Glencairn Overlay, Mass Timber Discussed at Busy Planning Commission Meeting
The East Lansing Planning Commission discussed the proposed rental restriction overlay (RRO) district that would make up part of the Glencairn neighborhood and a single-story, multi-tenant retail building that developers are planning to build on Lake Lansing Road at its Jan. 24 meeting.
Additionally, several new topics were introduced to the Planning Commission, including a new community-driven project by a group of Michigan State University (MSU) students and a new study committee that looks into mass timber structures.
MSU urban planning seniors introduce community-oriented capstone project
A group of MSU urban planning students came to the Jan. 24 meeting to introduce their final capstone project. The project seeks to develop a better understanding of the needs and wants of the MSU student community regarding future urban planning endeavors within East Lansing. This comes as part of the city’s upcoming master plan update, in which a special committee currently being formed will report to the state with a five-year development plan.
“We feel like students leading student engagement is appropriate as we have, say, seniors leading senior engagement… so I am happy to have them here tonight,” Principal Planner Landon Bartley said.
The students outlined their upcoming project, which includes online and in-person surveys given to MSU students. There will also be in-person engagement workshops used to gain knowledge about student desires for urban development and make recommendations to the Planning Commission and master plan update special committee.
“We want to understand what the needs and desires of the students [are] as a part of the 2024 East Lansing Master Plan update,” one student said.
Proposal to create mass timber study committee.
A request was made to create a committee responsible for the study of construction projects utilizing mass timber. This comes following a change in zoning laws last July which may make this material more prevalent in upcoming East Lansing construction projects.
“There is a proposal… regarding potential amendments to the zoning ordinances that would essentially incentivize mass timber construction downtown and elsewhere in East Lansing,” Bartley said. “The Planning Commission’s recommendation…to City Council was to form a study committee to look into the topic more closely.”
The motion to create this study committee carried unanimously. The study committee will plan to meet every other week for the next several months, and hopes to be prepared to give a recommendation on how to proceed with ordinances regarding mass timber to the Planning Commission on May 7, 2024.
“We hope not to make this anything other than a focused examination,” said David Pierson, an attorney working with the Midwest Strategy Group, a consulting company that lobbied in East Lansing for more mass timber-friendly zoning ordinances last June.
Commission recommends Council approve Glencairn RRO.
Next in the meeting was public comment, at which point many community members came to voice their opinions on whether or not to recommend the proposed Glencairn neighborhood RRO be passed by City Council. Most speakers urged the Planning Commission to vote in favor of recommending the RRO. As with previous meetings concerning this issue, emotions were high for many members of the audience.
Similar to past meetings, speakers in favor of the RRO said it was needed to preserve the quiet, homey nature of the neighborhood. Speakers have expressed concern about Airbnbs and college rentals in the neighborhood throughout the process.
“This neighborhood is our safe haven, and a place in which homeowners take pride in their homes and property,” Gail Kendall said. “We have watched our children grow up, neighbors grow older, young families move in and their children grow up, generations, new friends and lifestyle changes as we have progressed through life… Venture capitalists [are] swooping in purchasing homes that come on the market, so much for affordable housing. What will happen to our safe haven then?”
There were also those who were dissatisfied with the current borders of the proposed RRO and would like to see them revised to be more inclusive.
“There’s five houses that are currently excluded who have children that go to kindergarten, elementary, middle school and high school, so it’s basically part of the neighborhood that we want to conserve,” Ricardo Meija said. “Please recommend an expansion. We would like to be included.”
Additionally, many members of the audience expressed a sense of gratitude towards the members of the Planning Commission for their part in the process of seeking to create the RRO.
“I want to thank you all for your work, for your dedication, for the time you’ve taken to listen to so many of us, and I thank you for giving consideration to ordinance 1528,” Robin Dickson said.
After over an hour of public comment and debate among commissioners, the commission opted to vote in favor of recommending the RRO. The only vote against came from Commissioner Chelsea Denault, who originally attempted to abstain, but chose to vote against the motion after being informed she must vote “yes” or “no.”
“I’m very torn about using an overlay to combat the problems that my neighbors have so eloquently described in our neighborhood,” Denault said. “I just don’t know that an overlay solves those issues.”
The Glencairn RRO will now go to City Council for a public hearing. There is an item on the Feb. 6 City Council meeting agenda that would set a public hearing for the RRO on March 5.
Request to build a single-story, multi-tenant retail building on Lake Lansing Road.
A request from Puff Puff Tobacco to build a single-story, multi-tenant retail building on 210, 218 and 224 Lake Lansing Road was discussed next. This topic, having previously been presented at the Jan. 10 Planning Commission meeting, was scheduled to be voted upon at the Jan. 24 meeting. The project would include a restaurant with a drive-through and three other retail spaces, Bartley said.
Members of the Planning Commission had concerns over the impact the building will have on existing properties, especially the lifestyle and peace of people living in residential housing near the proposed location. Impacts on traffic were also a concern. To address these concerns, the Planning Commission laid out a list of 11 stipulations the building must follow. The full list of stipulations are:
1. The project shall be designed and developed in accordance with all applicable State and local statutes, codes and regulations.
2. A Memorandum of Special Use Permit shall be filed with the County Register of Deeds per Section 50-96 of the City Code.
3. Water and sanitary sewer extensions and connections shall be approved by the City Engineer in accordance with all applicable State and local regulations.
4. The storm water detention facility shall be designed to accommodate a 100-year storm; the required calculations and storm water management plan shall be approved by the City Engineer. Compliance with the City’s Post-Construction Stormwater Management Ordinance is required for all development and redevelopment of sites one acre or larger in size.
5. Final grading, soil erosion control, paving and utility plans for the site shall be approved by the City Engineer in accordance with all applicable local requirements.
6. Site lighting shall be installed in accordance with the requirements of section 50- 155 of the City Code.
7. Any trash and recycling containers shall be constructed and screened in accordance with the requirements of section 50-147(9) of the City Code.
8. The required permit(s) shall be obtained from the Department of Planning, Building, and Development for all exterior signs, in accordance with Chapter 32 – Signs of the City Code.
9. The project shall be designed and developed in accordance with all applicable State and local statutes, codes and regulations. The required permit(s) shall be obtained from the City of East Lansing and the Michigan Department of Environment, Great Lakes, and Energy if any filling or excavation is to be done within regulated wetland/flood plain areas.
10. The project shall be designed and developed in accordance with the Universal Design requirements as required by Sections 50-361 to 50-365 of the City Code.
11. That, should anticipated trips generated as a result of this development exceed the thresholds for a traffic impact assessment or traffic impact statement as identified in Sec. 50-104 of the Zoning Ordinance, such a document shall be completed and submitted to City staff for review and approval prior to issuance of construction permits.
Ultimately, the Commission voted unanimously to recommend the project to City Council, subject to the 11 stipulations. A consent agenda item for the Feb. 6 City Council meeting would set a public hearing for the project at Council’s March 5 meeting.