and associations to deal
especially with temporary signs. This probably won't happen until fall.
Mr. Ruge asked about the proliferation of fireworks sales trailers with banners,
flags, and signs. Are these signs illegal? Is anybody in charge if enforcement?
Mr. Ruff said he personally would like to see enforcement; but it would take a
cooperative effort of Police, Clerk, Attorney, Fire Prevention, Code Enforcement,
and Public Service. Fireworks vendors should be licensed, and the Police Dept.
should enforce that. The buildings as temporary structures should get permitted,
with signs permitted or excluded. We could collect money for a two-week
period. Mr. Goolsby said an ordinance would have to be developed that could
withstand challenges, and then be enforced every day.
Mr. Frederick said the lawn has been mowed at the former State Library site. He
asked how the City forces demolition of dangerous structures. The building on
S. Cedar that used to sell fireworks is burned out, but they have managed to turn
it into a sign by spray painting "Visit our other location for fireworks." Mr. Ruff
will provide Mr. Frederick the demolition procedures for damaged buildings.
11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS
12. ADJOURNMENT - was at 8.31 p. m.
Respectfully submitted,
Eleanor K. Love, Secretary
Lansing Planning Board
\mn0197 a:\40
DRAFT 071-197
APPROVED 09397
TO CLERK 091097
Minutes of the Regular Meeting ?
LANSING PLANNING BOARD
7 p.m., City Council Chambers CITY CLLIi
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
TUESDAY, July 15, 1997
1, OPENING SESSION
a.
Roll Call: Present: Frederick, Goolsby, Greiner, LeBlanc, Nischan
(arrived at 7:05 p.m.), Ruge; six members present; two vacancies.
Ex officio councilmembers Lilly, Allen; not in attendance.
b. Excused Absences - None.
C.
Introductions: Eleanor Love, Planning Manager, introduced staff
present: James A. Ruff, Zoning Administrator; William C. Rieske,
Principal Planner; and Louise H. Christian, recording secretary.
2. APPROVAL OF AGENDA - The agenda was approved as presented.
3. COMMUNICATIONS
A. Memorandum dated July 10, 1997 to Planning Board from William C.
Rieske, Principal Planner, concerning Traffic Calming Area #33.
B. Letter dated July 2, 1997 from Helen LeBlanc to the
effect. David Hollister
tendering her resignation from the Planning
August 1, 1997.
Chairman Goolsby said the effective date will be worked out pending Ms.
LeBlanc's actual relocation. Mr. Nischan arrived at this time.
4. HEARINGS - None.
5, COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
6. RECESS
The Board recessed at 7:06 p.m. to consider�d ncCalming
Council Area #33 as a
Committee of the Whole. The meeting wa
A. Committee of the Whole, Mr. Ruge, Chair.
Mr. Rieske presented a brief overview. Mr. D a Da fc StudyPublic
Seand rvice,
is
here to give further details of the Neighborhood
Calming Program. Ms. Love indicated that th d as changed
terms ntially
since the first time we saw it. It is much moreptive
scope and intent.
PLANNING BOARD JULY 15, 1997 PAGE 2
Mr. Danke said that last Wednesday the Traffic Board approved the
report, 5-0, with one caveat. Because neighborhood support was not
forthcoming in the Annapolis-Coulson Ct.-Ellendale Drive area, the traffic
circles in this area will not go forth until substantial support is
demonstrated by this neighborhood. "We will have to see51 percent of
neighborhood residents signing onto this before we proceed."
Mr. Nischan said this report gives more attention to traffic flow, who
belongs there, and how to moderate it than to accidents at intersections.
Mr. Goolsby made a motion, seconded by Mr. Nischan, to endorse Traffic
Calming Area #33 Report, with the caveat stated by the Traffic Board in
their approval regarding Annapolis-Coulson Ct.-Ellendale Drive and also
stating that the Planning Board will use the report to the extent feasible in
the Master Plan for the area.
COMMITTEE OF THE WHOLE ACTION was as follows.
Mr. Rieske called members' attention to the errata sheet that is part of the report. Mr.
Goolsby said it would be considered part of the report.
Mr. Ruge said, concerning traffic calming, big opponents would be CATA and the Fire
Department. Their concerns should be addressed.
Mr. Frederick, who attended the two Area 33 meetings, said the report does a good job
of reflecting the meetings, including citizen comments. "I think it is a good report."
On a voice vote, the motion to endorse Traffic Calming Area #33 Report, with the
caveat stated by the Traffic Board in their approval regarding Annapolis-Coulson Ct.-
Ellendale Drive and also stating that the Planning Board will use the report to the extent
feasible in the Master Plan for the area, carried unanimously (6-0).
The Committee of the Whole arose; Chairman Goolsby closed the recess.
7. BUSINESS SESSION
A. Minutes for Approval: July 1, 1997
Mr. Ruge made a motion, seconded by Ms. LeBlanc, to approve the
minutes of July 1, 1997; on a voice vote, the minutes of July 1, 1997 were
approved unanimously (6-0).
B. Committee Reports:
PLANNING BOARD JULY 15, 1997 PAGE 3
1. Committee of the Whole, Mr. Ruge, Chair.
The Committee of the Whole met this evening to consider the
Traffic Calming Report for Area #33. It was moved, seconded, and
carried unanimously (6-0) to endorse Traffic Calming Area #33
Report, with the caveat stated by the Traffic Board in their approval
regarding Annapolis-Coulson Ct.-Ellendale Drive and also stating
that the Planning Board will use the report to the extent feasible in
the Master Plan for the area.
Mr. Ruge made a motion, seconded by Mr. Nischan, to endorse Traffic Calming Area
#33 Report, with the caveat stated by the Traffic Board in their approval regarding
Annapolis-Coulson Ct.-Ellendale Drive and also stating that the Planning Board will use
the report to the extent feasible in the Master Plan for the area.
PLANNING BOARD ACTION was as follows.
On a voice vote, there were Ayes: 6; Nays: 0; carried unanimously, Traffic Calming
Area #33 Report was recommended to be APPROVED.
2. Zoning and Ordinance Committee, Ms. LeBlanc, Chair.
The Zoning and Ordinance Committee met on July 9.
I. Z-12-97, 101-121 E. Grand River Ave. and 1212 N.
Washington Ave., "F-1" Commercial, "E-1" Apartment Shop,
"G-1" Business and "J" Parking Districts to "G-1" Business
District
The applicant is proposing to rehabilitate several adjacent
buildings for mixed residential and commercial use, with an
office or commercial establishment on the ground floors and
apartments on the upper floors. The current
"F-1" Commercial District, and "J" Parking District zoning do
not permit the residential uses as a right; the "G-1" Business
District permits the residential use as a right and does not
require provision of off-street parking.
The committee found that, if granted, the rezoning would permit restoration of the
building to its original uses of commercial on the ground floor and residential on the
upper floors, and that the proposed zoning and land use are consistent with recent
trends in redevelopment of the North Lansing/Old Town area, and will be in keeping
with the historic nature of the neighborhood, and, though it is not required by the "G-1"
zoning district, the applicant has shown no plans to provide parking sufficient to serve
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 4
the proposed uses, and there is not space available to develop sufficient public
parking.
The committee had several concerns about rezoning the entire area arlo instead
recommended that the current zoning of"E-1" Apartment Shop District ae retained and
the present zoning of"J" Parking District be retained, but that the buildings on E. Grand
River, the former Estes Furniture Store, be rezoned to "G-1" Business District. This
would permit the restoration of the buildings, with the commercial on the first level, and
apartments on the second. It will also help reduce the burden on the City to provide
sufficient parking for the entire redeveloped area because it would retain the parking
currently on the site. It will reduce the potential for overdevelopment of parcels B & C
should ownership of these parcels be separated from ownership of parcel A, the Grand
River Avenue site. It will help maintain the logical land use transition, or buffering,
between the commercial district and residential properties along N. Washington Ave.
In committee, a motion was made, seconded and approved unanimously (4-0) to
approve a portion of Z-12-97, being 101-121 E. Grand River Ave., identified as Parcel
A on the application, to rezone from "F-1" Commercial to "G-1" Business District, and to
deny the rezoning of 1212 N. Washington Avenue, and the land north of the alley,
identified as Parcels B and C on the application from "E-1" Apartment Shop, "G-1"
Business and "J" Parking Districts to "G-1" Business District.
Ms. LeBlanc made a motion, seconded by Mr. Greiner, based on testimony, evidence
and the staff report, a copy of which is attached hereto and made a part thereof, that
Z-12-97, 101-121 E. Grand River Ave. and 1212 N. Washington Ave., "F" Commercial,
"E-1" Apartment Shop, "G-1" Business and "J" Parking Districts to "G-1" Business
District not be approved, but instead that Parcel A be rezoned from "F-1" Commercial to
"G-1" Business District and retention of the current zoning of"E-1" Apartment Shop
District and "J" Parking District on the remaining parcels with the three criteria in the
motion.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Ruge asked if, by not changing the zoning on the "J" Parking part of the site, does
this mean we lose the opportunity to improve the buffering between the site and the
residential property to the north? Ms. Love said that is correct.
Greiner . . . . . . . . . . . . . . . . . . . . . . Aye LeBlanc .Ave
Nischan. . . . . . . . . . . . . . . . . . . . . . Ave Ruge . Ave
Frederick. . . Ave Goolsby . Ave
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 5
On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously; Z-12-97, 101-121
E. Grand River Ave. and 1212 N. Washington Ave., "F-1" Commercial, "E-1" Apartment
Shop, "G-1" Business and "J" Parking Districts to "G-1" Business District has been
PARTIALLY APPROVED,
AND PARTIALLY DENIED,
as above.
b. Z-13-97, 300 Block of N. Capitol Ave. (City Parking Lot#2),
"E-1" Apartment Shop and "DM-4" Residential Districts to
"G-1" Business District
The City of Lansing is investigating a potential agreement
with Jonna Companies to develop condominiums in
conjunction with public parking. Proposed uses which are
currently being evaluated for construction in 1997 include:
• Parking at street level.
• One supported level of parking above street level.
• If budget will allow, a second supported level of
parking above street level which can be converted to
a "platform" on which two levels of condominium may
be built in the future.
• If a satisfactory agreement can be negotiated
between the City of Lansing and Lansing Community
College: Construction of one level of parking below
street level. This level would not meet requirements
for an open parking structure and would thus be
mechanically ventilated and sprinkled as required by
the Uniform Building Code.
The parking structure design will accommodate three future
vertical expansion alternatives:
1. Future vertical expansion to four supported levels of
parking above street level or
2. Future vertical expansion to provide one supported
level of parking above street level, a platform level
approximately 22 ft. above grade which supports two-
story condominiums with parking garages under a
portion of the lower level condominium. In addition,
the platform level will provide vehicular traffic
circulation to the condominium garages and
additional platform level parking for the
condominiums.
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 6
3. Future vertical expansion to provide one supported
level of parking above street level and three levels of
office or classroom space above.
The committee found that: F
1. The requested change in zoning will allow for a mixed-use development which
will allow the applicant and the City to maximize the site.
2. Existing zoning would allow for the same residential use as proposed under the
requested zoning district, but not allow for the potential development of office
space and commercial parking.
3. The change in zoning will not shift the burden of providing parking from on-site
to off-site because of the City's involvement in the construction of the parking
ramp portion of the proposal.
4. The City recognizes the need for increased parking within this area.
5. This development would be compatible with the surrounding land uses.
6. Landscaping and streetscape amenities will be included within the project to
address the pedestrian scale of the site.
7. The City of Lansing will retain the ownership of the land and therefore will have
final say on the character of the design, ensuring that Downtown Neighborhood
Association's concerns are addressed.
8. If this mixed-use project is not developed, it may be appropriate to rezone the
property again to a more fitting zoning district that would help protect the scale
and parking balance for the future. Otherwise, deed restrictions could be placed
upon all or part of the site to help ensure future development compatibility.
In committee, it was moved, seconded and carried unanimously (4-0) to approve
Z-13-97, 300 Block of N. Capitol Ave. (City Parking Lot #2), "E-1" Apartment Shop and
"DM-4" Residential Districts to "G-1" Business District.
The committee further stated that the design should give due consideration for a
friendly pedestrian and social environment especially with regard to the streetscape
development.
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
approve Z-13-97, 300 Block of N. Capitol Ave. (City Parking Lot #2), "E-1" Apartment
Shop and "DM-4" Residential Districts to "G-V Business District.
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 7
PLANNING BOARD ACTION on the motion was as follows.
LeBlanc . . Ave Nischan .Ave
Ru ge . Ave Frederick .Ave
Greiner . Aye Goolsby . Aye
On a roll call vote, there were: Ayes: 6; Nays; 0; carried; Z-13-97, 300 Block of N.
Capitol Ave. (City Parking Lot#2), "E-1" Apartment Shop and "DM-4" Residential
Districts to "G-1" Business District, was recommended to be APPROVED.
3. SLU-3-97, 402 S. Washington Sq., Church
The applicant is proposing to use the building at 402 S.
Washington Sq. (and adjacent private alley) for a church,
including administrative offices for international and local
ministry, assembly hall for various meetings, and a
bookstore.
The proposed special land use may be operated in a
manner harmonious with the character of adjacent property
and surrounding uses, especially considering the bookstore
component. The major drawback to the proposal is the
significant impact on the future use potential of surrounding
properties, and how this impacts the plans, goals and
objectives for the area, promoting commercial vitality. The
proposed special land use should not have any negative
impacts on the public services and facilities or the
environment. The proposed special land use is in
compliance with the Zoning Code.
Staff recommends denial of the request to use the building
at 402 S. Washington Sq. for a church, including
administrative offices for international and local ministry,
and assembly hall for various meetings. A general
bookstore is an allowed use within the district and does not
require a special land use permit.
The committee found, based on testimony, evidence and the staff report, that it
concurred with these findings, and was especially concerned with the impact on the
future development of the downtown commercial area.
In committee, it was moved, seconded, and carried unanimously (4-0) to deny
SLU-3-97, 402 S. Washington Square, church; carried unanimously.
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 8
Ms. LeBlanc made a motion, seconded by Mr. Frederick, based on testimony,
evidence, and the staff report, a copy of which is attached hereto and made a part
thereof, to recommend that SLU-3-97, 402 S. Washington Sq., Church, be denied.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Ruff noted that an "Aye" vote is a vote to approve the motion to deny.
Nischan . . . . . . . . . . . . . . . . . . . . . . Ave Ruge .Ave
Frederick . _ . Ave Greiner .Aye
LeBlanc . . Ave Goolsby .Ave
On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously, SLU-3-97, 402 S.
Washington Square, Church, was recommended to be DENIED.
4. SLU-4-97, 625 W. Sheridan Rd., Expand Parking Lot
in the "A" Residential District, in conjunction with
NCU-1-97, 625 W. Sheridan Road, Class A Status,
to expand a nonconforming church.
The applicant is proposing to expand the existing
church to construct an addition with seating for 187
people. The applicant proposes to significantly
expand parking by creating a parking lot to the west
of the original site. The total number of parking
spaces will be 63 spaces.
The proposal will allow expansion of a use
appropriate to the zoning district. Accessibility and
parking are acceptable and adequate. The proposed
plan is an improvement over the existing church
layout. This proposal will result in a church that has
an improved appearance to the structure, hard-
surfaced parking, and landscaping.
In committee, it was moved, seconded and carried unanimously (4-0) to approve
NCU-1-97, Expand Nonconforming Church, subject to Council approval of SLU-4-97.
SLU-4-97, 625 W. Sheridan Rd., Expand Parking
Lot in the "A" Residential District
The applicant proposes to construct a 1,328 sq. ft.
addition onto the north side of Zion Hill Baptist Church
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 9
and to expand the size of the existing parking lot. A
Special Land Use permit is required to expand the
parking lot in the "A" Residential District. Class A
Nonconforming Status is also requested to enlarge this
nonconforming church site since it does not meet the
minimum location and size requirements of the Zoning
Ordinance.
The committee found, based upon the analysis of the special land use permit, that 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 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.
Returning to NCU-1-97, 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 approve NCU-1-97, Expand Nonconforming Church, subject to
Council approval of SLU-4-97.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Ruge asked how do you collect oil runoff in the parking lot? Ms. LeBlanc said
possible solutions include an oil trap in the rainwater runoff outlet to Jones Lake, or
landscaping featuring a grassy swale with tall native grasses to filter pollutants. Mr.
Ruge asked about the state being required to keep their parking lot 100 ft. from the
lake. Mr. Ruff said we can't require the church to stay 100 ft. away from the lake, since
they don't have enough land to meet that requirement. Also, that case was a rezoning
and a master plan amendment, whereas this is a special land use. Chairman Goolsby
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 10
said these remarks should be made in connection with the special land use. Mr. Ruff
said that NCU-1-97 is not referred to City Council.
Ruge . Ave Frederick .Ave
Greiner. . . Aye LeBlanc .Aye
Nischan . . Ave Goolsby/ . Ave
On a roll call vote, there were: Ayes: 6; Nays; 0; carried unanimously, NCU-1-97,
Expand Nonconforming Church, with condition, was APPROVED.
Regarding SLU-4-97, 625 W. Sheridan Rd., Expand Parking Lot in the "A" Residential
District, there was discussion, and the committee approved the special land use
request, subject to the following conditions:
1. Oil run-off from the parking lot shall be collected on-site and not directed into
Jones Lake.
2. Lighting of the parking lot shall be directed away from any nearby residential
properties.
3. An acceptable landscape, screening and buffering plan shall be submitted,
approved and developed that will screen the views from residential properties to
the north, south, and east of the parking lot. This plan shall also incorporate
naturalized planting materials in the storm water detention area, to solve both
the purposes of removing oil and pollutants from run-off water, as well as
creating natural aesthetic screening and buffering.
In committee, a motion was made, seconded, and carried unanimously (4-0) to
recommend approval for SLU-4-97, 625 W. Sheridan Rd., Expand Parking Lot in the
"A" Residential District, subject to the above three conditions.
Ms. LeBlanc made a motion, seconded by Mr. Frederick, based on testimony,
evidence, and the staff report, a copy of which is attached hereto and made a part
thereof, to recommend approval for SLU-4-97, 625 W. Sheridan Rd., Expand Parking
Lot in the "A" Residential District.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Ruge took exception to several findings of staff on SLU-4-97, especially that a
hard-surfaced parking lot would be a site improvement. How can a parking lot not
change the essential character of the site, and how can it be an improvement to the
property. This is a beautiful site. Mr. Ruff said we looked at a way of dealing with not
adding too much parking to the site, and yet meeting code requirements. The opinion
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 11
is that they don't need all this parking at present to meet current demand. We were not
going to require that all parking be installed immediately, but rather a reasonable
amount now, and later they can add parking as needed, closer to the building. The
parking farthest west can be developed later, and the landscaping.
Mr. Greiner said the basic improvement to'the site was adding onto the small building
they are in now. The parking is a necessity through the zoning code, based on the
number of square feet on the building addition. It was not that the parking lot itself was
going to improve the site.
Mr. Frederick said he too looked at the site from the vantage point of the site itself, and
then from the park about one-quarter around the lake. The bank was trash-strewn near
the parking lot. The pastor and church members here at the last meeting agreed to do
site clean-up, keep it clean, and improve it for people fishing. That would improve the
lake bank area and make it look better. Ms. Love said she too had been to the site,
and they do have some marginally improved parking at present. It is necessary to
know, as the church grows, that potential for parking will be available. Here is a site
plan that demonstrates that it can include all of the parking that may be required by
code, but that we do not anticipate having to require them to put it all in at this point.
Mr. Ruge said the best plan would be to keep the parking as close as possible to the
building, and as far from the lake. Mr. Ruff asked if Mr. Ruge would recommend a
variance, moving parking closer to Sheridan Road and putting it in the required front
yard set-back? Ms. Love said the other option, as opposed to a variance, would be to
resurface the present 27 parking spaces and put in the grassy swale with the special
grasses, which would improve the site. Mr. Ruge asked if they would need a parking
variance to move the parking away from the lake up towards the front. Ms. Love said
yes, if moved closer to the road in the required front yard. Now they have a 20-foot
setback, because of the presence of residential on both sides of Sheridan.
Mr. Greiner said there was no neighborhood opposition to this church in the form of
comments or letters; apparently it is a welcome element in the neighborhood. Mr.
Frederick said a church is a relatively low intensity use. They do not hold services
every day, so vehicles parking there would not deposit as much oil. The area would be
improved and made to look better. Mr. Ruge said this would be a premier site for
development if the church moved out. It is in the city on a lake front. It would be no
problem to redevelop.
Greiner . A_ LeBlanc .Ave
Nischan. . . . . . .... . . . . . . . . . . .. . Ave Ruge . Ave
Frederick. . . Ave Goolsby . Ave
On a roll call vote, there were: Ayes: 6; Nays; 0; carried; SLU-4-97, 625 W. Sheridan
Rd., Expand Parking Lot in the "A" Residential District, with three conditions, was
recommended to be APPROVED.
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 12
Mr. Ruff said alternatives also would be considered. Instead of the oil trap being in the
catch basin itself, it could be adjacent to the parking lot so as to be easier to maintain.
Also, engineering options will be explored. Ms. Love said the County Health Dept. and
Environmental Health work with small businesses regarding secondary'.oil containment
and developing practical solutions. F
Next meeting Wednesday, August 13, 1997 at 4 p.m., Planning and Neighborhood
Development Conference Room, 316 N. Capitol Ave., Lansing, MI 48933-1236.
2. Urban Development Committee, Mr. Frederick, Chair.
Because there was some new business that needed to be attended
to, we did not meet as planned, but rather the meeting date was
moved to July 29, 1997 at 4 p.m., Planning Office, 316 N. Capitol
Ave., Lansing, MI 48933-1236.
3. Executive Committee, Mr. Goolsby, Chair.
The Executive Committee did meet. The committee approved
adding a clause to the Rules of Administrative Procedure, p. 11,
under Zoning and Ordinance Committee, B-2, at the end of the
paragraph, after ". . . . and other land use issues" add ", unless
referred to the Committee of the Whole." On p. 11, under Urban
Development Committee, C-2, at the end of the paragraph, after
"public services" add ", unless referred to the Committee of the
Whole."
Ms. LeBlanc made a motion, seconded by Mr. Greiner, to adopt the two changes as
above. On a voice vote, the motion carried unanimously (6-0); the changes to the
Rules of Administrative Procedure were accepted. Members should bring their bound
Rules of Administrative Procedure to the next meeting.
C. Report from Planning Manager
Ms. Love had no report. Mr. Ruge asked about procedures for the
Enterprise Zones. Ms. Love has been working with Treasury people.
Repair items are not included, only improvements such as new rooms,
hot tubs, decks, atriums, and the like. We don't see where we are going
to get a lot of participation if we can't get the state to agree to repair
items.
D. Pending Items: Future action required:
PLANNING BOARD MINUTES JULY 15, 1997 PAGE 13
3. 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)
f. Act-5-97, River St., South of South St., Vacate ROW
(Tabled in Committee June 10, 1997)
8. NEW BUSINESS - None.
9. COMMENTS FROM CHAIRPERSON
Chairman Goolsby said we are going to miss Ms. LeBlanc; she has been a
valuable member of the Board, concerned not only about land use issues but
also about environmental questions. She has served on both Planning Board
subcommittees, and on the Board of Zoning Appeals. Mr. Ruff said he
appreciated Ms. LeBlanc's support of staff issues.
Chairman Goolsby asked the Board's permission to write a letter to the Mayor
noting that it is vital to have more members appointed. When Ms. LeBlanc
leaves, we won't be able to vote on zonings.
10. COMMENTS FROM BOARD MEMBERS
Mr. Greiner, who will be away July 30-August 21, was given an excused
absence from the August meetings and from the Z&O committee meeting.
11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS
12. ADJOURNMENT - was at 8:25 p. m.
Respectfully submitted,
Eleanor K. Love, Secretary
Lansing Planning Board
Z-12-97
101 thru 119 E. Grand River Avenue
GENERAL INFORMATION
APPLICANT: BFW River Warehouse LLC
1210 Turner Street
Lansing, MI 48906 _F
STATUS OF APPLICANT: Represents Owners
Thomas Arnold, Richard Karp, Shane Broyles
Fred Hammond, Charles F. Senatore, Michael Ware
REQUESTED ACTION: Rezone from "E-1" Apartment Shop District, "F-1" Commercial
District, and "J" Parking District to "G-1" General Business
District.
EXISTING LAND USE: Residential and Commercial
LOCATION: North side of E. Grand River Avenue between the Grand River
and North Washington Ave. (see Figure 1, Area Map)
EXISTING ZONING: "E-1" Apartment Shop District, "F-1" Commercial District, and
"J" Parking District
PROPERTY SIZE: 252.6 ft. by 226 ft.; 57,087 sq. ft.; 1.3 acres
SURROUNDING N: Residential, primarily One and Two Family Units
LAND USE: S: Commercial
E: Grand River
W: Institutional, Residential
SURROUNDING N: "C" Residential
ZONING: S: "F-1" Commercial
E: "F-1" Commercial
W: "C" Residential
MASTER PLAN DESIGNATION:
The Northeast Area Comprehensive Development Plan
designates the general vicinity of the site for commercial use
adjacent to E. Grand River Ave. and low density residential
use (up to 6 units/acre) on the north portion of the site.
DEVELOPER'S PROPOSAL:
The applicants desire to rehabilitate several adjacent buildings for mixed residential
and commercial use, with an office or commercial establishment on the ground
PAGE 2 Z-12-97 101 thru 119 E. Grand River Avenue
floors and apartments on the upper floors. The current "F-1" Commercial District,
and "J" Parking District zoning do not permit the residential uses as a right; the "G-
1" Business District permits the residential use as a right and does not require
provision of off street parking.
R
AGENCY RESPONSES:
AMERITECH TELEPHONE:
ASSESSOR
ATTORNEY
BOARD OF EDUCATION (Lansing)
BOARD OF WATER AND LIGHT
BUILDING SAFETY
CATA: CATA staff has reviewed the request for a Zoning Map
Amendment from "E-1", "F-1" and "J" to "G-1" for the
site located at 101 thru 119 East Grand River Avenue.
CATA supports this amendment that would allow mixed
residential and commercial uses on this site. The
proposed site is currently served by Route 14 and is
within approximately a 1/4 mile of Routes 4, 12 and 13 (
at the corner of Oakland and Washington). Any of
these routes may be used to reach our main staging
site located in Lansing's central business district where
the rider could transfer to our other routes.
CODE COMPLIANCE
CONSUMERS ENERGY COMPANY
CONTINENTAL CABLEVISION: Media One has no concerns at this time.
COUNCIL OFFICES
DEVELOPMENT: Is the request for rezoning intended to provide a means
to develop residential uses on the site or remove the
parking requirement? Seems to ve sufficient parking
available. Parking should be required for the
development as is a problem in area.
ECONOMIC DEVELOPMENT/TIFA
FIRE MARSHALL
HISTORIC DISTRICT COMM.
INGHAM CO. HEALTH DEPT.
LANSING NEIGHBORHOOD COUNCIL
MAYOR'S OFFICE
MICH. DEQ
MICH. DNR
PARKS AND RECREATION: Parks is interested in acquiring or having an easement
(50' - 75' wide) along the Grand River. There was
discussion (talk w/ Robert Engel) & we had permission
PAGE 3 Z-12-97 101 thru 119 E. Grand River Avenue
to trade their river front land for our own City alley bu
no agreement was consummated.
POLICE
PUBLIC SERVICES: Sanitary system is adequate for the proposed changes.
Public Service has no problem with Jlp rezoning.
PRINCIPAL SHOPPING DISTRICT
TRANSPORTATION
NORTH LANSING COMMUNITY ASSOCIATION
OLD TOWN COMMERCIAL ASSOCIATION/MAIN STREET PROJECT
DESCRIPTION OF PROPERTY:
For the purpose of description, the subject property can be broken into three parcels (see
Figure 2, Site Plan). Parcel A is the portion of the site located between E. Grand River
Ave. and the City alley, and is the location of the historic commercial buildings. This area
is zoned "F-1" Commercial District.
Parcel B is the residential structure located at 1212 N. Washington Ave. The present
zoning for this parcel is "E-1" Apartment Shop District and "J" Parking District. This
building's primary use has been as a two family dwelling, which is a conforming use in the
"E-1" Apartment Shop District.
Parcel C is the existing warehouse building and parking lot, which is zoned both "G-1" and
"J" Parking District. These three parcels act together as a unit by virtue of their
interdependency for off-street parking and provide a land use transition between the
commercial district fronting on E. Grand River Ave. and the residential district located north
on N. Washington Street.
The entire site is located in the 100 year flood plain of the Grand River. Redevelopment
of Parcel A is not severely affected by the flood plain because the buildings are
designated on the National Register of Historic Places. Redevelopment of parcels B and
C, however, would be subject to approval of Special Land Use permits by the Planning
Board and City Council in addition to approval of a variance to build in the flood plain from
the Board of Zoning Appeals.
ANALYSIS
The subject property is part of the first established downtown commercial district in the City
of Lansing. The buildings were originally constructed for commercial/retail use on the
ground floor and residential use on the second floor in an era before automobile use and
the off street parking requirements imposed by the Zoning Ordinance (see Figure 1, Area
Map). These buildings were most recently used as a retail furniture store.
PAGE 4 Z-12-97 101 thru 119 E. Grand River Avenue
More recently, entrepreneurs purchased many of the older buildings in the vicinity because
of their historic character and charm. These business persons are attempting to restore
these buildings to some of their original uses; the current commercial zoning hinders
redevelopment by limiting residential uses as accessory to the primary commercial and by
imposing parking requirements that are more appropriate for a subu'rpan commercial
environment. The requested zoning of G-1 business is the most appropriate zoning
designation for this type of redevelopment.
Parking
The G-1 Zoning requested does not require on site parking. Metered spaces are available
on E. Grand River and N. Washington Avenues. A significant portion of the site is
currently zoned for parking (see Figure 2, Site Plan). This parking area potentially
provides sufficient parking to serve the proposed residential uses as well as employee
parking for business establishments on site. Additional off-street public parking is not
planned for the west side of the E. Grand River Ave. bridge due to a lack of available land.
Related Planning Activities
Over the last several months, there has been considerable private investment in this area
of the City. The City has become aware of many obstacles to further investment needed
to continue this trend. Consequently, the City has recently initiated a formal
comprehensive plan update procedure for the North Lansing/Old Town area, which
includes the subject property. While the plan update process is not complete yet, staff
believes that the proposed zoning of G-1 would be appropriate.
SUMMARY
The applicants are requesting rezoning of series of commercial buildings from "F-1"
Commercial District, "G-1" Business District, and "J" Parking District to "G-1" Business
District in order to permit development of residential apartments in the upper floors of
these buildings. If granted, the rezoning would permit restoration of the building to its
original uses of commercial on the ground floor and residential on the upper floors.
The proposed zoning and land use are consistent with recent trends in redevelopment of
the North Lansing/Old Town area, and will be in keeping with the historic nature of the
neighborhood.
Though it is not required by the G-1 zoning district, the applicant has shown no plans to
provide parking sufficient to serve the proposed uses, and there is not space available to
develop sufficient public parking.
RECOMMENDATION
Staff cannot recommend approval of the request as filed, but recommends rezoning of
Parcel A from "F-1" Commercial District to "G-1" Business District, and retention of the
PAGE 5 Z-12-97 101 thru 119 E. Grand River Avenue
current zoning of "E-1" Apartment Shop District and "J" Parking District. Retention of the
"E-1" Apartment Shop and "J" Parking zoning will serve three purposes:
1. It will help reduce the burden on the City to provide sufficient parking for the
entire redeveloped area; -�
2. It will reduce the potential for overdevelopment of parcels B & C should
ownership of these parcels be separated from ownership of parcel A;
3. It will help maintain the logical land use transition, or buffering, between the
commercial district and residential properties along North Washington
Avenue.
Respectfully Submitted,
Jim Sturdevant, AICP
Senior Planner
Z-12-97.FE
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Z-13-97
300 Block N. Capitol Avenue (City Parking Lot#z)
Page 1 "E-1" Apartment Shop & "DM4" Residential to "G-1" Business
GENERAL INFORMATION
APPLICANT: City of Lansing
Dept. of Planning & Neighborhood Development
316 N. Capitol Avenue F
Lansing, MI 48933
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Re-Zone the property located within the 300 Block N.
Capitol Avenue (City Parking Lot #2) from "E-1"
Apartment Shop District & "DM-4" Residential District to
"G-1" Business District.
EXISTING LAND USE: City Parking Lot #2
EXISTING ZONING: "E-1" Apartment Shop District on east half & "DM-4"
Residential District on west half of the property.
PROPOSED ZONING: "G-1" Business District
PROPERTY SIZE & SHAPE: 186' x 330' (61,380 ft2)
SURROUNDING LAND USE: N: Institutional (Lansing Community College)
S: Multiple Family Residential (Oliver Tower
Apartments)
E: Commercial, Institutional & Parking(Gibson's
Book & Beans and Bookstore, The Bookmart,
City of Lansing Department of Planning and
Development are all located within the lower
level of the City's N. Capitol Parking Ramp)
W: Office & Residential Condominiums
SURROUNDING ZONING: N: "G-1" Business District
S: ,CUP" Community Unit Plan
E: "G-1" Business District
W: "D-1" Professional Office District
MASTER PLAN DESIGN.: The River Island Area Plan designates this area for
office and/or low density residential use while the River
Island Plan Amendment (1986) designates this area for
parking.
Z-13-97
300 Block N. Capitol Avenue (City Parking Lot#2)
Page 2 "E-1" Apartment Shop & "DM-4" Residential to "G-1" Business
PAST HISTORY: (As compiled by Patricia Cook, Manager, Economic Development Office)
• Thb site was originally purchased with Federal funds under the City's Urban
Renewal Plan that dates back to the early 1960's. _
• On January 13, 1969, by Lansing City Council Resolution, this site was
classified as Urban Renewal Project #1 (B-1 site).
• On September 5, 1972 a Lansing City Council Resolution of Retention is
approved mandating that the B-1 site continues to be used as a public
parking site in accordance with the Urban Renewal Plan. The site was also
placed under the jurisdiction of the Municipal parking System, at this time.
A final mandate in the Resolution stipulated that this order shall remain in
effect until August 10, 1994, wherein the conditions and covenants under the
use of this site shall terminate.
• The City of Lansing in October of 1989 adopted a Parking Development
Plan. The B-1 site was identified as one of three sites for development.
Initially parking was specified as the proposed use.
• In 1990 the City of Lansing sent out bid proposals for development of the B-1
site (mixed use of site was considered essential, along with a parking
component; other components such as commercial would be considered).
Jonna Companies was the successful bidder and negotiations with Lansing
Building Authority and City of Lansing Planning Department personnel
ensued on such specifics as size of parking component, housing density and
other potential commercial uses.
DEVELOPER'S PROPOSAL:
The City of Lansing is investigating the potential transfer of this parcel of property to Jonna
Companies to develop. Proposed uses which are currently being evaluated for
construction in 1997 include:
• Parking at street level.
• One supported level of parking above street level.
• If budget will allow, a second supported level of parking above street level
which can be converted to a "platform" on which two levels of condominium
may be built in the future.
• If a satisfactory agreement can be negotiated between the City of Lansing
and Lansing Community College: Construction of one level of parking below
street level. This level would not meet requirements for an open parking
structure and would thus be mechanically ventilated and sprinkled as
required by the Uniform Building Code.
Z-13-97
300 Block N. Capitol Avenue (city Parking Lot#2)
Page 3 "E-1" Apartment Shop & "DM-4" Residential to "G-1" Business
The parking structure design will accommodate three future vertical expansion alternatives:
1. Future vertical expansion to four supported levels of parking above street
level or -
2. Future vertical expansion to provide one supported level of parking above
street level, a "platform" level approximately 22' above grade which supports
two story condominiums with parking garages under a portion of the lower
level condominium. In addition the platform level will provide vehicular traffic
circulation to the condominium garages and additional "platform" level
parking for the condominiums.
3. Future vertical expansion to provide one supported level of parking above
street level and three levels of office or classroom space above.
AGENCY RESPONSES
AMERITECH: No reply.
Assessor: No reply.
B.W.L: No reply.
Building Safety Office: No reply.
City Attorney: No reply.
Consumers: No reply.
Development Office: No reply.
Downtown Neigh.: See Attached.
Fire Marshal: No reply.
Lansing Neigh. Council: No reply.
Media One: No concerns at this time.
Community Policing: No reply.
Parks and Recreation: No reply.
Principal Shopping Dist.: No reply.
Public Service Dept.: No reply.
Transportation Eng.: No reply.
Z-13-97
300 Block N. Capitol Avenue (city Parking Lot#2)
Page 4 "E-1" Apartment Shop & "DM4" Residential to "G-1" Business
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The proposed rezoning of the 300 Block N. Capitol Avenue (City Parking Lbt#2) from 'E-1"
Apartment Shop District & "DM-4" Residential District to "G-V Business District is
consistent and compatible with surrounding land uses. The intended mixed use of
parking/residential or office is consistent with adjacent properties' land uses. Residential
uses of this nature are allowed within the existing and proposed zoning district.
The proposed re-zoning would support the City's efforts to revitalize this area while
focusing on two components that the administration has determined are vital to this effort,
owner occupied housing and parking. The design and scale of the structure are of
extreme importance to the success of the project and area. The variety of buildings and
uses surrounding the project site, especially the Housing Commission's high-rise
apartments and the historically significant structures to the west and north require that a
proper balance be maintained to help this facility fit into the context of its location.
COMPLIANCE WITH MASTER PLAN
The River Island Area Plan designates this area for office and/or low density residential use
while the River Island Plan Amendment (1986) designates this area for parking. The mixed
use development of the 300 Block N. Capitol Avenue (City Parking Lot #2) would satisfy
the plans' intended land uses.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
Currently, there is a major concern by the City, Lansing Community College and
businesses within this area in regards to the demand on the current Municipal Parking
System. The intent of the "G-1" Business District is to allow for a general retail commercial
district for the downtown area, by allowing commercial businesses to locate in structures
that were not designed for current vehicular demands and requirements. The rezoning of
the property located within the 300 Block N. Capitol Avenue (City Parking Lot #2) from "E-
1" Apartment Shop District & "DM-4" Residential District to "G-1" Business District would
normally shift the burden of suppling parking from on-site, to being provided for by the City
of Lansing's Municipal Parking System.
However, in the case of this re-zoning, the request for "G-1" Business District is to allow
for the creation of a mixed-use development, not an exemption from on-site parking
requirements. With the City's involvement, additional parking spaces will be added to the
Municipal Parking System, with the development of a parking ramp on this site, instead of
an additional burden that the "G-1" Business District typically imposes.
Z-13-97
300 Block N. Capitol Avenue (city Parking Lot#2)
Page 5 "E-1" Apartment Shop & "DM-4" Residential to "G-1" Business
ENVIRONMENTAL IMPACT
No negative environmental impacts are anticipated. The former use of this site was
residential in nature. _
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
The proposed development at this site should not have a negative impact on patterns of
development along Capitol Avenue. Since the "G-1" Business District does not have a
limitation on building height, it is a concern of the Downtown Neighborhood Association
(DNA) that this development will have a negative effect on the residential scale and
character of both Shiawassee and Seymore Streets. Based upon Dave Berridge,
Transportation Engineer's, comments at the July 1, 1997 public hearing, landscaping and
streetscape amenities will be included within the project to address the pedestrian scale
of the site.
Additionally, the City of Lansing will retain the ownership of the land, and therefore will
have final say on the character of the design ensuring that DNA's concerns are addressed.
If this mixed-use project is not developed, it may be appropriate to rezone the property
again to a more fitting zoning district that would help protect the scale and parking balance
for the future. Other wise, deed restrictions could be placed upon all or part of the site to
help ensure future development compatibility.
SUMMARY
1 . The requested change in zoning will allow for a mixed-use development which will
allow the applicant and the City to maximize the site.
2. Existing zoning would allow for the same residential use as proposed under the
requested zoning district, but not allow for the potential development of office space
and commercial parking.
3. The change in zoning will not shift the burden of providing parking from on-site to
off-site because of the City's involvement in the construction of the parking ramp
portion of the proposal.
4. The City recognizes the need for increased parking within this area.
5. This development would be compatible with the surrounding land uses.
6. Landscaping and streetscape amenities will be included within the project to
address the pedestrian scale of the site.
Z-13-97
300 Block N. Capitol Avenue (city Parking Lot#2)
Page 6 "E-1" Apartment Shop & "DM-4" Residential to "G-1" Business
7. The City of Lansing will retain the ownership of the land, and therefore will have final
say on the character of the design ensuring that DNA's concerns are addressed.
8. If this mixed-use project is not developed, it may be appropriate to rezone the
property again to a more fitting zoning district that would help protect the scale and
parking balance for the future. Other wise, deed restrictions could be placed upon
all or part of the site to help ensure future development compatibility.
RECOMMENDATION
Staff recommends the subject parcels located within the 300 Block N. Capitol Avenue (City
Parking Lot #2) from "E-1" Apartment Shop District & "DM-4" Residential District to "G-1"
Business District.
DADATAMPERFECT2-13-97.WPD Prepared by: Steven L.Hayward,Senior Planner,(517)483-4076
S 1 NC
PLANNING OFFICE
Department of Planning and Neighborhood Development
316 N. Capitol Avenue
Lansing, Michigan 48933-1236
�t f G PHONE (517)483-4066 FAX(517)483-6036
CHI
David C.Hollister
Mayor of Lansing AGENCY REFERRAL SHEET -F
FROM: STEVE HAYWARD, SENIOR PLANNER FILE: Z-13-97
483-4076 DATE: JUNE 12, 1997
❑ Ameritech Fire Marshal ❑
❑ Assessor Transportation Engineer ❑
❑ Building Safety Capt. Rick Cook, Community Policing ❑
❑ BWL Parks & Recreation ❑
❑ City Attorney Public Service ❑
❑ Consumers Energy Principal Shopping District ❑
❑ Media One Downtown Neighborhood Assoc. ❑ en
❑ Development Office Lansing Neighborhood Council ❑
The following request has been submitted to the Planning Board for consideration. We invite your.
comments, requirements and recommendations for these proposals relative to your official function.
Z-13-97. This is a request by the City of Lansing to rezone the property on the west side
of the 300 block of N. Capitol Avenue, known as City Parking Lot#2, from "E-1"Apartment
Shop and "DM-4" Residential Districts to "G-1" Business District. The City of Lansing is
intending to allow the property to be developed for multiple uses including approximately
two levels of public parking and two levels of residential (condominium) development. The
mixed use nature of the development and the proposed use of the entire site for the
building footprint necessitates the rezoning.
Please provide your remarks in the space provided below, and return this sheet to the
Planning Office by Tuesday, July 1, 1997.
The Downtown Neighborhood Association conditionally supports this re•:i-zoning re hest based upof
a•representation from Dennis Sykes that the City will not allow a building on this site which
insensi ive y dwarls the surrounding built environment. Our concern is that G-1 zoning has no
height restriction. Mr. Sykes advises us that in this proposed development, the City retains
land ownership & therefore retains design approval&, in the event that this controlled,
Proposed development dies that the zoning will be changed to J Parking which has a 45 ft.
height restriction. ' Based upon height & overall sensitivity to the existing buildings on Ioniz
Seymour & Shiawassee Streets, the DN condition y agrees to this re-zoning.
�ignedl
Enclosures
zI397rf.sh aAref5 te Pt anie L. Frhitbeck, Land Use Chair
Downtown Neighborhood Association.
FPLEASE INCLUDE OUR WRITTEN COMMENTS IN THIS MATTER AS
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SLU-3-97
402 S. Washington Square
GENERAL INFORMATION
E
APPLICANT: Spirit Life Ministries
P.O. Box 80865
Lansing, MI 48908
STATUS OF APPLICANT: Leasee
REQUESTED ACTION: Special Land Use
EXISTING LAND USE: Spirit Life Ministries
EXISTING ZONING: "G-1" Business District
PROPOSED ZONING: No change
PROPERTY SIZE & SHAPE: 41' x 100' = 4,100 sq. ft. Alley 900 sq. ft.
SURROUNDING LAND USE: N: Vacant building
S: Paper Image Printing
E: Plaza One Office building
W: Lansing Public Library
SURROUNDING ZONING: N: "G-1" Business District
S: "G-1" Business District
E: "G-1" Business District
W: "G-1" Business District
MASTER PLAN DESIGNATION: The River Island Area Comprehensive Plan
designates this area for commercial/business.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant is proposing to use the building at
402 S. Washington Sq. (and adjacent private
alley) for a church, including administrative
offices for international and local ministry,
assembly hall for various meetings and a
bookstore.
SLU-3-97, 402 S. Washington Sq., Spirit Life Ministries, Page 2.
AGENCY RESPONSES
AMERITECH: No response received. -
R
Assessor: No comments.
Building Safety See attachment.
BWL: Electric Utility
The Electric Customer Projects and Marketing
Department does not have objection to this request.
Water Utility
Water Technical Support/Distribution - No conflict with
development. Owner or contractor needs to contact
BWL with new water service requirements or revisions
of existing service requested.
Steam Utility
BWL steam service exists at this location for continued
use.
City Attorney: See attached about effect of church locating in the 400
block as to existing establishments selling alcoholic
beverages and understand that there is implication for
future establishments of bars, etc. within 500 feet after
such church would be established.
Community Police: This should be no problem. You might want to check the
distance from any bar.
Consumers Power: No response received.
Development: No comment.
Prepared by DMW 7/97.
SLU 3 97, 402 S. Washington Sq.- Spirit Life Ministries, Page 3.
Downtown Neighborhood
Organization: The Downtown Neighborhood Association requests that
this Special Land Use request be denied solely on the
basis that a church in the midst of the Central Business
District would restrict the overall revitalization of the
area. An entertainment district is a possibility for the
area. Sale and consumption of alcohol could be
offensive to a church and their disapproval of it would
inhibit development.
Economic Development
Corporation: See attachment.
Fire Marshal: No objection to plan.
Media One: No concerns at this time.
MDOT: No response received.
Parks and Rec.: No comment.
Principal Shopping
District: See attached.
Public Service: No anticipated impacts to sanitary or storm sewer
systems. Public Service has no problems with the SLU.
Trans. Engr.: No comments or special requirements.
ANALYSIS
Spirit Life Church is proposing to use the building at 402 S. Washington Square
(and adjacent private alley) for offices and meetings. The church proposes the
following uses:
1. Administrative offices for international and local ministry
2. Bookstore for the sale of material as well as material for other
affiliated organizations.
Prepared by DMW 7/97.
SLU 3 97, 402 S. Washington Sq., Spirit Life Ministries, Page 4.
3. Assembly hall for various meetings including classes for business
development; vocational training; marriage seminars and financial
seminars; as well as main services including ministries for the
Hispanic community; college students and youth.
The anticipated hours of operation, days and number of participant,4 are as follows:
p—.-LV Time Average Number in Attendance
Sunday 10:00 a.m. - 12:00 p.m. 75
Tuesday 7:15 p.m- 8:30 p.m. 20
Friday 7:15 p.m - 8:30 p.m. 20
Sat/Sun 6.00 p.m. - 7:30 p.m. 30
(Classes twice a month)
Mon-Fri 10:00 a.m. - 4:00 p.m Bookstore hours of operation
Also,will be open before and
after Sunday service.
A church is a use allowed in the "G-1" Business District if it meets at least the
minimum threshold. Section 1270.04(b) of the Zoning Code allows a church
in the "G-1" Business District if it is located on a lot which abuts a collector,
principal arterial or minor arterial. The adjacent alley is off of Kalamazoo
street which is considered a collector street. Therefore, the proposed church
meets the minimum requirements needed for a Special Land Use permit.
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
Spirit Life Ministries is proposing to locate its facilities at 402 S. Washington in
downtown Lansing. The surrounding properties in the area consist of offices and
businesses in the Principal Shopping District. Section 1270.04(b) of the Zoning
Code allows church uses in the "G-1" Business District with a Special Land Use
permit. Future Use of Adjacent Properties: The location of a church at this
Prepared by DMW 7/97.
SLU 3 97, 402 S. Washington Sq., Spirit Life Ministries, Page 5.
location may impact the future location of establishments that sell alcohol. In order
to receive a liquor license, the property is supposed to be 500' from a church.
Parking: The proposed location of the church is in the "G-V Business District and
there are no parking requirements in this zoning district. However, the applicant
has made a concerted effort to arrange parking if needed for the haurs of operation
of the church. F
2. CHANGE IN THE ESSENTIAL CHARACTER OF THE AREA
The proposed location of the church is in the downtown Lansing area, the Principal
Shopping District (PSD). The PSD is defined as "a portion of the city designated by
the governing body of the city that is predominately commercial and contains at
least 10 retail businesses." The district would allow the designated area to promote
economic activity in the principal shopping district by undertakings including, but not
limited to conducting market research and public relations campaigns, developing,
coordinating and conducting retail and institutional promotions and sponsoring
special and events and related activities. The operation of a church in the
downtown area should not change the character of the area. The church proposes
to operate a bookstore in the front of the building, which makes the nature of the
request more of a mixed use. In reference to a liquor license, those establishments
that already have a liquor license, will not be impacted. However, those seeking
a liquor license may be impacted, if within 500' of the proposed church (please refer
to the 500' range of influence on new liquor license locations map attached). The
building is not being altered for the use. If signage is needed on the building, it
must comply with the sign restrictions since it is located in the Capitol Center
District.
3. INTERFERENCE WITH GENERAL ENJOYMENT OF ADJACENT
PROPERTIES
The PSD is focusing on increasing the retail business in the downtown area.
Overall, the use of this facility for church offices, meetings and a bookstore (retail
component) should have no negative interference with the general enjoyment of the
adjacent properties. Also, the hours of operation of the church may not conflict
significantly with the downtown business hours.
4. IMPROVEMENT TO PROPERTY AND SURROUNDING AREA
The major improvement to the property and surrounding area would include the
occupancy of a tenant in a vacant building. The old downtown restaurant to the
north is vacant. The retail uses to the south include a convenience store, fur store,
printing shop and state offices to the east. Lansing Public Library is to the west of
Prepared by DMW 7/97.
SLU-3-97, 402 S. Washington Sq., Spirit Life Ministries, Page 6.
this proposed site for the church.
5. ENVIRONMENTAL IMPACTS
There should be no negative environmental impacts associated with a church
operating at this location.
6. IMPACT ON PUBLIC SERVICES
There should be no excessive impact on public services since there are existing
public services and facilities in place.
7. IMPACT ON UTILITIES
There should be no excessive impact on utilities since there are existing public
utilities and facilities in place.
8. COMPLIANCE WITH THE MASTER PLAN
The River Island Area Comprehensive Plan designates this area for
commercial/business. The book store portion of the proposed use conforms with
the commercial/business nature of the area, yet the church use of the property
conflicts with the promotion of businesses for the area since liquor licenses, typical
for many restaurants and retailers, would be restricted. Further, the proposed
church facility conflicts with the Board's Goals and Objectives for the Central
Business District. These include:
• Continue development of Downtown Lansing as a regional center for
convention business and tourism;
• Continue to market the central core for private office investment, convention
facility development and retail business.
9. COMPLIANCE WITH ZONING DISTRICT REGULATIONS
The property is zoned "G-1" Business District and a church is in compliance with
the Zoning Code. Section 1 270.04(b) of the Zoning Code allows church uses in the
"G-1" Business District with a Special Land Use permit if it is located on a lot that
abuts a collector, principal arterial or minor arterial.
Other
The church is located in the "G-1" Business District and there are no parking
requirements. However, if needed, the applicant has secured additional parking
Prepared by DMW 7/97.
SLU-3-97, 402 S. Washington Sq., Spirit Life Ministries, Page 7.
spaces. Also, based upon a building inspection, some improvements will need to
be made in order to comply with building and safety code. Staff is cognizance of
the concerns of many of the downtown businesses, particularly since the church is
proposed to locate in the PSD.
SummarX
The proposed special land use may be operated in a manner harmonious with the
character of adjacent property and surrounding uses especially considering the
book store component. The major drawback to the proposal is the significant
impact on the future use potential of surrounding properties, and how this impacts
the plans, goals and objectives for the area, promoting commercial vitality. The
proposed special land use should not have any negative impacts on the public
services and facilities or the environment. The proposed special land use is in
compliance with the Zoning Code.
RECOMMENDATION
Staff recommends denial of the request to use the building at 402 S. Washington
Sq. for a church, including administrative offices for international and local ministry,
assembly hall for various meetings. A general bookstore is an allowed use within
the district and does not require a special land use permit.
Revised 7/9/97 by J. A. Ruff
Prepared by DMW 7/97.
SPECIAL LAND USE PERMIT APPLICATION
To the Honorable Mayor and City Council,
This letter serves as the official proposal for Spirit Life Ministries to obtain a 3-year lease of the
property located at 402 S. Washington Avenue and adjacent private alley, said property being
owned by Mr. Russ Weston. Following are the specific proposed uses of this-facility by Spirit
Life Ministries:
1. Administrative offices for international and local ministry;
2. Bookstore for the sale of our material as well as material of other organizations
with which we are affiliated;
3. Assembly hall for various meetings including classes for business development;
vocational training; marriage seminars and financial seminars; as well as our
main services which include ministries for the Hispanic community; College
students; and Youth.
Our proposed hours of operation are as follows:
Administration and Bookstore Weekdays 8am- 6pm
Main Services Sundays l0am-12 noon, Tuesdays 7pm-9pm, Fridays 7pm-8 pm.
Classes will vary in time and schedule but will be conducted weekday evenings,
Saturdays and Sunday evenings
In agreement with the vision of Lansing as an international city, our activities and services
promote an international, multiracial flavor which we believe will assist in the betterment of the
community and enhance the unique atmosphere and character of the Washington Square area.
By reacquainting many people with this downtown area, our activities will be financially
beneficial to the surrounding businesses and will foster positive activity and growth to
Washington Avenue. We plan to invest in the property, bringing it up to an increased standard
of excellence both interiorly and exteriorly. However,the requirement for building permits
should be minimal in that the interior does not require extensive structural remodeling.
Our trained staff are well able to care for the needs of and provide orderliness for the people
who will be entering and exiting this facility during service and class times. Our staff will also
serve to "police"the area during these activities, ensuring safety and prohibiting any
inappropriate conduct.
Finally, as of this date we have met with representatives from the Building and Safety, Planning
and Zoning and Fire Marshall Offices who, upon their walkthrough of said location, have
indicated that we should have no problem in meeting code for our desired use of this facility.
Thank you for your time and consideration of this matter- we look forward to becoming a
beneficial addition to this downtown Lansing Community.
June 5, 1997
F
To the City of Lansing Planning Division:
This letter is an addendum to the Special land Use Application submitted by Spirit Life
Ministries for the three-year lease at 402 S. Washington Avenue.
In reference to possible questions regarding available parking we have contacted Mr. Mike Ellis
of Ellis Parking to discuss this matter. He has given us his approval for the use of their private
lot located behind the proposed property (see attached lot plan). Our operating hours that would
require any substantial parking are after main business hours on weekday evenings and on
weekends when parking, including unenforced metered parking, is readily available.
Thank you for your consideration of this matter.
Sincerely,
Chris Hays
Spirit Life Ministries
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Atachment
File SLU-3-97
June 16, 1997
The Building Safety Office was requested to inspection 402 S Washington Square in order to determine
what code violations existed in the building as it pertained to the use of the buildi ig for a church. In April
of 1997 I performed an inspection for the intent of the owner to gain knowledge as to building code
deficiencies in the building. Upon inspection the following issued were raised:
— Adequacy of the first floor to support an assembly use. The design parameters are more
stringent for assembly than for business. Business requires a 50# live load and a 209 partition
load, assembly requires a 100# live load. Engineering certification is required on all floor
systems.
— The elevator does not comply with Barrier Free Design requirements. An exception must be
filed or modification must be made to the elevator if the second floor is utilized.
— A floor plan is necessary to show all use areas.
— The adequacy of the ventilation system must be verified by the tenants design professional
since assembly uses require additional air changes.
Any proposed changes to the mechanical, electrical, and plumbing systems must be shown on
the construction plans.
A second exit may be required from the second floor depending on occupant load and use.
Occupant load for the building must be determined in order to verify toilet room fixture count.
Plans sealed by an architect or engineer registered in the State of Michigan must be submitted to Christine
Segerlind in the Building Safety Office for review and approval.
Questions pertaining to the Plan Review process should be directed to Ms. Segerlind at 483-4381.
CITY ATTORNEY OPINION NO. 96 -18
S '"G, Department of Law
MEMORANDUM
H l �P�
TO: ELEANOR LOVE, Planning Manager
FROM: JOHN M. ROBERTS ok enior Assistant City Attorney
DATE: September 9, 1996
RE: LIQUOR LICENSE PROHIBITION OF LOCATING LICENSED ESTABLISHMENT
WITHIN 500 FEET OF CHURCH
You have requested that this office advise you regarding the legal
implications under the state liquor control statute and the Lansing
ordinances of a church locating within 500 feet of an existing
establishment licensed by the state to sell alcoholic beverages .
CONCLUSION
There is no prohibition to a church locating within 500 feet of an
existing retail establishment that sells liquor for on premise
consumption. If this happens, the Liquor Control Commission (LCC)
interprets the statute prohibiting the issuance of a license to be
inapplicable. In practice, as reported to the City, LCC treats a
liquor establishment which predates the church to be
"grandfathered" in because the establishment is already licensed.
A similar interpretation of the City ordinance is logical because
the ordinance is, by its provisions , applicable only when the City
"approves" the license. Therefore, if the issuance of a liquor
license has already been approved for an establishment, then the
500 feet rule is not called into play by the subsequent location of
a church within that distance.
The 500 feet prohibition is absolute under both the statute and the
ordinance . Therefore, the church cannot waive the 500 feet
requirement. The rule is, however, inapplicable in SLU-3-96
because the liquor establishment is already "licensed" and
"approved. "
Interoffice
Memorandum
Date: July 3, 1997
From: Patricia A. Cook, Manager EDC
To: Doris M. Witherspoon, Senior Planner
Re: SLU-3-97
We have received a copy of the Special Land Use permit request for the above-referenced project.
Our Economic Development Corporation has been a significant participant in both the development
and financing of projects located within the boundaries of the Central Business District. We have
always been supportive of new business development in that area, specifically those businesses who
can provide services (either retail or commercial)to the growing number of office users in the area.
It would seem rather inconsistent that a religious organization would want to locate their facility in
the middle of the office/retail area of our central business district. The concerns the EDC has in
allowing the proposed use of the building are for the following reasons:
1) A business that is located one block north of the propsed site has applied for a liquor license
with the City of Lansing. Are there any restrictions from operating a church within(so many
feet) from a business that sells liquor?
2) The proposed site will be mostly operating on weekday evenings and weekends? How and
where do they propose to park their parishioners during special events in the downtown area?
3) Many organizations that target conventions/visitors and marketing of the downtown area,
have spent an exhausting number of hours trying to establish special events downtown
(specifically along Washington Square)that will bring thousands of visitors to this area. How
will these types of events impact the proposed use as a church (crowd noise, etc.)?
While we can appreciate and sympathize that the property owner has an opportunity to lease this
building, after it being vacant for so long, it would seem more appropriate that this applicant should
locate in an area where adequate parking would be near, and not impacted weekly by special events,
nor in an area where retail businesses are being cultivated to sustain downtown business offices.
d
P -
PRINCIPAL SHOPPING DISTRICT
Date: July 1, 1997
F
To: Planning Board Members
From: Kelly R. Thompson- Executive Director
Re: Proposed Special Land Use Permit for Spirit Life Ministries
As the redevelopment of Downtown Lansing continues to move forward, the Washington Square
Mall is once again finding new life. One of the most important charges of the PSD is to recruit
new businesses to the entire area. It was recognized by the PSD Board of Directors that
professional help and guidance were needed in order to create the correct mix of retail,
entertainment and dining that will once again make the Washington Square Mall in Downtown
Lansing a destination, as well as a thriving city center for workers and visitors alike.
A comprehensive plan was proposed last year by the Planning Department to assist with the
variety of needs that the PSD now faces or will face in the future as development moves forward.
These issues include, but are not limited to, land use,pedestrian traffic patterns, the river,
vehicular traffic, linking issues, demographics on our customer base and the correct mix of
businesses. The main issue with a"correct mix of businesses" is what those businesses will be
and what will thrive in a revitalized downtown. This plan is currently underway and its first
charge to be undertaken is the retail plan for the downtown area. This should be completed by
late November.
I would caution that this Special Land Use Permit may cause some concern in the future when we
truly do find our"niche" for the Washington Square Mall. Currently, there is a mix of retail and
restaurants on the mall. We believe that this mix will continue. There is also concern about
existing laws that may prohibit current or new restaurants from having a liquor license due the
church location. While the PSD in no way advocates that a church should not have a home, we
do believe that the proper home should be found. We do enjoy many churches in the area, but
they are proportionally placed away from the main retail area of Washington Square Mall.
I respectively ask for your consideration of these comments. Thank you.
SLU-4-97/NC U-1-97
625 W. Sheridan Road Parking Lot in "A" Residential District
GENERAL INFORMATION
APPLICANT: Pastor Nathaniel Whitt
427 N. M.L.King Blvd. F
Lansing, MI 48906
STATUS OF APPLICANT: Owner of:
Zion Hill Holy Missionary Baptist Church
625 W. Sheridan Road
Lansing, MI 48906
REQUESTED ACTION: The applicant proposes to expand the size of the
church structure and the parking lot. Two
separate actions are required:
Class "A" Nonconforming Status: to allow the
expansion of this nonconforming church.
Special Land Use permit: to create additional
parking in the "A" Residential District to
accommodate the church.
EXISTING LAND USE: Church
EXISTING ZONING: "A" Residential District
PROPOSED ZONING: no change in zoning
PROPERTY SIZE & SHAPE: 441' ( frontage along Sheridan Road) X 190'
(approx. depth of property); Site is approx. 1.6 acres in
size
SURROUNDING LAND USE: N: Residential (in DeWitt Township)
S: Residential and Jones Lake
E: Residential
W: Office/Light Industrial (Michigan Public
Health)
SURROUNDING ZONING: N: Out of Township (DeWitt Township)
S: "A" Residential
E: "A" Residenital
PLANNING BOARD SLU-4-97/NCU-2-97 : 625 W. Sheridan Road
W: "H" Light Industrial
(Property to the west is pending approval
by City Council for re4oning from "A"
Residential to "H" Light Industrial since a
portion of the State of Michigan Health
Department will eventually be sold to a
private entity (i.e. the vaccine
manufacturing portion of Public Health).
MASTER PLAN DESIGNATION: The Northeast Master Plan designates future
land use as low density (0-7 d.u. per acre)
residential development
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant proposes to construct a 1,328
square foot addition onto the north side of Zion
Hill Baptist Church and proposes to expand the
size of the existing parking lot. A Special Land
Use permit is required to expand the parking lot in
the "A" Residential District. Class "A"
Nonconforming Status is also requested to
enlarge this nonconforming church site since it
does not meet the minimum location and size
requirements of the Zoning Ordinance.
AGENCY RESPONSES:
Ameritech: (No response)
Assessor: No comments
Board of Water & Light: Electric Utility:
The Electric Customer Projects and Marketing
Department does not have a conflict with this
request. Existing street lighting conductor will
be removed to facilitate addition.
Contact Person: Steve Conn 371-6726
Page 2
PLANNING BOARD SLU-4-97/NCU-2 -97: 625 W. Sheridan Road
Water Utility:
Water Technical Support/Distribution- No
conflict at this time. Need to see construction
plans and new service requirements. Existing
service may need to be located.
Contact Person: Terry Robison 371-6494
Building Safety: On June 12, 1997, 1 inspected the site. The
inspection did not indicate that there would be
major building code concerns.
If 20' is maintained to the east property line a fire
wall will not be required at this location. A soil
test to determine required bearing capacity will
be required.
This project is subject to the City's Site and Plan
Review process. Contact Christine Segerlind,
Plan Analyst at 483-4381 for information
pertaining to the process.
City Attorney: Nonconforming uses should be extended only
with extreme caution and when appropriate.
Code Compliance: (No response)
Community Policing: No problem for police.
Consumers Energy: (No response)
Development Office: No comment.
Fire Marshal: No objections to this plan.
Ingham Co. Drain Com. Our office has reviewed and approved the site
plan and drainage plan. The soil erosion control
falls under the jurisdiction of the City of Lansing.
The following fees are required:
Page 3
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
Preliminary Site Plan review $150.00
Drainage Review _ 250.00
If you have any questions, please contact our
office.
Media One: Media One has no concerns at this time.
Parks & Recreation: Having a parking lot overlooking a lake
(especially in Lansing where lake front is prime
land) is not an appropriate land use. Other
alternates should be pursued.
Public Service: All concerns of the building addition from Public
Service are being addressed in the site plan.
Public Service has no problem with the
SLU/NCU.
Transportation Engineer: No comments or requirements- this proposal
does not change the existing conflicts between
the church traffic and the residential area.
North Lansing Community
Association: (No response)
Two separate analysis are required in the review of this proposal. The
Nonconforming Status will be reviewed first, then the Special Land Use
permit to allow the additional parking to accommodate the expanding
nonconforming use.
Page 4
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
NCU-1-97: Class "A' Status
( to enlarge building) -
DEVELOPER'S PROPOSAL: The applicant is proposing to build a new
addition to the existing Zion Hill Holy Missionary
Baptist Church at 625 W. Sheridan Road.
ANALYSIS
The applicant is proposing to expand the existing church to construct an addition
with seating for 187 people. The applicant proposes to significantly expand parking
by creating a parking lot to the west of the original site. (This is more thoroughly
reviewed in the SLU section of this report.) The total number of parking spaces will
be 63 spaces.
Case History
The church was established in this existing building in 1982 and is considered a
nonconforming use since it is on land one and a half acres in size which is less than
the two acres required under the current Zoning Ordinance and is not located on
a collector street, major arterial or minor arterial. Therefore, the approval of Class
"A" status will permit expansion of this existing nonconforming use with the required
number of parking spaces.
On 1/25/82, the City Council approved a rezoning of Lots #79, 80 & 81 from "A"
Residential to "B" Residential subject to the following three conditions:
1.) Construction of a sanitary sewer line as required by the Public
Service Department.
2.) Construction of a storm sewer as required by the Public Service
Department, after acquiring the necessary permit from the
Department of Natural Resources to discharge storm water into Jones
Lake.
3.) Approval of a final plan by the Fire Marshal, Michigan Bell Telephone
and the Planning Department.
Page 5
PLANNING BOARD SLU-4-97/NCU-2-97 : 625 W. Sheridan Road
The Zoning Ordinance was amended in 1983 to require a minimum site of two acres
for churches and that they be located on collector streets. (iris structure was
formerly used as a township fire station.)
Section 1294.04 (d) of the Zoning Code sets forth the criteria for evaluating Class
"A" Status proposals. These include:
1. Non-residential uses have direct access to a non-local street;
2. No more pollution generated than would be generally associated with
uses in that zoning district;
3. Parking requirements are met.
Direct Access to a Non-residential Street
The property has frontage on Sheridan Road which is considered a local street
according to the Northeast Area Comprehensive Plan. However, according to the
City's Traffic Engineer, cut through traffic is not expected to be a problem into any
adjacent neighborhoods. Therefore, the construction of an addition should not
create any major traffic problems. Also, churches are regular parts of residential
areas associated with residential uses. Therefore, the proposal does meet the
criteria.
Pollution Impacts
The expansion should not negatively impact pollution levels. The site will be paved
and an on-site storm water detention being proposed will reduce any run-off
problems. Oil run-off from cars should be collected on site and not directed into
Jones Lake. Lighting of the parking lot is required to be directed away from any
nearby residential properties.
Parking Requirements
The church once expanded will accommodate 187 people. According to Section
1284.13 (b)(1) of the Zoning Code 62 parking spaces are therefore required. The
proposed plan provides 63 spaces (including 3 barrier free) on site parking spaces.
Therefore, the parking requirement is met. All parking must be on site and parking
along Sheridan Road should be discouraged..
Page 6
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
SUMMARY
The proposal will allow expansion of a use appropriate to tha zoning district.
Accessibility and parking are acceptable and adequate. The proposed plan is an
improvement over the existing church layout. This proposal will result in a church
that has an improved appearance to the structure, hard surfaced parking, and
landscaping.
RECOMMENDATION
Staff recommends approval of Class "A" status for 625 W. Sheridan Road to expand
the existing church with an addition 1,328 sq. ft. in size subject to the approval of
a special land use permit to provide the additional parking required for this
expansion.
SLU-4-97
PARKING IN THE "A" RESIDENTIAL DISTRICT
Evaluation
Section 1282.03(f)(1)-(9) sets forth the criteria which must be used to evaluate a
Special Land Use permit request. This review is applied to the creation of
additional parking in this residential district, and not to the church structure itself.
The criteria and evaluation are as follows.
1. Compatibility with Use on Aclaacent Properties
The proposed parking lot will be compatible with the adjacent uses which include:
single family residential properties to the north, east, and south. Property to the
west, owned by the State of Michigan Public Health Department, is pending
rezoning to the "H" Light Industrial Zoning District, to allow its sale to a private entity
(Z-8-97).
2. Change in the Essential Character of the Area
The proposed expansion of the parking lot will not change the essential character
of the area which is predominantly single family residential. The proposed parking
lot will be an improvement over the existing conditions, resulting in a hard surfaced,
landscaped parking lot.
Page 7
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
3. Interference with General Enjoyment of Adjacent Properties
No significant negative impact on adjacent properties is anticipated. The applicant
is proposing additional parking to the west of the church, which is further away from
existing residential properties. The parking lot, will however be located across the
street from residential properties located across Sheridan Road, in DeWitt
Township.
4. Improvement to Property and Surrounding Area
The proposal will be an improvement to the site itself by providing a hard surfaced,
landscaped parking lot and should lead to positive changes in properties in the
surrounding area.
5. Environmental Impacts
Based on the review by the Public Service Department, detention from parking lot
run-off will be required. Also, any oil from cars should not be allowed to run-off into
Jones Lake. Lights from the parking lot will be required to be directed away from
nearby residences.
6. Impact on Utilities
No negative impact on utilities are expected to result from the parking lot.
Electricity is available to service the parking lot lights.
Utilities to operate the parking lot, such as electricity, is available
7. Impact on Public Services
Utilities, such as water, sewer, electricity are available to service the site. Traffic
circulation will not be a problem according to the City's Traffic Engineer. Sufficient
parking is available for the proposed church.
8. Compliance with the Master Plan
The Northeast Area Comprehensive Plan designates future land as low density
residential. Churches are considered compatible uses in residential areas.
Page 8
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
The Northeast Area Comprehensive Plan also states:
(P. 53:) Encourage churches to make their facilitieskavailable to the
neighborhing community whenever possible.
(P.93) The proposed path of Logan Corridor is shown, cutting through
the subject property. This plan is no longer considered a
viable option and therefore not an issue with this development.
(P.60) Problem 20: "According to the Department of Natural
Resources and the Ingham County Health Department, the
Jones Lake water quality is good. However, there is a large
amount of trash in the water and more being dumped there
continually. The major portion of this trash appears to be put
in the Lake from Sheridan Road, just to the north." This
development, as proposed, should help to reduce any
dumping, by increasing any vested interest in better
maintaining the property.
9. Compliance with Zoning District Regulations
The property is zoned "A" Residential. Parking lots are permitted in the "A"
Residential district subject to a special land use permit. Parking for the proposed
church expansion is 62 spaces. This requirement is met since 63 spaces are
shown on the site plan. The parking lot meets all setback requirements for the "A"
Residential district.
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 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.
Page 9
PLANNING BOARD SLU-4-97/NCU-2-97: 625 W. Sheridan Road
The proposed special land use will not be hazardous to adjacent properties.
The proposed special land use will not place any demands on puWlic 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 63 parking spaces
to be created at property located at 625 W. Sheridan Road to accommodate the
church at the east end of the property subject to an acceptable landscape,
screening and buffering plan that will screen the views from residential properties
to the north, south, and east of the parking lot.
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Page 10
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CITY of LANSING
INTEROFFICE COMMUNICATION
m
MEMORANDUM
TO: CITY COUNCIL-OFFICES, CLERK'S OFFICE;7CITY HALL CASES,-
PLANNING LOBBY
FROM: ELEANOR K. LOVE, PLANNING MANAGER
RE: CANCELLATION OF REGULAR MEETING OF THE PLANNING BOARD
DATE: AUGUST 6, 1997
The regularly scheduled August 19, 1997meeting of the Planning Board has been
canceled. Because of three"vacancies and the absence of one member-who is unable
to attend, the remaining four members can take no action`on`items requiring six
affirmative votes,according to Planning'Board Rules of Administrative Procedure.
Action on scheduled items as listed below will be postponed to a later date.
A. Z-14-97, 233-235 N.,-Pine St., "D-2" Residential/Office to "D-1"
Professional Office District
B. Z-15-97, 2605 Taylor St. "H"'Light ndustrial to "I":Heavy Industrial
District
C. Z-16-97, 113 Pere Marquette, "H" Light Industrial to "G-1" Business
District
D. Z-17-97, 1060 N. Cedar St., "C" Residential.to "H" Light Industrial District
E. Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1"
Professional Office Districts.to "F Commercial District
F. SLU-6-97, 1700 Blk. W. Jolly Road, Church
G. SLU-8-97, 800 Blk. E. Jolly Rd. S. Side, CMHB of Clinton, Eaton &
Ingham Counties, Office Building
c: Planning Board members
aAcnclpbmt.819
DRAFT TO CLERK 082197
APPROVED 090397
TO CLERK 091097
Minutes of the Regular Meeting
LANSING PLANNING BOARD ?: C3
7 p.m., City Council Chambers
Tenth Floor, Lansing City Hall Cil Y CLEF
124 West Michigan Avenue
TUESDAY, August 5, 1997
E
1. OPENING SESSION
A. Roll Call: Present: Frederick, Goolsby, LeBlanc, Ruge; four members
present; Greiner, Nischan, absent; two vacancies. Ex offcio
councilmembers Lilly, Allen; not in attendance.
B. Excused Absences - Mr. Greiner on July 15, 1997 requested and was
granted an excused absence; Mr. Nischan on August 4, 1997 requested
an excused absence by phone.
C. Introductions: Eleanor Love, Planning Manager, introduced staff present:
James A. Ruff, Zoning Administrator; Doris M. Witherspoon, Senior
Planner; and Louise H. Christian, recording secretary.
Chairman Goolsby announced that, for the Planning Board to conduct
business, a quorum of five members is needed. Because the Board has
two vacancies, one member absent and excused, and another requesting
an excused absence, the Board will meet tonight with four members as a
Committee of the Whole, pursuant to its Rules of Administrative
Procedure, in order to take testimony on the seven cases on the agenda.
2. APPROVAL OF AGENDA
3. COMMUNICATIONS
A. Letter re: Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-1"
Professional Office District, from Rep. Lynne Martinez, in opposition.
B. Packet of materials re: Z-14-97 from Stephanie Whitbeck, including:
1. Letter re: Z-14 from Priscilla Holmes, in opposition.
2. Agency Referral returned from Downtown Neighborhood Assoc.
3. Letter from DNA in opposition with attachments dated March 17,
1988.
4. Minutes, DNA, October 1, 1996 and March 4, 1997 meetings.
5. Protest Petition from William & Stephanie L. Whitbeck with DNA
Newsletter attached.
6. Agency Referral returned from Lansing Historic District
Commission.
7. HDC letter in opposition with Endangered Property List attached.
C. Letter to Planning Board re: Z-15-97, 2605 Taylor St., "H" Light Industrial
to "I" Heavy Industrial District received July 23, 1997 from Dorothy
Vasilion, in opposition.
PLANNING BOARD AUGUST 5, 1997 PAGE 2
D. Letter re: Z-15-97 from Rep. Lynne Martinez, in opposition.
E. Phone message re: Z-15-97 from Herbert Wade, 2605 Taylor St., no
position.
F. Letter re: Z-15-97 from Ingham Cty. Health Dept. enumerating four
comments.
G. Letter re: Z-15-97 from Andrew and Eileen Grosnickle, 422 W. Randolph,
in opposition.
H. Letter re: Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light
Industrial District, from Charles S. Parks, 15834 Greenway Dr., in
opposition.
I. Comments re: Z-17-97 from Arturo Saenz, 1061 N. Larch, in opposition.
4. HEARINGS
Chairman Goolsby announced the hearings portion of the meeting. Mr. Ruff
distributed to the audience a synopsis of the public hearing process with regard
to the rezoning and special land use cases together with a brief explanation.
A. Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to
"D-1" Professional Office District
Ms. Witherspoon presented the case, a request by Michigan Retailers to
rezone property at 233-235 N. Pine to allow use of the entire building for
office space. The existing use at present is office on the first floor and
residential on the second floor.
Ms. LeBlanc commented, on P. 2 of the report, the background reads like
a press release from MRA rather than findings of this board. If it is
published in our packet, it should say ". . . according to the Michigan
Retailers Association . . . "
JIM HALLAN, PRESIDENT AND CEO, MICHIGAN RETAILERS
ASSOCIATION, 221 N. PINE. Michigan Retailers Association is a trade
association of approximately 4500 general merchandise retailers
throughout the state. The Association, currently with 33 employees, has
been at the main location since 1979. We have invested in the Pine-Ionia
area; we now own eight pieces of property. We have worked well with the
Downtown Neighborhood Association. They have supported our previous
requests, so it is disappointing that they are opposing this request. Our
organization has enjoyed solid growth, and we are trying to manage that
growth. We evaluated whether or not to build a new building or locate to
a different part of town. We decided not to build new, because we could
PLANNING BOARD AUGUST 5, 1997 PAGE 3
not afford the debt load. We then looked at our existing properties to see
how we could best use them, while maintaining the residential character.
We have just invested $25,000 in the buildings. (Handed out colored
map of existing properties.) Right now we occupy three buildings, 221 N.
Pine, 229 N. Pine and 617 W. Ionia. The parcel at 233-214 N. Pine is the
parcel we want to rezone. We would like to put all our employees in the
three buildings on Pine. We believe this rezoning request would give us
a five-year plan to stay in the current format of these three buildings
facing Pine.
Mr. Ruge said it appears at one time the organization planned to build an
office building on this site. Mr. Hallan said the project was abandoned.
WILLIAM C. WHITBECK, 620 W. IONIA, right across from the property in
question. I brought photos (distributed them). We own two properties
across the street at 618 and 620 Ionia. The Michigan Retailers
Association have been a credit to our neighborhood. Let me make one
legal point. When you start to deviate from a plan, in this case, the River
Island Plan, you do so at the risk of creating a precedent which may later
come back to haunt you. We are looking at going from "D-2" to "D-1".
That incrementally starts to change the character of the neighborhood.
When that change starts, the question is, where does it stop. The
Michigan Retailers have been a terrific neighbor, but they are wrong in
this proposal, because of the precedent it sets, and because this is a
residential neighborhood in transition back to owner-occupied housing.
Mr. Hallan said the Retailers face two alternatives, build a new building,
or locate to another office. Mr. Hallan states they have abandoned their
plan to build a new building. He qualified what he said by saying that's
not within our five-year plan. A 16,000-sq.-ft. building would transform the
residential character of the neighborhood. The second alternative is to
move to a different structure. A third alternative is to move their
employees into three all offices. That is the alternative we oppose.
STEPHANIE WHITBECK, 620 W. IONIA. I am here as the Land Use
Chair of the Downtown Neighborhood Association, representing the DNA.
We voted unanimously on August 1, 1997 to oppose Z-14-97. The DNA
has worked with Michigan Retailers. We most recently received details of
a 15,000 sq. ft. office building at our October 1996 meeting. Larry Meyer
came, went through the plan, and indicated construction would begin in
August of 1997. In March of 1997, he again came to the DNA, talking
about the plan. In April I met with Mr. Meyer and reviewed in detail why
this was bad, for the neighborhood, for the Retailers, and for the City's
master plan. Larry began to see the problem of the neighborhood
slipping away, because all of us lose sight of these incremental property
PLANNING BOARD AUGUST 5, 1997 PAGE 4
losses. They become part of the background, and justification for the next
thing. The River Island Master Plan as amended sometimes gets
confused. It is simply a map of possible zoning that can happen in the
DNA area. In the March 17, 1988 letter to then-Mayor McKane, "As
always, these designations are for general land use, and each rezoning
proposal will have to be considered on the merits of the site and the
intensity of the proposal, as well as the context of the site. The Lansing
City Council has resolved to support these designation boundaries and
our land use planning consultant believes these to be enforceable." This
particular rezoning, requesting "D-2" to "D-1", does not meet either the
River Island Master Plan nor the requirements of the zoning code. The
site is small, dominated by the building, and setbacks required by code
cannot be met. Though the code requires a minimum of 20 ft. from the
back of the building to the lot line, the setback appears to be about 4 feet.
There never has been a driveway or parking on that facility, even when it
was owned by someone else as a DM-4 two-unit residential. The zoning
code requires that parking be met in certain ways. The building, which
could be sold at any time, is owned by an association governed by a
board whose members reside in other cities across the state. Only one
person on the corporate board resides in the City of Lansing. They have
no clue about the neighborhood, the zoning code, or the master plan; they
have other interests. Parking requirements cannot be met on the lot of
record. Another site problem is the height structure that could be
permitted under "DA". Code permits a building of 45 feet. If a residential
building with a peaked roof has a 45-ft. height, it is quite a different
context from an office building with a full facade of 45 feet, which is one of
the reasons for mentioning 417 W. Kalamazoo. Mr. Hallan talked about
the construction plan being halted. Last Tuesday, the DNA president and
I participated in a tour of all the properties with Mr. Hallan, who said if
they got what they wanted, they would be fine for five years. We told Mr.
Hallan our commitment is for 30 years (mortgages). They said their
problem was the difficulty of managing staff in different buildings. We do
note that they have office tenants in the subject property at 233-235 N.
Pine, McKinney Associates and Central Energy, and 815 W. Ionia is a
cable association. (Distributed pictures). We are concerned that this is in
furtherance of the building plan. Although I like Michigan Retailers, and
they are good neighbors, and they maintain the property, I have to pose
the question of credibility. Last week I checked if they are following the
various rules for the buildings they have. On July 23, 1997, 1 had the
Code Compliance office verify whether their rental properties are
registered with the City as required. The building at 615 W. Ionia, zoned
"D-2", has an office on the first floor, and residential tenants on the
second and third floors and has been residential for many years, is not
registered as a rental with the City of Lansing. The property that was
PLANNING BOARD AUGUST 5, 1997 PAGE 5
rezoned at 617 W. Ionia last year from "DM-4" zoning reduced as a single
family to a "D-2" has an office on the first floor, and in fact there was no
effort to turn the second floor into a residence according to "D-2". When
we were there last week, there was an intern set up in an-,office on the
second floor, but she is only there for six weeks. The third floor, which is
finished but not heated, does not have a third floor exit. It was set up as a
conference room, with table, chairs, easel and writing board, and had
been used as an office. They are not playing by the rules. We heard that
a reason why MRA construction plans are on hold is that they cannot
afford it, and any future activity would have to be mortgaged. Do you
think it is relevant that construction can't start because they can't afford
it? We are concerned that it will happen in our neighborhood. A zoning
of"D-1" is a further intrusion and intensification of office use. We fear
that is lining up zoning for their real plan of construction and removing
properties from Pine to construct the building, and that in furtherance of
that, the property on W. Ionia can also be damaged. (Asked people in
support from DNA, Genesee NH Assoc., ENO, Moores Park, and Historic
District Commission to stand.)
BOB COCHRAN, PRESIDENT, DOWNTOWN NEIGHBORHOOD
ASSOCIATION. Michigan Retailers Association has been a good
neighbor. We are opposed because "D-1" will give them three buildings
in a row, and they can tear them down and put up a 20,000 sq. ft. office
building that doesn't fit with the character of the neighborhood. Since
1960, over 3,000 housing units have fallen to office buildings, street
widenings, Capitol Commons, 1-496, etc. Do not give them another notch
so that some future person can put up a 20,000 sq. ft. office building in
the middle of our homes.
MARY BAVEJA, 427 W. BARNES. I am a member of the Historic District
Commission. You have read the letter about why we oppose the zoning.
It could set a precedent for future rezonings. It is time the Planning Board
set a precedent for preservation.
ROGER HAYNES, 616 N. WALNUT. I have been involved with the
Traffic Board which has tried to improve the character of the
neighborhoods through traffic calming. You have had the opportunity to
provide input to our Board regarding future development of the Master
Plan. I am here to provide input to you on the Master Plan and how
zoning changes can have a major impact on neighborhood people. I live
about seven blocks away from the proposed rezoning site. One thing the
rezoning would do is increase the likelihood people would say why bother
to make the investment if businesses are going to convert properties into
office space. I am president of Ferris Development. With the assistance
PLANNING BOARD AUGUST 5, 1997 PAGE 6
of MSHDA, HUD, and the City of Lansing, we built six homes for low-mod
income families in the 500 Block of W. Genesee that fit with the character
of the neighborhood. A three-story modern office building does not fit in.
There is ample office space that the Retailers could move to. As a
downtown resident, I urge you to keep the zoning as it is.
Chairman Goolsby announced the conclusion of the public hearing on
Z-14-97 and referral to the Zoning and Ordinance Committee. The
meeting of August 13, 1997, will not take place; call the Planning Office
for the rescheduled meeting date.
Ms. Whitbeck retrieved the pictures and photos.
B. Z-15-97, 2605 Taylor St., "H" Light Industrial to "I" Heavy Industrial
District
Mr. Ruff presented the case, a request by Gary Bauman of Best Auto to
rezone the west 250 ft. of the property from "H" Light Industrial to
"I" Heavy Industrial District to conform with the zoning code to operate a
salvage yard in conjunction with his motor vehicle repair facility. This
property is on the west side of Taylor St. south of Filley St.; at the west
end is Randolph Street. Adjacent to the property to the north is other
nonresidential property; to the south is a rail yard. This is one of the
areas where there is no transition between single family residential on the
east side of Taylor Street and the industrial on the west side of Taylor
Street. The Northeast Area Comprehensive Plan designates the property
for industrial and warehouse use. The plan also calls for maintenance of
the existing residential neighborhood to the east. The property was used
in the past as Wade's All Care Service.
Mr. Ruge asked if the 55 ft. fronting on Taylor St. would remain "H" Light
Industrial and if so why; Mr. Ruff replied yes, there is no need to rezone
the front part. The area behind the front line of the building and the
building itself that is used primarily for the auto salvage part of the
operation; therefore, it is not necessary to rezone the front part.
Mr. Ruge asked if auto salvage is going on there now, and if this was
precipitated by code enforcement action. Mr. Ruff said the owner has
received a vehicle dealer's license to sell vehicles as well as parts. Part
of the state license allows people to dismantle vehicles for parts, yet the
"H" Light Industrial District does not allow the salvage yard operation.
That is what he wants to continue doing, while retaining the full use of the
"C" part of the vehicle dealer license, which allows for salvage as well as
used parts sales.
PLANNING BOARD AUGUST 5, 1997 PAGE 7
GARY BAUMAN, 224 S. ROSEMARY. We propose a salvage operation.
I am not proposing to have an outside junk yard. I will retain everything
inside the building. They will not see any salvage operations. I have
agreed to put up a fence if this does go through, becaus&of the storage
of cars. Right now 90 percent of the cars that are there arb in for repairs,
and there are repair orders on them. I have approximately 75 cars there;
the rest are there for salvage. I have a salvage title or TR52s. I have
made many improvements to the property. I have painted and removed
rotten wood on the building. I still have many things to do. When Mr.
Wade was there, the same things were going on, though he did not apply
for the license. When I first moved in there, I had 400 cars; now I am
down to 75 cars. I am not looking to run a big-scale operation of a
salvage yard. I want to store parts, provide the community with a good
auto service and a towing service. I am surrounded with industrial
property. I am willing to put up a six-foot fence all the way around it. I am
not applying for the front to be rezoned, primarily because I didn't want to
interrupt the neighborhood. When I moved over there, I did interrupt the
neighborhood, and I apologize for that. Four hundred cars moving in
there all at one time, that is kind of an interruption. I apologize for that.
talked to some of the neighbors and told them I was sorry for that, it was a
one-time deal and it won't happen again. As far as the cars coming in
there, they go inside and are stripped and have all the oils and fluids
removed. I am very environmentally conscious. I have an environmental
consultant who keeps close tabs on the fluids. I have a very clean
operation. As far as rezoning the land, I was not aware I needed to do
that when I moved there. Before I bought the property, I talked to several
City people. I was not aware until the code compliance officer said I was
in violation. I am here to make things right. I do warehouse cars in my
back building. I have always conformed with everything the City of
Lansing or DNR has asked.
MARY McCLEAN, 414 W. RANDOLPH. I live in close proximity to the
property. I am in total opposition. I have lived there for seven and a half
years; it was a very quiet neighborhood until this new property owner
came in. I have worked hard to improve my home. I have several petition
sheets from 35 neighbors who are also in opposition. When Wade retired
and had an auction, the building was up for sale. We knew there was a
new owner because there was an endless stream of wreckers towing in
junk vehicles. This is a very quiet neighborhood, with homes right across
the street from this property. I am around the corner. I travel that road
every day, to and from work. Every day the road is lined with wreckers
and junk vehicles. The neighbors asked to meet with him to discuss his
PLANNING BOARD AUGUST 5, 1997 PAGE 8
intentions. He was very rude and obnoxious and disrespectful. If his
behavior to his new neighbors reflects on the way he conducts his
business, we don't trust him and wish he had not been able to acquire the
property. I am not sure if you do drive by and see these areas. This is a
residential area. Now it has a big building and has junk cars behind it and
all around it. Several times on my way to and from work there were cars
lined on both sides of the street where if people were coming, you would
have to stop to make room because only one car could get through all
these vehicles. Wade's All Car, I never had any idea that he had 400
cars back there. There is a fence you can see through. Mr. Wade rented
out the property to people to store their motor homes, boats, etc. This
was not a salvage yard before the new property owner. We are in total
opposition. I talked with my real estate broker about this, and he is
positive this will lower my property value, which had gone up several
thousand dollars from four years before. If you have an opportunity to
drive by, you will see it is very quiet; other industrial places are very quiet.
ask you not to let this happen in our neighborhood.
Chairman Goolsby informed Ms. McClean said the Planning Board
members do take the opportunity to drive by the properties for rezoning.
ROBERT RABIDEAU, 515 FILLEY. I own the property immediately to the
north, 2615 Taylor, and also 515 Filley. This is a tough call for me;
philosophically, I am supportive of Mr. Bauman trying to build his
business. The problem I have is that the property appears to me to be too
small for what he plans to be using it for. I had one conversation with him
that was very good and comfortable. He temporarily used some of our
parking lot, which was not a problem. My concern is the size of the
property for what he plans to use it for. I am concerned about having a
salvage yard or a junk yard immediately adjacent to the property that is
quite small. He did have a large number of cars in there, and it did seem
to be a bit of a problem, though he has cleared it out now and it is not
nearly as bad as it was for a short period of time. I am empathetic with
the neighbors concerned about the appearance of the property, traffic,
and property values, and small children in the neighborhood. We have
invested in the property we own; we try to keep them neat and well
organized. I am concerned with the cars and trucks parked in the streets.
It is congested in that area. An example of the property being too small
for what he wants to use it for is that there does seem to be an overflow of
cars and trucks out into the front of the street, cars parked in front of the
property, possibly because the back is too congested. I support it on one
hand; however, I do oppose it being turned into a junk yard. The
downside risk is greater than the upside benefits for either the
PLANNING BOARD AUGUST 5, 1997 PAGE 9
neighborhood or from a selfish standpoint in terms of value or the way it is
going to affect the value of our properties. If, however, you do see fit to
grant the zoning change, I would ask that the full extent of the zoning
requirements, fence and vehicles being parked in the street, that you
apply them strictly. I personally do oppose the change to fhe "H"
Industrial zoning.
Chairman Goolsby announced the conclusion of the public hearing on
Z-15-97 and referral to the Zoning and Ordinance Committee.
C. Z-16-97, 113 Pere Marquette, "H" Light Industrial to "G-1" Business
District
Mr. Ruff presented the case, a request by Angevine, Inc. to rezone
property located at 113 Pere Marquette, known as the Blue Coyote Brew
Pub, from "H" Light Industrial to "G-1" Business District. The property
owner is requesting the change in order to use the property with the
elimination of the parking requirement on the property. It also opens up
opportunity for future expansion within the building. The property is
zoned "H" Light Industrial and located along Pere Marquette across from
Clara's Restaurant. Properties in the surrounding area are "H" Light
Industrial and "G-2" Business District, primarily. Recently the City has
rezoned some properties along Michigan Avenue to the "G-1" District
where these properties are entirely covered by structures on small lots.
The applicant was not present. No one in the audience commented.
Chairman Goolsby announced the conclusion of the public hearing on
Z-16-97 and referral to the Zoning and Ordinance Committee.
D. Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light Industrial District
Ms. Witherspoon presented the case, a request by Rejinaldo Gallegos to
rezone property at 1060 N. Cedar Street from "C" Residential to "H" Light
Industrial District. The applicant wishes to continue to park his
commercial vehicles at his residence. It is a residential use, as two-
family. Mr. Ruff said the applicant brought the request to the Planning
Office in response to code compliance efforts regarding several smaller
dump trucks on the property for his own business.
REJINALDO GALLEGOS, 1060 N. CEDAR STREET. I have lived in this
area for thirty years. I parked my truck for the last 12 years. My trucks
PLANNING BOARD AUGUST 5, 1997 PAGE 10
are not offensive. My property is a big property. It is available to park my
truck right there. It is not a big truck, just a middle truck. This is a
commercial area. Mr. Ruff asked the capacity of the truck; Mr. Gallegos
said 15 yards.
Chairman Goolsby announced the conclusion of the public hearing on
Z-17-97 and referral to the Zoning and Ordinance Committee.
E. Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1"
Professional Office Districts to "F" Commercial District
Mr. Ruff presented the case, a request by George F. Eyde Ltd. Family
Partnership and Louis J. Eyde Ltd. Family Partnership to rezone two
adjacent parcels of vacant land on Collins Rd. from "A" Residential and
"D-1" Professional Office District to "F" Commercial District. The northern
part of the property is part of the Michigan State Police site that is owned
by the Eydes, and the south part is part of a Consumers Energy right-of-
way. They wish to combine these properties into one parcel to develop
them commercially, for a smaller motel on this site.
MARK CLOUSE, 4660 S. HAGADORN ON BEHALF OF THE EYDE
COMPANY. The parcel is approximately 4 acres in size. The parcel to
the north of the Red Roof Inn, acquired from Consumers Power Company
four or five years ago, is not a buildable site, based on restrictions placed
on it by Consumers Power. There are high tension wires across the
property; it can be used for parking only. We acquired it to be able to
maintain it and to use for parking for the vacant parcel adjacent to the
State Police. When the Eydes acquired the property in the early 80s, the
location was the corporate headquarters of Motor Wheel Corporation.
They moved out four years ago. Ultimately, the State Police moved into
the building. An adjacent building at 4100 Collins Road has been built to
the north of the original structure, which also houses State Police. The
petition site originally was going to be used as a research facility for
Motor Wheel. We do have a 2.3 acre parcel, originally acquired from
Michigan State University, that we see best used as a small motel site.
In the last couple of years, this quadrant of the city has been seeing a
major growth spurt. The need for a motel is very strong. We have been
encouraged to do this by the State Police who bring in people to their
crime labs for education and for research. They would like to have a
building adjacent to house overnight guests. We have not had any
opposition for this rezoning.
PLANNING BOARD AUGUST 5, 1997 PAGE 11
Chairman Goolsby announced the conclusion of the public hearing on
Z-18-97 and referral to the Zoning and Ordinance Committee.
F. SLU-6-97, 1700 Blk. W. Jolly Road, Church
R
Mr. Ruff presented the case, a request by Michael Markey, 1400
Silverwood, Okemos, representing the owner, Pastor Richard Murchison,
New Community Tabernacle Church to construct a 4,800 sq. ft. church on
the vacant land zoned "A" Residential District. Churches are required to
obtain a special land use permit in the "A" Residential District and meet
criteria. They must have two acres. This property has 2.3 acres. It must
have access and abut a principal arterial, minor arterial or collector street,
and it does that as well. Jolly Road is considered an arterial street.
Mr. Ruge asked if the property is surrounded by developed residential
properties. Mr. Ruff said to the north is some Board of Water and Light
property; there are very large lot single family properties around it, with
the exception of 1716, which has the front 140 ft. of part of this property.
MIKE MARKEY. I would be glad to answer questions you might have.
Mr. Ruff said he has talked with Bob Smith, an architect who may be
working on this project.
Chairman Goolsby announced the conclusion of the public hearing on
SLU-6-97 and referral to the Zoning and Ordinance Committee.
G. SLU-8-97, 800 Blk. E. Jolly Rd. S. Side, CMHB of Clinton, Eaton &
Ingham Counties, Office Building
Mr. Ruff presented the case, a request by Community Mental Health
Board of Clinton, Eaton and Ingham Counties to develop a building on
vacant property in the 800 Block of E. Jolly Road on the south side for a
special land use permit to use the property for a governmental facility. It
would include a residential care facility in the development. They need to
consolidate some of their offices and facilities. They are working with
Ingham County to build a building on their land and parking. It is east of
the Human Services Building and north of and part of the same parcel
where the Juvenile Detention Center is located. They will have access to
Jolly Road and also a connector drive to the Human Services Building
property to the west that would also allow access from Cedar Street.
Parking would be primarily to the south. Parking would be primarily to the
south.
PLANNING BOARD AUGUST 5, 1997 PAGE 12
DR. ED OXER, STAFF MEMBER, FROM COMMUNITY MENTAL
HEALTH BOARD OF CLINTON-EATON-INGHAM COUNTIES
ADMINISTRATIVE STAFF. My address is 800-B Southwind Drive. I also
have with me Mr. Dan Mooney, architect from Hobbs and Black, Ann
Arbor. He has drawings and renderings. This is a consolidation of
facilities located at Michigan Capitol Medical Center. The building has
been sold and we have to leave. We are also consolidating 808-B
Southland, some offices at the Southwind Complex and Louisa Street,
into one location. You also have materials on the programs going into the
building. There are notices that we have been in the neighborhood. We
also canvassed along Sandlin, Jolly Road, Southgate, Granger, Simms
Court, Armstrong, and around the borders of the property. We talked with
the neighbors. Some people were not home; some were neutral. Some
were positive and some were negative. We got a nice bell curve.
DAN MOONEY, HOBBS AND BLACK, ARCHITECTS, ANN ARBOR,
presented a summary of the proposed construction on the site, explaining
the drawings and renderings.
Chairman Goolsby asked how many employees will be consolidated and
how many drive; answer about 300, and many do drive. We are
proposing 338 parking spaces, including visitor parking. Many employees
spend only about 10 percent of their time here. They visit people in their
homes and so are not traffic for the building. Chairman Goolsby asked
about client traffic. Dr. Oxer said it will be characterized as an office
building with a number of office suites, each representing different kinds
of services of the CMHB. Guessing, there could be 200 visitors per day.
Chairman Goolsby asked for confirmation of the number prior to the
Zoning and Ordinance Committee meeting. In a previous hearing there
was considerable discussion about traffic.
Mr. Ruge asked if it would be possible to move the driveway farther to the
west. Mr. Mooney said we are not opposed to moving it to the west, but
we do want to save the trees here. Mr. Ruff said Mr. Sturley has talked
about this and trying to find the balance based on the site, conflicts with
other roadways so as not to cause traffic conflicts. Mr. Frederick asked
how wide will the drive be; answer 24 feet, one lane each way. Mr.
Frederick said some traffic calming techniques might help here to make it
quieter and safer for the neighborhood. Mr. Ruge asked about pedestrian
traffic safety provisions for traffic arriving by bus. Mr. Mooney said
sidewalks would be provided. We will make all turning radii acceptable to
CATA.
PLANNING BOARD AUGUST 5, 1997 PAGE 13
EDGAR COLLINS, 5301 GRANGER, homeowner in the area. My wife
and I stopped by to see the characteristics of the building and whether or
not the building would have an entrance through Granger. That was our
concern. "Residential character" is something we would Like to keep in
the neighborhood. There are a lot of duplexes. On the sduth side of
Armstrong, there are a lot of children. Parking is not sufficient for all the
vehicles. I have a concern, and that is if you do not have a turn lane or
fifth lane on Jolly, you might get Pennsylvania traffic taking a shortcut
through to Cedar. We are getting a lot of cut-through traffic now.
Ms. LeBlanc suggested conditioning the SLU, saying no through-to-
Granger Street traffic.
Mr. Frederick said he would like to see Simms Court in the prohibition.
The turn-around comes right up to the parking lot.
Mr. Collins asked if the parking would be lighted; answer yes, and we will
do photometric studies to make sure the neighborhood is shielded at
night. Ms. LeBlanc said we usually put this on as a condition.
Chairman Goolsby announced the conclusion of the public hearing on
SLU-8-97 and referral to the Zoning and Ordinance Committee.
5. COMMENTS FROM THE AUDIENCE (5 minutes each) - None.
Chairman Goolsby said we are meeting in Committee of the Whole this evening,
and the provision allows us to take testimony, but we cannot conduct any
business, minutes, comments. With this we are adjourned.
12. ADJOURNMENT - was at 9:20 p. m.
Respectfully submitted,
Eleanor K. Love, Secretary
Lansing Planning Board
Unn080597 aA 41
DRAFT TO CLERK 091297
APPROVED 091697
TO CLERK 092997
Minutes of the Regular Meeting
LANSING PLANNING BOARD - '
7 p.m., City Council Chambers -'
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
WEDNESDAY, September 3, 1997 =<
1. OPENING SESSION
A. Roll Call: Present: Frederick, Goolsby, Greiner, Keene, Nischan, Ruge,
Smith; seven members present; one vacancy. Ex ofcio councilmembers
Lilly, Allen; not in attendance.
B. Excused Absences
C. Introductions: Eleanor Love, Planning Manager, Introduced staff present,
William C. Rieske, Principal Planner; James A. Ruff, Zoning
Administrator; and Louise H. Christian, recording secretary. Ms. Love
introduced new Planning Board members Deborah Winfrey Keene, and
Michael M. Smith. Steve Miller has not yet been confirmed.
2. APPROVAL OF AGENDA
Chairman Goolsby announced an addition to the agenda, under new business,
election of the Chairman and Vice Chairman for the coming year. These two
positions are selected at the first meeting in September and take office at the
second meeting in September.
Mr. Ruff announced an addition to the agenda on P. 2; under Urban
Development Committee, Act-7-97 and Act-11-97 will be considered tonight.
New agendas have been distributed.
3. COMMUNICATIONS
A. Letter August 7, 1997 Re: Z-15-97, 2605 Taylor St., "H" Light Industrial to
"I" Heavy Industrial District from Ms. Mary Rachel McClean, 414 W.
Randolph St.
B. Memo from William C. Rieske to the Planning Board regarding Draft
language for the approval of Neighborhood Traffic Study and Traffic
Calming Program reports
4. HEARINGS
Chairman Goolsby announced the hearings portion of the meeting. Mr. Ruff has
distributed a synopsis of the public hearing process concerning the rezoning and
special land use cases.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 2
A. SLU-10-97, 5304 Wise Rd., Church Addition
Mr. Ruff presented the case, a request by Marshall Hudson, Jr.,
representing Lansing Church of God in Christ, to expand the church
facility by adding a wing onto the present church on some adjacent
property. The wing includes an 8,700 sq.ft. addition for classrooms and
offices. They are purchasing a ten-acre piece of property, zoned "A"
Residential, from the Diocese of Lansing. It was not part of their original
site for the church, so, to be incorporated, it requires a special land use
permit.
Mr. Ruge asked if the request would generate additional traffic. Mr. Ruff
said the size of the hall of worship is not being enlarged, and seating
capacity is not being changed. The congregation size may grow, but we
don't anticipate any additional impact. The location is on a collector road,
and lot sizes fronting on it are large.
MARSHALL HUDSON, JR., 847 Applegate Lane, East Lansing,
Michigan. I am a member of the congregation. The Church of God in
Christ has been in this community for 70 years; it is the oldest church of
its denomination. Out of it have grown some 15 other churches within the
denomination. We have had some growth under our current pastor in the
last couple of years. We need to address the needs of our congregation
for Sunday School classes, and for fellowship activities. We need some
additional classrooms which will allow us to have meetings and classes.
In response to the current request from the state that the churches take
up some social aspects of our community, we want to be prepared to
meet those responsibilities. We want to be a viable entity in the
community and in our congregation.
Mr. Ruge asked the size of the congregation; Mr. Hudson said probably
250; some growth is anticipated, but there is not a lot of traffic on Wise.
We want to start some youth programs and computer literacy programs.
Mr. Nischan asked how long the church has been at the present location;
Mr. Hudson said since 1977.
Chairman Goolsby announced the conclusion of the public hearing on
SLU-10-97, 5304 Wise Rd., Church Addition, and referral to the Zoning
and Ordinance Committee which will meet on September 10, 1997 at 4
p.m. in the Department Conference Room, 316 N. Capitol Avenue.
5. COMMENTS FROM THE AUDIENCE (five minutes each) - None.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 3
6. RECESS
Chairman Goolsby announced a 15-minute recess for a meeting of the Urban
Development Committee, consisting of Mr. Frederick, Mr. Ruge, Mr. Goolsby and
Mr. Smith, temporarily.
7. BUSINESS SESSION
A. Minutes for Approval: July 15, 1997 and August 5, 1997. Mr. Nischan
made a motion, seconded by Mr. Frederick, to approve the minutes of
July 15, 1996, and the minutes of August 5, 1997, as printed. On a voice
vote, Ayes 7; Nays: 0; the motion carried unanimously; the minutes of July
15, 1997 and August 5, 1997 were APPROVED.
B. Committee Reports - Staff updates, Z&O and UDC Committees
Mr. Ruff was prepared to review items for the benefit of the new members.
Chairman Goolsby said we will give the two committee reports, and then
the Board will resolve into the Committee of the Whole, using it as a mini
training session, with the consent of the chair of the Committee of the
Whole. He passed the gavel to Chairman Ruge.
1. Zoning and Ordinance Committee - Mr. Nischan. Next meeting
Wednesday, September 10, 1997 at 4 p.m., Department
Conference Room, 316 N. Capitol Avenue, at which time the
following items will be considered.
a. Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-
1" Professional Office District
b. Z-15-97, 2605 Taylor St., "H" Light Industrial to "I" Heavy
Industrial District
C. Z-16-97, 113 Pere Marquette, "H" Light Industrial to "G-1"
Business District
d. Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light
Industrial District
e. Z-18-97, Vacant Land on Collins Rd., "A" Residential and
"D-1" Professional Office Districts to "F" Commercial District
f. SLU-6-97, 1700 Blk. W. Jolly Road, Church
g. SLU-8-97, 800 Blk. E. Jolly Rd. S. Side, CMHB of Clinton,
Eaton & Ingham Counties, Office Building
h. SLU-9-97, 300 Frandor, Construct in Floodplain
I. SLU-10-97, 5304 Wise Rd., Church Addition
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 4
Ms. Love said, considering the length of the agenda, would
members be interested in moving up the time for the Z&O
Committee meeting to 3 p.m.? Mr. Ruff said people know the
committee meeting starts at 4 p.m.; however, we would not get out
by 5 or 5:30. Mr. Goolsby said with his schedule it would be better
to go late rather than start early. Mr. Nischan said he had to leave
at 5:50 p.m. or 5:55 p.m. "Rather than starting early, we will go
with the regular time, so we don't throw the applicants off."
3 Urban Development Committee, Mr. Frederick, Chair.
The committee last met on July 29, 1997.
a. Act-5-97, Vacation of River Street Right-of-Way south of
East South Street.
Christman Constructors, Inc., 324 E. South Street, have
requested the vacation of the River Street Right-of-way
south of South Street. River Street runs south from
downtown, dead-ends at the Red Cedar River, begins again
south of the river, and extends one block south to a Grand
Trunk Western Railroad Right of way, where it dead-ends.
There is no continuation of River Street south of the
railroad. The area to be vacated is essentially rectangular,
and measures approximately 250 ft. x 50 ft.
A house located at 1216 River Street, the only property
other than Christman Constructors that the street serves,
was purchased and razed by Christman, which now owns all
the properties on either side of the street right-of-way. They
would like to consolidate and secure all properties from
vandalism. The street has served as unpaved access to
1216 River Street since at least 1927.
The vacated right-of-way would assume the zoning
classification of the adjacent parcels. The west half would
be "H" Light Industrial District; the east half"I" Heavy
Industrial District. The South East Area Comprehensive
Plan denotes this area as becoming either industrial or
commercial in land use.
The City of Lansing currently has a 48-inch box culvert at
approximately a 17-ft. depth within this portion of the right-
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 5
of-way. It would be necessary to retain an easement at the
current 50-ft. width for the maintenance of this storm sewer.
There may be additional services from the Board of Water
and Light and Consumers Energy which may also need to
utilize a utility easement.
The River and Waterfront Development Board is also
required to review this proposal, and a memorandum from
Jim Ruff, Zoning Administrator, addresses this requirement.
Due to the proximity of this right-of-way to the Red Cedar
River, Circuit Court has jurisdiction over the decision to
vacate the right-of-way.
The committee deliberated, and, based on its review of the
location, character, and extent of the proposal, found that:
a. With the sale of 1216 River St. to Christman
Constructors, the subject River Street right-of-way is
no longer needed to provide access to the property.
b. An easement at the current 50-ft. width is necessary
for the maintenance of a storm sewer.
C. It is no longer in the public interest to retain
ownership of this portion of South Street.
d. An environmental quality concern exists about
outdoor storage in close proximity to the river, but
Christman Constructors reports that it has had no
problems with complying with all regulations.
The committee moved to table the decision on Act-5-97 until the City Attorney provides
clarification on the legal sufficiency of the Zoning Administrator's comments in lieu of
action by the River and Waterfront Development Board, which has not met for some
time and has no plans to meet in the near future. The committee has not as yet
received the clarification. The issue should remain on the table.
b. Act-7-97, 400 Blk. S. Grand Avenue, CATA Ground
Transportation Center, ROW Reduction
In 1995, the Planning Board and City Council approved Act-15-95 for land assembly for
the CATA Transportation Center. CATA worked with the City on site planning and
development, including improvements in the Grand Avenue right-of-way. The necessity
of the right-of-way vacation arose after construction was underway.
Fred Sible, Purchasing Manager for the Capital Area Transportation Authority,
submitted the request for the ROW vacation. CATA, the owner and developer of the
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 6
CATA Transportation Center, requested to vacate a portion of the South Grand Avenue
(400 blk., west side) right-of-way, approximately 15 ft. in width and 396 ft. in length, to
provide for CATA ownership of a landscaped retaining wall and for access to the CATA
Transportation Center.
The project is located a block from Washington Square, across from the Center for the
Arts. It provides for a landscaped retaining wall on the east side of the CTC site and
handicapped access ramp on the east side of the CTC site.
At the 400 Block, the South Grand Avenue right-of-way is 82y2 ft. wide. The roadway is
37 ft. wide, plus 2-foot gutters on each side, and carries three lanes of traffic one way
north, and a parking lane. The Department of Public Service has recently repaved in
asphalt, with new curb and gutter. A taxi standing area is planned for the parking lane
to pick up and drop off passengers for the buses.
The sidewalk width on the west side in front of the stairway and ramp and wall has
been reduced from 20 ft. to approximately 13 ft., and narrows to about 8 ft. at the
stairway. While an eight-foot sidewalk is still ample for pedestrians to travel two-
abreast, it is far less than the 15-ft.- to 20-ft. sidewalk appropriate for Central Business
District locations. Moreover, currently the placement of street trees further reduces the
amount of usable sidewalk, but these trees, which have experienced some damage
from heavy equipment, would need to be relocated or removed.
The vacation of this part of S. Grand would transfer ownership to CATA, which owns
the CTC site. The project does not change any existing land use or vehicular
circulation pattern. Other legal mechanisms such as licensure or easements could be
used in lieu of a right-of-way vacation, but CATA prefers vacation or easement to a
license. A license provides less security for CATA, and gives them more responsibility
at the same time.
The CTC project provides barrier-free pedestrian access to the CTC site, and adds
landscaping, screening and buffering. The landscaped retaining wall would reduce the
sidewalk width in front of the CTC, but provide ample room for two-abreast pedestrian
traffic, provided that street trees are relocated or removed.
Although construction on the retaining wall has begun, the vacation of a portion of the
S. Grand Avenue right-of-way at this location would transfer ownership to CATA, which
owns the CTC site. To maintain a uniform right-of-way width, other legal mechanisms
such as licensure or easements may be possible in lieu of a right-of-way vacation.
Existing utility easements must be reserved, or utilities relocated.
Based on its review of the location, character and extent of this proposal, the committee
recommended approval of the request for reduction of the right-of-way possibly through
an easement for the life of the CTC project provided that:
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 7
1. The existing trees be relocated;
2. The utilities are undisturbed or relocated at the applicant's expense, and
3. A bump out be installed on the west side of Grand Avenue to widen the sidewalk
in a manner which is generally parallel to the new wall and which is designed to
provide for pedestrian safety.
Mr. Frederick made a motion, seconded by Mr. Ruge, based on testimony, evidence,
and the staff report, a copy of which is attached hereto and made a part thereof, to
recommend approval of Act-7-97, 400 Blk. S. Grand Avenue, CATA Ground
Transportation Center, Right-of-way Reduction.
PLANNING BOARD ACTION on the motion was as follows.
Frederick . . . . . . . . . . . . . . . . . . . . . Ave Greiner. . .Aye
Keene. . . Ave Nischan . .Aye
Ruge . Ave Smith . Ave
Goolsby . . Ave
On a roll call vote, there were: Ayes: 7; Nays; 0; carried; Act-7-97, 400 Blk. S. Grand
Avenue, CATA Ground Transportation Center, Right-of-way Reduction, was
recommended to be APPROVED.
C. Act-11-97, 1300 Blk. Turner St., Right-of-way Reduction
Ferguson Development is purchasing vacant land from the City of Lansing for the
construction of the "On the Grand Townhomes" housing development in the 1300 block
of Turner. Ferguson Development is requesting that the City vacate four (4) ft. of right-
of-way adjacent to the west side of Turner Street to allow for construction of entrance
stairway improvements.
The Planning Board and City Council approved ACT-1-96, and the property was
marketed through a Request for Proposals so that the City could select the best design
for the site and act as a "partner" in the design and development of the property. The
City rezoned the property to "DM-3" Residential District (Z-17-96). The Board of
Zoning Appeals approved a front yard setback of six ft. four in. from the Turner Street
ROW (BZA 3433.97). The purpose of the reduced front yard setback is to maintain the
architectural and urban design character created by the existing buildings adjacent to
Turner Street.
During site plan review, the Public Service Department required the applicant to
remove some proposed concrete steps from the Turner Street right-of-way because the
City does not want to assume liability for a private use of these steps extending into the
public right-of-way. To meet this requirement, the proposed building setback would be
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 8
increased from 6 ft. 4 in. to 14 ft., far greater than the setback approved by the BZA, the
neighborhood organizations and City Planning staff.
The applicant's redesign of the stairs turns the direction of several of the stair runs
parallel to Turner Street before bringing them out to connect with the public sidewalk.
This actually makes a portion of the stair runs and their landings appear to be a portion
of the public sidewalk. The redesigned stairs and landings encroach approximately
four ft. into the Turner Street right-of-way.
The 1300 block of Turner Street is one block north of East Grand River Avenue (north
of Clinton Street). Turner Street has a right-of-way width of 82.5 ft., and a pavement
width of approximately 40 feet. The dimension from curb to property line is
approximately 20 feet.
Development of the 1.95 acre site is a much-needed stimulus for residential
redevelopment of the North Lansing/Old Town area. It has been the City's objective
that this development be designed to fit in with the historic commercial district centered
on E. Grand River Ave. and Turner Street. By permitting the proposed buildings to be
constructed seven ft. from the existing front property line, the City is taking just one of
many necessary steps to assure compatible design. By vacating the four ft. of the
Turner Street right-of-way, all private improvements would be on private property, thus
satisfying the desire to avoid liability for private improvements in the public right-of-way.
Based on its review of the location, character and extent of this proposal, the committee
found that maintaining the narrow front setback for the project makes it more
compatible with surrounding development, and serves the public interest. The
committee moved to recommend the vacation of the westernmost portion of the Turner
Street right-of-way in the 1300 Block adjacent to the subject property, reserving
appropriate easements. The area to be vacated is four ft. in width by 408.76 ft. in
length.
Mr. Frederick made a motion, seconded by Mr. Ruge, based on testimony, evidence,
and the staff report, a copy of which is attached hereto and made a part thereof, to
recommend approval of Act-11-97, 1300 Blk. Turner St., Right-of-way Reduction.
PLANNING BOARD ACTION on the motion was as follows.
Frederick . __ . Ave Greiner .Ave
Keene. . . Ave Nischan .Ave
Ruge . Ave Smith . Ave
Goolsby . . . . . . . . . . . . . . . . . . . . . . Aye
On a roll call vote, there were: Ayes: 7; Nays; 0; carried; Act-11-97,1300 Blk. Turner
St., Right-of-way Reduction, was recommended to be APPROVED.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 9
Next meeting September 23, 1997 at 4 p.m. in the Department Conference Room, 316
N. Capitol Avenue.
3. Executive Committee - Did not meet.
Mr. Nischan made a motion, seconded by Mr. Greiner, to resolve into the Committee of
the Whole for the mini training session for new members; voice vote; unanimous;
carried. Mr. Ruge, chairman of the Committee of the Whole, asked Mr. Ruff for a
report.
Mr. Ruff said the purpose is to bring the Board up to date. Last month we did not have
sufficient members to act on business before the Board on August 5, 1997. He called
members' attention to the packet, containing minutes of the meeting with public
comment, and draft reports of the various cases. We consider zoning and special land
use cases in the Zoning and Ordinance Committee. Basic criteria for evaluation are
laid out in the ordinance and in state law. Rezoning proposals are evaluated looking at
compatibility with surrounding land uses, traffic circulation patterns, conformity with
goals and objectives with the Master Plan, and environmental concerns. Also included
in the packet are maps to show location. No conditions can be attached to rezonings.
With special land uses, Chapter 1282 addresses special land use permits, which have
nine criteria, including the same above criteria, but also including compatibility with
adjacent land uses and impact on public services and utilities, environmental aspects,
and traffic. Conditions can be attached to special land use cases. Special land use
permits are approved by resolution and can have conditions attached to them pertinent
to the land use request. We can deal with things like landscaping, buffering, parking,
orientation, and other types of things that will help make a project fit within an area or
location. Sometimes it can be a capacity issue as well, like with a child care facility or a
church. Generally, those points are outlined. We try to give as much information as
possible in the staff reports, which are prepared after the public hearing. The front end,
as we call it, includes general information about the case, surrounding land use and
zoning, and responses we have received from reviewing agencies, and is available
before the public hearing. After the public hearing, we prepare the staff report and
present it to the committee. We mail out these reports, so that you receive them on the
weekend prior to the committee meeting and have time for review and formulation of
any questions for the committee meeting. Or you can call ahead of time with questions.
I have also included a sampling of the process for rezonings and special land uses that
gives a brief summary of how the process moves along, and what we control, and what
our notification requirements are.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 10
The other primary type of land use case is the Act 285 process, which goes through
Planning Board review. These cases may or may not require a public hearing. The Act
285 reviews are reviewed on location, character, and extent of requests dealing with
public rights-of-way, and public property. We also look at nonconforming uses, special
land uses concerning development in the floodplain which are different from the usual
special land use. Oddities come up from time to time, and we will illustrate them to you.
You have a floodplain special land use in your packet now, in Frandor, that we will take
up at the Zoning and Ordinance Committee. It follows different procedures and has
different criteria for review, but again, if you have questions, call.
Mr. Goolsby recommended trying to visit the sites, at least before the committee
meeting. Sometimes it is difficult before the public hearing, because of schedules and
timing of receipt of the packet, but it is beneficial to visit the site. It helps put public
comment into perspective.
Ms. Love said there are a couple important concepts to keep in mind. We have 14
separate zoning classifications; in each there are three tiers of uses that are permitted
as uses permitted by right--if a use meets minimum requirements of setbacks, it is
permitted in that zone, and parking. A second type is a use that is permitted by special
condition where the conditions under which the use is permitted are spelled out right in
the code. Those are threshold requirements and are not variable. They are minimum,
basic, thresholds. If threshold requirements are met, then it becomes a permitted use.
A third type is a special land use permit. That is a use which, under certain conditions,
(the nine conditions Jim mentioned before), are the criteria under which we have to
evaluate each special land use request. Basically, it is a category under which certain
uses could be permitted in that particular zone if they are compatible with surrounding
development, etc. It is also good to keep in mind the distinction that a rezoning is done
by ordinance, and no conditions can be attached. We cannot do conditional zoning. If
it needs conditions beyond what is in the ordinance, maybe that is not the appropriate
zone for it to be in. Unlike a special land use, where it is assumed going in, and a
church is probably the best example, a church is permitted in any zoning district in the
city, but it requires a special land use in almost every district in the city. The "DM-3"
zone is the exception. We have the downtown churches in the "DM-3" District where
they are allowed by special condition. Typically, a church is an amenity, but churches
and hospitals are often the most contentious zonings that happen, because if they start
on a too-small site, they end up taking housing, and it sets the neighbors against the
church and it is not a happy situation. It happens with all denominations. Churches
have to be looked at with care to make sure that what we are approving is not
something that is going to negatively impact the surrounding area. This Board is
particularly cognizant of always trying to develop a balance in land uses, a balance
among what the applicant wants to do with the property, and a balance against the
greater good of the whole community. Always feel free to ask questions; we all have
voice mail even if we are not always at our desk. We try to respond. The other thing
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 11
you got tonight is a copy of the new Board list.
The other thing is pictured ID; the City Personnel office provides these. We will
schedule you for a time to get your ID. Then, if people ask, both the ordinance and
state law provide that you have the right to go on people's property to inspect for
zoning purposes. It is good to have that pictured ID with you. Also, eventually, you will
receive a parking card for parking in the City Hall basement garage for Planning Board
evening meetings.
Also, there is a Michigan Municipal League training session scheduled in the evenings
from 5:30 p.m. to 9:30 p.m. at three different times; in Grand Rapids next week, in Big
Rapids in October, and in Troy in November. You will be contacted for one of these
sessions. We are also looking at some audio conferencing for early December.
Mr. Frederick said he is interested in the one in Troy.
Ms. Love distributed an American Planning Association brochure describing planning
publications, with a request that members check titles they think would be good to have
in the Planning Office library.
Ms. Keene remarked that it would be helpful to key the agenda to the packet. Ms. Love
said we could do something like the way the City Council agenda is keyed to the
packet. Mr. Smith said the acronyms are difficult.
Mr. Goolsby made a motion, seconded by Mr. Frederick, that the committee arise; voice
vote; Ayes: 7; Nays: 0; unanimous; carried; the committee arose.
6. RECESS
7. BUSINESS SESSION
B. Committee Reports:
1. Committee of the Whole, Mr. Ruge, Chair.
2. Zoning and Ordinance Committee, Ms. LeBlanc, Chair.
4. Executive Committee
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 12
C. Report from Planning Manager
Ms. Love said that last night the City Council recommended that a study
committee, a much larger district than that originally proposed, be
established for the three houses at 525, 531 and 535 S. Capitol Avenue,
south of the Employees Credit Union. The district includes the Cherry Hill
Area, west to Pine Street, Allegan to the State Complex, back in and up
M. L. King to Shiawassee, cuts out the Genesee Area Neighborhood
Association because they did not want to be included, back up to Pine,
over to Saginaw and down on Capitol Avenue, picking up a couple
houses on the east side of Capitol Avenue. The compromise apparently
was that the resolution allows for the demolition of 525 S. Capitol and
allows for either the moving or the retention in place of the two houses at
531 and 535 S. Capitol Avenue. The Credit Union has found a business
that would like to move both of those structures to the northwest corner of
Seymour and Saginaw. It is vacant land that originally had houses on it.
The membership of the study committee will be forthcoming at the next
meeting. There is also a moratorium on all demolitions, unless City
Council says otherwise, on a case-by-case basis. The Study Committee
has up to a year to finish its work.
We have an agreement with the University of Michigan Graduate School
of Architecture and Urban Planning. A group of about 12 graduate
students will be working on a section of the river between Saginaw and
Grand River and linkages between Northtown and Downtown. They will
have their first meeting here on September 10. 1 would like to encourage
Board members to participate, particularly when they come to give their
presentations. Maybe some Board members would like to sit as a jury
and talk with students about their proposals. It would be beneficial both
to them and to us. Their work will then be given to McKenna Associates,
who are doing the Master Plan.
We had our first preliminary Master Plan meeting. McKenna Associates
have been chosen as the consultants to work with us on the Downtown
Plan; we are anticipating a Town hall meeting on October 1 if you would
like to keep that evening open, right after work. We may have two
sessions, one in the late afternoon and another in the early evening. We
are working with Peter Sullivan to identify a location, hopefully in the
Lansing Center.
Mr. Ruge asked, about the Historic District, if that will affect the Pine
Street request by Michigan Retailers Association. Ms. Love said she saw
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 13
no reason why it would; the moratorium is on demolitions, not on any
other kind of work. They are not anticipating removal of any structures.
D. Pending Items: Future action required:
2. 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)
f. Act-5-97, River St., South of South St., Vacate ROW
(Tabled in Committee June 10, 1997)
8. NEW BUSINESS - Election of Chair and Vice Chair for 1997-1998.
Ms. Love opened the floor for nominations for Chairman. Mr. Goolsby cannot
serve, having had two consecutive terms. Mr. Greiner made a motion, seconded
by Mr. Nischan to nominate Mr. Ruge for Chairman. Mr. Goolsby made a
motion, seconded by Mr. Greiner, to close nominations; voice vote; Ayes: 7;
Nays: 0; carried unanimously; nominations were closed. Mr. Goolsby made a
motion, seconded by Mr. Greiner, for a unanimous ballot for Mr. Ruge for
chairman; voice vote; Ayes: 7; Nays: 0; carried unanimously; Mr. Ruge was
elected Chairman for the coming year.
Ms. Love passed the gavel to Mr. Goolsby. Resuming, Chairman Goolsby
announced he would take nominations for Vice Chair. Mr. Nischan made a
motion, seconded by Mr. Frederick, to nominate Mr. Greiner as Vice Chairman.
Mr. Ruge made a motion, seconded by Mr. Nischan, to close nominations; voice
vote; Ayes: 7; Nays: 0; carried unanimously. Mr. Nischan made a motion,
seconded by Mr. Frederick, for a unanimous ballot for Mr. Greiner for Vice
Chairman; voice vote; Ayes: 7; Nays: 0; carried unanimously; Mr. Greiner was
elected Vice Chairman for the coming year. According to Rules of
Administrative Procedure, they will take their positions at the next meeting. Mr.
Ruge will make appointments to committees. Chairman Goolsby will make
temporary appointments tonight for the committees for this month.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 14
9. COMMENTS FROM CHAIRPERSON
Chairman Goolsby said there are two committees, Zoning and Ordinance and
Urban Development, which are explained in the Administrative Rules of
Procedure. We also have the Committee of the Whole. Last year was the first
time we used that committee; sometimes we use it to deal with controversial
issues to facilitate free-flowing discussion. It is useful. The Executive
Committee is composed of the Chair, Vice Chair, and two chairs of the
respective committees.
Chairman Goolsby said he enjoyed his two years as Chair and thanked the
Board for the cooperation he received, and for the fine work Board members
have done together. It has been an honor and a privilege to serve.
10. COMMENTS FROM BOARD MEMBERS
Mr. Nischan said it was great, as a newer Board member, to serve with Mr.
Goolsby's leadership as Chairman. The way Mr. Goolsby has conducted
meetings, and anticipated of needs of the Board has set a good example. It
impressed Mr. Nischan to the point of feeling like he is willing to continue
working on this board, not only because of the great members, but also because
of the excellent leadership. Mr. Frederick echoed Mr. Nischan's comments.
Ms. Keene will be attending the training session in Grand Rapids on September
10, 1997. Mr. Smith is scheduled for jury duty, an iffy situation with regard to
attending either the training session or the Zoning and Ordinance Committee.
Mr. Miller is not confirmed yet. Chairman Goolsby appointed Mr. Ruge to the
Zoning and Ordinance Committee for the September 10, 1997 meeting.
11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS
Mr. Ruge asked Mr. Ruff about the driveway on Cavanaugh St.; Mr. Ruff said he
has not had a chance as yet to investigate it. Mr. Ruge said there are more flags
at Dicker 'N' Deal Furniture on E. Kalamazoo and asked Mr. Ruff to send them a
letter. There has been a fireworks trailer at Kalamazoo and Larch since last
July. It looks like a permanent storage yard. This is the one with the rickety
steps underneath the billboard. It looks like it is in the public right-of-way. Mr.
Ruge also mentioned more banners at Spad's on E. Michigan Avenue, and
asked about the lot screening and buffering for the parking lot on Grand and
Michigan, and progress on the sign ordinance program enforcement.
PLANNING BOARD MINUTES SEPTEMBER 3, 1997 PAGE 15
Mr. Frederick asked about 3325 Aurelius Road, the Happy Elephant Child Care
Center. It now has a big white elephant in the front yard. Mr. Ruff said they
inquired about signage, and we offered suggestions.
12. ADJOURNMENT -was at 9:20 p. m.
Respectfully submitted,
Eleanor K. Love, Secretary
Lansing Planning Board
Unn090397 aA 42
Page 1 ACT-7-97 -400 Blk S. Grand Avenue
CATA Ground Transportation Center - ROW Reduction
GENERAL INFORMATION
APPLICANT: Fred Sible, Purchasing Manager, Capital Area
Transportation Authority
STATUS OF APPLICANT: Owner and Developer of the CATA Transportation
Center
REQUESTED ACTION: Vacate portion of the S. Grand Avenue ROW, (400
blk., west side) approximately 15 feet in width, 396
feet in length, to provide for CATA ownership of a
landscaped retaining wall and access to the CATA
Transportation,Center
EXISTING LAND USE: CATA Transportation Center (CTC), under
construction .
EXISTING ZONING: "G-1" Business (General retail commercial district )
SURROUNDING LAND USE: N: Retail/Office
S: Office (State Journal)
E: Retail, Cultural (Center for the Arts)
W: Office
SURROUNDING ZONING: N: "G-1" Business
S: "G-1" Business
E:- "G-1" Business, "F" Commercial
W: 6G-1" Business
MASTER PLAN: The River Island Comprehensive Plan, adopted in
1978, designates this property for Professional Office
use. The Cherry Hill Area Development Plan
amendment to the River Island plan designates the
property for*"Intensive Business Development
Identified with CBD".
SPECIFIC INFORMATION
CASE HISTORY: In ACT-15-95, the Planning Board recommended that the City
acquire, consolidate, and sell the property in the 400 block of
Grand Avenue for the CATA Transportation Center project. This
Page 2 ACT-7-97 -400 Blk S. Grand Avenue
CATA Ground Transportation Center - ROW Reduction
recommendation was adopted by the City Council on June 19,
1995. Because of this previous approval; the project was well into
construction when the issue of CATA improvements in the Grand
Avenue ROW arose. The approval, however, did not include the
vacation or use of the ROW at this location.
APPLICANT'S
PROPOSAL: CATA is constructing a landscaped retaining wall and access to
the CATA Transportation Center, within the Grand Avenue ROW.
AGENCY RESPONSES
Agency referrals were mailed on July 11, 1997, and requested for return by July 22,
1997. CATA and city officials met with utilities on May 15, 1997, at which
representatives from AMERITECH, BWL, CATA, the EDC, Media One, the State of
Michigan, Public Service, and the Transportation Engineer were present to coordinate
the CTC project. Many who were involved in the coordination of the project did not
submit a written response.
AMERITECH: No response received.
Assessor. Since this ramp is largely for the use of the public, why not
grant an easement or license to CATA for the life of the
structure? It is a lot easier and a lot less permanent than
vacating an odd portion of Grand Avenue.
BWL: See Attached.
Consumers Energy: Consumers Energy gas mains are shown on the enclosed
map. We would like to retain easements for these facilities
if they are within the vacated portion of this project.
Fire Marshal: No objection to this;plan.
Public Service Dept. (Verbal response) Consider giving a permit or license.
ROW was vacated for Jim's Tiffany, which was once
considered a permanent fixture on E. Michigan Avenue, but
has since been demolished.
Building Office: No response received.
Page 3 ACT-7-97 -400 Blk S. Grand Avenue
CATA Ground Transportation Center - ROW Reduction
z
Transportation Engineer. Since most of this work is already completed, ther appears
to be no other option than vacation of the right-of-way. As
the adjacent property owner, CATA mjust properly maintain
the public ROW adjacent to the improvements. This will be
critical to perserve public safety, especially for pedestrians.
The City is not generally equipped to maintain areas such
as this and the narrow remaining ROW. (Verbally: Neither
the Public Service Department, the Parks Department, nor
the Principal Shopping District should be responsible for the
maintenance of this property, nor assume any liability if
injuries or property damage occur in this property.)
Media One: Media One has existing facilities within this ROW. Our
facilities are underground here, and we do have plans to
remove them from this area. However, since CATA has
already started construction of this wall, Media One only
requests that they will in no way hinder Media One's
facilities until they can be removed.
Development Office: Consider easement as long as building is there as an
alternative.
Parks & Recreation: No response received.
Police: No response received.
Economic Development: The.EDC supports the reduction of this ROW and
transferring the ownership of this portion to CATA.
Principal Shopping Dist. No response received.
MDOT: No response received.
City Attorney's Office: No response received.
ANALYSIS
Evaluation
Act 285 requires that the character, location and extent of requests involving the
vacation of a public right.-of-way be evaluated.
Page 4 ACT-7-97 -400 Blk S. Grand Avenue
CATA Ground Transportation Center - ROW Reduction
Location
The project lies along the east side of the CATA Transportation Center site, in the 400
Block of South Grand Avenue, west side. It is.located a block from Washington
Square, across from the Center for the Arts.
Character and Extent
Visually, the project is an improvement to the area. It provides for a landscaped
retaining wall on the east side of the CTC site. The wall is faced with red brick, and is
approximately six feet in height from grade level, including a 36-inch ornamental
aluminum fence." It has raised planting beds; bisected by an 11'9" stairway, with two
barrier-free access ramps located behind the beds.
At the 400 Block, the South Grand Avenue ROW is 82%feet wide. The roadway is 37
feet wide, plus 2-foot gutters on each side, and carries three lanes of traffic, plus a
parking lane. A taxi standing area is planned for the parking lane.
The sidewalk width on the west side has been reduced from 20 feet to approximately
13 feet, and narrows to about 8 feet at the stairway. While an eight foot sidewalk is still
ample for pedestrians to travel two-abreast, it is far less than the 15'-20' sidewalk
appropriate for CBD locations. Moreover, current the placement of street trees further
reduces the amount of usable sidewalk. These trees, which have experienced some
damage from heavy equipment, would need to be relocated or removed.
The vacation of this part of S. Grand would transfer ownership to CATA, which owns
the CTC site.' Other legal mechanisms such as licensure or easements could be used
in lieu of a ROW vacation. The project does not change any existing land use or
vehicular circulation pattern.
The area to be vacated is approximately 396 feet in length, 15 feet in width,.and is
more particularly described as:
That part of Block 135, Plat of the Town of Michigan (now City of
Lansing), being Section 16; South part of 9 and N % of 21, in'T4N, R2W,
Ingham County,, State of Michigan, recorded in Liber 2 of Plats on Pages
36, 36, and 38, beginning at the Northeast comer of Lot 1, thence S
89°57'50" E 15 feet, thence S 00000100" W 396.00 feet, thence N
89°57'50" W 15 feet, thence N 001100'00" E to the point of beginning.
Summaly
Page 5 ACT-7-67 -400 Blk S. Grand Avenue
CATA Ground Transportation Center - ROW Reduction
The CTC project provides barrier-free pedestrian access to the CTC site, and adds
landscaping, screening and buffering. The landscaped retaining wall would reduce the
sidewalk width in front of the CTC, but provide ample room for two-abreast pedestrian
traffic, provided that street trees are relocated or removed.
Although construction on the retaining wall has begun, the vacation of a portion of the
S. Grand ROW at this location would transfer ownership to CATA, which owns the CTC
site. Other legal mechanisms such as licensure or easements could be used in lieu of
a*ROW vacation. Utility easements must be reserved, or utilities relocated.
STAFF RECOMMENDATION
Staff recommends that the rights to and responsibility for the improvements in subject
portion of the S. Grand ROW be transferred to CATA, either by vacating the ROW
(reserving appropriate easements) or through a license. Staff further recommends that
the street trees which are located near the CTC entry (and would impede pedestrian
traffic)'be removed, and that they relocated or replaced in the wider portion of the
sidewalk, and that the sidewalk be widened in a manner which is generally parallel to
the new wall.
%NICM..roFFKZVVPW MwPDOCSW7ACTS%7o7ACW707ACTPZP
WATERSUGHT
Wow
BOARD OF WATER AND LIGHT
MEMO
CORPORATE PLANNING
RECF V E D July 24, 1997
JUL _ 5 1997
TO: William C. Rieske, Principal Planner
Department of Planning and Neighborhood Developrribh' N1 DIVISION
FROM: Rosemary Sullivan, Corporate Planning Department
(517) 371-6034.
RE: 400 Block South.Grand Avenue
CATA Ground Transportation Center- ROW Reduction
ELECTRIC UTILITY
Granger Construction have already built foundation walls into the requested area. When
asked of their intent, they said the City had already given them the street ROW. The Electric Utilif.
does have a major distribution duct and cable system in the requested ROW, and if ownership wa::.
transferred to CATA by the City, the BWL will need an easement to maintain this duct and cable
system. The easement shall cover the entire block.
Street Lighting has no conflicts. See attached Sketch 42418. Existing lighting is being
replaced.
Contact Persons: Linda Rasor 371-6847
Roger Adsit 371-6085
Alan Carroll 371-6091
WATER UTILITY
Water Technical Support/Distribution - No conflict with ROW reduction. BWL water mains are
10 and 20 feet W/E walk.
Contact Person: Terry Robison 371-6494
ELECTRIC PLANNING AND SYSTEM STUDIES
Such vacation of ROW should only be provided with conditions that allow continued access to
the 16 electric duct and one electric manhole (D244) within the proposed vacated ROW. Further, no
foundations or structures, including retaining walls,�shall be constructed on or above such major
electric facilities, in order to maintain and restore the electric facilities in a timely matter. Any such
structures obstructing access to our facilities will not likely be replace or repaired, but only at owners
expense.
Contact Person: Bruce Archer 371-6081
STEAM UTILITY
See attached location of existing underground steam line.
Contact Person: John Hundt 371-6497
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Act-11-97
1300 Block Turner Street
Vacate four feet of right-of-way
GENERAL INFORMATION
APPLICANT AND
OWNER BY CONTRACT: David Ferguson, Ferguson Development
5818 S. Pennsylvania Ave.
Lansing, MI 48901
PROPERTY OWNER: City of Lansing
EXISTING ZONING: "DM-3" Residential District
REQUESTED ACTION: Vacate five (4) feet of right-of-way adjacent the west'
side of.Turner Street to allow for construction
entrance stairway improvements
EXISTING-LAND USE: Public right-of-way for Turner Street
PROPERTY SIZE & SHAPE: Four (4) feet by 408.76 feet (1635.04 square feet)
SURROUNDING LAND USE: N: Dodge Mansion/park
S: Estes Furniture Warehouse
E: Commercial, Warehouse, Vacant
W: Future Site of"On the Grand Townhomes" &
the Grand River
SURROUNDING ZONING: N: "H" Light Industrial
S: "H" Light Industrial
E: "H" Light Industrial
W: "DM-3" Residential District
MASTER PLAN DESIGNATION: The Northeast Area Comprehensive Plan, Future
Land Use Map, designates this area for commercial
development.
CASE HISTORY: The subject.site used to be the location of a brewery,
a plastics factory, and other industrial uses. The site
was cleared in the early 1970's after the buildings on
it bumed down. The parcel was subsequently
purchased by the City for possible use as public
parking (see Figure 1, Location Map).
Act-11-97 1300 Block Turner Street
page 2 Vacate four feet of right-of-way
CASE HISTORY (contd.) Earlier in 1996, this site was reviewed by the Lansing
Planning Board and City Council, under the ACT 285
Review Process (Case No. ACT-1-96), to assess sale
of the property for development. As a result of ACT-
1-96, the property was marketed through a Request
for Proposals so that the City could select the best
design for the site and act as a "partner" in the design
and development of the property. The City also
rezoned the property from "H" Light Industrial District
to "DM-3" Residential District earlier this year (Case
No. Z-17-96). In addition, the City's Board of Zoning
Appeals has recently taken action to approve a front
yard setback of six feet four inches from the existing
right-of-way line of Turner Street (Case No. BZA.
3433.97, see Figure 2, Plan "A'). The purpose of
the reduced front yard setback was to maintain the
architectural and urban design character created by
the existing buildings adjacent Turner Street.
Applicant's Proposal
As part of the process for reviewing final construction drawings for the project, the
City's Public Service Department required the applicant remove some proposed
concrete steps from the public right-of-way adjacent Turner Street. The Public Service
Department's explanation for this requirement is that they dial not want to assume
liability for a private use in the public right-of-way.
In order to meet Public Service's requirement, the proposed building setback had to be.
increased from six feet-four inches (6' 4") to fourteen (14) feet (see Figure 3, Plan
"B'). This increased setback is greater than the setback that was approved by the
Board of Zoning Appeals, neighborhood organizations that have had input into the
project's design, and City Planning Staff. In addition, it is contrary to the design
principle of requiring new construction to keep a front setback similar to that
established by the historic buildings on Turner Street. Therefore, the Planning Staff
has requested the applicant re-design the plan to restore the front yard setback
previously approved.
The applicant's new design was accomplishedsby redesign of the stairs leading to the
front door stoops, or porches. This redesign turns the direction of several of the stair
runs parallel to Turner Street before bringing them out to connect with the public
sidewalk. This actually makes a portion of the.stair runs and their landings appear to
be a portion of the public sidewalk. The redesigned stairs and landings encroach
approximately four feet into the Turner Street right-of-way (Figure 4, Plan "C').
Act-11-97 1300 Block Turner Street
page 3 Vacate four feet of right-of-way
Review under Act 285 requires an assessment of the location, character, and extent of
the property and its use.
Location
The 1300 block of Turner Street is one block north of East Grand River Avenue (north
of Clinton Street). Turner Street has a right-of-way width of 82.5 feet adjacent the
subject property. The pavement width is approximately 40 feet, and the dimension from
curb to property line is approximately 20 feet. The portion of right-of-way to be vacated
is four feet in width by 408.76 feet in length, and is bounded by Turner Street on the
east, Dodge River Drive on the north, and the proposed housing project.
Character
The property is within the current Turner Street right-of-way and is either sidewalk or
immediately adjacent to the sidewalk's outside edge. The proposed development will
use this area for sidewalk, landings, steps, and lawn area.
Extent
The extent of the vacation is limited to the strip four feet in width by 408.76 feet in
length, and is essentially the portion of the Turner Street right-of-way adjacent the east
property line of the project.
CONCLUSIONS:
Development of the 1.95 acre site is a much needed stimulus for residential
redevelopment of the North Lansing/Old Town area. It has been.the City's objective
that this development be designed to fit in with the historic commercial district centered
on'E. Grand River Ave. and Turner Street. By permitting the proposed buildings to be
constructed seven feet from the existing front property line, the City is taking just one of
many necessary steps to assure compatible design. By vacating the four feet of right-
of-way adjacent Turner Street, all private improvements would be on private property,
thus satisfying the Public Service Department's desire to avoid liability for private
improvements in the public right-of-way.
RECOMMENDATIONS:
Staff recommends approval.
Respectfully Submitted,
Jim Sturdevant, AICP
Senior Planner
July 24,1997 ACT11-97.FE
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APPROVED AS PRINTED OCTOBER 7, 1997. DRAFT TO CLERK 092697
APPROVED 100797
TO CLERK 102997
Minutes of the Regular Meeting
LANSING PLANNING BOARD
7 p.m., City Council Chambers
Tenth Floor, Lansing City Hall
124 West Michigan Avenue
Tuesday, September 16, 1997
1. OPENING SESSION
A. Roll Call: Present: Frederick, Goolsby, Greiner, Keene, Miller, Nischan,
Ruge, Smith; eight members present. Ex officio councilmembers Lilly,
Allen; not in attendance.
B. Excused Absences - None.
C. Introductions: Eleanor Love, Planning Manager, Introduced staff present,
James A. Ruff, Zoning Administrator; and Louise H. Christian, recording
secretary. Ms. Love welcomed new Planning Board member
Steve A. Miller, noting that this is the first time in almost two years that the
Planning Board has had a full complement of eight members.
2. APPROVAL OF AGENDA - Approved as printed.
3. COMMUNICATIONS
A. Letter to Mr. Ruff received today regarding Z-18-97, Vacant Land on
Collins Rd., "A" Residential and "D-1" Professional Office Districts to "F"
Commercial District. Mr. Clouse, representing the rezoning, regrets that
he cannot be here. If there is a problem tonight, he would appreciate it
being tabled.
B. Memo to Ms. Love from William C. Rieske regarding information from the
City Attorney regarding Act-5-97, River Street South of South St., Vacate
ROW, a case on the Urban Development Committee Pending Items. The
information would indicate that the Planning Board be able to take action
on this matter tonight if the Board chooses. Chairman Ruge said during
the recess the Urban Development Committee can take up the matter.
C. Communication from Dolores Maidlow Kramer handed out to the Zoning
and Ordinance Committee regarding Z-18-97, Vacant Land on Collins
Rd., "A" Residential and "D-1" Professional Office Districts to "F"
Commercial District. The letter, which was omitted from the report packet,
was distributed to the Board.
Ms. Love, noting that Act-7-96, S. Side of Miller Road, 440 ft. West of
Wise Road, Market for Development , is on the Committee of the Whole
agenda for action, asked that Act-5-97, River St., South of South St.,
Vacate Right-of-way also be considered. As Chairman of the Urban
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 2
Development Committee, Mr. Frederick made a motion, seconded by Mr.
Goolsby, to discharge the Urban Development Committee and refer Act-5-
97 to the Committee of the Whole; Ayes: 8; Nays: 0; unanimous, carried.
4. HEARINGS - None.
5. COMMENTS FROM THE AUDIENCE (five minutes each)
MIKE STURLEY, COMMUNITY MENTAL HEALTH BOARD OF CLINTOW
EATON-INGHAM COUNTIES. I am here with representatives of the
architectural firm, Hobbs and Black, for SLU-8-997, 800 Blk. E. Jolly Rd., S.
Side, CMHB of Clinton, Eaton & Ingham Counties, Office Building, to answer
questions.
JIM HALLEN, PRESIDENT, MICHIGAN RETAILERS ASSOCIATION. I am here
for Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-1" Professional
Office District and available to answer questions.
GARY BAUMAN, here regarding Z-15-97, 2605 Taylor St., "H" Light Industrial
District to "I" Heavy Industrial District to ask that you table this for thirty days
until I can provide you with more information.
MARSHALL HUDSON, JR., 847 Applegate Lane, East Lansing, Michigan. I
am here for SLU-10-97, 5304 Wise Rd., Church Addition, if you have questions.
DAN GILLENGERTEN, LANSING. I am asking you to table Z-15-97 for thirty
days. We are working on some programs to integrate the business with the
neighborhood. We could use some more time.
6. RECESS
7. BUSINESS SESSION
A. Minutes for Approval: September 3, 1997. Mr. Goolsby made a motion,
seconded by Mr. Frederick, to approve the minutes of September 3, 1997,
as printed. On a voice vote, Ayes: 8; Nays: 0; motion carried
unanimously; minutes of September 3, 1997 were APPROVED.
Mr. Goolsby made a motion, seconded by Mr. Nischan, to resolve into the
Committee of the Whole; on a voice vote, Ayes: 8; Nays: 0; motion carried
unanimously; the Board resolved into the Committee of the Whole.
B. Committee of the Whole, Mr. Greiner, Chair.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 3
1. Act-5-97, River St., South of E. South St., Vacate Right-of-way.
This case was tabled in Urban Development Committee June 10,
1997 and again on September 3, 1997 and referred to the
Committee of the Whole this evening.
Ms. Love said this street dead ends in the river. When this
happens, several pieces of legislation control. If right-of-way is
vacated up to the river, a court order must be obtained. In this
case, the request for vacation to the river's edge was withdrawn;
however, under City ordinances, there is a requirement that the
River and Waterfront Board must consider anything within 150 feet
of the river. Our department staffs this Board; however, it has not
had much activity in recent years and has lost membership and has
not been able to get a quorum. In order to move this along, Mr.
Ruff wrote a memo to the UDC on behalf of the River and
Waterfront Board. The question became without the Board
actually having met, could he speak on their behalf? The City
Attorney has indicated that, in his opinion, as long as Mr. Ruff was
relaying information about an established policy of the Board or
about an adopted plan already in place, then his comments are
appropriate. In this light, we would consider going ahead with the
request as the Committee has determined.
For the benefit of the new members, Chairman Frederick reviewed
the case. The short street, about 250 ft. x 50 ft., divides the two
properties of Christman Constructors; they want to combine and
secure them. Christman bought the house at the end of the street
The house has no historical significance. The Urban Development
Committee deliberated on the vacation request and found that with
the sale of the house to Christman, the right-of-way is no longer
needed to provide access, a 50-ft.-wide easement is needed to
maintain a storm sewer, and it is no longer in the public interest to
maintain ownership of the right-of-way of South Street.
Mr. Frederick made a motion, seconded by Mr. Nischan,
recommend approval for Act-5-97, River St., South of E. South St.,
Vacate Right-of-way, and that we retain all easements where
appropriate for the maintenance of storm sewers and other utilities.
Mr. Goolsby was concerned, not about the project, but rather about
the process. He was not sure that the City Attorney addressed the
fundamental issue, which is whether or not this must be duly acted
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 4
upon by a constituted River and Waterfront Board. This concern
was expressed in the Committee, and it is still his concern this
evening. He questioned whether the River & Waterfront Board
would have discretion to deny this? Would they have the ability to
change their policy? Would they have discretion to deny this, even
with that policy in place?
Mr. Ruff said yes, they could change their policy; however, they
have not been in the practice of changing the Waterfront
Development Plan implemented in 1974. The other primary policy
they carried through for many years is, if there is land along the
riverfront, the Board is in favor of the City purchasing the land.
They could recommend denial, and the recommendation would go
to the Mayor and Council. Generally, we would report it to the
Planning Board, like another agency, but they answer to the Mayor
and City Council; they don't answer directly to the Planning Board.
The River & Waterfront Board was established by ordinance.
Mr. Goolsby asked what responsibilities are set out in the
ordinance, or if Mr. Ruffs memo can substitute for formal action.
Nobody disputes the validity of what Mr. Ruff said. Mr. Ruff said
primarily the Board reviews development within 150 ft. of the rivers.
Ms. Keene asked how the request reached the Planning Board, as
opposed to going to the River and Waterfront Board? Mr.
Frederick said Christman Constructors requested vacations of the
right-of-way. The Planning Board reviews vacation of public
property, so we took it up and referred it to the Urban Development
Committee, where it was tabled so the question of the River and
Waterfront Board could be addressed.
Mr. Frederick asked about his motion to vacate the whole piece of
property. In order to not require Circuit Court to vacate the parcel,
"I probably moved it back into the proximity of the river that the
Circuit Court would have to approve. Shouldn't the length of the
piece of property being vacated be less than 250 feet?" Mr.
Greiner said we have a motion to table, without a second, so
anything would be nondebatable at this point.
Mr. Goolsby said he would withdraw his motion so that new
members could understand the process. "Then we could table."
Ms. Love said Mr. Frederick's motion was "South of E. South St.",
so that would remove you from the jurisdiction of Circuit Court.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 5
Ms. Love said the Planning Board under state law is responsible to
look at all property acquisitions and dispositions by the City. Street
vacations come through here; however, we look at information from
a variety of sources including Parks Department and Park Board,
Public Service Dept. and Public Service Board, and River and
Waterfront Board. The Planning Board frequently acts as a
clearing house for a variety of actions, and they are asked to sort
out the information from all those boards because, unlike most of
the other boards in the City, this is not just an advisory board. It
has legislative authority beyond a Park Board or a Public Service
Board. We gather information, consider it and make
recommendations to the Mayor and City Council about final action.
Mr. Nischan said so we don't need Circuit Court. For this petition
to be successful, it may also need a recommendation by the River
and Waterfront Board.
Mr. Greiner said the motion before the Board is to approve Act-5-
97. Mr. Nischan asked, about tabling, what would be gained. If we
support it as a land use, we do that regardless of what the River
and Waterfront Board does. If we act, we move it along, but I want
to be sure I wasn't overlooking something that might be important
by way of coordination. Mr. Goolsby said we are a clearing house
here, and given our past history with others, if we don't ask the
question and find out the answer, we may be confronted with the
same situation in the near future. Given our responsibility to
review the comments and recommendations of the other boards,
we need to know whether we need that recommendation from the
River and Waterfront Board. "if we are asked to consider the
recommendation of a board, we have to determine whether or not
we can consider without that recommendation." Mr. Ruge said he
agreed with Mr. Goolsby. Mr. Goolsby made a motion, seconded
by Mr. Ruge, to table Act-5-97, River St., South of E. South St.,
Vacate Right-of-way in the Committee of the Whole until the next
Board meeting; voice vote; Ayes: 8; Nays: 0; unanimous; carried.
2. Act-7-96, Vacant Land S. Side of Miller Rd., 440' West of Wise
Rd., Market for Development, PPN 3305-07-126-022
Ms. Love said this is a request that has been pending since 1996.
It is about eight acres of vacant land at the dead end of Wise at
Miller Road. We had tabled it previously, waiting for BWL to give
us a response on whether or not they wanted a well site here. We
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 6
have a buyer with a proposal that is in compliance with the Master
Plan, which is for nonresidential development of the site. The
Development Division has asked that we complete our review of
this. We hoped to have a response from Board of Water and Light,
but we are having a problem getting final sign-off from them. I ask
that you hold this item; hopefully we will have a response in the
next two weeks.
Mr. Goolsby made a motion, seconded by Mr. Frederick, to table
Act-7-96, S. Side of Miller Road, 440 ft. West of Wise Road,
Market for Development for two weeks until the next meeting; voice
vote; Ayes: 8; Nays: 0; carried; unanimous.
Mr. Miller asked is it a requirement that the Board of Water and
Light sign off before this Board can act? Ms. Love said it is not so
much sign-off as it is when there is excess property in the City,
sometimes it may be held in Public Service, sometimes in Parks,
sometimes in the Board of Water and Light. We generally give
other city agencies right of first refusal on those properties, or
portions of those properties. The Board of Water and Light has
been particularly interested in well sites in this end of the City. The
Wise Road Water Plant is not very far away and their piping
requirements obviously would be less. They have been interested
in this as a site. The problem would be that they may not want the
whole thing; if they wanted it, they may want a portion of it,
probably an acre. "I don't know where exactly, or what would be
most advantageous to them."
Mr. Miller asked if the area is zoned commercial? Ms. Love said it
is "G-2" Wholesale.
Chairman Greiner said that concludes the business of the
Committee of the Whole. Mr. Goolsby made a motion, seconded
by Mr. Nischan, that the Committee of the Whole arise; voice vote;
Ayes: 8; Nays: 0; carried; unanimous.
Mr. Greiner asked, relative to the River and Waterfront Board,
should we find out what the relationship of other such boards is, or
is there a difference? Mr. Ruff said the Board has too few
members. We don't not have this problem generally. I do not
anticipate this being such a problem as to warrant excessive
investigation by the City Attorney's office, though it has been a
considerable problem with the River and Waterfront Board. We do
try to get agency referrals back for the Planning Board's
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 7
information packet, and to pass on to City Council. Some agencies
do not reply; some have no comment.
Mr. Greiner said we did have a problem with the River and
Waterfront Board. Are other boards classified the same?
Ms. Love said most of the other boards are chartered boards; they
have advisory capacity. " I can ask Mr. Roberts to work on that.
For most of the other boards we work with, it is not an issue. You
can take action whether they say anything or not. This board is a
little bit different in a couple respects."
C. Committee Reports
1. Committee of the Whole, Mr. Greiner, Chair.
a. Act-5-97, River St., South of E. South St., Vacate Right-of-
way
b. Act-7-96, Vacant Land S. Side of Miller Rd., 440' of Wise
Rd., Market for Development, PPN 3305-07-126-022
Both items were tabled in the Committee of the Whole, to be
taken up later, hopefully at the next meeting.
2. Zoning and Ordinance Committee, Mr. Nischan, Chair.
a. Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-
1" Professional Office District
The applicant is proposing to rezone the property at 233-
235 N. Pine St. from "D-2" Residential/Office to "D-1"
Professional Office District. The current zoning requires 50
percent of the building's gross footage be maintained for
residential use. The applicant is proposing to rezone the
property for the purpose of utilizing the entire building for
professional office since the organization is growing.
In committee, it was moved and seconded to recommend
approval of Z-14-97, 233-235 N. Pine St. from "D-2"
Residential/Office to "D-1" Professional Office District; voice
vote; Ayes: 3; Nays: 1; motion carried.
Mr. Nischan made a motion, seconded by Mr. Goolsby, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 8
recommend approval of Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-1"
Professional Office District.
PLANNING BOARD ACTION on the motion was as follows.
Chairman Ruge passed the gavel in order to dissent. As indicated in the River Island
Amendment Plan, this is a transition area between a more high density use of state
office buildings and an old historic residential section of the City. For this area, which
is a mixture of"D-1", "D-2" and "DM-3" high density residential, ". . . it is time for the
Planning Board to put everyone on notice that this area is not going to be allowed to
become any more intensively used." The reason is to protect the residential area just
to the north. This is a small step in the wrong direction. We should give a signal that
the Planning Board wants to protect this area and that no more intense use will be
allowed. We need to set a policy so that the Michigan Retailers Association and
everybody else knows where the area is going so that they can do their planning. "I will
be opposed."
Mr. Goolsby said he did not believe that the transitional zone will be affected by this
rezoning, which is consistent with the River Island Plan. Having worked on the River
Island Plan before his Planning Board tenure, "I believe it has worked fairly well." The
Retailers have been good neighbors. There has been speculation about what they
ultimately intend to do, but there are code limitations because of parking requirements,
etc. "I do live in the area to the west." The area to the north is what set this situation
up years ago. "I think this is a natural capping of that situation, and the transitional
zone will remain. I am far more concerned about what the state ultimately will do with
the vacant land in the 700 and 800 blocks of West Ionia." "I think this is consistent with
River Island and I will be supporting it."
Mr. Greiner said he understood in the River Island Plan that both sides of Pine Street
were designated for "D-1" Professional Office and that this property is out of sync with
other properties around it, because the properties to the north, south and east are all
designated "DA", and the buffer, according to the plan, was to the west of properties
fronting on Pine Street, zoned "D-2". "I will be voting in favor of this."
Goolsby . Ave Greiner .Ave
Keene . Aye Miller . Ave
Nischan . . . . . . . . . . . . . . . . . . . . . . Ave Smith . Ave
Frederick . . . . . . . . . . . . . . . . . . . . . Aye Ruge Nay
On a roll call vote, there were: Ayes: 7; Nays; 1; carried; Z-14-97, 233-235 N. Pine St.,
"D-2" Residential/Office to "D-1" Professional Office District was APPROVED.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 9
b. Z-15-97, 2605 Taylor St., "H" Light Industrial to "I" Heavy
Industrial District
The applicant wants to rezone the west 250 feet of the
property for use as an auto salvage and towing facility.
The committee considered the request; however, tonight the
Board received a request to table in order to give the
applicant time to work out a different plan.
Mr. Nischan made a motion, seconded by Mr. Goolsby, to table Z-15-97, 2605 Taylor
St., "H" Light Industrial District to "I" Heavy Industrial District in the Zoning and
Ordinance Committee. Mr. Goolsby seconded with a friendly amendment that it be re-
referred to the Zoning and Ordinance Committee.
PLANNING BOARD ACTION on the motion was as follows.
On a voice vote, there were: Ayes: 8; Nays; 0; carried unanimously; Z-15-97, 2605
Taylor St., "H" Light Industrial District to "I" Heavy Industrial District, was
RE-REFERRED TO THE ZONING AND ORDINANCE COMMITTEE.
C. Z-16-97, 113 Pere Marquette, "H" Light Industrial to "G-1"
Business District
The property owner is requesting to rezone the property
from "H" Light Industrial District to "G-1" Business District.
The applicant proposes to retain the restaurant/brew pub
use of this property while expanding into the second floor of
the structure for a sports bar. Currently, the applicant has a
100-space parking lease with the City of Lansing Municipal
Parking System. The "G-1" Business District would
eliminate the requirement of on-site parking; therefore, the
lease would no longer be mandatory, but the property owner
intends to continue the existing valet parking service.
The committee found, based on testimony, evidence and the
staff report, that a significant trend to rezone the frontage of
the 600 Blk. of E. Michigan Avenue has been instituted, and
this property, even though somewhat larger in scale, is
adjacent and has the same situation. Also, the committee
understood that for any business to be successful in this
area, they still will either have to provide parking and/or
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 10
accommodate customers in another way.
In committee, it was moved and seconded to recommend
approval of Z-16-97, 113 Pere Marquette from "H" Light
Industrial to "G-V Business District; voice vote; Ayes: 4;
Nays: 0; carried unanimously.
Mr. Nischan made a motion, seconded by Mr. Greiner, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of Z-16-97, 113 Pere Marquette from "H" Light Industrial to "G-V
Business District.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Goolsby said the committee discussed this and thought it was fair. They are at a
disadvantage in this district because we have granted "G-V to businesses fronting on
Michigan Avenue. The applicant understands that they will have to continue to provide
parking in this area through some mechanism.
Mr. Ruge passed the gavel. "I agree with Mr. Goolsby. Initially I came out against this
proposal, because it is my feeling that businesses should provide parking for their
customers. The City should not take on responsibilities they do not have to. The area
is in flux. It would be hard for Mr. Heppler to plan long-term in the future for parking
because the plan is not available at this time. So as not to hamper him and his
business plan, because the City has taken on the obligation to provide parking for all
the other businesses in the area, I agree that this was the proper thing to do."
Ms. Love said the issue about the activity going on and the area growing only points to
the fact that we must continue to look for new parking in this entire area. Hopefully,
through the Principal Shopping District plan, we will be identifying locations and
implementation procedures for getting additional parking in the area. We have other
possibilities for the entertainment district which will further strain the existing parking.
The fairness issue is understandable, but sooner or later we, including the businesses,
have to come to grips with the parking situation. By granting "GA", we end up allowing
them to abdicate their responsibility to provide parking. One thing that helps everybody
look for solutions is to have some incentive to do that.
Mr. Goolsby said he always questioned "G-1" with no parking, but in this instance, it
does come down to fairness. We do have to address this issue long-term.
Mr. Miller asked about other mechanisms for providing parking. Mr. Goolsby said
currently the Blue Coyote leases 120 spaces from the City; part for their valet parking.
It is popular with their customers, and they will continue to lease some spots from the
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 11
City for valet parking. They say at lunchtime they only need about 30, and customers
of other area businesses are parking in Blue Coyote leased parking. So the Blue
Coyote in effect is subsidizing parking for other businesses. They have to provide
parking for their customers, or the customers will go elsewhere. So they will continue
leasing spots from the City, or else they will try to buy a piece of land for a parking lot
for their customers. Sparrow now has a parking lot on the other side of the railroad
tracks. No one knows if they will need all of those spots once the new ramp is open--it
is a potential area. We don't know what will happen there.
Keene. . . Ave Miller . . Pass
Nischan . . . . . . . . . . . . . . . . . . . . . . Ave Smith . Ave
Frederick . . . . . . . . . . . . . . . . . . . . . Aye Goolsby Aye
Greiner. . . Ave Ruge .Ave
On a roll call vote, there were: Ayes: 7; Nays; 0; Abstentions: 1; carried; Z-16-97, 113
Pere Marquette, "H" Light Industrial to "G-1" Business District was recommended to be
APPROVED.
d. Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light
Industrial District
The applicant is proposing to rezone the property at 1060 N.
Cedar St. from "C" Residential to "H" Light Industrial District.
The applicant wishes to continue to park his commercial
vehicles at his residence.
The committee found, based on testimony, evidence and the
staff report, that "H" Light Industrial zoning on neighboring
properties allows the applicant to seek other options to park
commercial vehicles on nearby property, while he is
prevented from parking on his parcel because of its "C"
Residential zoning. To the east toward the railroad tracks is
industrial; to the west is industrial--Friedland. In 1942, all
properties near the railroad tracks were rezoned industrial.
This is a unique situation. The entire block is residential,
and the neighborhood has been stable over the years. This
rezoning would set a negative precedent to the stability of
the neighborhood.
Mr. Nischan made a motion, seconded by Mr. Goolsby, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 12
recommend denial of Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light Industrial
District.
PLANNING BOARD ACTION on the motion was as follows:
Miller. . . Ave Nischan. . . . . . . . . . . . . . . . . . . . . Aye
Smith. Aye Frederick. Aye
Goolsby Aye Greiner Aye
Keene . . . . . . . . . . . . . ......... ..... . . Ave Ruge. . . . . . . . . . . . . . . . . . . . . . . .Aye
On a roll call vote, there were: Ayes: 8; Nays; 0; unanimous; carried; Z-17-97, 1060 N.
Cedar St., "C" Residential to "H" Light Industrial District was recommended to be
DENIED.
e. Z-18-97, Vacant Land on Collins Rd., "A" Residential and
"D-1" Professional Office Districts to "F" Commercial District
The applicant wants to rezone the property for future
commercial development. A hotel is the intended use listed.
The north portion of the subject property is on the same
parcel as the adjacent office development (currently the
Michigan State Police offices).
The committee found, based on testimony, evidence and the
staff report, that regarding the size and height of a highway
sign, the parcel has the potential of being a billboard
location and an on-site sign for the hotel of up to 30 ft. in
height, even though MDOT is now installing food and
lodging signs at freeway exits. The potential exists for the
applicants to ask for highway signs or a second sign, if the
zoning is changed. They may be setting themselves up for
a self-created hardship. Speculation has occurred
concerning BWL putting in another line; however, they can
only put parking here under the power lines. There is a
deed restriction on the property.
In committee, it was moved and seconded; and carried
unanimously, Ayes: 4; Nays: 0; to recommend approval of Z-
18-97, Vacant Land on Collins Rd., from "A" Residential and
"D-1" Professional Office Districts to "F" Commercial District.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 13
Mr. Nischan made a motion, seconded by Mr. Goolsby, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1"
Professional Office Districts to "F" Commercial District.
PLANNING BOARD ACTION on the motion was as follows.
Nischan . . . . . . . . . . . . . . . . . . . . . . Ave Smith . Ave
Frederick . . . . . . . . . . . . . . . . ... . . . Ave Goolsby . - Ave
Greiner. . . Ave Keene . .Aye
Miller . . Ave Ruge . Aye
On a roll call vote, there were: Ayes: 8; Nays; 0; carried unanimously; Z-18-97, Vacant
Land on Collins Rd., "A" Residential and "D-1" Professional Office Districts to "F"
Commercial District was recommended to be APPROVED.
f. SLU-6-97, 1700 Blk. W. Jolly Road, Church
The applicant proposes to construct a 4,800 sq. ft. church
on the north side of Jolly Road between 1732 and 1716 W.
Jolly Road. A Special Land Use permit is required to
develop a church in the "A" Residential District.
The committee found, based on testimony, evidence and the
staff report, that the location is in an established residential
area of well-kept homes, but was concerned that the
entranceway could be too intense and signage would need
to be in character with the neighborhood, as unobtrusive as
possible. A sign, necessary because of the building location
254 ft. back from the road, must be away from neighboring
residential properties. Signage is subject to site plan
review. The Board further found that it was desirable to
design the entryway/streetscape to maintain a residential
rather than an institutional nature in order to fit with the
neighborhood and maintain a low lighting profile.
In committee, it was moved and seconded to recommend
approval of SLU-6-97, 1700 Blk. W. Jolly Road, Church,
with the conditions that acceptable landscape, screening
and buffering be installed to screen the residences to the
east and west and that the design of the entrance from Jolly
Road, including any signage, be appropriate to the
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 14
residential character; voice vote; Ayes: 4; Nays: 0;
unanimous; carried.
Mr. Nischan made a motion, seconded by Mr. Greiner, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of SLU-6-97, 1700 Blk. W. Jolly Road, Church, with conditions.
PLANNING BOARD ACTION on the motion was as follows.
Mr. Smith asked in terms of signage appropriate and in character, who makes the
determination that it is in character, and by what criteria? Mr. Ruff said we would be
looking at that through the site plan review process which would include our office,
himself and other staff as necessary. Also, the ordinance puts certain restrictions on
institutional signs, under which churches fall. They cannot exceed a certain height, and
a certain square footage. The committee did recognize that it would be necessary to
have signage for this church, other than a wall sign, because of its extreme setback.
With the width of the frontage, it was desirable to keep it centered, landscaped
appropriately and not looking too institutional. We would review it to be sure it fits
within the parameters.
Ms. Love said we have a landscape, screening and buffering ordinance as part of the
Zoning Code. We take it into account, in addition to the Sign Code. Mr. Ruff said the
Board likes to include these comments as conditions or as considerations by staff in
order to make sure that they are on record. We pay particular attention to those.
Smith. . . Ave Frederick. . . Aye
Goolsby . . Aye Greiner . Aye
Keene . . . . . . . . . . . . . . . . . . . . . . . Ave Miller . .Aye
Nischan. . . Aye Ruge . Aye
On a roll call vote, there were: Ayes: 8; Nays; 0; unanimous; carried; SLU-6-97, 1700
Blk. W. Jolly Road, Church, with conditions, was recommended to be APPROVED.
g. SLU-8-97, 800 Blk. E. Jolly Rd. S. Side, CMHB of Clinton,
Eaton & Ingham Counties, Office Building
The applicant is proposing to construct a 73,000 square foot
office building that will house a comprehensive community
mental health services center. This center will replace the
center currently located at 407 W. Greenlawn, Lansing, and
three other smaller facilities located at 838 Louisa Street,
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 15
813 W. Holmes and 808 Southland, Lansing. The CMHB-
CEI has provided services at various locations throughout
Lansing continuously since 1969 and is desirous of
consolidating them into a single location. The services to be
performed at the new location include counseling, case
management, medication clinics, a 16-bed adult foster care
home (currently located at 407 W. Greenlawn), and
administration. The applicant proposes that site
improvements include a three-level office structure, 338
parking spaces and appropriate landscaping and buffering.
The committee found, based on testimony, evidence and the
staff report, that the proposal satisfies the criteria of Chapter
1282. Further, the committee recognized the consensus of
the Transportation Engineer that a fifth lane may need to be
added to the street in front of the facility and he should
make sure the design is appropriate. An expanse of 59 ft.
between the building and the right-of-way exists and is
adequate for a possible fifth lane. There is a question about
negotiating the drive and how to design it to make it work for
traffic flow and working out a tee to avoid poor angles--
ingress, egress, and traffic meeting. Concerns about cut-
through traffic were raised but did not appear to be
warranted.
In committee, it was moved and seconded, Ayes: 4; Nays: 0;
carried unanimously, to recommend approval of SLU-8-97,
800 Blk. E. Jolly Rd., S. Side, CMHB of Clinton, Eaton &
Ingham Counties, Office Building with three conditions.
Mr. Nischan made a motion, seconded by Mr. Goolsby, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of SLU-8-97, 800 Blk. E. Jolly Rd., S. Side, CMHB of Clinton,
Eaton & Ingham Counties, Office Building, with conditions:
1. Provide landscape islands within the parking lot to reduce the scale of the paved
area.
2. That the special land use permit for the building to be utilized by a governmental
entity and for the 16-bed adult foster care facility be applicant-specific.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 16
3. That the applicant provide access barriers along the south and east property line
to deter pedestrian traffic across the site.
4. Staff should be sensitive and pay particular attention to the design of the drive
and entrance so that adequate landscape, screening and buffering be included
along the east drive to buffer residential properties from the drive.
PLANNING BOARD ACTION was as follows.
Frederick . . Aye Goolsby . Aye
Greiner. . . Aye Keene. . .Aye
Miller . . Ave Nischan. . . . . .
. Ave
Smith . . Ave Ruge . . Aye
On a roll call vote, there were: Ayes: 8; Nays; 0; carried; unanimous; SLU-8-997, 800
Blk. E. Jolly Rd., S. Side, CMHB of Clinton, Eaton & Ingham Counties, Office Building,
with four conditions, was recommended to be APPROVED.
h. SLU-9-97, 300 Frandor, Construct in Floodplain
The applicant is proposing to construct buildings,
utilities, and new pavement within the 100 year
floodplain of the Red Cedar River.
The committee found, based on testimony, evidence
and the staff report, that the request requires
Planning Board review in light of comments of the
Public Service Department Engineer regarding
development in the floodplain. The development
requires a floodplain special land use permit to be
approved by the City Council. The Board of Zoning
Appeals approved a parking and floor elevation
variance at their August meeting.
In committee, it was moved and seconded to approve
SLU-9-97, 300 Frandor, Construct in Floodplain;
Ayes: 4; Nays: 0; carried unanimously, with
conditions.
Mr. Nischan made a motion, seconded by Mr. Goolsby, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of SLU-9-97, 300 Frandor, Construct in Floodplain, with four
conditions:
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 17
1. Compliance with requirements of the City Engineer, Public Service Department.
2. Compliance with requirements of the Department of Environmental Quality.
3. Compliance with requirements of all other responding agencies.
4. Compliance with requirements of the Board of Zoning Appeals related to this
case.
PLANNING BOARD ACTION was as follows.
Mr. Miller asked if there were feasible alternatives to this construction within the
floodplain. He was concerned about continued development within the floodplain. Mr.
Ruff said the southern portion, approximately 90,000 sq. ft., between Sears and
Krogers, is in the floodplain. They are going to be removing the tee coming out from
the east bank of stores extending into the parking lot that is an obstruction to water
flow. They will replace them with a new Kroger building that will be elevated out of the
floodplain along Clippert. The Board of Zoning Appeals has approved with conditions
some incremental stepping down into the floodplain. To balance ADA requirements
and to provide parking without building too much into the floodplain, some floor areas
would be built below the base flood elevation. By ordinance, we refer this type of item
to the Public Service Department; also Department of Environmental Quality is
reviewing the request. We believe the tradeoffs being made here are advantageous to
the floodplain, and also from the standpoint of taking a development that is
nonconforming as to flood codes with respect to electrical and mechanical being above
the base flood elevation and making improvements with new construction. There will
be some real benefits with new construction. It is nonresidential, and they must
develop an action plan to deal with the possibility of flooding. This is an large area of
flood discharge at a considerable distance from the Red Cedar River. Based on a
balance of issues, we believe it would be a positive development, especially for a
shopping center that has not been updated since its original development.
Goolsby _ . Aye Greiner .Ave
Keene. . _ . Ave Miller . . . . . . . . . . . . . . . . . . . . . . Pass
Nischan . _ . Ave Smith . Ave
Frederick . . . . . . . . . . . . . . . . . . . . . Aye Ruge Ave
On a roll call vote, there were: Ayes: 7; Nays; 0; Abstentions: 1; carried; SLU-9-97, 300
Frandor, Construct in Floodplain, with conditions, was recommended to be
APPROVED.
I. SLU-10-97, 5304 Wise Rd., Church Addition
This is a request for a Special Land Use permit to construct
an 8,761 sq. ft. addition onto the south side of the existing
church at 5304 Wise Road. The applicant, representing the
Lansing Church of God in Christ, is proposing to include
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 18
classrooms and offices.in the proposed addition that will
extend into part of a vacant 10-acre parcel to the south that
they will be acquiring from the Diocese of Lansing.
The committee found, based on testimony, evidence and the
staff report, that the request meets threshold criteria, and
the evaluation criteria of Chapter 1282. As an expansion of
an existing church on adjacent property that was not
included in the original development, a special land use
permit is required. Although the seating capacity of the
main hall of worship is not being enlarged, some additional
parking will need to be provided. Mr. Greiner observed,
based upon the size of the property, about 10 acres, and the
size of the addition, 8,762 sq. ft., "I can see no objection."
In committee, it was moved, seconded and carried
unanimously, Ayes: 4; Nays: 0; to recommend approval of
SLU-10-97, 5304 Wise Rd., Church Addition, subject to an
acceptable landscape, screening and buffering plan that will
screen views from residential properties to the west and
north.
Mr. Nischan made a motion, seconded by Mr. Greiner, based on testimony, evidence
and the staff report, a copy of which is attached hereto, and made a part thereof, to
recommend approval of SLU-10-97, 5304 Wise Rd., Church Addition, subject to
acceptable landscape, screening and buffering plan that will screen views from
residential properties to the west and north.
PLANNING BOARD ACTION on the motion was as follows.
Greiner. . . Ave Keene .Aye
Miller . . Ave Nischan . Ave
Smith. _ . Aye Frederick . Ave
Goolsby. . . Ave Ruae Aye
On a roll call vote, there were: Ayes: 8; Nays; 0; carried unanimously; SLU-10-97,
5304 Wise Rd., Church Addition, subject to acceptable landscape, screening and
buffering plan, was recommended to be APPROVED.
Next meeting Wednesday, October 15, 1997 at 4 p.m., Department
Conference Room, 316 N. Capitol Avenue.
3. Urban Development Committee, Mr. Frederick, Chair.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 19
Next meeting Tuesday, September 23, 1997 at 4 p.m., Department
Conference Room, 316 N. Capitol Avenue.
3. Executive Committee - has not met.
Chairman Ruge announced a short recess. The Board reconvened
at 8:40 p.m.
C. Report from Planning Manager
Ms. Love distributed copies of an article from the APA Zoning News,
dealing with recent court cases, legislation and things related to
neighborhood character and rezonings, considering that the City has
three lawsuits filed against it at present, PRD-1-97 on S. M.L. King, Z-9-
97 on Jolly and Cedar, and the Syringa and S. Cedar Case which has
been here so many times. Information here is interesting in view of that
and the Comprehensive Plan. Chairman Ruge said, for the benefit of new
members, that in all three cases, the City Council did not follow the
recommendations of the Planning Board, so City Council is being sued.
Ms. Love continued, saying if members have questions, and if we could
settle on a meeting that did not have so many cases, I would like to have
the City Attorney in to talk about various procedural questions and other
issues related to points of law.
We have a Board Chairmen's meeting at 8:30 a.m. on Wednesday,
September 17, 1997. City Council passed a resolution to initiate a study
committee for a historic district around the Capitol. We are moving on it,
but City Council has not yet confirmed members to the study committee.
The Principal Shopping District Comprehensive Plan for the downtown
area and Old Town in North Lansing has a steering committee meeting
Thursday morning, 10 a.m., September 18, 1997. We were looking at
October 1 as a date for the Town Meeting. We are having trouble with
the location. Lansing Center has every room booked. We thought of
meeting at the Boarshead, but we want to do some breakout sessions and
tiered stairways are not conducive to these sessions. We are looking at
alternate dates, possibly Thursday, October 9, 1997, and at two sessions,
one in late afternoon, and the other in early evening.
We have issued an RFP for a developer for the Renaissance zones in the
Seven Block Area. We will evaluate responses tomorrow, and we will be
reporting to the CDC next week concerning the responses.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 20
Regarding the Lindell Drop Forge site, we are working with Reid
Machinery to develop a pattern for the roadway so that we can get access
to the back of the Lindell property.
We are also working with Larry Auge and Oneida Development for
development of the residential lots at the Pleasant Grove end of the
development. We are putting in an application to both MSHDA and the
EDA on the federal level for funds to assist us with infrastructure. We
should know in the next couple months about these grants.
Two board members went to the Board training in Grand Rapids. Ms.
Keene said it was very helpful and a good overview. Mr. Smith said he
learned some things that were particularly interesting, and the presenter
was Steve Langworthy.
Mr. Goolsby asked, regarding the Seven Block area, is the City going to
get the three properties that were needed? Ms. Love remarked about the
land auction. You can bid on properties both individually and as a
package. We have a specific set price that we can offer. We have an
appraised value, and how we can bid it is set by law. We have to keep in
mind that, regardless of who the owner is, we have a set amount.
Mr. Frederick was confirmed yesterday as the Planning Board liaison
person to the Board of Zoning Appeals.
D. 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)
f. Act-5-97, River St., South of E. South St., Vacate
ROW (Tabled in Committee June 10, 1997; and
again September 3, 1997)
8. NEW BUSINESS - None.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 21
9. COMMENTS FROM CHAIRPERSON
The chairman announced committee assignments; on Zoning and Ordinance
Committee: Goolsby, Greiner, Frederick, and Miller. At next meeting, chair and
vice chair will be elected. Urban Development Committee: Keene, Nischan,
Smith, and Ruge.
Chairman Ruge commented about Robinson Road, off Aurelius between Mt.
Hope and Jolly. It is a narrow road with no curbs, the houses close together and
close to the road. Development, unfortunately, has caused both traffic and
parking problems. There was one large lot where a developer wanted to put a 4-
unit apartment building. The neighbors were opposed because of the narrow
road which could not be widened. The Planning Board turned it down. In spite
of the fact that we turned down the "DM-1", there are two new single-family
homes on that site.
Chairman Ruge asked for a list of Planning and Neighborhood Development
Department employees and phone numbers. Board requests for work, etc., are
cleared through Ms. Love, who directs work flow. If you have a question
regarding a particular case, the planner's name is on the packet report.
10. COMMENTS FROM BOARD MEMBERS
Mr. Nischan asked about the BTS development and its relationship to the
Planning Board. Ms. Love said the State of Michigan owns the property. A
study of the area done in the late '80s and '90s recommended primarily
residential development with the exception of one parcel for the replacement of a
track and soccer field and baseball diamond for the Eastern-Pattengill complex.
At present those facilities are located east of Eastern-Pattengill on a parcel that
Sparrow is interested in buying from the school to build a health careers
facility/conference facility/educational facility. We have to purchase the land
first, and we have been negotiating with the state; however, they wanted fair
market value. Recently, though, they said if we develop for public purpose, they
will sell it for $1. We sent them a copy of the BTS Plan, along with a letter from
the school district and a letter from Sparrow saying that we all want to develop
this plan cooperatively. Lynn Martinez will draft and introduce the bill for us to
buy the land. Once the legislation is passed, we can start development. Mr.
Nischan asked what is the public purpose; Ms. Love said it could be solar
housing as a demonstration, or we could demonstrate affordability, or zero-lot-
line housing, as long as it could be replicated in other locations as a tool for
positive residential development. If we develop some of the land for market rate
housing, we may have to pay them back--not for all of the land, just for the part
of it built for market rate housing.
PLANNING BOARD MINUTES SEPTEMBER 16, 1997 PAGE 22
Mr. Frederick said at the Development and Planning Committee meeting, where
his appointment as liaison to the Board of Zoning Appeals was handled,
Councilmember Lilly said he felt the Planning Board was doing a fine job, acting
in the best interests of the City, and he appreciated our work. He appreciated
these remarks and also those of Councilmember Allen.
11. BOARD MEMBER CODE ENFORCEMENT NOTIFICATION REPORTS
Mr. Ruff said two of the three fireworks trailers are gone. Only one is left, on
M.L. King. "I have not worked on Dicker 'n' Deal Furniture on Kalamazoo, but
am approaching it with some other signage issues." Regarding a maintenance
company occupying an office-zoned parcel on S. Pennsylvania across from
Plywood Sales, he did inspect the site but has no further information on it. Mr.
Ruff has not worked on the Grand and Michigan parking lot or on sign code
enforcement. "We are fulfilling a FOIA request."
Mr. Ruge asked about the site on N. Pennsylvania that was the subject of a
rezoning petition about a year ago, now with construction equipment stored
here. Ms. Love said Mr. Gerald Rowley requested rezoning from "D-1"
Professional Office to "F" Commercial, at the southeast corner of May and
Pennsylvania. The Planning Board recommended denial. At the Council level it
was tabled. It got lost--omitted from their list of pending items. Mr. Rowley
recently sent a letter asking that it be restored, for approval. "I forwarded that to
Tina." It was supposed to be on the agenda for today, but the meeting was
canceled. Mr. Ruff said there has been enforcement on the equipment. Some of
the equipment has been ticketed.
2. ADJOURNMENT - was at 9:20 p.m.
Respectfully submitted,
Eleanor K. Love, Secr ary
Lansing Planning Board
Unn091697 aA 42
Z-14-97
233-235 N. Pine Street
"D-2" Residential/Office to "D-1" Professional Office District
GENERAL INFORMATION
APPLICANT: Michigan Retailers Association
221 N. Pine
Lansing, MI 48933
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Rezoning
EXISTING LAND USE: Office (First Floor), Residential (Second Floor)
EXISTING ZONING: "D-2" Residential/Office
PROPOSED ZONING: "D-1" Professional Office
PROPERTY SIZE & SHAPE: 44' X 77' = 3,388 sq. ft.
SURROUNDING LAND USE: N: Office - Historic Site
S: Office
E: Residential/Office
W: Office/Residential
SURROUNDING ZONING: N: "D-1" Professional Office
S: "D-1" Professional Office
E: "D-1" Professional Office
W: "D-2" Residential/Office
MASTER PLAN DESIGNATION: The River Island Amendment Plan recognizes
this area as a transitional area for low intensity
professional office and residential and this
specific property fronting Pine Street for Office
use.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant is proposing to rezone property at
233-235 N. Pine from "D-2" Residential/Office to
"D-1" Professional Office. The current zoning
requires 50 percent of the building's gross
footage be maintained for residential use. The
applicant is proposing to rezone the property for
Z-14-97, 233-235 N. Pine Street, "D-2" Res/Offc. to "D-1" Professional Offc., Page 2.
the purpose of utilizing the entire building
for professional office since the organization is
growing.
AGENCY RESPONSES:
AMERITECH: No response received yet.
Assessor: No comments. PPN 3301-16-156-020.
BWL: Electric Utility
The Electric Customer Projects and Marketing
Department has no objections to this request as
presented.
Water Utility
Water Technical Support/Distribution - No comments on
rezone.
Steam Utility
No steam.
Building Safety: Conversion of any existing residential space to
commercial use will require permits from this office
accompanied by sealed architectural plans. Certain
barrier free provisions must be met including access to
second floor and to barrier free toilet rooms. Exterior
wall protection may be required based on location on
property. Floor system(s) must meet requirements for
commercial floor loads. Other provisions may be
imposed subject to review of submittal plans.
City Attorney: No response received yet.
Community Police: No response received yet.
Consumers Power: No response received yet.
Development: Appears to all be office. Design is issue as
neighborhood has historical significance and
neighborhood require this -No affect on CD Programs.
Downtown NH Assoc.: On August 1, 1997, the Board of Directors of the
Report prepared by DMW 7/97.
Z-14-97, 233-235 N. Pine Street, "D-2" Res/Offc. to "D-1" Professional Offc., Page 3.
Downtown Neighborhood Association voted
unanimously to oppose the rezoning request of the
Michigan Retailers Association. See Attached Letter.
Fire Marshal: No response received yet.
Genessee NH Assoc.: In keeping with the River Island Area Master Plan.
Genessee Neighborhood Association does not oppose
this rezoning. We support M.R.A. rezoning request.
Historic District
Commission: The Lansing Historic District Commission, through its
Executive Committee, opposes this rezoning request.
See Attached letter.
Lansing Neighborhood
Council: Talked with Gretchen Cochran on 7/22/97, husband Bob
is President of the Downtown Neighborhood Association.
They will be addressing the issue.
Media One: No concerns in this area at this time.
Parks & Rec.: No comment.
Public Service: No comment.
Trans. Eng. No comments or requirements.
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The surrounding land uses consist of a mixture of office and residential uses: office
to the north and west, office/residential to the south and east. The residential
appearance of the structure will be retained, allowing the structure to physically fit
with the residential uses yet functionally fit with the office use. The proposed
rezoning is characteristic of surrounding land uses and should not adversely impact
the surrounding properties.
COMPLIANCE WITH MASTER PLAN
The developer proposes to use the entire structure for office space to be occupied
by Michigan Retailers Association. The previous use consisted of 1,378 sq. ft. for
Report prepared by DMW 7/97.
Z-14-97, 233-235 N. Pine Street, "D-2" Res/Offc. to "D-1" Professional Offc., Page 4.
office and 1,378 sq. ft. for residential use. However, the entire 2,756 sq. ft. is being
proposed for office.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The site to be considered for parking includes: 615, 617 W. Ionia, 221, 229, 233-
235 N. Pine Street. Section 1284.12(a)(1) of the City of Lansing Zoning Code
requires 2 parking spaces for each residential dwelling unit (with 2 or more
bedrooms) and 1 parking space for every 200 square feet of usable floor area. The
required parking spaces for the property is determined by utilizing the on-site
combined parcels of MRA that are used for office. Therefore, the actual square
footage required for the parking calculations would be based on the following
properties: 615, 617 W. Ionia, 221, 229, 233-235 N. Pine. There are approximately
9,050 square feet of usable floor area for office, which would require 45 parking
spaces, five spaces are required for the 3 residential units (2 units in 615 W. Ionia
and 1 unit in 617 W. Ionia), totalling 50 spaces required. Fifty spaces are provided.
Basically, the use of the property for office and residential has reached its maximum
limit for development. Since MRA can meet these requirements, there should not
be any adverse impact on meeting the required number of parking spaces.
ENVIRONMENTAL IMPACT
There should be no negative environmental impact associated with the use of the
second floor as office.
PUBLIC SERVICE IMPACT
None anticipated.
IMPACT ON FUTURE PATTERN OF DEVELOPMENT
The proposed development at this site is consistent with other properties located
within this block. Future patterns of development will be controlled by the River
Island Amendment Plan. The River Island Amendment of 1986 maintains that "D-1"
Professional office would not be permitted west of the properties fronting on Pine
Street. This pattern was established with the rezoning in the late 1960's of the Blue
Cross/Blue Shield Building directly north of the subject site. The plan further
indicates that the transition district ("D-2" Residential/Office) would be permitted for
properties in the remainder of the block west of the properties fronting on Pine.
Hence, while the rezoning of this parcel to "D-1" Professional Office can be
supported; any further requests for non-residential zoning west of the subject
property would be vigorously opposed.
Report prepared by DMW 7/97.
Z-14-97, 233-235 N. Pine Street, "D-2" Res/Offc. to "D-1" Professional Offc., Page 5.
THER
According to the Assessor's file, the parcels have been consolidated, therefore, on-
site parking and adjacent parking within 300' of the rezoning could be considered
in terms of required parking spaces.
SUMMARY
The proposed rezoning is characteristic of surrounding land uses and should not
adversely impact the surrounding properties. The proposed rezoning is in
compliance with the River Island Amendment Plan and recognizes this area as a
transitional area for low intensity professional office and residential and this specific
property fronting Pine Street for Office use. The site can provide adequate parking
to accommodate rezoning of the property and there should be no adverse impact
on vehicular and/or pedestrian traffic as a result of the rezoning of this property.
There should be no negative environmental or public service impacts associated
with the rezoning of this property to office use.
RECOMMENDATION
Staff recommends approval of the request to rezone the property located at 233-
235 N. Pine from "D-2" Residential/Office to "D-1" Professional Office.
Report prepared by DMW 7/97.
DOWNTOWN NEIGHBORHOOD ASSOCIATION
August 4_, 1997
Members of the Lansing Planning Board
City of Lansing, Michigan
Re: Z-14-97 - Rezoning Request of Michigan Retailers Association
Dear Planning Board Members:
On August 1, 1997, the Board of Directors of the Downtown Neighborhood Association
voted unanamiously to oppose the rezoning request of the Michigan Retailers
Association. We strongly request that the Planning Board and the City Council
reject the rezoning request.
The rezoning request fails to meet the requirements of the Master Plan and the
Zoning Code. On that basis alone, the request should be rejected.
In bolstering a decision to reject the request, are the known plans of the applicant
to construct a 15 ,000 to 17,000 office building and associated parking in this
location. If the zoning is obtained the applicant will proceed to develop their
inappropriate construction plans. This planned construction project is so severe
and destructive that it not only violates the River Island Master Plan and the
Zoning Code but it also constitutes a serious threat to the on-going.public and
private efforts to revitilize the area .
To permit any of this to occur would not only violate the Master Plan and Zoning
Code (which the City may not legally do)but also represents the worst in public
policy.
Michigan Retailers Association is attempting to rely solely upon the map in the
River Island Plan Amendment (See attached) . The map is only a designation of
general land use and is not independently determinitive.
Also attached is a copy of the March, 17, 1988 transmittal letter of the River
Island Master Plan Amendment to then Mayor McKane from then Lansing Planning Division
Director, Jim Foulds (signed by Jim Spackman) and the action of the March 15, 1988
Planning Board meeting which unanamiously approved the amendment to the River Island
Comprehensive Plan. Your attention is drawn to the following language in both:
AS ALWAYS, THESE DESIGNATIONS ARE FOR-GENERAL LAND USE, AND EACH
REZONING WILL HAVE TO BE CONSIDERED ON THE MERITS OF THE SITE AND
THE INTENSITY OF THE PROPOSAL, AS WELL AS THE CONTEXT OF THE SITE. "
The rezoning request should fail because the request to use the existing building
on the existing land for D-1 office cannot meet the site requirements. The application
does not include any issues of improving the lot or enlarging the existing structure
where lot shape, adjacent land use or topography is the problem. Therefore, an
application for a variance under R1244.06 would also not remedy any problem.
Down townNeignborthood Association
Page 2
August 4, 1997 Z-14-97
Further, the applicant is not claiming a "practical difficulity or hardship"
nor could the applicant claim that 'can secure no reasonable return from, or
make no reasonable use of the property without this rezoning. 'therefore, the
City and its Planning Board have no authority to review this for hardship. The
truth is that the applicant currently has a residential tenant in the upstairs
unit and an office tenant in the first floor. And, they are accomplishing this
on a "lot of record" (See Zoning Code definition s1240.03(89) )which which does
not meet the Zoning Code requirements for the D-2 zoning they already possess.
The rezoning request for the D-1, 100per cent office zoning fails to meet the
site requirements. The existing house, on the "lot of record" nearly covers
the entire 44 ft. x 77 ft. lot. The set backs for yards contained in 01260.05
through 21260.08 cannot be met: most notably is the requirement for a minimum of
a twenty feet for a rear yard - the rear yard appears to be approximately 4 feet.
The parking. requirements for a D-1 cannot be made on this "lot of record". This
property has lacked any driveway or parking space on it for as long as we can
remember. The applicant has never asked for any special land use to accomodate
the parking off-site. To intensify the use of the property to full office and
have the zoning run with the land and the fact that the current owner or any
future owner could sell off this property without sufficient parking would create
parking problems for the surrounding properties and the neighborhood in general.
Further, any new owner would need to cut a curb cut for access to either Pine or
Ionia street which would trigger circulation problems in the traffic.
The Planning Board and City Council should also note that the D-1 zoning requested
permits forty-five structure height in this zoning category. It is one thing for
a residential property to have a roof height which approaches this height. It is
quite. another thing to have the mass of a wall facade which extends forty-five
feet. Clearly, such facade height is not residential in character and would
severely damage the residential character of the neighborhood. The neighborhood,
which is residential in character is better protected by adherence with the
requirements of the River Island Master Plan which requires that the residential
character of the area be maintained, a factor which is incorporated into its
existing D-2 Zoning as §1262.11 applies design standards which maintain the
architectural character of the neighborhood for existing residential structures,
existing nonresidential structures and new construction.
We draw your attention to important requirements in the River Island Master Plan
for this area:
"ALMOST HALF OF THE LAND IN RIVER ISLAND IS DEVELOPED FOR RESIDENTIAL
USE. IT IS RECOGNIZED THAT MAINTENANCE AND IMPROVEMENT OF THE EXISTING
HOUSING STOCK IS VITAL TO THE SUCCESS OF PROGRAMS PLANNED TO BRING ABOUT
POSITIVE GROWTH AND DEVELOPMENT." (p. 39) Strategies are designed to
improve and maintain residential areas.
"RELEVANT AREA HOUSING POLICIES
"* PRESERVATION AND REHABILITATION - INCLUDES ENCOURAGING THE MAINTENANCE
OF OWNER OCCUPIED UNITS AND PRESERVING AND ENHANCING NEIGHBORHOOD CHARACTER."
(P. 39)
LV�A/111.V W/1 1VC y1�11/JVli1VVLL L]JJVI.lgL.y Vll
Page 3
August 4, 1997 Z-14-97
"NEIGHBORHOOD STABILITY - PRESERVE STABILITY AND QUALITY OF RESIDENTIAL
AREAS BY:
"* SYSTEMATIC AND COMPREHENSIVE ENFORCEMENT OF CITY ORDINANCES.
"* RESTR.ICT HOUSING CONVERSIONS TO SITES WHICH ARE APPROPRIATE DUE
TO THE STRUCTURE AND LOT SIZE AND THE TYPE OF SURROUNDING LAND USES." (p. 39)
"REDEVELOPMENT
"* PROMOTE EFFICIENT LAND USAGE.
"* IMPROVE THE QUALITY OF THE HOUSING STOCK.
"* ENHANCE THE VISUAL CHARACTER OF THE NEIGHBORHOOD." (p. 39)
zhe River Island Master Plan goes on to say:
"LAND USE - NON-RESIDENTIAL, USES SUCH AS OFFICE, COMMERCIAL AND
INDUSTRIAL WILL BE RESTRICTED FROM INTRUDING INTO RESIDENTIAL AREAS." (p. 75)
"CIRCULATION/STREETS
"RETURN SHIAWASSEE, IONIA, WASHTENAW AND KALAMAZOO TO TWO-WAY STREET. " (p. 79)
(emphasis added)
It is clear that the master plan designation for this property is a transitional
area for low intensity professional office and residential use. Intensifying the
use, particularly for a property which cannot meet site requirements violates the
Master Plan and the Zoning Code.
Further, we have been informed of different time schedules for the proposed
construction project to build a 15,000 to 17,000 square foot office building
which could be accomplished if this rezoning request would be approved. We submit,
for your review, written documentation of this plan by way of the October 1, 1996
and March 4, 1997 minutes of the Downtown Neighborhood Association in which Larry
Meyer, Vice Chairman and CEO of Michigan Retailers Association attended our neighborhood
association meetings for the express purpose of describing their plans. As you
can plainly see from the October 1, 1996 minutes, Mr. Meyer was projecting the
beginning of construction for the summer of 1997 with a 2 year completion date.
He is probably a little busy this summer to consider construction. Last week,
Mr. Hallen met with the Neighborhood Association President and Land Use Committee
Chair and described an estimate of not needing to proceed with plans for five years.
As we clearly told Mr. Hallen: the residental residents of this neighborhood have
a commitment to their homes and this neighborhood for a period which exceeds two or
five years - most of us have at least a thirty year commitment through our mortgages.
We could not more strongly request that the Planning Board and City Council reject
the rezoning request as it fails to meet the requirements of the Zoning Code and
Master Plan.
Respectfully submitted,
DO77M,��
ORHOOD ASSOCIATION
Attachments
By Stephanie Whitbeck, Land Use Committee Chair
nnA Pn Ara Mpmhp r
Z-14-97 Rezoning Request of Michigan Retailers Association
The Lansing Historic District Commission opposes this rezoning request and
requests that the Lansing Planning Board and City Council reject it.
In May, 1997, the HDC held a week-long Historic Preservation Week display in
the lobby of City Hall. In words and pictures, that display described Lansing's
architectural Past (much of it lost to the wrecking ball) , Lansing's Present
status of Historic preservation, and our view of Lansing's Future blending the
best of preservation, adaptive re-use and appropriate new construction which
maintains the size, scale, materials, style, colors, etc. in a manner whibh
unobtrusively blends with our historic neighborhoods. In terms of an historic
viewpoint, residential character is of vital importance.
Our display also included an Endangered Properties section. We note that of the
fourteen endangered properties shown, eight of them are owned by Michigan Retailer
Association.
We believe that both the present rezoning request which intensifies the intrusion
of office use into this traditionally residential neighborhood in Lansing's Original
Plat aswellas the Retailer's longer range plan to replace the existing houses with
an inappropriately large office building and associated parking destroys the context
of this neighborhood which is part of the oldest residential neighborhood in Lansing
and in the best condition.
We believe that the rezoning request and the longer range plans would create far
more damage to the neighborhood and the community at large than any benefit which
could result. We also note that the neighborhood is the most fragile in Lansing
based upon prior and current development pressure. We note that the City's 1990
River Island Study cites the loss of 2,707 housing units in major demolition
projects between 1960 and 1978. Certainly, many other housing units are gone.
The loss of a City's history has negative consequences for economic development,
tourism, tax revenue, crime and housing patterns and general land use. Approving
this rezoning request would not only violate the Zoning Code and Master Plan it would
be bad public policy.
LANSING HISTO C DISTRICT COMMISSION
By Stephanie L. Whitbeck, Chair
Attachment - Endangered Property List
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7-14-97 231-235 H. Pine St.
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Z-16-97
113 Pere Marquette
Page 1 "H" Light Industrial to "G-1" Business
GENERAL INFORMATION
APPLICANT: Angevine Incorporated
113 Pere Marquette
Lansing, MI
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Re-Zone the property located at 113 Pere Marquette
form "H" Light Industrial to "G-1" Business District.
EXISTING LAND USE: Blue Coyote Brew Pub
EXISTING ZONING: "H" Light Industrial
PROPOSED ZONING: "G-1" Business District
PROPERTY SIZE & SHAPE: 64' x 172' (11,008 ft2)
SURROUNDING LAND USE: N: Commercial & Wholesale (Craig Corey's Travel,
Michigan Grocers, Paramount Coffee)
S: Commercial (Copper Moon Art Gallery, Ice
Cream Parlor, Rooming House, Clara's)
E: Restaurant (Clara's)
W: Commercial & Parking (pawn/resale shop)
SURROUNDING ZONING: N: "H" Light Industrial
S: "H" Light Industrial & "G-1" Business District
E: "H" Light Industrial
W: "H" Light Industrial
MASTER PLAN DESIGN.: The North East Area Plan designate this area for
Commercial/Industrial Use. The Cedar/Larch District
Area Plan designates this area for Central Business
District support, specifically pedestrian oriented retail
along Pere Marquette.
DEVELOPER'S PROPOSAL: The property owner is requesting to rezone the property
from "H" Light Industrial District to "G-1" Business
District. The applicant proposes to retain the
restaurant/brew pub use of this property while
Z-16-97
113 Pere Marquette
Page 2 "H" Light Industrial to "G-1" Business
expanding into the second floor of the structure for a
sports bar. The applicant has a 100 space parking
lease with the City of Lansing Municipal Parking
System. The "G-1" Business District would eliminate
the requirement of on-site parking, therefore the lease
would no longer be mandatory, but the property owner
intends to continue the existing valet parking service.
AGENCY RESPONSES
AMERITECH: No reply.
Assessor: No comments.
B.W.L: No reply.
Building Safety Office: No reply.
City Attorney: No reply.
Consumers: No reply.
Development Office: Parking is still an issue. Should have some accounting
through leased space, etc.
Fire Marshal: No objections.
Lansing Neigh. Council: Left message with Eastside Neighborhood Organization.
Media One: No concerns at this time.
Community Policing: No reply.
Parks and Recreation: No comments.
Public Service Dept.: No reply.
Transportation Eng.: Summary of a phone conversation held on August 27, 1997
with Dave Berridge, Transportation Engineer is incorporated in
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
beginning on page 3.
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The proposed rezoning of 113 Pere Marquette as "G-1" Business is consistent and
compatible with surrounding land uses. The requested zoning allows for the retention of
Z-16-97
113 Pere Marquette
Page 3 "H" Light Industrial to "G-1" Business
the restaurant/brew pub use of this property while eliminating the requirements for on site
parking. However, it eliminates the right to manufacture that is allowed by the current
zoning district. The proposed expansion onto the second floor of the structure for a sports
bar is consistent with recent development of Rum Runners (restaurant/bar on the first floor
with piano themed bar on the second.)
The proposed expansion of 113 Pere Marquette would support the City's efforts to
revitalize this area while being compatible with Oldsmobile Park, Rum Runners, the Nut
House, the Corner Creamery and Clara's Restaurant in adjoining block faces of Michigan
Avenue. Currently, the Blue Coyote has a gross first floor area of approximately 8,000 ft2.
In the last two years 601, 615, 617, 619, 621 and 623 E. Michigan Avenue have been re-
zoned from "H" Light Industrial to "G-V Business. Each of these structures are
approximately 2,200 ft2 on each of their two floors.
COMPLIANCE WITH MASTER PLAN
The North East Area Plan designates this area for Commercial/Industrial Use, however the
Cedar/Larch District Area Plan designates this area for CBD support through pedestrian
oriented retail. The applicant's proposal is to remodel the structure's vacant second floor
for use as a bar with a sports theme (sports bar). This development would be compatible
with the both the Area Plans, and with near by projects that the City of Lansing has partially
funded (Oldsmobile Park, 603 E. Michigan Avenue & Rum Runners).
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The rezoning of the property located at 113 Pere Marquette from "H" Light Industrial to "G-
1" Business District allows for the same intended commercial use (sports bar), however it
would shift the burden of suppling parking from on-site to being provided for by the City of
Lansing.
The intent of the "G-1" Business District is to allow for a general retail commercial district
for the downtown area. Specifically, by allowing commercial businesses to locate in
structures that were not designed for current vehicular demands and requirements. During
past re-zonings, there has been a concern by businesses within this area in regards to
parking. With the continued development of the 600 block of E. Michigan Avenue and
Pere Marquette Street the demands on existing parking will escalate.
The concept of rezoning this area to "G-1" Business was addressed in the Cedar/Larch
District Area Plan (See attached map). The Cedar/Larch District Area Plan recommends
re-zoning 113 Pere Marquette to "F" Commercial, while it recommended "G-V Business
for 601, 615, 617, 619, 621 and 623 E. Michigan Avenue. Although all of these properties
are in the same general vicinity, the issue of scale determined the recommended zoning
district. 113 Pere Marquette is currently utilizing 8,000 gross square feet, with the potential
to expand to over 14,000 square feet. This is far greater than the recent re-zonings of 601,
Z-16-97
113 Pere Marquette
Page 4 "H" Light Industrial to "G-1" Business
615, 617, 619, 621 and 623 E. Michigan Avenue which average 2,200 square feet per
floor.
Currently the applicant has a 100 space parking lease with the City of Lansing Municipal
Parking System. The "G-1" Business District would eliminate the requirement of on-site
parking, therefore the lease would no longer be mandatory, but the property owner intends
to continue the existing valet parking service. Based upon information provided by the
applicant, the current average demand on the valet service, which uses the leased spaces,
are 25 during lunch and 40 during dinner hours. This leaves a surplus of 60-70 unused
parking spaces in the City's E. Michigan Avenue lot.
As with the State of Michigan Lottery Building's development in 1988, the City of Lansing
has difficulty re-zoning properties on the fringe of the Central Business District to "G-1"
Business. However, along with the constraints of downtown parking, the City recognizes
that the clustering of businesses encourages mass transit, which supports the varying of
the on-site parking requirements of the Zoning Code. The State of Michigan applied for,
and successfully received, parking variances from the City during BZA-2898.
ENVIRONMENTAL IMPACT
No negative environmental impacts are anticipated. The former use of the second floor
of this site was commercial/industrial.
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
The proposed would have a negative impact on patterns of development along Pere
Marquette. The Cedar/Larch District Area Plan delineated what properties should be re-
zoned to "G-1" Business District. By re-zoning this parcel without the Plan's support, it
would set a negative precedent of not conforming to the Plan. The Cedar/Larch District
Area Plan reviewed the study area as a whole, and made comprehensive
recommendations for the benefit of the entire area. This re-zoning needs to consider the
same comprehensive long term effects.
The development of the second floor of 113 Pere Marquette in itself is compatible with the
North East Area Plan and with projects within the area that the City of Lansing has partially
funded (Oldsmobile Park, 603 E. Michigan Avenue & Rum Runners). The ability to
manufacture at this site would be eliminated through the re-zoning as a possible future
land use as it would if re-zoned to the Plan's recommended "F" Commercial District.
SUMMARY
1. Existing zoning would allow for the same use as proposed under the requested
zoning district.
2. The change in zoning would shift the burden of providing parking from on-site to off-
site by the City of Lansing.
Z-16-97
113 Pere Marquette
Page 5 "H" Light Industrial to "G-V Business
3. The City recognizes the need for increased parking and has acquired/leased
properties for this purpose (217 additional spaces added in 1996).
4. This development would be compatible with the North East Area Plan and with
projects within the area that the City of Lansing has partially funded (Oldsmobile
Park, 603 E. Michigan Avenue & Rum Runners).
5. The ability to manufacture at this site would be eliminated through the re-zoning as
a possible future land use.
6. Currently the applicant has a 100 space parking lease with the City of Lansing
Municipal Parking System.
7. The current average demand on the valet service, which uses the leased spaces,
are 25 during lunch and 40 during dinner hours. This leaves a surplus of 60-70
unused parking spaces in the City's E. Michigan Avenue lot.
8. The Cedar/Larch District Area Plan clearly delineates the recommended boundary
for the "G-1" Business District. The Plan recommends "F" Commercial for this site.
9. 113 Pere Marquette is currently utilizing 8,000 gross square feet, with the potential
to expand to over 14,000 square feet. This is far greater than the recent re-zonings
of 601, 615, 617, 619, 621 and 623 E. Michigan Avenue which average 2,200
square feet per floor.
10. The City of Lansing did not support a similar concept in 1988 by the State of
Michigan Lottery Bureau, but did support a variance in the number and location of
parking spaces.
RECOMMENDATION
Staff recommends the request for re-zoning from "H" Light Industrial to "G-1" Business
District subject parcel located at 113 Pere Marquette be denied.
DADATAMPERFECT2-16-97.WPD Prepared by: Steven L.Hayward,Senior Planner,(517)483-4076
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APPEAL #2898
NE CORNER WASHINGTON AND HILLSDALE
GENERAL INFORMATION
APPLICANT: Kenneth D. Ellis
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Variance of Section 1268 .08
Rear Yard; Section 1268 .09
Height Requirement; Section
1284.13 (d) (2) Parking Req.
PURPOSE: To allow construction of an
office building with associated
warehouse.
EXISTING LAND USE: Surface parking lot
EXISTING ZONING : ' F-1 ' Commercial District
LOCATION: NE corner of S . Washington
Ave & E. Hillsdale St.
SIZE & SHAPE: 155 ' x 198 '= 30, 690 sq ft
rectangular
SURROUNDING LAND USE: N: Greyhound Bus Terminal
S: Office (Womans Club)
E: Office & State Journal
W: Office
SURROUNDING ZONING: N: G-1 Business Dist
S: F-1 Commercial
E: F-1 Commercial
W: F-1 Commercial
MASTER PLAN DESIGNATION: Cherry Hill Area Development
Plan (commercial use/buffer
between C.B.D. & Residential
area)
CASE HISTORY: Surface parking lot
constructed in 1986 .
SPECIFIC INFORMATION
DEVELOPER.' S PROPOSAL: Construct a 4 story above grade
office building plus mechanical
penthouse 76 ' high, to the rear
property line with limited
parking.
ANALYSIS
This is a request by Kenneth D. Ellis to construct an office building
with an associated storage warehouse on the northeast corner of S .
Washington Avenue and E . Hillsdale Street. The property is zoned 'F'
Commercial District that has a rear yard setback requirement of 25
feet and a maximum height allowance of 40 feet (the public hearing
notice mailed said 45 ' ) . The site plan illustrates 21 parking spaces
off the abutting alley.
The proposed structure is approximately 65 feet tall, including a 13 '
tall mechanical stairwell penthouse, requiring a 25 foot height vari-
ance of Section 1268 .09 of the Zoning Code. The structure consists of
5 total office levels, one underground and four above ground. The
penthouse is on top of the fifth office level.
The proposed office structure is located on the rear (east) property
line and the proposed warehouse portion is located twenty feet from
the rear (east) property line. This portion of the proposal requires
.a 25 foot variance of Section 1268 .08 of the Zoning Code.
The proposed structure, according to the Planning Divisions standard
practice of figuring parking based upon 80% of the gross office square
footage, requires approximately 322 parking spaces. The petitioner
has approximately 240 parking spaces available for this development
requiring an 82 space variance of Section 1284.13 (d) (2) of the Zoning
Code.
The proposed structure is designed for and proposed to be occupied by
the Lottery Bureau of the State of Michigan. The Lottery Bureau re-
quires storage space for equipment and supplies. This is the reason
for the warehouse. They also propose to locate approximately 110 to
120 employees into this structure.
IMPACT UPON THE GENERAL DEVELOPMENT PATTERNS
The 'G-l ' General Business District abuts this property to the north
this property is therefore, on the fringe of the Central Business
District. Based upon growth patterns and available land, the property
between I-496 expressway and the downtown is an area of expected
growth and envisioned revitalization. Yet once out of the ' G-l '
Business District, parking and dimensional provisions are required.
The Cherry Hill Area Development Plan recognized this property as a
C.B.D. fringe area and encourages commercial or office type uses to
begin to buffer the Cherry Hill residential area from the intensive
C.B.D. activity. This development would fit within this block with
the other major land uses: the Greyhound Bus Station and the State
Journal Newspaper.
The lack of a rear yard setback nor the two and four story profile of
this building should not overwhelm the surrounding development and
should be another good step toward the revitalization of this area of
the downtown if approved.
IMPACT OF VEHICULAR AND PEDESTRIAN CIRCULATION
The parking options that exist for this property are as follows: Em-
ployee parking; 1) State employees park in State owned lots and then
are shuttled in by CATA. A program is currently being developed for
this in cooperation with the State, City and CATA officials. 2) The
State or its employees could lease spaces from the property owner,
Kenneth Ellis, on parking lots existing or available for construction
within a distance of a block to a block and a half. One proposed
parking lot of 95 spaces is within 300 feet of the project site. A
second existing lot is approximately 400 feet away and is proposed to
contain 125 spaces when an addition is made to it. Twenty-one spaces
are proposed on site. The proposed 110 to 120 employees should be
able to have their parking need adequately satisfied with the above
options.
Visitor parking; There is sufficient visitor parking in the 500 block
of South Washington Avenue at the four hour meters. Currently, a ma-
jority of these spaces stand vacant all day long.
The proposal, as submitted, should not adversely impact the surround-
ing property owners and their ability to park. The entire area, with
a few exceptions, is controlled by either time zones, meters or no
parking zones.
Pedestrian access will be good to the downtown retail and office area.
Also, other State utilized offices are within a reasonable distance
downtown.
IMPACT OF HEIGHT VARIANCE REQUEST
Approximately 1/2 of the height variance requested is an elevator
penthouse. The proposed storage/warehouse portion of this proposal
does not exceed the height limit. The fourth floor that is also above
the height limit should not adversely impact the surrounding develop-
ment.
IMPACT OF THE REAR YARD VARIANCE REQUEST
Abutting the rear (east) side of the property is a twenty foot wide
alley, which in effect, provides a setback to the adjacent property.
The property impacted most by this request is the office structure to
the east. It is a converted residential structure which is 35+/- feet
tall. A rear yard variance is not anticipated to substantially impact
the surrounding development.
STAFF RECOMMENDATION
The staff recommends approval of the requested 25 foot height vari-
ance, 25 foot rear yard setback variance and the 82 parking space
variance recognizing the proposed design and tenant. Should the de-
sign substantially change, a new variance may need to be requested.
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Z-17-97
1060 N. Cedar Street
"C" Residential to "H" Light Industrial District
GENERAL INFORMATION
APPLICANT: Rejinaldo Gallegos
1060 N. Cedar
Lansing, MI 489
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Rezoning
EXISTING LAND USE: Two-Family Residential
EXISTING ZONING: "C" Residential
PROPOSED ZONING: "H" Light Industrial District
PROPERTY SIZE & SHAPE: 66' X 115.5' = 7,623 sq. ft.
SURROUNDING LAND USE: N: Cedar Street School
S. Vacant house
E. One-Two Family
W: Su Casa Boutique
SURROUNDING ZONING: N: "C" Residential
S: "C" Residential
E: "C" Residential
W: "H" Light Industrial
MASTER PLAN DESIGNATION: The NorthEast Area Comprehensive Plan
recognizes this area for residential use.
SPECIFIC INFORMATION
DEVELOPER'S PROPOSAL: The applicant is proposing to rezone property at
1060 N. Cedar Street from "C" Residential to "H"
Light Industrial District. The applicant wishes to
continue to park his commercial vehicles at his
residence.
Z-17-97, 1060 N. Cedar Street, "C" Res. to "H" Light Industrial District, Page 2.
BACKGROUND:
AGENCY RESPONSES:
AMERITECH: No response received yet.
Assessor: PPN 3301-09-430-002.
BWL: Electric Utility
The Electric Customer Projects and Marketing
Department has no objections to the proposal as
presented.
Water Utility
Water Technical Support/Distribution -The BWL
owns property and operates well #25-16 at 1040
North Cedar, just to the south of Mr. Gallegos
property. Rezoning to "H" light Industrial could
jeopardize the well site use depending on
possible contamination from commercial vehicle
parking.
Building Safety: No response received yet.
Consumers Power: No response received yet.
Continental Cable: No response received yet.
Development: Recommend denial. Inconsistent with
development in the area.
Fire Marshal: No response received yet.
Parks & Rec.: This might be a good time to re-evaluate the
whole corridor between Larch and Cedar south
at Grand River Avenue. If your desire is to keep
this residential -deny the request. There are no
plans to make any improvements to Larch Place.
Public Service: No comments.
Report Prepared by DMW 8/97.
Z-17-97, 1060 N. Cedar Street, "C" Res. to "H" Light Industrial District, Page 3.
Trans. Eng. Parking area should be hard surfaced and marked
to properly define the parking area. The driveway
approach should be improved to accommodate
commercial vehicles.
ANALYSIS
COMPATIBILITY WITH SURROUNDING LAND USE
The surrounding land uses consist of a school to the north, residential uses to the
south and east, and industrial uses to the west. The proposed use is inconsistent
with surrounding residential land uses.
COMPLIANCE WITH MASTER PLAN
The North East Area Comprehensive Plan recognizes this area for residential use.
The proposed zoning allows a greater density than specified for this property .
Also, the proposed zoning change is inconsistent with the Master Plan, which
recognizes the existing residential use.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
The applicant is proposing to park his trucks at his residence at 1060 N. Cedar
which has the driveway access off of Maple Street, a local street. These are
extremely large vehicles being parked in a driveway in such a small residential
block. The residential character of the neighborhood changes with commercial
vehicles parked in the area. As a matter of fact, there is a "no trucks" sign on the
north side of this house. The continuation of this use will present an adverse
impact on the residential character of the neighborhood as well as on vehicular and
pedestrian traffic.
ENVIRONMENTAL IMPACT
At present, there appears to be several environmental impacts which can be
anticipated. Depending on the use of the truck, there could potentially be some
environmental impact, particularly contamination from a commercial vehicle. Also,
if the property is rezoned and used industrially, some negative environmental
impacts may be anticipated.
Report Prepared by DMW 8/97.
Z-17-97, 1060 N. Cedar Street, "C" Res. to "H" Light Industrial District, Page 4.
PUBLIC SERVICE IMPACT
At present, there appears to be no public service impacts anticipated. There could
potentially be some impact on storm sewers in the area particularly as a result of
contamination from commercial vehicles.
IMPACT ON FUTURE PATTERN OF DEVELOPMENT
If approved, this could definitely set a precedent allowing others to park commercial
vehicles in residential neighborhoods and this is NOT the intent of the residential
areas. Also, rezoning to "H" light industrial would establish non-residential zoning
to this block and create a negative pattern for future development.
OTHER
The intent of the residential area is not for parking commercial vehicles. These
types of vehicles should be parked in an area zoned and used specifically for that
use.
SUMMARY
Based upon the report, staff finds that the proposed rezoning does not comply with
the Master Plan in that the requested rezoning provides and/or allows a density
greater than specified for this property in the Master Plan. The rezoning will have
some impact on the existing vehicular and pedestrian traffic. There could be some
environmental and public service impacts. There is a potential for any type of
permitted use in the "H" Light Industrial District which will negatively impact the
patterns of development.
RECOMMENDATION
Staff recommends denial of the request to rezone the property at 1060 N. Cedar
Street from "C" Residential to "H" Light Industrial District.
Report Prepared by DMW 8/97.
Z-17-97 1060 N. Cedar St.
NORTH 'C'Residential to'H'Light Industrial District
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Z-18-97
West side of Collins Road
"A" Residential and "D-1" Professional Office to "F" Commercial
GENERAL INFORMATION
APPLICANT/OWNER: George F. Eyde Ltd. Family Partnership & Lois J.
Eyde Ltd. Family Partnership
4660 S. Hagadorn, Ste, 660
East Lansing, MI 48823
REQUESTED ACTION: Rezoning from "A" Residential and "D-1" Professional
Office to "F" Commercial District
LOCATION: Approximately 200 feet north of Dunckel Road on the
west side of Collins Road (see Figurel, Area Map)
EXISTING LAND USE: Vacant and public utility (overhead electric
transmission lines)
EXISTING ZONING: "A" Residential and "D-1" Professional Office
PROPERTY SIZE & SHAPE: Parcel "A": 2.303 acres, plus Parcel "B":1.821 acres,
4.124 acres total
SURROUNDING LAND USE: N: Office
S: Commercial
E: Institutional/Agricultural
W: Interstate Highway
SURROUNDING ZONING: N: "D-1" Professional Office
S: "F" Commercial
E: N/A (Lansing Twp.)
W: N/A (Interstate Highway)
MASTER PLAN DESIGNATION: The Southeast Area Comprehensive Plan
Amendment, Collins Road Area, 1988, designates the
subject property for research and development
facilities or similar office land use. Dunckel Road is
classified as a Minor Arterial street. Collins Road is
classified as a Collector Street.
CASE HISTORY: Parcel "A" (2.303 acres) and adjacent property to the
north was rezoned from "A" Residential District to "D-
1" Professional Office District in 1983.
page 2 Z-18-97
"A" Residential and "D-1" Professional Office to "F" Commercial District
APPLICANT'S PROPOSAL: The applicant wants to rezone the property for future
commercial development. A hotel is the intended use
listed. The north portion of the subject property is on
the same parcel as the adjacent office development
(currently the Michigan State Police offices).
AGENCY RESPONSES:
AMERITECH TELEPHONE: No response received.
ASSESSOR: Will this require a split of parcel 3301-36-102-
062?
ATTORNEY: No response received.
BOARD OF EDUCATION: No response received.
BOARD OF WATER AND LIGHT: The Electric Customer Projects and Marketing
Department has no objections to the proposal
as presented. Water Technical
Support/Distribution - No comments on rezone.
Electric Planning and System Studies - Parcels
involved are also being considered in
preliminary studies fro 138kV line route to
future Meridian Substation. No impact on
rezoning but may impact line route and/or
future commercial development.
BUILDING SAFETY: No response received.
CATA: CATA staff has reviewed the request for
rezoning two adjacent parcels of vacant land
on Collins Road from "A" Residential District
and "D-1" Professional Office District to "F"
Commercial District and supports this request.
The location of this parcel makes it unsuitable
for residential and thus rezoning to
Commercial would be appropriate. This site is
served by our Route 7 which travels the
Dunckel-Collins corridor.
FOREST VIEW CITIZENS: See attached letter.
page 3 Z-18-97
"A" Residential and "D-1" Professional Office to "F" Commercial District
CONSUMERS ENERGY COMPANY: No response received.
MEDIA ONE CABLE: Media One has no concerns in this area at this
time.
DELHI TWP: No response received.
ECONOMIC DEVELOPMENT/TIFA: The Economic Development Corporation is
supportive of consistent development patterns
as displayed by this proposed rezoning.
Therefore, we support the rezoning of the west
side of Collins Road from "D-1" Professional
Office District to "F" Commercial District.
FIRE MARSHALL: No objection to this plan.
INGHAM CO. DRAIN COMM: No response received.
INGHAM CO. ROAD COMM: The Ingham County Road Commission has no
objection to the change in the zoning of the
adjacent Eyde properties on Collins Road.
LANSING TWP: No response received.
MI DEPT. ENVIRONMENTAL QUALITY:No response received.
MI DEPT. NATURAL RESOURCES: No response received.
MI DEPT. TRANSPORTATION: No response received.
PUBLIC SERVICES: Public Service has no objection to the rezoning
request. A public sewer to the Michigan State
Police building lies on the south line of the "D-
1" site. A site plan is required prior to any
construction.
TRANSPORTATION: Access to the combined parcels should be
limited to one driveway on Collins Road and
possibly connecting service roads to the
adjacent parcel to the north if it is still under
the ownership and control of the Eydes.
page 4 Z-18-97
"A" Residential and "D-V Professional Office to "F" Commercial District
ANALYSIS
The potential impact of the proposed zone change is discussed below.
COMPATIBILITY WITH SURROUNDING LAND USE
The proposed use is similar to.the adjacent hotel, which is a highway oriented
commercial land use. The adjacent office land uses will not be negatively effected by
the proposed commercial zoning. Other land uses which are provided access from the
Dunckel Road interchange include several multiple family residential developments and
an area of significant commercial development adjacent Jolly Road to the south.
COMPLIANCE WITH MASTER PLAN
The proposed zone change is not inconsistent with the Southeast Area Comprehensive
Plan Amendment, Collins Road Area, 1988. The subject site is situated between
property which is designated for research and development/office facilities and for hotel
development.
IMPACT ON VEHICULAR AND PEDESTRIAN TRAFFIC
Staff believes this to be the single most important factor which this proposed
development could impact. As indicated by the Transportation Engineer's comments,
access to the site should be limited to one driveway or to a shared access driveway
with the adjacent office development.
ENVIRONMENTAL IMPACT
The proposed commercial development would have no different environmental impact
than office development of the site. Either type of development would typically create
similar amounts of impervious surface (pavement and building coverage). In addition,
development of an eating or drinking establishment (which would be possible in the "F"
Commercial District) may help reduce traffic generation by providing a location that is
closer and more convenient for adjacent office developments.
IMPACT ON FUTURE PATTERNS OF DEVELOPMENT
Approval of this project should not have a significant impact on future development
patterns as surrounding properties are already developed (assuming the MSU property
east of Collins Road remains institutional/agricultural).
Other uses that may find this site desirable include eating and drinking establishments,
particularly a fast-food restaurant.
One potential impact of the proposed development would be commercial signage
oriented to the interstate highway. The adjacent hotel facility has a non-conforming
ground pole sign (for both size and height) oriented to traffic on the adjacent interstate
highway (the assessor's records indicate this sign is 66 feet tall). The hotel facility
page 5 Z-18-97
"A" Residential and "D-1" Professional Office to "F" Commercial District
south of Dunckel Road has a similar sign. The current Sign Code limits ground pole
signs to 30 feet in height and 170 square feet in area.
SUMMARY
The applicant is requesting a zoning map amendment from Rezoning from "A"
Residential and "D-1" Professional Office to "F" Commercial District to permit possible
construction of a hotel. The property is located between existing office facilities and a
hotel at the north east corner of Dunckel and Collins Roads.
The proposal is consistent with the Southeast Area Comprehensive Plan Amendment,
Collins Road Area, 1988.
Staff has anticipated the possibility of a variance request for the size and height of a
sign for any highway oriented commercial use that could locate on the subject site if the
zone change is approved.
RECOMMENDATION
Staff recommends approval.
Respectfully Submitted,
Jim Sturdevant, AICP
Senior Planner
Z-18-97.FE
NORTH
Z-18_97 *1"Oacant property west side of Collins Road
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DEPARTMENT OF PLANNING AND
NEIGHBORHOOD DEVELOPMENT
c G ��i/ 3l6 N.CAPITOL Avenue• LANsING,MI 48933-1236• (517)483-4066 • FAX:(517)483-6036
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David C. Hollister,Mayor PLANNING OFFICE July 21, 1997
Dear Owner/Occupant
RE: Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1" Professional Office
Districts to "F" Commercial District
The Lansing Planning Board will hold a public hearing on Tuesday, August 5, 1997, at 7 p.m. in
City Council Chambers, Tenth Floor, Lansing City Hall, 124 West Michigan Avenue, Lansing,
Michigan, to consider Z-18-97, a request by George F. Eyde Ltd. Family Partnership and
Louis J. Eyde Ltd. Family Partnership to rezone two adjacent parcels of vacant Land on
Collins Rd., and more particularly described as:
Parcel A: Part of PPN 3301-29-102-062:
A part of the Southwest '/. of the Northwest % of Section 36, T4N, City of Lansing,
Ingham County, Michigan, described as commencing at the West ''/, comer of said
Section 36; thence S89026'28"E 1307.16 feet along the East-West '/. line to the
Southeast comer of the Southwest '/, of the Northwest '/,; thence N00007'51"W 165.01
feet along the East line of the Southwest '/. of the Northwest ''/. to the point of beginning;
thence N89026'28"W 480.75 feet parallel with the East-West '/. line to the Easterly right of
way line of Highway U.S. 127; thence N43058'12"W 72.01 feet along said Easterly line;
thence N53054'26"E 328.97 feet; thence S89026'28"E 173.74 feet; thence S00007'51"E
40.99 feet; thence S89026'28"E 90.60 feet to the East line of the Southwest '/. of the
Northwest '/.; thence S00007'51"E 206.74 feet to the point of beginning containing 2.303
acres of land and subject to any easements or rights of way of record.
from "D-1" Professional Office District to "F" Commercial District, and
Parcel B: PPN 3301-29-102-091:
S 165 FT OF SW '/. OF NW '/. E OF E R/W LINE 1-496, SEC 36 T4N R2W
from "A" Residential District to "F" Commercial District. The applicant is proposing to
assemble these properties for future commercial development. For more information about Z-18-
97, phone Jim Sturdevant at 483-4057, Lansing Planning Office, on City business days Monday
through Friday 8 a.m.-5 p.m. A map of the area is attached on the reverse side.
If you are interested in this matter, please attend the public hearing, or send a representative.
Written comments will be accepted between 8 a.m. and 5 p.m. on City business days if received
before 5 p.m., August 5, 1997, at the City of Lansing Planning Office, Department of Planning
and Neighborhood Development, 316 N. Capitol Ave., Suite D-1, Lansing, MI 48933-1236.
Sincerely yours
Eleanor K. Love
z18oclot a:\40 Planning Manager
N S j V
DEPARTMENT OF PLANNING AND
NEIGHBORHOOD DEVELOPMENT
316 N.CAPITOL AVENUE• LANSING,MI 48933-1236• (517)483-4066 • FAX:(517)483-6036
JCHI �
PLANNING OFFICE
David C. Hollister,Mayor July 21, 1997
Dear Owner/Occupant
RE: Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1" Professional Office
Districts to "F" Commercial District
The Lansing Planning Board will hold a public hearing on Tuesday, August 5, 1997, at 7 p.m. in
City Council Chambers, Tenth Floor, Lansing City Hall, 124 West Michigan Avenue, Lansing,
Michigan, to consider Z-18-97, a request by George F. Eyde Ltd. Family Partnership and
Louis J. Eyde Ltd. Family Partnership to rezone two adjacent parcels of vacant Land on
Collins Rd., and more particularly described as:
Parcel A: Part of PPN 3301-29-102-062:
A part of the Southwest '/. of the Northwest '/4 of Section 36, T4N, City of Lansing,
Ingham County, Michigan, described as commencing at the West '/4 corner of said
Section 36; thence S89026'28"E 1307.16 feet along the East-West Y4 line to the
Southeast comer of the Southwest '/4 of the Northwest '/4; thence N00007'51"W 165.01
feet along the East line of the Southwest '/4 of the Northwest Y4 to the point of beginning;
thence N89026'28"W 480.75 feet parallel with the East-West '/4 line to the Easterly right of
way line of Highway U.S. 127; thence N43058'12"W 72.01 feet along said Easterly line;
thence N53054'26"E 328.97 feet; thence S89026'28"E 173.74 feet; thence S00107'51"E
40.99 feet; thence S89026'28"E 90.60 feet to the East line of the Southwest '/4 of the
Northwest Y4; thence S00007'51"E 206.74 feet to the point of beginning containing 2.303
acres of land and subject to any easements or rights of way of record.
from "D-1" Professional Office District to "F" Commercial District, and
Parcel B: PPN 3301-29-102-091:
S 165 FT OF SW 'h OF NW '/4 E OF E R/W LINE 1-496, SEC 36 T4N R2W
from "A" Residential District to "F" Commercial District. The applicant is proposing to
assemble these properties for future commercial development. For more information about Z-18-
97, phone Jim Sturdevant at 483-4057, Lansing Planning Office, on City business days Monday
through Friday 8 a.m.-5 p.m. A map of the area is attached on the reverse side.
If you are interested in this matter, please attend the public hearing, or send a representative.
Written comments will be accepted between 8 a.m. and 5 p.m. on City business days if received
before 5 p.m., August 5, 1997, at the City of Lansing Planning Office, Department of Planning
and Neighborhood Development, 316 N. Capitol Ave., Suite D-1, Lansing, MI 48933-1236.
Sincerely yours
Eleanor K. Love
Planning Manager
NORTH
Z_18_97 *1"Wacant property west side of Collins Road
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Regular Meeting
LANSING PLANNING BOARD
7 p.m.,Tenth Floor
City Council Chambers, Lansing City Hall
(PO.
Tuesday, September 16, 1997
AGENDA
1. OPENING SESSION in City Council Chambers at 7 p.m.
A. Roll Call
B. Excused Absences
C. Introductions - New Planning Board member Steve Miller
2. APPROVAL OF AGENDA
3. COMMUNICATIONS
A.
4. HEARINGS - None
5. COMMENTS FROM THE AUDIENCE (5 minutes each)
6. RECESS
7. BUSINESS SESSION
A. Minutes for Approval: September 3, 1997
B. Committee of the Whole
1. Act 7-96, Vacant Land S. Side of Miller Rd., 440' of Wise Rd., Market for
Development, PPN 3305-07-126-022
C. Committee Reports -
1. Committee of the Whole
a. Act-7-96, Vacant Land S. Side of Miller Rd., 440' of Wise Rd.,
Market for Development, PPN 3305-07-126-022
2. Zoning and Ordinance Committee
a. Z-14-97, 233-235 N. Pine St., "D-2" Residential/Office to "D-1"
Professional Office District
b. Z-15-97, 2605 Taylor St., "H" Light Industrial to "I" Heavy Industrial
District
C. Z-16-97, 113 Pere Marquette, "H" Light Industrial to "G-1" Business
District
d. Z-17-97, 1060 N. Cedar St., "C" Residential to "H" Light Industrial
District
e. Z-18-97, Vacant Land on Collins Rd., "A" Residential and "D-1"
Professional Office Districts to "F" Commercial District
f. SLU-6-97, 1700 Blk. W. Jolly Road, Church
PLANNING BOARD MEETING AGENDA September 16, 1997 Page 2
g. SLU-M7, 800 Blk. E. Jolly Rd. S. Side, CMHB of Clinton, Eaton &
Ingham Counties, Office Building
h. SLU-9-97, 300 Frandor, Construct in Floodplain
I. SLU-10-97, 5304 Wise Rd., Church Addition
Next meeting Wednesday, October 15, 1997 at 4 p.m., Department
Conference Room, 316 N. Capitol Avenue
3. Urban Development Committee
Next meeting Tuesday, September 23, 1997 at 4 p.m., Department
Conference Room, 316 N. Capitol Avenue
3. Executive Committee
C. Report from Planning Manager:
D. 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)
f. Act-5-97, River St., South of South St., Vacate ROW
(Tabled in Committee June 10, 1997; and again
September 3, 1997)
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.
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