Planning Commission

LANSING PLANNING COMMISSION Regular Meeting Tuesday, June 3, 2025, 6:30 p.m. Andy Schor Neighborhood Empowerment Center Mayor 600 W. Maple Street, Lansing, MI 48906 AGENDA 1. OPENING SESSION A. Roll Call B. Excused Absences 2. APPROVAL OF AGENDA 3. COMMUNICATIONS 4. PUBLIC HEARINGS & ITEMS FOR ACTION 5. COMMENTS FROM THE AUDIENCE (please limit comments to 3 minutes per person) 6. RECESS 7. BUSINESS A. Consent Items (1) Minutes for approval: March 4, 2025 B. Old Business C. New Business (1) Act-2-2025, Lot 57, 1400 Block Turner Street, Sale of Real Property 8. REPORT FROM PLANNING & ZONING OFFICE 9. COMMENTS FROM THE CHAIRPERSON 10. COMMENTS FROM COMMISSION MEMBERS 11. PENDING ITEMS: FUTURE ACTION REQUIRED 12. ADJOURNMENT Next Regularly Scheduled Meeting: July 1, 2025 For special accommodations, please give 24 hours’ notice prior to the meeting by calling Sue Stachowiak in the Planning Office at 517-483-4085 or by dialing (tty 711).  LANSING PLANNING COMMISSION Regular Meeting March 4, 2025 - 6:30 p.m. Neighborhood Empowerment Center Andy Schor 600 W Maple Street, Lansing, MI Mayor MINUTES – DRAFT 1. OPENING SESSION Ms. Alexander called the meeting to order at 6:31 p.m. a. Present: Katie Alexander, Josh Hovey, Monte Jackson, Tim Klont, Shane Muchmore, Ted O’Dell, John Ruge b. Absent: Tony Cox (excused) c. Staff: Erin Buitendorp, Development Division Manager; Doris Witherspoon, Senior Planner; Andy Fedewa, Planner 2. APPROVAL OF AGENDA – The agenda was approved by unanimous consent 3. COMMUNICATIONS – An email from Eastside Community Action Center on support for the downpayment assistance funding amount in the Annual Action Plan and a suggestion to reduce the property tax burden for non-profit property developers and to make them exempt from municipal permitting fees. 4. PUBLIC HEARINGS & ITEMS FOR ACTION A. City of Lansing Annual Action Plan, Proposed Funding Allocations FY 2025-2026 Ms. Witherspoon spoke on the City’s funding strategy with the Community Development Block Grants (CDBG), HOME Investment Partnership (HOME), and Emergency Solutions Grant (ESG) programs through the US Department of Housing and Urban Development (HUD) each year. Ms. Witherspoon reviewed the estimated funding amounts for various projects under each program such as, but not limited to, homeowner housing rehabilitation, rental unit rehabilitation, down payment assistance, housing construction, homelessness prevention, and shelter operations. As in previous years, the presented numbers are based on an expectation that they will follow last year’s amounts so the final funding amounts may differ slightly. Mr. O’Dell spoke on his support to increase the amount for blight removal from $1,000. Ms. Witherspoon stated that the amount last year was greater than $1,000 and that should have been reflected with the numbers presented. The Development Office will forward corrected amounts to the Planning Commission. Mr. Jackson asked for the record, who was the point of contact for these programs. Ms. Buitendorp introduced herself as the new Manager of the Development Office in the Economic Development and Planning Department and stated that any call for information or applications would be handled through their office. Ms. Witherspoon mentioned that there is an odd amount under the Community Housing Development Organization (CHDO) heading. They believe that there was extra money from HUD that was distributed to all entitlement grantees. Planning Commission Minutes March 4, 2025 Page 2 ____________________________________________________________________________________ Mr. Hovey opened the public hearing. Clinton Mireles, spoke on his support to include neighborhood cleanups under Blight funding, especially in lower-income neighborhoods. Seeing no one else wishing to speak, Mr. Hovey closed the public hearing. Mr. Ruge made a motion, seconded by Mr. Jackson, to recommend approval of City of Lansing Annual Action Plan, Proposed Funding Allocation FY 2025-2026. On a voice vote, the motion passed unanimously (7-0). B. Form-Based Zoning, Code, Second Amendment, Zoning Map revision Mr. Fedewa stated that during on-going discussions with the City Council Committee on Development and Planning, it was brought to the attention of Planning and Zoning Office staff that most of the neighborhood bounded by S Holmes St. (west), E Kalamazoo St. (north), Mifflin Ave. (east), and I-496 (south), that had been zoned R-6a Residential, was marked as R-3 (renamed from R-6b). The main difference between R-6a and R-6b is the total allowable number of dwelling units. R-6a allows for one detached house while R-6b allows for six dwelling units in one principal structure. Staff only intended to combine the number of zoning districts with few or no differences between them and to not to “upzone” any area without a change to the future land use map and more input from residents and stakeholders. To make the map easer to understand and administer, the second amendment to the zoning ordinance proposes to combine R-1, R-2, and R-3 into one district (R-1). R-4, R-5, and R-6a would be condensed (R-2). And R-6b would be separate and renamed (R-3) Due to this mapping error staff has resubmitted the proposed zoning map for public hearing and Planning Commission recommendation. Mr. Jackson asked why R-6 was split into two subcategories. Mr. Fedewa answered that under the old code there was only “A”, “A-1” and “B” districts for single-family. “C” allowed for two-family dwellings (duplexes). The original developers of the form-based zoning code created unnecessary distinctions that resulted in six single-family districts. “C” districts became “R-6b” and the allowable number of units was increased from two to six to correspond with the contemporary concept of ‘missing-middle housing’, that is two-to-six unit dwellings that maintain similar exteriors, massing, and site layouts in denser, urban neighborhoods. Mr. Fedewa stated that having seven districts is confusing, which is the purpose of the change. Mr. Hovey opened the public hearing. Joan Nelson, spoke on behalf of the Shared Housing Network and stated the group’s continued support for the second amendment’s changes to allow for more housing choices. Planning Commission Minutes March 4, 2025 Page 3 ____________________________________________________________________________________ Christopher Greene-Szmadzinski spoke on his support for the second amendment and the ADU amendment. Mike Dombrowski, spoke on his support for the second amendment and the ADU amendment. Fred McLaughlin, requested that staff and the Planning Commission remove the requirement for off-street parking minimums from the zoning ordinance. Clinton Mireles, spoke on the number of vacant parcels in the Urbandale neighborhood and his support for in-fill housing development. Seeing no one else wishing to speak, Mr. Hovey closed the public hearing. Mr. Muchmore asked for an update on the other proposed zoning changes. Mr. Fedewa clarified that this public hearing is only to recommend approval of the revision to the zoning map in Chapter 1242. The boarder set of changes staff has called the ‘second amendment’ was approved by Planning Commission June 2024 and still with the Committee on Development and Planning until the proposed map is reviewed by Planning Commission. The amendment that would allow for ADUs city-wide has been held until the second amendment is ultimately voted on by Council. Mr. O’Dell made a motion, seconded by Ms. Alexander to recommend approval of Form-Based Zoning, Code, Second Amendment, Zoning Map revision. On a voice vote the motion passed unanimously (7-0). 5. COMMENTS FROM THE AUDIENCE – None 6. RECESS – Not taken. 7. BUSINESS A. Consent Items (1) Minutes for approval: January 7, 2025 The minutes from the January 7, 2025 Planning Commission meetings were approved without objection. B. Old Business – None C. New Business (1) Act-1-2025, Monticello Drive, Street Vacation Mr. Fedewa introduced the request to vacate a section of Monticello Dr. south of Coachlight Common St. This stub was a platted outlot running 112’ and used to connect the subdivision to the north and the apartment complex to the south when they were built 1969 – 1971. The street was closed off with a fence some time between 1986 and 1992. The Planning and Zoning Office does not have a contemporary Planning Commission Minutes March 4, 2025 Page 4 ____________________________________________________________________________________ account of the reasoning for the closure, but today there are complaints regarding trash, illegal dumping, vandalism, and trespassing connected to this area. Two sidewalks connect the two areas and although the old fence had closed off pedestrian access it is damaged which allows for free passage on foot. Mr. Fedewa stated that because the outlot has buildable dimensions the City explored the sale of the property for residential development, but there is a sewer drain running through the property which makes it unbuildable. The Public Service Department plans to remove the street surface, close the curb-cut, lay down fill soil, and plant turf grass. As with other street vacations, the resulting land will be split and attached to the adjoining residential properties to the east and west. Mr. Hovey stated that closing this connection may make the neighborhood less walkable. There is only one street outlet to S Waverly Rd. and one to W Miller Rd. Mr. Fedewa stated that that is a valid concern, but staff is supportive of the vacation request because this point does not lead to a commercial or service use and the access has been a complaint from the neighbors. Mr. Ruge commented that access probably was not intended for the area due to the fence closing it off. Mr. Muchmore made a motion, seconded by Mr. O’Dell, to recommend approval of Act-1-2025, Monticello Drive, Street Vacation, as proposed. On a roll call vote the motion carried unanimously (7-0). 8. REPORT FROM PLANNING & ZONING OFFICE – None 9. COMMENTS FROM THE CHAIRPERSON – None 10. COMMENTS FROM COMMISSION MEMBERS – Mr. Ruge stated that the demolition of old Eastern High School had started that afternoon and let the commission members know that there was an emergency meeting held by the Committee to Preserve Historic Eastern and Promote Mental Health at Reno’s North that night. 11. PENDING ITEMS: FUTURE ACTION REQUIRED – None 12. ADJOURNMENT – The meeting was adjourned at 7:25 p.m.  Act-2-2025, Lot 57, 1400 block Turner St., Sale of Real Property - STAFF REPORT _____________________________________________________________________________________ An Act 33 Review is a planning level review of the location, character, and extent of public improvements and City property transactions. Act 33 Reviews are conducted by the City of Lansing pursuant to the provisions of the Michigan Planning Enabling Act (P.A. 33 of 2008) and Section 208 of the Lansing Code of Ordinances. APPLICANT City of Lansing, Economic Development and Planning Dept. PROPOSAL: Sale of Real Property, 1400 block of Turner St. PARCEL(S): PID # 33-01-01-09-252-152 CURRENT OWNER(S): City of Lansing 316 N Capitol Ave, Suite D1. Lansing, MI 48933 EXISTING LAND USE Use: Vacant – gravel parking lot, Zoning: MX-3 Mixed- Use District Center PROPERTY SIZE AND SHAPE: 0.385 acres, rectangular SURROUNDING ZONING North: DT-2; residential & LAND USE East: DT-2; residential South: MX-3; multi-family residential West: MX-3; residential ANALYSIS BACKGROUND: The City of Lansing proposes to sell vacant land on Turner St. in Old Town to facilitate the building of a multi-family apartment building. Historic aerials show this property being vacant as far back as 1970. Assessing records show the City of Lansing obtained the property in 1994 from the Michigan Department of Natural Resources for $75.00. While the land has not been improved with an actual parking lot in accordance with zoning standards, it appears to have been used for overflow parking over the years and has been utilized during parades according to the Parks and Recreation Department. The property does not produce any revenue for Parking Services and was included amongst the assets recommended for sale in the 2023 Parking Study, conducted by Walker Consultants. An August 2023 appraisal valued the property at $100,000. Lansing Economic Development Corporation (LEDC) in partnership with the City, released a request for proposals for this parcel in 2023. Only one respondent submitted a plan, which included their purchase of adjacent properties owned by a third part. The consolidation of these adjoining properties is necessary to build their proposed apartment building. 1  Act-2-2025, Lot 57, 1400 block Turner St., Sale of Real Property - STAFF REPORT _____________________________________________________________________________________ LOCATION: The subject property is located along the west side of the 1400 block of Turner St. in Old Town. Please see Aerial. CHARACTER: The subject property is vacant and considered a parking lot, but it is unpaved and unimproved. Old Town is highlighted in the Comprehensive Plan as one of the most important commercial districts in the City. Plan goals included policies to expand housing choice, increase density, strengthen walkability, and connect to the riverfront. Redeveloping this vacant, underutilized property will allow its highest and best use, making it more productive and returning it to the tax rolls. EXTENT: The extent of the acquisition is one parcel, 0.385 acres to facilitate multi-family residential redevelopment. AGENCY REFERRALS Lansing Board of Water and Light (BWL) • No comment received. Public Service Department: • (Dan Danke) Sewer maps do not indicate any ownership. Google Streetview indicates a change in use in 2016-2017. I know it was used as a parking option in 2021 during CSO construction in the area. Lansing Fire Department: • No comment received. Parks and Recreation Department (Brett Kaschinske, Director) • This will have some impact for festivals that use Turner St and would need to work with event planners who use the property during festivals. We would also need to make sure emergency services can get to this property and the # of units with the street closures etc. for the festival. Nothing that would prevent the sale. EDP – Development Office • Supportive of sale. STAFF RECOMMENDATION Staff recommends approval of Act-2-2025 as proposed, to return under-utilized property back to the tax rolls and to support the goals of the Comprehensive Plan. The subject property is unnecessary for city operations. Respectfully submitted, Andy Fedewa, Planner 2  Act-2-2025, Lot 57, 1400 block Turner St., Sale of Real Property - STAFF REPORT _____________________________________________________________________________________ Aerial: 3 TURNER NORTH FENCE LINE TRASH R A I N GA R D E N PROPERTY E N C LO S U R E LINE BICYCLE PA R K I N G BIKE RACK TUR NER RD. R A I N GA R D E N PROJECT #:23.127 DATE: 08/26/2024