11.A. Ordinance 2026-01: Eyde/Capstone – Hannah Boulevard – Conditional Rezoning – PO, Professional Office, and RAA, One-Family, Low Density Residential, to RD, Multiple Family Residential up to 8 Dwelling Units per Acre, Subject to a Conditional Rezoning Agreement

[11.A. Ordinance 2026-01: Eyde/Capstone – Hannah Boulevard – Conditional Rezoning – PO, Professional Office, and RAA, One-Family, Low Density Residential, to RD, Multiple Family Residential up to 8 Dwelling Units per Acre, Subject to a Conditional Rezoning Agreement]

THANK YOU.

NEXT ON OUR AGENDA IS ITEM 11A.

THIS IS A LENGTHY TITLE.

ORDINANCE 20-26-01, VACANT HANNA BOULEVARD CONDITIONAL REZONING, PO PROFESSIONAL OFFICE TO RAA, ONE FAMILY LOW DENSITY RESIDENTIAL, TO RD, MULTIPLE FAMILY RESIDENTIAL, UP TO EIGHT DWELLING UNITS PER ACRE, SUBJECT TO A CONDITIONAL REZONING AGREEMENT.

DIRECTOR SCHMIDT, YOU'RE HERE TO GIVE US A BRIEF INTRODUCTION.

I WILL.

THANK YOU VERY MUCH.

SO THE PROPERTY IN QUESTION, SLIGHTLY LARGER THAN THIS ACTUALLY.

YOU'VE GOT THIS PROPERTY AT THE END OF BOTH IAD PARKWAY AND ANN BOULEVARD HERE.

CURRENTLY VACANT.

THIS IS THE INDIAN LAKES HOMEOWNERS ASSOCIATION AREA.

SO THE REQUEST YOU HAVE IN FRONT OF YOU THIS EVENING IS TO REZONE.

THE ENTIRETY OF THIS PROPERTY FROM ITS CURRENT SPLIT DESIGNATION OF PO, PROFESSIONAL OFFICE, AND RAA, ONE FAMILY LOADED CITY RESIDENTIAL, TO RD, MULTIPLE FAMILY RESIDENTIAL, TO EIGHT DWELLING UNITS PER ACRE, SUBJECT TO A CONDITIONAL REZONING AGREEMENT.

SO ESSENTIALLY WHAT THE REQUEST IS, IS AN EXTENSION IN MANY WAYS OF THE EXISTING HANNA DEVELOPMENT WITH THE LOFTS AND TOWNHOMES HERE.

AND FINISH OFF SORT OF THIS WHOLE HANNAH FARMS AREA BY A MARK.

SO THE LAST PIECE WILL JUST BE THIS SMALL VACANT PARCEL IN THE MIDDLE HERE.

WHEN THIS ORIGINALLY CAME TO STAFF, YOU KNOW, OUR IMMEDIATE SUGGESTION TO THE DEVELOPMENT TEAM WAS, YOU KNOW, APPRECIATE THE IDEA.

WE'D LIKE YOU TO GO TALK TO THE NEIGHBORHOOD NOW. AND I WOULD ARGUE THAT THAT HAS BEEN A FAIRLY SUCCESSFUL APPROACH HERE BECAUSE THE REQUEST THAT HAS COME IN HAS REALLY TRIED TO ADDRESS THE MAJOR CONCERNS THAT THEY HEARD FROM THE NEIGHBORHOOD: PRESERVATION OF A SUBSTANTIAL AREA ALONG THE

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EXISTING NEIGHBORHOOD, NO PHYSICAL CONNECTION ON THE EXISTING STUB STREET TO THE NEIGHBORHOOD, TO THIS DEVELOPMENT, OR TO THE HANNA FARMS AREA IN GENERAL, AND LIMITATION ON THE NUMBER OF DWELLING UNITS THAT CAN BE BUILT UNDER THE PROPERTY.

THERE IS ALSO A FOURTH CONDITION, AND SO LET ME BRIEFLY GO THROUGH THOSE CONDITIONS THAT THEY'VE APPLIED FOR UNDER THIS REZONING. A PUD IS REQUIRED TO BE SUBMITTED WITHIN A SPECIFIC TIME FRAME.

THERE WAS SOME CONFUSION ABOUT IT AT THE PLANNING COMMISSION LEVEL, AND SO THE APPLICANT HAS CLARIFIED THAT THAT WILL HAPPEN WITHIN 24 MONTHS. THE IDEA HERE IS THAT THAT PUTS FURTHER CONTROLS ON THE DEVELOPMENT AND FURTHER LIMITATIONS ON THE DEVELOPMENT, BECAUSE THERE ARE ALSO STANDARDS IN THE PUD THAT WILL NOW HAVE TO BE MET. AND SO THAT WAS SOMETHING THAT CAME UP, AND MY UNDERSTANDING IS IT CAME UP DURING THE DISCUSSION WITH THE NEIGHBORHOOD ASSOCIATION REPRESENTATIVES TO TRY AND FURTHER TIE DOWN WHAT'S GOING TO OCCUR ON THIS PROPERTY GOING FORWARD.

THERE WOULD BE NO MORE THAN 270 DWELLING UNITS PROPOSED ON THE SITE. ABOUT 38 ACRES OF THE SITE WOULD BE PRESERVED IN OPEN SPACE, AND THAT IS NOT ALL JUST WETLANDS AND FLOODPLAIN. A SUBSTANTIAL AMOUNT OF THIS AREA ALONG THE NEIGHBORHOOD IS UPLAND, AND SO THAT IS ALL BEING PRESERVED AS PART OF THIS. THERE WILL BE A MINIMUM OF 248 FEET ADJACENT TO THE NEIGHBORHOOD THAT WILL BE UNTOUCHED, COMPLETELY LEFT ALONE. WE WOULD ASSUME THAT WE'LL EVENTUALLY FALL UNDER A CONSERVATION EASEMENT ONCE WE GO THROUGH THE PUD PROCESS.

AND SO THE PLAN FOR THE PUBLIC HEARING ON THIS RECEIVED SOME MIXED FEEDBACK.

SOME OF THE NEIGHBORS WERE CONCERNED ABOUT DRAINAGE. THE NEIGHBORHOOD ASSOCIATION HAS NOT TAKEN A STANCE OPPOSED TO THE PROJECT; THEY'RE HAPPY WITH THE PROPOSED LIMITATIONS AND CERTAINTY OF DEVELOPMENT ON THIS LAST PIECE. I WILL SAY THAT, YOU KNOW, THE MASTER PLAN IS MIXED HERE.

IT CALLS FOR MIXED USE ON THE SOUTHERN PIECE, BUT THIS PIECE WAS STILL DESIGNATED FOR SINGLE-FAMILY. ALTHOUGH, YOU MAY RECALL IF YOU WERE ON THE BOARD OR FOR THOSE WHO WEREN'T ON THE BOARD, WE DID HAVE A PROPOSAL THAT WAS APPROVED AND IN PLACE WHEN WE WERE REVIEWING THE MASTER PLAN LAST TIMETHE ANDEV PROPOSAL, WHICH IS CONSIDERED A SINGLE-FAMILY USE, DESPITE ITS DENSITY.

UNDER OUR ZONING ORDINANCE, IT WAS TECHNICALLY STILL VALID AT THE TIME. AND SO THERE WAS REALLY NO THOUGHT OF CHANGING THIS BECAUSE ANDEV WAS STILL PURSUING THE SITE.

THEY EVENTUALLY, OBVIOUSLY, WALKED AWAY FROM THE SITE DUE TO VARIOUS REASONS, AND THIS IS THE DEVELOPMENT THAT'S BEEN BROUGHT FORWARD AT THIS POINT.

THE PUBLIC HEARING RECEIVED A GREAT DEAL OF FEEDBACK, A LOT OF IT THAT WE WILL ADDRESS WITH RESPECT TO DRAINAGE. BUT I CAN TELL YOU THAT THE SITE IS NOT INTENDED TO DRAIN INTO THE INDIAN HILLS NEIGHBORHOOD OR THE INDIAN LAKES NEIGHBORHOOD. THE LARGER ISSUE HERE IS THE INDIAN LAKES NEIGHBORHOOD IS LARGELY BUILT IN THE FLOODWAY, AND SO IT DOES FLOOD A FAIR AMOUNT. BUT THIS PROJECT IS DESIGNED TO, AS YOU CAN SEE, THERE'S A LARGE SORT OF POND HERE AND THE POND DOWN HERE FOR THIS PROPERTY.

BUT, YOU KNOW, IT'S GOING TO MUCH MORE QUICKLY GET WATER INTO THE RIVER, WHICH IS THEN GOING TO FLOW TO THE WEST, AWAY FROM THE INDIAN LAKES NEIGHBORHOOD. SO WE DON'T ANTICIPATE FLOODING WILL BE A PROBLEM, BUT IT'S OBVIOUSLY SOMETHING WE'LL ADDRESS DURING THE PUD AND THE SITE PLAN PROCESS.

THE PLANNING COMMISSION THEN ULTIMATELY RECOMMENDED APPROVAL TO THE BOARD AT THEIR MEETING ON MARCH 9TH, AND THAT IS THE RECOMMENDATION THAT IS IN FRONT OF THE BOARD AT THIS TIME. I WOULD ONLY ADD THAT THE APPLICANT IS HERE THIS EVENING AND CAN SPEAK FURTHER TO ANY NUMBER OF PIECES OF THIS PROPOSAL. THIS IS THE ROUGH CONCEPT THAT THEY'VE PROPOSED.

IT'S A SERIES OF BUILDINGS SIMILAR TO THE EXISTING HANNA BUILDINGS HERE AND HERE.

BUT THEN.

THEY HAVE A SERIES OF SINGLE-FAMILY AND DUPLEX UNITS SORT OF AS THE SECONDARY BUFFER TO THE NEIGHBORHOOD.

AND YOU CAN SEE DOWN TO THE CORNER, THEY'VE PROVIDED SORT OF THIS INTERESTING CROSS-SECTION THAT KIND OF SHOWS WHAT THAT LOOKS LIKE IN TERMS OF COMPARISONS TO THE HOUSE.

AND SO, RIGHT, THERE'S SEVERAL TWO-STORY HOUSES EXISTING ALONG THAT PROPERTY LINE.

AND SO WHAT THEY'RE TRYING TO DO IS SORT OF MIMIC THAT ON THE OTHER SIDE OF A 248-FOOT BUFFER.

BEFORE YOU GET TO THE LARGER BUILDINGS THAT ARE CLOSER TO EXISTING HANNA BOULEVARD DEVELOPMENTS.

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SO AT THAT POINT, I WILL DEFER NOW.

I'M HAPPY TO ANSWER ANY QUESTIONS, BUT AGAIN, THE APPLICANT IS HERE AND DOES HAVE A PRESENTATION THEY WOULD LIKE TO PROVIDE TO THE BOARD.

I THINK PROBABLY WE SHOULD ALLOW THE APPLICANT TO DO THEIR PRESENTATION SO THAT WE'RE FULLY HAVING ALL THE INFORMATION BEFORE WE ASK OUR QUESTIONS.

SO WE'LL INVITE THEM UP TO COME AND HAVE A CHAT.

GOOD EVENING.

MY NAME IS MARK KLAUS HERE ON BEHALF OF IVE LAND HOLDINGS, THE PROPERTY OWNER OF THE SITE THAT TIM JUST WENT OVER WITH YOU.

THE CONDITIONAL REZONING THAT IS BEFORE YOU THIS EVENING IS ACTUALLY A CULMINATION OF OVER A YEAR'S WORK TO GET TO THIS POINT, AND IT WAS A LOT OF PLANNING AND A LOT OF COLLABORATION ON THIS.

FOLLOWING CAPSTONE, WHO IS THE DEVELOPER OF THE PROJECT, OR HOPEFULLY TO BE THE DEVELOPER, AFTER THEY GOT THROUGH THEIR DUE DILIGENCE AND WE SPOKE WITH TIM AND TIM, WE REACHED OUT TO INDIAN LAKE HOMEOWNERS ASSOCIATION.

FOR THOSE OF YOU THAT HAVE BEEN ON THE BOARD OR ON THE PLANNING COMMISSION OVER THE YEARS THAT WE'VE DEVELOPED THIS SITE, THEY HAVE BEEN VERY ACTIVE AND HAVE WATCHED THE DEVELOPMENT OF THIS SITE CLOSELY, AND WE KNEW THAT THAT WOULD CONTINUE.

WE WORKED CLOSELY WITH THEM WHEN WE HAD THE ANDEV PROJECT A FEW YEARS BACK.

AS TIM MENTIONED, THEY DID DECIDE TO NOT MOVE FORWARD ON THAT PROJECT, AND IT HAS SAT EMPTY SINCE THAT TIME.

WE HAD OUR FIRST MEETING WITH THE HOMEOWNERS ASSOCIATION ABOUT 10 MONTHS AGO.

I THINK IT WAS ON JUNE 10TH OF LAST YEAR.

WE MET AT THE PIZZA HOUSE AND ENJOYED SOME PIZZA AND HAD A LOT OF CONVERSATION.

THE TEAM FROM CAPSTONE...

FLEW IN FOR THE MEETING, AND THEY LITERALLY CAME TO THE MEETING WITH A BIG BLANK PIECE OF PAPER.

AND I GAVE THEM A LOT OF CREDIT FOR THAT BECAUSE THEY LITERALLY CAME WITH NO CONCEPT AT THAT POINT.

WE SHARED WITH THE PEOPLE FROM THE HOMEOWNERS ASSOCIATION, WHICH INCLUDED JOE PROVANO, WHO WAS THE PAST PRESIDENT, NED WALKER, AND SUE WEBSTER, AND WE STARTED DRAWING.

LISTENING, COLLABORATING.

WE WERE FORTUNATE ENOUGH TO HAVE THE ASSOCIATION COME WITH SOME GOALS OR WHAT THEY CONSIDERED THE KEY PRINCIPLES OF WHAT THEY THOUGHT SHOULD HAPPEN ON THIS PROPERTY.

THE FIRST ONE HAD TO DO WITH CONNECTIVITY.

THE SECOND ONE HAD TO DO WITH LAND PRESERVATION.

THE THIRD ONE HAD TO DO WITH SURFACE WATER MANAGEMENT AND COMPATIBILITY OF THIS DEVELOPMENT.

THE SURROUNDING AREAS.

AFTER NUMEROUS MEETINGS, AFTER NUMEROUS DRAWINGS AND DISCUSSIONS, MANY COMPROMISES, THE PLAN THAT TIM SHOWED YOU A FEW MINUTES AGO IS WHAT WAS WAS A CULMINATION OF ALL THOSE MEETINGS.

THE CONNECTIVITY WAS A MAJOR ISSUE TO THIS SUBDIVISION AND TO THE ASSOCIATION.

THE SECONDARY ACCESS POINT FOR THIS PROPERTY WILL NOT.

BE THROUGH INDIAN LAKE ESTATES, WHICH HAS ALWAYS BEEN A CONCERN FOR THE HOMEOWNERS.

IT WILL BE PROVIDED THROUGH THE LODGES OF EAST LANSING.

THERE IS ALREADY AN EASEMENT IN PLACE FOR THAT CONNECTION.

THE PLAN SHOWED THAT CONNECTION.

IT WILL, AND I'M SURE THAT WHEN JOHN COMES UP, HE WILL SHOW THAT TO YOU.

IT ACTUALLY GOES THROUGH THE APARTMENT COMPLEX.

ACROSS THE DRAIN.

LAND PRESERVATION WAS ALSO AN IMPORTANT ONE OF THOSE FOUR KEY COMPONENTS THAT WAS BROUGHT UP AND AS TIM POINTED OUT THERE'S NOT ONLY A 248 FOOT BUFFER ALONG THE WHOLE BACK PART OF INDIAN LAKE ESTATES THERE WILL BE A TOTAL OF 38 ACRES PLACED INTO THE CONSERVATION EASEMENT FOR THE SITE WHICH WILL CULMINATE WITH THE AREAS THAT ARE CURRENTLY SUBJECT TO AN AGREEMENT BETWEEN THE OWNERS OF THE PROPERTY AND THE TOWNSHIP AS FAR AS A NO-BUILD AREA, BUT WE WILL THEN EXPAND THAT INTO A COMPLETE CONSERVATION EASEMENT.

SURFACE WATER MANAGEMENT, I'M SURE THIS WEEK WE ALL THINK A LOT ABOUT THAT ISSUE.

IN FACT, I DROPPED A NOTE TO JOHN OVER THE WEEKEND AND SAID, AS I WAS DEALING WITH A PUMP THAT WASN'T WORKING AT MY HOME, I KNOW THERE ARE A LOT OF PEOPLE DEALING WITH WATER ISSUES RIGHT NOW, AND THAT IS CERTAINLY ONE THAT IS AT THE TOP OF MIND.

IN ADDITION TO THE ISSUES THAT WE, OR THE

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PERMISSIONS AND APPROVALS THAT YOU WOULD NEED FOR THE INGHAM COUNTY DRAIN COMMISSION, WE'VE ASKED THE HOMEOWNERS ASSOCIATION TO ACTUALLY SIT AT THE TABLE WITH US WHEN WE ARE MEETING.

BEING AND WORKING THROUGH THIS PROCESS WITH KEB'S ENGINEERING ON THE WHOLE DESIGN OF THE PROPERTY IS MOST SPECIFICALLY HAVING TO DO WITH STORMWATER MANAGEMENT.

SO WE WANT THEM TO BE A PART OF THAT DISCUSSION TO KNOW HOW IT'S BEING HANDLED AND ALSO OBVIOUSLY TO RELY ON THE DRAIN COMMISSION FOR THEIR APPROVALS.

THE COMPATIBILITY ISSUE WAS REALLY HANDLED NOT ONLY WITH THE BUFFER THAT I MENTIONED BEFORE, THAT 248 FEET, BUT ALSO DEALING WITH THE...

ONE- AND TWO-STORY COTTAGE-STYLE UNITS THAT WOULD BE BUILT CLOSEST TO INDIAN LAKE ESTATES.

SO ON THE SCHEMATIC THAT TIM HAD UP ON THE SCREEN A FEW MINUTES AGO, IT SHOWED THE SUBDIVISION, THE INDIAN LAKE ESTATES, THE BUFFER ZONE.

THE FIRST LAYER OF DEVELOPMENT WOULD BE THOSE ONE- AND TWO-STORY COTTAGE-STYLE RESIDENTS AND THEN GETTING INTO THE APARTMENTS THEMSELVES.

SO THAT WAS...

THE DIRECTION IN WHICH WE'VE WORKED WITH THAT.

AGAIN, WE SPENT A GREAT DEAL OF TIME WITH THE ASSOCIATION, AND FOR THOSE OF YOU WHO REMEMBER HAVING THEM BE, I THINK THE WORDS THAT JOE HAS USED IS THAT THEY ARE NOT IN OPPOSITION OF THIS ZONING BECAUSE THAT'S ABOUT AS FAR AS WE COULD ALL GET.

BUT IT IS TRULY A POSITION IN WHICH THEY'VE NEVER TAKEN BEFORE ON A PROJECT ON THIS.

WHETHER IT BE ON THIS PROPERTY OR ON THE PROPERTY EVEN FURTHER CLOSER TO HAGGARD OR ON ROAD.

SO WE SEE IT AS A PROOF THAT WORKING TOGETHER WITH OUR NEIGHBORS AND WHICH WHEN BOTH PARTIES ARE WILLING TO COME TO THE TABLE AND TALK AND COME UP WITH REASONABLE COMPROMISE TRULY WORKS.

AND SO WITH THAT I'M GOING TO TURN IT OVER TO JOHN ATKIN FROM CAPSTONE AND LET HIM GO OVER THAT PROJECT WITH YOU MORE SPECIFICALLY.

THANK YOU.

THANK YOU MARK.

JOHN AKIN ON BEHALF OF CAPSTONE COMMUNITIES.

JUST TO GIVE A LITTLE BIT ABOUT CAPSTONE.

CAPSTONE WAS FOUNDED BACK IN 1990 TO FOCUS EXCLUSIVELY ON STUDENT HOUSING, BOTH BUILDING ON-CAMPUS STUDENT HOUSING AS WELL AS OFF-CAMPUS STUDENT HOUSING.

AND SINCE THAT TIME PERIOD, WE'VE BUILT EVERYWHERE FROM DURHAM, NEW HAMPSHIRE, TO FLORIDA, TO OREGON, CALIFORNIA, AND BASICALLY ALL POINTS IN BETWEEN.

AND, IN FACT, EVEN HERE IN MERIDIAN TOWNSHIP.

IN FACT, MY FIRST TIME BEFORE THE MERIDIAN TOWNSHIP BOARD WAS ABOUT 17 YEARS AGO.

IT'S HARD TO BELIEVE.

BUT IN DEVELOPING THE LODGES OF EAST LANSING.

WE DEVELOPED BOTH THE LODGES OF EAST LANSING AND ALSO HANDEL LOFTS RIGHT DOWN THE ROAD.

OVER THE PAST 30 YEARS OR SO, WE'VE ALSO MOVED NOT JUST FROM STUDENT HOUSING BUT INTO TRADITIONAL MULTIFAMILY.

AND WE DEVELOPED MULTIFAMILY HOUSING AS WELL AS WHAT WE CALL BUILD FOR RENT, WHICH IS BUILDING COTTAGES THAT RENT TO THE GENERAL PUBLIC.

AND WE ALSO SPECIALIZE IN MIXED-USE DEVELOPMENT.

SO WE REALLY KIND OF BRANCHED OUT FROM JUST STUDENT HOUSING INTO ALL TYPES OF CLASS A HOUSING ACROSS THE COUNTRY.

SO FOR THIS PARTICULAR PROJECT, WE'VE ASSEMBLED THE SAME TEAM THAT WE USE FOR BOTH THE LODGES AND FOR HANDLE-OFFS, WHICH CONSISTS OF, OF COURSE, CAPSTONE AS A DEVELOPER, BUT ALSO THE ARCHITECT IS THE SAME.

AND ONE OF THE GREAT THINGS ABOUT THIS DEVELOPMENT IS THAT YOU CAN SEE THE QUALITY OF WHAT WE'VE PRODUCED IN THE FIRST TWO DEVELOPMENTS, SO WE'RE GOING TO CARRY FORWARD THAT SAME LEVEL OF QUALITY TO THIS DEVELOPMENT AS WELL.

KEBS LOCALLY IS OUR ENGINEERING FIRM, AND A GENERAL CONTRACTOR AT CAPSTONE, WE HAVE OUR OWN INTERNAL GENERAL CONTRACTOR, BUT WE'VE ALSO PARTNERED WITH WOLVERINE BUILDING GROUP, WHICH IS ACTUALLY...

OUT OF GRAND RAPIDS AND PARTNER WITH THEM AS WELL.

AND THEN WE HAVE OUR OWN INTERNAL MANAGEMENT COMPANY AS WELL WITH CAPSTONE PROPERTIES.

SO THE FIRST THING WE DO WHENEVER WE GO INTO DEVELOP, WE ALWAYS LOOK AT THE MARKET.

WHAT ARE THE MARKET DYNAMICS? IS THERE A NEED? IS THERE DEMAND FOR STUDENT HOUSING? NOT ONLY THE OVERALL MARKET BUT ALSO IN THE SUB-MARKET THAT WE'RE LOOKING AT.

SO THE FIRST THING WE LOOK AT IS WHAT'S THE OVERALL NUMBERS LOOK LIKE? AND IF YOU LOOK AT JUST THE OVERALL DEMAND, SO THE FULL-TIME ENROLLMENT, LESS THE NUMBER OF ON-CAMPUS BEDS ALREADY TAKEN, THE PURPOSE-BUILT BEDS, LESS THE PURPOSE-BUILT BEDS, WHAT'S THE TOTAL DEMAND? ABOUT 17,000.

SO THOSE ARE STUDENTS RIGHT NOW THAT ARE NOT LIVING IN PURPOSE-BUILT HOUSING.

THEY'RE LIVING IN SINGLE-FAMILY HOMES IN THE COMMUNITY.

THEY'RE LIVING IN MARKET-RATE HOUSING.

THEY AREN'T NECESSARILY DESIGNED SPECIFICALLY FOR STUDENTS.

SO WE FEEL LIKE THAT'S A GOOD NUMBER.

BUT THAT'S THE OVERARCHING.

WE ALSO LOOK AT THE OVERALL MARKET DYNAMICS THEMSELVES.

AND IF YOU'RE ALL FAMILIAR, THE LOCATION OF HANNAH LOFTS AND THE LODGE OF LEAST PLANTING, THE PROJECT SITE IS RIGHT THERE NEXT TO THOSE.

SO WE REALLY TRY TO FOCUS IN ON THE DYNAMICS OF THE SUB-MARKET ITSELF AND HOW HEALTHY ARE THOSE DEVELOPMENTS.

IN BOTH HANNA AND THE LODGE OF EAST LANSING, WE LOOK AT TWO THINGS, RENT GROWTH, AND WE LOOK AT WHAT IS THE VACANCY RATES.

AND IF YOU LOOK AT THE OVERALL MARKET, EAST LANSING, YOU CAN SEE THAT THE MARKET VACANCY RATE IS VERY LOW, 1.1%.

AND THEN YOU ALSO LOOK AT THE RATES OF INCREASE IN HANNA LOSS IN THE LODGE OF

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EAST LANSING.

ALSO VERY STRONG RENTAL RATE INCREASE.

IN FACT, TALKING TO THE MANAGERS, THE MARKET REPORT, WE HIRE A THIRD-PARTY MARKET STUDY.

WE HAVE OUR OWN INTERNAL MARKET STUDY THAT WE DO, AND WE HIRE A THIRD PARTY JUST TO HAVE AN OBJECTIVE VIEWPOINT.

ABOUT THE OVERALL MARKET, THEY CAME BACK WITH A 4% AT THE LOSS IN THE LIVES OF EAST LANSING, CAME BACK AT 8% ANNUAL INCREASES.

THAT SHOWS THE HEALTH AND HOW STRONG THOSE MARKETS ARE.

AND WHEN TALKING WITH THE MANAGERS THEMSELVES, THOUGH, IT'S EVEN STRONGER THAN THAT FROM WHAT THEY'RE TELLING US AS WELL.

SO IN TERMS OF MANAGEMENT ITSELF, WE TYPICALLY HAVE NOT ONLY 36 YEARS OF STUDENT HOUSING EXPERIENCE, BUT WE MANAGE THE WAY TYPICALLY IS MANAGED IN THE STUDENT HOUSING INDUSTRY, WHICH IS FOUR OR FIVE TIMES...

FIVE MEMBER FULL-TIME EMPLOYEES ON SITE FOR MANAGING STUDENT HOUSING.

A MANAGER, ASSISTANT MANAGER, LEASING MANAGER, MAINTENANCE AND MAINTENANCE TECH, AND THEN INCLUDING ALSO EIGHT TO TEN PART-TIME STUDENT WORKERS.

ALL RIGHT, SO GETTING THE SPECIFICS OF THIS PARTICULAR DEVELOPMENT, AND I'M GOING TO RUN THROUGH THESE FAIRLY QUICKLY, BUT ALWAYS HAPPY TO GO BACK AND ADDRESS ANY CONCERNS OR ANY QUESTIONS THAT YOU MIGHT HAVE REGARDING ANY OF THE SLIDES.

SO THE LOCATION WE'VE ALREADY DISCUSSED, AND I'M GOING TO BREAK THIS UP INTO TWO SECTIONS, LET'S TALK ABOUT THE NORTH SIDE FIRST.

AND THEN GO DOWN TO THE SOUTH SIDE AND TALK ABOUT THAT.

SO REALLY, IT'S REALLY TWO SEPARATE AREAS, ALTHOUGH WE DO INTEND TO CONNECT THOSE TWO.

SO LOOKING, THESE ARE THE MAIN POINTS, AND MARK HIT ON A LOT OF THESE.

I DON'T WANT TO BE REPETITIVE ASSOCIATED WITH IT, BUT WHAT WAS EXTRAORDINARILY IMPORTANT TO THE NEIGHBORS WAS THIS IDEA OF NO CONNECTIVITY TO THE NEIGHBORHOOD.

THEY DID NOT WANT THROUGH TRAFFIC COMING THROUGH.

SO THIS IS WHY WE CREATED THAT 248-FOOT BUFFER THAT WILL JUST BE LEFT NATURAL BETWEEN THE DEVELOPMENT AND THE NEIGHBORHOOD.

BUT ALSO, JUST AS IMPORTANT, IS LOOKING AT WHAT THE HEIGHTS OF THE BUILDINGS AND HOW THEY STEP DOWN.

SO THERE WILL BE NO DEVELOPMENT NEXT TO THE NEIGHBORHOOD, BUT THEN ONLY ONE TO TWO STORIES IN THE NEXT ZONE, AND THEN THREE STORIES IN THE ZONE THAT'S TO THE WEST OF THAT ZONE.

SO YOU CAN SEE HOW WE'RE STEPPING, AND THIS IS WHAT MARK WAS TALKING ABOUT IN TERMS OF OVERALL COMPATIBILITY.

SOME OF THE OTHER AREAS, OBVIOUSLY PRESERVING THE WETLANDS, BUT ALSO PRESERVING SOME GREEN AREAS, CONCENTRATING THE DEVELOPMENT TO THE MORE WEST SIDE OF THE SITE, AND THEN, AS I MENTIONED, THE APPROPRIATENESS OF THE SCALE.

AND, OF COURSE, AS MARK MENTIONED AS WELL, THE STORMWATER MANAGEMENT ASPECT OF IT.

AND I'LL JUST MENTION RIGHT NOW, TOO, WE HAVE OUR CIVIL ENGINEER HERE AS WELL, HAPPY TO ANSWER ANY QUESTIONS REGARDING CIVIL ENGINEERING AND HOW WE PLAN TO ADDRESS THAT.

THE NEXT STEP OF THIS PRESENTATION, THOUGH, I WANTED TO KIND OF EXPLAIN.

I UNDERSTAND THAT WE'LL BE COMING BACK THROUGH THIS PROCESS A SECOND TIME WITH THE ACTUAL SITE PLAN, AND WE'LL BE GOING THROUGH THE ARCHITECTURAL PLANS AND A LITTLE BIT MORE GRANULAR DETAIL ON WHAT IT IS WE'RE ACTUALLY PROPOSING.

THIS IS MORE THE CONCEPTUAL STAGE.

BUT I DID THINK IT WAS WORTHWHILE TO AT LEAST LAY OUT THE VISION FOR WHAT WE INTEND TO DEVELOP ON THE SITE.

AND YOU CAN SEE IN THAT FIRST ZONE THERE WITH THE LODGES AND TOWNHOUSE BUILDINGS, THIS IS EXACTLY THE BUILDINGS THAT WE BUILT AT THE LODGE OF EAST LANSING.

WHEN WE WENT THROUGH THIS PROCESS, 17 YEARS AGO, WE HAD TO REALLY TRY TO DESCRIBE THE VISION FOR WHAT IT IS WE WERE TRYING TO DEVELOP.

AND THE IDEA WAS WE WANTED TO HIDE THE PARKING INTERIOR TO THE BUILDING ITSELF.

SO THESE BUILDINGS ACTUALLY WRAP AROUND THE PARKING LOT.

THE NICE PART TODAY, I DON'T HAVE TO EXPLAIN THAT VISION BECAUSE YOU CAN ACTUALLY DRIVE THROUGH THE DEVELOPMENT ITSELF AND UNDERSTAND EXACTLY WHAT WE'RE TRYING TO ACCOMPLISH THERE.

WE WANT THOSE STREETS TO FEEL LIKE STREETS AND THE PARKING TO FEEL BEHIND THE BUILDINGS.

AND SO THAT'S REALLY WHAT WE'VE ACCOMPLISHED THERE WITH THE LODGES.

WE'RE ALSO INTRODUCING SOME TOWNHOUSES HERE AS WELL.

WE HAD SOME OF THOSE AT HANNAH.

THESE ARE THREE-STORY AS OPPOSED TO HANNAH, WHICH WAS FOUR-STORY.

SO TO MIX UP THE PRODUCT AND THE DIFFERENT TYPES OF HOUSING THAT'S AVAILABLE.

BUT THEN YOU GET INTO THE COTTAGES THEMSELVES.

AND THESE ARE THE PICTURES, THE RENDERINGS, BUT WHAT REALLY MATTERS IS WHAT THEY LOOK LIKE IN REAL LIFE.

AND SO WHAT WE'VE DONE IS THESE ARE ONE-STORY AND ONE-AND-A-HALF-STORY COTTAGES THAT WE'VE DEVELOPED.

IN PHOENIX, ARIZONA.

WE'VE DEVELOPED THEM UP IN DURHAM, NEW HAMPSHIRE, COLORADO SPRINGS, FORT COLLINS, COLORADO, BOZEMAN, MONTANA, ALL OVER THE PLACE.

AND THESE HAVE BEEN VERY POPULAR.

AND WE'VE ALSO DEVELOPED THESE SIMILAR TYPE COTTAGES ON MULTIFAMILY SIDE AS WELL, THAT ARE ONE AND TWO BEDROOM, BUT THEY'RE FOR RENT, NOT JUST FOR STUDENTS, BUT FOR THE GENERAL PUBLIC AS WELL.

THEN THESE ARE TWO-STORY COTTAGES.

AGAIN, WE'VE ALSO DONE THESE BOTH IN A MULTIFAMILY CONTEXT AS WELL AS A STUDENT CONTEXT.

AND I SHOULD EXPLAIN TOO, WHEN I SAY STUDENT HOUSING AND MULTIFAMILY AND HOW WE DEFINE THE TWO OF THEM.

IN STUDENT HOUSING, TYPICALLY, STUDENT HOUSING IS RENTED ON A PER-BED BASIS.

SO A STUDENT RENTS THE BEDROOM.

USUALLY THE BEDROOMS ARE ROUGHLY THE SAME SIZE INTERIOR TO THE UNIT ITSELF, AND THEN EVERY BEDROOM HAS AN ASSOCIATED BATHROOM WITH IT.

SO YOU'RE RENTING THE BEDROOM AND THE BATHROOM, BUT IT STILL HAS ALL OF THE SAME INTERIOR AMENITIES OF A CONVENTIONAL APARTMENT.

SO IT STILL HAS A LIVING ROOM.

KITCHEN, ALL OF THOSE SAME TYPES OF AMENITIES.

THE DIFFERENCE IS YOU'RE RENTING ON A PER BED BASIS.

ON A CONVENTIONAL HOUSING SITE, WE RENT ON A PER UNIT BASIS.

SO THEN IT'S GOING TO HAVE A LARGER MASTER BEDROOM AND MAYBE IT'LL BE A HALF BATH OR SOMETHING ALONG THOSE LINES.

SO REALLY THAT BED BATH PARITY AND RENTING ON A PER BED BASIS

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IS WHAT DEFINES STUDENT VERSUS.

AND REALLY ANYONE CAN RENT IN A STUDENT HOUSING DEVELOPMENT.

IT'S NOT JUST RELATED TO SIMPLY STUDENTS, BUT BECAUSE THE WAY IT'S LEASED AND THE WAY IT'S MARKETED, TYPICALLY YOU SEE STUDENTS ARE LEASING FROM THOSE.

THE INTERIOR FINISHES ARE EXACTLY THE SAME FOR STUDENT HOUSING AS FAR IN AS THEY ARE FOR A CLASS A CONVENTIONAL MULTIFAMILY.

SAME TYPE OF HARDWOOD FLOORS.

THESE ARE TYPICALLY THE FAUX HARDWOOD FLOORS FOR DURABILITY AND THEN GRANITE OR QUARTZ COUNTERTOPS.

YOU CAN SEE THE LEVEL OF FINISHES IN THE DEVELOPMENTS.

THE CLUBHOUSES ARE VERY SIMILAR AS WELL FOR MULTIFAMILY AS WELL AS FOR STUDENT HOUSING. GYMS, SWIMMING POOLS, AND YOU CAN SEE THIS IN TYPICAL STUDENT HOUSING DEVELOPMENTS.

ON THE SOUTH SIDE OF THE SITE, WE'RE ANTICIPATING A FOUR-STORY BUILDING THERE, AND THIS IS ONE AREA THAT, AS WE GO THROUGH THE PROCESS, WE WILL LOOK AT THE ARCHITECTURE OF IT AND BEGIN TO REFINE THE DESIGN. THESE ARE THREE TYPICAL DESIGNS THAT GIVE YOU A SENSE OF THE SCALE AND THREE DIFFERENT STYLES. AS WE GO THROUGH THE PUD PROCESS AND COME BACK FOR FURTHER REVIEW, WE WILL ALSO BE WORKING WITH THE NEIGHBORHOOD, AND ALL OF THIS PLANNING WILL BE DONE BEFORE WE RESUBMIT AGAIN.

WE'LL BE TALKING THROUGH ARCHITECTURE AND OTHER ELEMENTS, PARTICULARLY THE STORMWATER MANAGEMENT SIDE OF THINGS.

THE UNITS THEMSELVES, AS I MENTIONED BEFORE, WILL HAVE BED-BATH PARITY, SO ONE BEDROOM FOR EVERY BATHROOM. THESE INCLUDE SOME ONE-BEDROOM UNITS, TWO-BEDROOM UNITS, AND FOUR-BEDROOM UNITS.

WE ALSO CONDUCTED A TRAFFIC STUDY, LOOKING AT IT FROM BOTH A STUDENT HOUSING PERSPECTIVE AND A MULTIFAMILY HOUSING PERSPECTIVE. BOTH OF THEM HAD MINIMAL IMPACTS.

OUR TRAFFIC ENGINEER IS HERE TONIGHT.

I DON'T PRETEND TO BE A TRAFFIC ENGINEER.

HE TELLS US EVERYTHING IS GOOD.

HE'S HERE AND CAN ANSWER ANY QUESTIONS THAT YOU MIGHT HAVE FOR HIM.

AND, AGAIN, ON THE STORMWATER SIDE, OUR CIVIL ENGINEER IS HERE AS WELL AND LOOK FORWARD TO ANSWERING ANY QUESTIONS THAT YOU MIGHT HAVE.

WITH THAT SAID, REALLY GLAD TO BE BACK IN MERIDIAN TOWNSHIP AGAIN AND LOOK FORWARD TO HOPEFULLY BRINGING THIS NEW DEVELOPMENT TO LIFE AND HAPPY TO ANSWER ANY QUESTIONS YOU MIGHT HAVE.

THANK YOU VERY MUCH.

WE CERTAINLY WILL CALL YOU UP IF WE HAVE SOME QUESTIONS.

THANK YOU.

SO, BOARD MEMBERS.

WE HAVE THIS ON OUR AGENDA FOR DISCUSSION.

AS WE GET STARTED HERE, JUST TO MAKE SURE THAT WE'RE FRAMING IT IN THE RIGHT WAY, DIRECTOR SCHMIDT, THIS IS MEANT TO BE SIMPLY THE REZONING PORTION OF THE DISCUSSION WITH THE IDEA THAT THEY'LL BRING BACK THE PLANNED UNIT OF DEVELOPMENT THAT WILL COME BEFORE US BECAUSE IT'S 25,000 SQUARE FEET OR MORE IN THE FUTURE, RIGHT? NO, ACTUALLY.

THAT'S ANOTHER STEP.

BACKING UP, SO TO GET TO A PLANNED UNIT DEVELOPMENT, YOU HAVE TO HAVE THE UNDERLYING ZONING IN PLACE FIRST.

SO THIS IS STEP ONE, ESTABLISH THE BASE ZONING.

THEN THEY WILL APPLY FOR THE PLANNED UNIT DEVELOPMENT.

THE PLANNED UNIT DEVELOPMENT ACTS AS THE SUP FOR THE SITE.

IT'S A LITTLE BIT DIFFERENT THAN JUST THE STANDARD SUP FOR 25,000 SQUARE FEET BECAUSE THE PUD REQUIRES THEM TO DO OTHER THINGS IN ORDER TO GET TO.

SORT OF THE CONCEPT DESIGN THAT THEY'RE WANTING TO DO.

IT'S MORE AKIN TO THE MU-PUD PROCESS.

THIS IS PROVIDING AMENITIES FOR POINTS FOR VARIOUS THINGS.

YEAH, IT'S NOT QUITE AS FAR TO THE MU-PUD, BUT YEAH, IT'S THAT CONCEPT.

SO THIS IS STEP ONE TO ESTABLISH THE ZONING.

PUD WOULD COME IN, ESTABLISH THE CONDITIONS, THE GENERAL CONCEPT PLAN, WHICH I THINK IS PROBABLY GOING TO BE ALMOST EXACTLY THE SAME AS WHAT WE'RE SEEING NOW.

AND THEN THE THIRD STEP ENTIRELY ADMINISTRATIVELY IS THE SITE PLAN WHERE WE GET INTO THE SPECIFICS ON THE ENGINEERING SIDE, THE ARCHITECTURE SIDE, THE LANDSCAPING, ALL THAT DETAILED STUFF THAT I CUT MY STAFF LOOSE ON ON A REGULAR BASIS.

SURE.

SO, I MENTIONED IT TO SAY THAT WHILE IT IS HELPFUL TO SEE A CONCEPTUAL PLAN AT THIS POINT, THE QUESTION IS MORE ABOUT THE LAND USE AND THE ZONING THAN IT IS ABOUT THIS PARTICULAR DIAGRAM THAT WE'VE SEEN, EVEN THOUGH THEY'VE GONE OUT OF THEIR WAY TO SHOW US THIS FOR THIS EVENING'S DISCUSSION.

AND I WOULD JUST ADD THAT THE OTHER UNIQUE HURDLE HERE IS THAT THIS IS TO ADDRESS SOME OF THE CONCERNS FROM THE NEIGHBORHOOD. THEY HAVE PROPOSED IT AS A CONDITIONAL REZONING, AND SO, UNDER MICHIGAN LAW, THAT IS A SITUATION WHERE THE APPLICANT PROPOSES CONDITIONS. THERE'S NOT A NEGOTIATION, RIGHT? YOU EITHER ACCEPT OR YOU TURN IT DOWN. AND SO, THEY PROPOSED FOUR CONDITIONS.

THE CONCEPT PLAN ISN'T NECESSARILY SPECIFIC TO THOSE, BUT THE CONDITIONS ARE FUNCTIONALLY DRIVING THE CONCEPT PLAN. SO, I DON'T EXPECT MAJOR CHANGES AS WE MOVE FORWARD.

SURE. OKAY. WELL, WE'LL OPEN THINGS UP FOR DISCUSSION THEN. BOARD MEMBERS WISHING TO MAKE COMMENTS? TRUSTEE WILSON. I AM HIGHLY CONCERNED ABOUT STORMWATER MANAGEMENT ON THIS SITE BECAUSE I LIVE IN INDIAN HILLS. INDIAN LAKES IS RIGHT ACROSS GLENDALE CEMETERY FROM US. WE FLOOD

[01:30:02]

AT THE NORTH END, WE DON'T FLOOD AT THE SOUTH END, WHICH IS WHERE I LIVE, AND I KNOW THAT INDIAN LAKES IS PLAGUED WITH ISSUES OF WATER.

WE HAVE A CATCH BASIN SITUATION IN THE LAKE AT THE BACK THERE THAT IS CHALLENGING AND DEFINITELY NEEDS REPAIR.

AND I KNOW THAT IT GETS VERY SOGGY OVER THERE.

SO HOW ARE WE GOING TO ENSURE THAT STORMWATER MANAGEMENT IS GOING TO BE MANAGED ON THE PROPERTY? THE ACTIVITY TO THE WEST OR THE HOMEOWNERS TO THE WEST? YEAH, SO FUNDAMENTALLY THERE'S A COUPLE THINGS GOING ON HERE.

THE DEVELOPMENT IS ALL ESSENTIALLY PITCHED BACK TOWARDS.

AND A PLAZA BECAUSE THAT'S WHERE THEY'RE DIRECTING ALL THEIR STORM WATER INTO THE BASIN.

THE OTHER PIECE IS YOU STILL HAVE 248 FEET OF GREEN SPACE WHERE ANY SHEET FLOW, WHAT LITTLE SHEET FLOW WILL COME OFF OF THAT SMALL PARKING AREA WILL BE INFILTRATED ALONG THAT 248 FEET.

CERTAINLY, THAT'S OBVIOUSLY SOMETHING THAT WE WILL TAKE A LONG, HARD LOOK AT, ALONG WITH THE DRAIN COMMISSIONER'S OFFICE ONCE WE GET TO THE SITE PLAN.

I CAN'T IMAGINE THAT THEY FULLY ENGINEERED IT, BUT I KNOW THAT APPLICANTS ENGINEER IS HERE THIS EVENING AND CAN PROBABLY SPEAK TO THE BASICS OF IT SIMPLY BECAUSE THEY WORKED ON THIS PROPERTY AND AREA PREVIOUSLY.

BUT THE INTENTION IS THAT EVERYTHING IS GOING TO GO TO THE WEST, NOT TO THE EAST.

AND YOU FEEL CONFIDENT IN THAT? YEAH, I MEAN, FUNDAMENTALLY, THEY'VE GOT, YOU KNOW, IF YOU LOOK AT THE FLOODPLAIN MAPS, RIGHT, THERE'S A KEYHOLE, BASICALLY, THAT THEY KIND OF HAVE TO STAY WITHIN.

AND SO DOING ANYTHING OTHER THAN SORT OF SENDING IT BACK TOWARDS THE EXISTING IS GOING TO CAUSE THEM PROBLEMS WITH FEMA MOST LIKELY.

YEAH, IT'S A TOUGH LITTLE SPOT, RIGHT? YOU HAVE THE HOLE THAT, TO YOUR POINT, THE NORTH PART OF INDIAN HILLS, NORTH PART OF INDIAN LAKES IS IN THE FLOODWAY, RIGHT? UNDER MODERN STANDARDS, IT WOULD NEVER GET BUILT.

AND SO, THEY ARE GOING TO HAVE TO WORK WITHIN THAT BECAUSE YOU CAN'T DO STORMWATER MANAGEMENT WITHIN THE FLOODPLAIN OR FLOODWAY, BECAUSE YOU HAVE TO COMPENSATE AND CUT, THEN SO THEY HAVE TO BE ABLE TO ACCOMMODATE IN THE UPLAND AREA ON THEIR PROPERTY, RIGHT? OKAY, I JUST WANT TO FEEL CONFIDENT.

YEAH, WE'VE BEEN GIVEN THE INFORMATION WE HAVE RIGHT NOW, I'M TOTALLY CONFIDENT AND IT'S NOT GOING TO START CONSTRUCTION UNTIL WE KNOW FOR CERTAIN.

RIGHT, UM, I WANT TO.

I COMMEND THE DEVELOPMENT TEAM AND THE PROPERTY OWNER FOR WORKING WITH THE LOCAL NEIGHBORHOOD ASSOCIATION.

I WAS ON, I THINK, THE PLANNING COMMISSION WHEN THE ANDEP PROJECT WAS BROUGHT BEFORE US AND PASSED, AND OBVIOUSLY HEARD A LOT FROM THE NEIGHBORS AT THAT TIME.

AND, YOU KNOW, MAY HAVE BEEN DESIGNATED ON A ZONING BASIS AS SINGLE-FAMILY, BUT THAT NDEF PROJECT WAS NOT, RIGHT? IT WAS SHOEHORNED INTO A SINGLE-FAMILY DISTRICT, BUT IT WAS CERTAINLY, I THINK, A LOT MORE IMPACTFUL THAN WHAT A COUPLE OF SINGLE-FAMILY HOMES WOULD HAVE BEEN.

AND, YOU KNOW, I THINK THAT THE RESPONSE THAT, YOU KNOW, WE SAW AT THE PLANNING COMMISSION, WHICH WAS FAR MORE TEPID, THAN WHAT CAME ABOUT THE LAST TIME AROUND IS INDICATIVE OF THE WORK THAT THE TEAM PUT IN HERE TO MEET WITH THE RESIDENTS, MEET WITH THE NEIGHBORS, AND COME UP WITH A MUCH MORE WORKABLE PLAN.

I THINK THAT IN GENERAL, SINCE WE'RE SUPPOSED TO BE TALKING ABOUT THE ZONING COMPONENT OF THIS, GIVEN ITS PROXIMITY AND ADJACENCY TO THE...

HIGH DENSITY RESIDENTIAL DIRECTLY TO THE WEST.

THIS DOESN'T SEEM LIKE AN UNNATURAL FIT.

AND CONSIDERING THAT THE LAST VERSION THAT THIS BOARD APPROVED FOR THIS PARCEL WAS SIMILARLY OF A HIGHER DENSITY EVEN THOUGH IT WAS IN AN R8 ZONE OR RESIDENTIAL ZONE, IT SEEMS LIKE THAT WE ARE IN KEEPING WITH WHAT WAS PREVIOUSLY DONE.

BY THIS BOARD BACK IN 2021, WAS IT? 2020? IT WAS 2019, ACTUALLY.

IT WAS SUBMITTED IN 19.

IT GOT APPROVED JUST AT THE BEGINNING OF COVID, SO 2020, YES.

SO YEAH, IT'S IN KEEPING MORE OR LESS WITH THE SPIRIT OF WHAT WAS BEING DONE BACK IN 2020 AS WELL.

WE'RE NOT CONSIDERING THE CONCEPTUAL DIAGRAM, BUT I APPRECIATE THE CONDITIONS THAT WERE OFFERED ALONG

[01:35:01]

WITH THIS.

YOU KNOW, THE THEME OF THE YEAR IS GOING TO BE CONSERVATION EASEMENT, I THINK, YES, AND I CERTAINLY APPRECIATE THE WILLINGNESS TO INCLUDE THAT AS A CONDITION.

THAT'S SOMETHING THAT A LOT OF OUR RESIDENTS HAVE CONCERNS ABOUT WHEN THEY'RE ADJACENT AND ABUTTING TO A HIGHER-DENSITY USE, IS MAINTAINING THAT NATURAL FEEL IN THEIR OWN BACKYARDS.

OVERALL, I DON'T FIND TOO MUCH TO BE UPSET ABOUT WITH THIS PROPOSAL.

THERE ARE SOME TWEAKS HERE AND THERE THAT I MIGHT MAKE WHEN WE GET TO TALKING ABOUT THE PLANNED UNIT DEVELOPMENT.

ONE THAT I'LL JUST FLAG OFF THE BAT, SINCE YOU WERE KIND ENOUGH TO GIVE US A CONCEPTUAL DIAGRAM, IS THE EMERGENCY ACCESS ON THE NORTHERN SIDE.

I PERSONALLY WOULD RATHER SEE THAT BE A FULL-FLEDGED CONNECTION.

AND THE REASON BEING IS I DON'T THINK HARDLY ANYONE FROM THE PROPERTIES TO THE WEST IS GOING TO BE USING IT.

AND I THINK MOST PEOPLE WHO ARE LIVING ON THE SUBJECT PROPERTY ARE GOING TO CHOOSE TO GO TO THE SOUTHERN EXIT ANYWAY.

AND IF BOTH OF THOSE THINGS ARE TRUE, THEN I DON'T THINK WE NEED TO PROVIDE A MORE CHALLENGING ENTRY POINT FOR EMERGENCY VEHICLES SHOULD THERE BE SOME KIND OF AN EMERGENCY BY MAKING IT A BOLLARDS-ONLY ACCESS.

AND SO THAT WOULD BE MY GENERAL SENTIMENT ABOUT THAT NORTHERN CONNECTION.

AND SO I'LL JUST MENTION THAT I'M ONE OF SEVEN HERE, RIGHT? AND SO THAT'S MY PERSONAL OPINION ON IT.

I SHARE MY COLLEAGUES' CONCERN ABOUT THE WATER, AS I THINK EVERYONE IN THIS AREA DOES, AND IT'S PARTICULARLY POIGNANT THIS WEEK.

AND, YOU KNOW, WE DO HAVE A LOT OF TIME TO GET TO THAT POINT AND WORK WITH THE DRAIN OFFICE AND WITH THE SITE PLAN, BUT I'M CONFIDENT THAT THAT WORK CAN BE DONE.

SO IN GENERAL, ON THE QUESTION BEFORE US, I HAVE VERY FEW CONCERNS OVER THE UNDERLYING REZONING, AND I'LL DEFER TO MY COLLEAGUES FOR THE REST OF THE DISCUSSION HERE.

TRUSTEE TREZISE.

YES.

WHAT I APPRECIATE ABOUT THIS COMPARED TO THE LAST ONE WAS THE SENIOR-FOCUSED HOUSING IS THIS CONSOLIDATES THE RESIDENTS IN A SMALLER FOOTPRINT.

BY GOING THREE AND FOUR STORIES UP, WHICH COULD ALLEVIATE SOME OF THE WATER ISSUES THAT WAS OF A CONCERN WITH THE LAST PROPOSED DEVELOPMENT.

I THINK IT FITS IN WITH THE NEIGHBORS TO THE WEST QUITE WELL.

AND I THINK THE BUFFER BETWEEN THIS AND THE NEIGHBORHOOD TO THE EAST IS GREATER THAN WHAT WAS OFFERED BEFORE.

SO I THINK THIS IS A STEP IN THE RIGHT DIRECTION, AND I DON'T HAVE A LOT OF CONCERNS WITH IT OTHER THAN TO MAKE SURE THAT THE WATER AND OTHER ISSUES ARE TAKEN CARE OF WHEN WE DESIGN.

TRUSTEE WENTZ? THANK YOU.

I PROMISED I WOULDN'T TALK ANY MORE ABOUT WATER AT THIS MEETING, BUT HERE WE ARE.

SO I WILL SAY I DID TAKE THE OPPORTUNITY WITH MY FRONT YARD CURRENTLY BEING UNDER A FOOT OF WATER TO GO OUT AND LOOK AT THE PROPERTY YESTERDAY.

AND, YOU KNOW, I THINK IT ADDRESSED, IF NOTHING ELSE, THE BIGGEST, AS BIG OF A STRESS TEST AS WE CAN HAVE AS FAR AS FLOODING GOES.

I THINK WITH THE CLEAR VIEW OF THE RIVER RIGHT THERE, THE WATER HAS A NATURAL PATH.

AND ACCORDING TO THE ENGLAND COUNTY DRAIN OFFICE, THE WATER WOULD DRAIN TOWARDS THAT RIVER, WHICH IS, YOU KNOW, DOWN.

DOWNSPOUT OF INDIAN HILLS.

SO I THINK THAT THAT ADDRESSES THE CONCERN RAISED BY TRUSTEE WILSON.

AND, YOU KNOW, THE ONLY, I HAD A COUPLE QUESTIONS FOR YOU, TIM, IF YOU DON'T MIND.

ABSOLUTELY.

THANK YOU.

FIRST OF ALL, I TRIED TO FOLLOW THE PLANNING COMMISSION MEETING, BUT CAN YOU PLEASE EXPLAIN THE 24-HOUR, OR EXCUSE ME, 24-MONTH TIMELINES, AS TALKED ABOUT HERE, LIKE WHAT HAPPENS AT THE END OF 24 MONTHS IF PROJECTS ARE COMPLETED, IF THERE'S HOLD UP WITH THE DRAINAGE OFFICE, LIKE WHAT, WHERE DOES THAT LEAVE THE PLANNING COMMISSION? YEAH, SO IN THIS CONTEXT, THE 24 MONTHS IS SPECIFICALLY RELATED TO THE SUBMITTAL OF THE PLAN UNIT DEVELOPMENT, RIGHT? SO THEIR ORIGINAL PROPOSAL TO THE PLANNING COMMISSION, THE LANGUAGE WAS A LITTLE VAGUER THAN I THINK EVERYONE AGREED

[01:40:01]

TO AT THE END, AND THE DISCUSSION AT THE PLANNING COMMISSION WAS, OKAY, WE REALLY NEED A TIME FRAME, BUT AGAIN, THIS IS A CONDITIONAL RESULT, IT'S NOT A NEGOTIATION.

SO THE PLANNING COMMISSION DISCUSSION REALLY WAS, OKAY, WHAT IS A NORMAL STANDARD? AND UNDER OUR ORDINANCE, GENERALLY, A LOT OF THINGS EXPIRE AFTER 24 MONTHS.

AND SO THE PLANNING COMMISSION ESSENTIALLY SAID, HEY, WE'D REALLY LIKE YOU TO CONSIDER THIS. WE CAN'T FORCE IT. WOULD YOU DO THAT? AND SO THEN THEY SUBMITTED A REVISED LETTER SAYING, YES, WE'LL CLARIFY THAT LANGUAGE TO BE WITHIN 24 MONTHS.

AND SO WHAT WILL NEED TO HAPPEN IS, SHOULD THIS GET APPROVED, ONCE IT IS EFFECTIVE, THE EFFECTIVE DATE, SEVEN DAYS AFTER PUBLICATION, THEN WITHIN 24 MONTHS, THAT PUD HAS TO BE SUBMITTED AND UNDERWAY, RIGHT? COMPLETE APPLICATION, BALL ROLLING.

IT DOESN'T NECESSARILY NEED TO BE UNDER CONSTRUCTION WITHIN THAT TIME FRAME, ALTHOUGH I'M CERTAIN THAT THEY WILL BE IF EVERYTHING FALLS THE WAY THEY WANT.

BUT THAT HAS TO GET SUBMITTED.

ONCE THAT IS SUBMITTED, THEN WE'RE JUST UNDER THE NORMAL SHOT CLOCKS IN OUR ORDINANCE, AND IT WILL FOLLOW OUR GENERAL STANDARDS.

OKAY.

THANK YOU.

I APPRECIATED THAT CLARIFICATION.

AND THEN I NOTICED A MENTION DURING THE PRESENTATION BY THE DEVELOPER, DANTERN ASSOCIATES USES A THIRD-PARTY VALIDATOR FOR NEED FOR HOUSING.

IS THAT SOMETHING THAT IS TYPICAL FOR PROJECTS OF THIS SIZE? I DON'T REMEMBER SEEING IT IN THE TIME ON THE BOARD, SO I WAS JUST CURIOUS.

WE DON'T.

IT'S RARE THAT WE GET THAT DATA.

I THINK, TO CAPSTONE'S POINT, I MEAN, THEY KNOW THIS MARKET WELL, RIGHT? THERE'S ALWAYS QUESTIONS DURING MY TIME IN EAST LANSING, DURING MANAGER DEMPSEY'S TIME IN EAST LANSING, RIGHT? THERE'S ALWAYS QUESTIONS, HOW MUCH MORE STUDENT HOUSING DO WE NEED, RIGHT? CAPSTONE KNOWS THEIR MARKET VERY WELL, AND I THINK THAT'S WHAT THEY'RE TRYING TO SHOW, RIGHT, IS THAT MARKET.

DEMAND THAT STILL EXISTS.

BUT NO, THAT IS SOMEWHAT UNUSUAL THAT WE GET THAT PEEK BEHIND THE CURTAIN.

THANK YOU.

FOR WHAT IT'S WORTH, WHEN I WAS A STUDENT AT MSU AND A LOT OF FRIENDS OF MINE LIVED IN THIS AREA, I CAN SPEAK TO HOW QUICKLY THEY HAD TO RE-SIGN BASED ON DEMAND AND THAT WAS ALMOST TEN YEARS AGO, SO WE KNOW IT'S INCREASED.

LAST QUESTION I HAD ON PAGE IN LOOKING AT THE TRAFFIC STUDY, THERE IS REFERENCE ON PAGE 227 TO MAKING CHANGES TO THOSE SIGNAL TIME CHANGES, IF NEED BE IN THE FUTURE BASED ON SOME TRAFFIC AMOUNT BEING HIT.

THAT DECISION WAS ENTIRELY WITH THE INGHAM COUNTY ROAD DEPARTMENT, CORRECT? YEAH, THAT'LL BE IT.

AND CANDIDLY ON SOMETHING LIKE THAT, IT'S...

IT'S A PRETTY DATABASE DECISION IF THEY'RE MAKING IT.

IT'S AN EXISTING LIGHT AND IT'S A TIMING CHANGE.

IT'S PRETTY DATABASE.

ONCE THEY GET TO A CERTAIN THRESHOLD, THEY'LL DISCUSS MAKING THAT CHANGE.

OKAY, SO IT'S NOT SOMETHING THAT MERIDIAN NEEDS TO MANAGE.

NO, I MEAN, TYPICALLY, HISTORICALLY, THROUGHOUT MY CAREER, IF WE AS A PLANNING DEPARTMENT RECEIVE A COMPLAINT ABOUT SOMETHING LIKE THAT, WE'LL FOLLOW UP WITH THE VARIOUS AUTHORITIES, WHETHER IT'S MDOT OR ROAD DEPARTMENT.

THE PUBLIC WORKS DEPARTMENT IN THE CASE OF OTHER COMMUNITIES.

SO THAT'S NOT SOMETHING WE NEED TO WORRY ABOUT NOW, BUT IT'S SOMETHING WE'LL OBVIOUSLY MONITOR, AND GIVEN IF WE START TO SEE SOMETHING, WE'LL REACH OUT TO THE PROPER AUTHORITIES AND GET IT TAKEN CARE OF.

GREAT.

THANK YOU FOR ADDRESSING THE QUESTIONS.

YOU KNOW, TO ECHO THE COMPLIMENTS GIVEN BY OTHER MEMBERS OF THE BOARD, I THINK CONSIDERING THE, IF YOU JUST MULTIPLY THE ACRES BY DENSITY, YOU KNOW, THE TOTAL...

AMOUNT THAT COULD BE REQUESTED WOULD BE 552, WHICH OBVIOUSLY THIS BOARD WOULD NOT BE INTERESTED IN SEEING, BUT I WANT TO COMMEND THE APPLICANT FOR PUTTING FORWARD A PLAN THAT DOES LEAVE SUCH A LARGE NATURAL AREA AND WETLAND BUFFER.

I WANT TO SEE AS MANY OF THOSE NECESSARY NATURAL FEATURES IN PLACE AS POSSIBLE FOR FUTURE APPLICANTS.

FOLLOWED THE SPIRIT OF THAT, SO I APPRECIATE THAT.

AND I, LIKE SUPERVISOR HENDRICKSON, DON'T HAVE REALLY ANYTHING ELSE THAT WOULD PREVENT ME FROM SUPPORTING AT LEAST THIS CONDITIONAL REZONING AS IT STANDS.

FOR TIMA, DID YOU WANT TO? YES.

I HAD A QUESTION.

I KNOW THIS WAS TOUCHED ON A BIT, BUT I'M CURIOUS ABOUT WHAT THE REASONS ARE FOR THE PROPOSED CONDITIONAL REZONING THAT WAS BROUGHT ON BY THE APPLICANTS.

FOR EXAMPLE, IS RD BEING PROPOSED DUE TO THE MARKET IN THE AREA?

[01:45:01]

SO, YOU KNOW, WE HAD THE INITIAL CONVERSATION WITH THEM OF, OKAY, HOW DO WE GET TO THIS TYPE OF PROJECT, NOT KNOWING THE DETAILS.

AND SO USUALLY WHAT HAPPENS IS WE GET APPROACHED BY ANY APP.

AND MY TEAM SITS DOWN AND, YOU KNOW, GIVES THEM SOME FEEDBACK ON, YOU KNOW, HERE'S THE PATHS THAT YOU CAN TAKE.

AND IN THIS CASE, THE DESIRE, THE RECOMMENDATION, I THINK, WAS TO KEEP THE CATEGORY AS LOW AS POSSIBLE.

AND THEN ONCE WE STARTED HAVING THE CONVERSATION, ONCE THEY STARTED HAVING THE CONVERSATION WITH THE NEIGHBORHOOD AND REALIZED THAT THE PRESERVATION WAS.

THE PRESERVATION AND THE LACK OF ACCESS TO THE STUB STREET WERE THE SORT OF TWO PRIORITIES, NOT SO MUCH THE DENSITY OR ANYTHING.

THAT'S WHEN SORT OF THE DISCUSSION TURNS TO, OKAY, WELL, THEN DO IT AS A CONDITIONAL REZONING, AND, YOU KNOW, YOU REQUEST THE ZONING YOU NEED, BUT THEN YOU PUT THE, MAKE THE RECOMMENDATIONS OF, OKAY, WE'LL LIMIT THIS AND WE'LL LIMIT THIS, AND SORT OF TO AVOID THE CONCERN THAT TRUSTEE LANCE BROUGHT UP OF, OKAY, IT COULD BE ALL THIS BIG NUMBER.

NOPE, WE'LL LIMIT THE NUMBER, LIMIT THE AMOUNT, OR REQUIRE THE AMOUNT OF PRESERVATION.

ETC.

AND SO IT'S REALLY, YOU KNOW, THERE'S USUALLY NOT A ONE-SIZE-FITS-ALL APPROACH TO THESE DISCUSSIONS THAT WE HAVE WITH APPLICANTS.

WHAT WE TRY TO DO IS, OKAY, WE'VE GOT, WE KNOW WHAT THE BOARD'S SEEKING, WE KNOW WHAT THE PLANNING COMMISSION'S LOOKING AT, WE KNOW WHAT THE MASTER PLAN SAYS, WE KNOW WHAT THE NEIGHBORHOOD GENERALLY WANTS, WE KNOW WHAT THE DEVELOPER'S TRYING TO GET.

THAT'S WHERE THE SECRET SAUCE GETS MADE, YOU KNOW, WITH THE PLANNING DEPARTMENT OF TRYING TO FIGURE OUT WHAT'S GOING TO MAKE EVERYONE THE LEAST AMOUNT OF UPSET AS WE MOVE FORWARD.

ALL RIGHT.

WELL, I DO APPRECIATE THE COLLABORATION WITH THIS PROJECT.

AND, YOU KNOW, I HAVE HEARD CONCERNS WITH THE DRAINAGE, SO WE SHARE SIMILAR SENTIMENTS OF OTHER BOARD MEMBERS.

SECOND AND LAST QUESTION WOULD BE, JUST GIVEN WHERE THIS DEVELOPMENT WOULD BE, DO WE KNOW HOW CLOSE IT IS TO A BUS STOP? I WOULD ACTUALLY DEFER TO YOU ON THAT ONE, JOHN, BECAUSE I KNOW YOU GUYS RUN YOUR OWN STUFF.

THAT'S RIGHT.

SO ACTUALLY, THERE'S LOCAL TRANSIT FOR BOTH THE LODGES AND FOR HANNAH, AND WE WOULD EXTEND THAT SERVICE TO THIS DEVELOPMENT, SO IT WOULD BE COVERED BY THE TRANSIT, WHICH WOULD BE PRIVATELY FUNDED.

OKAY, PERFECT.

I WAS JUST CURIOUS BECAUSE I KNOW THIS WOULD BE AN AREA FOR STUDENTS.

OTHER BOARD MEMBERS WITH QUESTIONS? SINCE YOU GAVE US THE DIAGRAM, I'M CURIOUS ABOUT THE COTTAGES.

ARE THESE MEANT TO ALSO BE STUDENT HOUSING ON A YEAR-TO-YEAR BASIS, OR ARE THESE MORE OF A SHORT-TERM SITUATION? NO, THESE ARE FOR STUDENTS.

OKAY.

AND THEY WOULD BE RENTED ALONG THE SAME LINES AS THE OTHER.

IT'S JUST A DIFFERENT FORM OF BUILDING IS ALL IT REALLY IS.

AND WE'VE DONE DEVELOPMENTS THAT ARE ALMOST EXCLUSIVELY COTTAGES, AND THEY SEEM TO BE VERY POPULAR WITH STUDENTS.

THANK YOU.

AND I'LL SAY THAT I HAVE BEEN BACK TO THE LODGES SEVERAL TIMES AND HAVE BEEN MYSTIFIED AT WHERE THE CARS ARE.

AND THIS PROJECT HAS ENABLED ME TO.

MORE THOROUGHLY INVESTIGATE THAT AND AS THE RESIDENT FORM-BASED CODE FAN ON THE BOARD, I VERY MUCH APPRECIATE THE HIDING OF THE PARKING LOTS IN THE CARS.

AND SO I JUST WANTED TO GET THAT ON THE RECORD BECAUSE I DON'T GET TOO MANY OPPORTUNITIES TO TALK ABOUT IT.

SO I APPRECIATE THAT.

I DON'T SEE A WHOLE LOT OF OTHER QUESTIONS AND CONCERNS, SO WE'LL BE SEEING YOU BACK AT A FUTURE MEETING.

YEAH, WE WILL, GIVEN THE TENOR OF THE BOARD'S DISCUSSION, BRING FORWARD AN INTRODUCTION ON YOUR NEXT CONSENT AGENDA AND MOVE FORWARD FROM THERE.

OKAY.

THANK YOU VERY MUCH.

THANK YOU.

AS WE'VE BEEN AT THIS FOR ABOUT AN HOUR AND 50 MINUTES, WITH THE BOARD'S APPROVAL, WE'LL TAKE A FIVE-MINUTE RECESS.

WITH NO OBJECTION, STAND AT RECESS.

WE'LL CALL OURSELVES BACK TO ORDER AT 7.58 P.M.

[11.B. Ordinance 2026-02: 2936 Jolly Road – Tekchandani Rezoning – C-1, Commercial, to RB, One-Family, High Density Residential]

NEXT ON OUR AGENDA IS ITEM 11B, ORDINANCE 202602, REZONE 2936 JOLLY ROAD, FROM C1 COMMERCIAL TO RB1 FAMILY HIGH DENSITY RESIDENTIAL.

MR. SCHMIDT.

THANK YOU VERY MUCH.

SO MR. AND MRS. TECH-CHANDANI ARE HERE THIS EVENING, OWNERS OF THE PROPERTY 2936 JOLLY ROAD.

IT'S ABOUT FOUR-TENTHS OF AN ACRE, SINGLE-FAMILY HOUSE, LICENSED RENTAL, HAS BEEN THERE FOR SOME TIME.

IT'S THIS PROPERTY RIGHT HERE.

OKAY.

THIS IS THE BIG TEN PARTY STORE AND HAGEDORN ROAD JUST FURTHER TO THE WEST.

[01:50:03]

IF I ZOOM OUT A LITTLE BIT, YOU'LL SEE THIS PROPERTY IS SURROUNDED BY THE OAKHAM'S PUBLIC SCHOOLS, THE BIG WETLAND OWNED BY OAKHAM'S PUBLIC SCHOOLS AND HERON CREEK THERE RUNNING THROUGH.

THESE COUPLE LITTLE PARCELS HERE ARE ZONED COMMERCIAL, EVEN THOUGH THEY'RE SINGLE-FINGER RESIDENTIAL.

THERE'S OBVIOUSLY, IT'S BEEN PLANNED FOR EVENTUAL REDEVELOPMENT FOR SOME TIME, AND NOT TO TALK ABOUT WATER AGAIN, BUT ONE MAJOR PROBLEM, IT'S ON THE FLOODWAY.

IT'S UNLIKELY TO EVER BE REDEVELOPED, BUT I THINK THE PLAN WILL ALWAYS PROBABLY BE COMMERCIAL TO POTENTIALLY GET A NEW COMMERCIAL NODE IN THIS AREA IF WE'RE EVER ABLE TO FIGURE IT OUT.

THE CURRENT PROBLEM IS THE OWNER IS TRYING TO SELL THE PROPERTIES AND RETIRE, AND IN A SIGN OF POTENTIALLY TIGHTENED LENDING STANDARDS, IT'S DIFFICULT TO LEND AGAINST THIS PROPERTY BECAUSE, IN THE EVENT OF A FIRE OR CATASTROPHE, IT'S CONSIDERED NOT CONFORMING AND COULD NOT BE REBUILT IF IT'S DAMAGED OVER 50%.

SO HENCE THE REQUEST IN FRONT OF YOU THIS EVENING TO REZONE THE PROPERTY TO SINGLE-FAMILY RESIDENTIAL, CONSISTENT WITH ITS USE.

THE PLANNING COMMISSION DID HOLD A PUBLIC HEARING ON MARCH 9TH, RECEIVED NO PUBLIC COMMENT, AND DID THEN RECOMMEND APPROVAL TO THE BOARD AT THEIR MARCH 23RD MEETING.

AS I MENTIONED, MR. AND MRS. TECHCHUNDANI ARE HERE THIS EVENING.

IF YOU'D LIKE THEM TO SPEAK OTHERWISE, I'D BE HAPPY TO ANSWER ANY QUESTIONS THE BOARD MIGHT HAVE.

THANK YOU VERY MUCH.

BOARD MEMBERS, ANY QUESTIONS THAT WE MIGHT HAVE? TRUSTEE WILSON.

SO YOU SAID THIS PARCEL IS FOUR-TENTHS OF AN ACRE? SWEET.

4'4", I BELIEVE IS THE TOTAL.

AND SO HOW MANY SQUARE FEET IS THAT? OH, MY.

I KNOW, I KNOW.

MY FORMER GEOGRAPHY PROFESSOR IS ROLLING OVER IN HIS GRAVE.

JUST UNDER, IT'S 19, JUST OVER 19,000.

OKAY, SO THEY'RE WELL WITHIN THE RV ZONE.

OH, IT MEETS ALL THE, VERY MUCH MEETS ALL THE STANDARDS.

08,000, OKAY, GREAT.

I NOTICED THAT THE HOUSE TO THE, I DROVE OVER THERE YESTERDAY, OR TODAY TO TAKE A LOOK AT THIS PROPERTY.

THE HOUSE TO THE WEST OF BIG TEN IS FOR SALE RIGHT NOW.

NOW, THERE'S A FOR SALE SIGN UP.

YES, THAT IS, YES.

THAT ONE IS FOR SALE, YES.

WE'VE HAD CALLS ABOUT THAT AS WELL.

YOU KNOW, THERE'S BEEN A LOT OF PEOPLE TRYING TO DO SOMETHING DOWN THERE, BUT THERE'S THREE PROBLEMS. I MENTIONED THE FLOODPLAIN ISSUE, FLOODWAY ISSUE.

THERE'S ALSO NO WATER AND SEWER DIRECTLY AVAILABLE.

SO IT'S REALISTIC.

IT'S A CHALLENGING PROJECT IF ONE EVER WERE TO COME TO FRUITION HERE.

SO MY QUESTION IS, WE REALLY DON'T LIKE SPOT REZONING.

CORRECT.

SO THIS IS SPOT REZONING, ISN'T IT? YOU KNOW, I THINK IN THIS CASE IT'S NOT BECAUSE YOU'RE REZONING IT TO BE IN COMPLIANCE WITH THE USE ON THE PROPERTY.

IF WE WERE GOING BACKWARDS, IF IT WAS SINGLE FAMILY, WE WERE GOING TO COMMERCIAL, I'D HAVE A BIT OF A PROBLEM WITH THAT.

BUT BECAUSE WE'RE GOING TOWARDS THE USE, WE WOULD NOT CONSIDER THIS A SPOT ZONING.

ALL RIGHT, GREAT.

THANK YOU.

SO THE THREE PARTS, SO THE BIG TEN PARCEL IS THE WESTERNMOST OF THE COMMERCIAL PARCELS, RIGHT? I'M LOOKING AT THE PLANNING COMMISSION'S PACKET, SO THERE ARE FOUR PARCELS.

SO IF THE HOUSE TO THE WEST IS INDEED, IT'S ALREADY RESIDENTIAL? YES.

OKAY.

SO I THINK WE NEED TO BE A LITTLE MORE REALISTIC ABOUT THE THREE PARCELS TO THE EAST OF THE PARTY STORE.

AS YOU SAY, THERE'S NO CHANCE IN THE WORLD THAT THESE ARE GOING TO BE REDEVELOPED INTO A COMMERCIAL THING.

I JUST DON'T SEE IT.

IT'S FRANKLY A MIRACLE THAT THE PARTY STORE CAN EVEN OPERATE GIVEN THE WETNESS THAT'S IN THEIR BACKYARD.

I HAVE NO ISSUE WITH THIS REZONING.

I'D GO FURTHER AND SAY THAT WE HAD AT SOME POINT IN TIME, I THINK WHEN YOU FIRST JOINED THE TOWNSHIP, BEGAN AN INITIATIVE OF GOING TO THOSE PROPERTY OWNERS WHO WERE IN NON-CONFORMING USES AND STARTING TO PROACTIVELY REZONE THEM, STARTING INITIATED FROM THE TOWNSHIP.

AND I THINK THAT THESE THREE PARCELS, INCLUDING THE TUK CHUM DANIS, ARE PRIME OPPORTUNITIES FOR US TO EMPLOY THAT.

I THINK THIS ONE I HAVE NO ISSUE WITH.

I'M HAPPY TO SUPPORT IT.

I THINK PERHAPS IT MIGHT BE WISE, IF WE DO MOVE FORWARD WITH RV ZONING, TO APPROACH THE OTHER TWO PROPERTY OWNERS TO THE EAST AND SAY, HEY, YOU KNOW, IF YOU'RE IN A SINGLE-FAMILY HOME AND, YOU KNOW, YOU WOULD LIKE IT, WE WOULD BE HAPPY TO HELP SPONSOR THAT TO GET YOU THROUGH THAT PROCESS, ESPECIALLY GIVEN THAT NOW YOU'VE GOT, YOU ARE ON AN ISLAND WITH RESIDENTIAL ON BOTH SIDES.

[01:55:03]

I HAVE NO ISSUE WITH THIS REZONING.

IT MEETS ALL OF OUR STANDARDS AND CRITERIA, AND IT IS HELPING TO BRING THEM INTO CONFORMITY WITH THEIR CURRENT USE, AND SO I WOULD BE SUPPORTIVE OF THIS.

OTHERS? TRUSTEE WILSON.

I JUST HAVE A QUICK QUESTION.

WHERE'S THE THIRD HOUSE TO THE EAST? IS IT UNDER THE TREES? SO IT'S THREE PARCELS.

THAT'S RIGHT.

THERE'S NOTHING BUILT ON IT.

I APOLOGIZE.

YEAH, THERE'S A THERE'S A VACANT LOT.

I DIDN'T SEE THREE HOUSES THERE.

OKAY, GREAT.

MY APOLOGIES.

AND JUST SUPERVISOR HENDRICKSON, STAFF DID HAVE, WE KIND OF ANTICIPATED THIS IS WHERE THIS IS ADDING AND WE'LL BEGIN THAT PROCESS.

IT WILL HAVE TO BE SEPARATE FROM THIS BECAUSE TECHNICALLY WE'VE ALREADY GONE THROUGH THE PUBLIC HEARING PROCESS, BUT YEAH, WE'VE KIND OF ANTICIPATED THAT'S WHERE THIS WAS GOING, AND WE AGREE.

THIS IS A WEIRD ONE THAT PROBABLY SHOULD HAVE BEEN ADDRESSED A WHILE AGO.

GREAT.

OTHER BOARD MEMBERS? ARE WE IN RELATIVE AGREEMENT THAT WE'RE COMFORTABLE MOVING FORWARD? YES.

OKAY.

WE WILL HAVE IT ON THE NEXT MEETING FOR INTRODUCTION.

ENJOYING A LENGTHY MEETING AHEAD OF WHAT WAS A PRETTY SHORT DISCUSSION.

OKAY.

[11.C. Data Centers and Battery Storage Facilities Moratorium]

NEXT ITEM ON OUR AGENDA IS ITEM 11C, A DATA CENTER AND BATTERY STORAGE FACILITY MORATORIUM.

DIRECTOR SCHMIDT.

YES, AND SO I JUST WANT TO START OFF BY SAYING DIRECTLY TO THE CAMERA, THERE IS NO DATA CENTER OR BATTERY STORAGE FACILITY APPLICATION.

THERE IS NO REQUEST.

WE'VE RECEIVED NO CALLS.

WE'VE RECEIVED NO EMAILS.

THERE ARE NO NDAS.

THIS DOES NOT EXIST.

THIS IS A PROACTIVE DISCUSSION.

WE HAVE NO INDICATION THAT ANYTHING LIKE THIS IS COMING.

WE HAVE NO INDICATION THAT ANYONE IS INTERESTED IN THIS, THE TOWNSHIP.

SO WITH THAT PROLOGUE, YOU KNOW, STAFF HAS LOOKED INTO OUR CURRENT ORDINANCES TO SEE HOW THIS WOULD FLESH OUT IN THE TOWNSHIP.

AND MUCH LIKE EVERY OTHER PLANNER IN THE COUNTRY RIGHT NOW, YOU KNOW, IT WOULD FALL UNDER OUR INDUSTRIAL DISTRICT.

THIS IS A FAIRLY STANDARD, THIS WOULD BE A FAIRLY STANDARD INDUSTRIAL USE.

LARGE SCALE, MACHINERY, IN A BUILDING, SORT OF ALL BY ITSELF.

WE LOOKED AT OUR OTHER ZONING CATEGORIES, WE DON'T THINK IT FALLS IN THERE.

ULTIMATELY, A DECISION LIKE THAT IS THE DETERMINATION OF THE COMMUNITY PLANNING AND DEVELOPMENT DIRECTOR TO BE APPEALED TO THE ZONING BOARD OF APPEALS, ABSENT A CHANGE IN ORDINANCE OF IT.

SAYING OTHERWISE.

WITH THAT SAID, LIMITING IT TO INDUSTRIAL SEVERELY HAMPERS HOW WE WOULD TACKLE SOMETHING LIKE THIS IN THE TOWNSHIP BECAUSE THE TOWNSHIP HAS ONLY 22 PARCELS THAT ARE ZONED INDUSTRIAL AND TOWNSHIP AND THERE ARE STRUCTURES ON 16 OF THEM ALREADY, RIGHT? AND SO I CAN, YOU KNOW, WE'LL GO THROUGH HERE AND SHOW YOU THE MAPS.

SO THIS IS THE FIRST ONE.

TECHNICALLY, THIS IS OKEMOS ROAD AND THE CSF RAILROAD TRACKS.

TECHNICALLY, THIS PARCEL IS ZONED INDUSTRIAL.

THE VAST MAJORITY OF THIS PARCEL IS THE RAILROAD TRACKS, RIGHT? OBVIOUSLY NOT DEVELOPABLE, ALTHOUGH IT DOES TECHNICALLY, IF YOU SEARCH FOR IT, SHOW UP AS A VACANT INDUSTRIAL PROPERTY IN THE TOWNSHIP.

THE REMAINDER IS THIS SMALL SORT OF COMBINATION SELF-STORAGE CONTRACTOR ESTABLISHMENT THAT'S BEEN ON THE NORTH SIDE OF THE TRACKS SINCE THE DAWN OF TIME.

THE SECOND ONE THAT I WILL COME BACK TO, WE'LL TALK ABOUT THE THIRD ONE FIRST.

THIS IS DON AVENUE, SOUTH DON AVENUE.

THERE ARE TECHNICALLY TWO DON AVENUES IN THE TOWNSHIP.

THIS IS SOUTH OF GRAND RIVER, ELLISON BREWING AT THE END HERE.

AS YOU CAN SEE, THE VAST MAJORITY OF THIS IS BUILT ON WITH THE EXCEPTION OF A PARKING LOT DOWN HERE, WHICH IS ASSOCIATED WITH THE DEVELOPMENT AND THE CONSUMERS ENERGY SUBSTATION, WHICH IS LOCATED HERE.

SO AGAIN, NO VACANT PROPERTY TO BE HAD.

I'M NOT GOING TO LIE TO YOU.

IN THIS AREA.

AND SO GOING BACK TO THE ONLY REAL AREA OF VACANT INDUSTRIAL PROPERTY IN THE TOWNSHIP, THIS IS TOWNER ROAD AND SAGINAW HIGHWAY UP TO THE TOWNSHIP BOUNDARY.

FOR THOSE THAT ARE MORE FAMILIAR WITH WHERE, FOR THOSE OF YOU WHO DO DIRECTIONS BY MEYER, MEYER WOULD BE JUST OFF THE SIDE HERE.

THIS IS THE ONLY AREA OF VACANT PROPERTY IN THE INDUSTRIAL DISTRICT AND IT'S TECHNICALLY THE ONLY...

YEAH, VACANT PIECE IS THIS PIECE RIGHT HERE ADJACENT TO TRIPS AUTO BODY.

THEY PURCHASED THIS WHOLE PROPERTY.

THE REAR IS VACANT, AS IS A SMALL AREA ALONG M78 ADJACENT TO THAT.

IN TOTAL, YOU KNOW, ABOUT FOUR ACRES.

YOU COULD ALSO, IN THEORY, RECONFIGURE THE MERIDIAN COMPANY PROPERTY AND GET MAYBE ANOTHER TWO ACRES HERE.

[02:00:01]

SO MAYBE IN THE...

IN THE PERFECT WORLD, YOU'RE TALKING SIX, SEVEN ACRES.

THIS PROPERTY IS ALSO ZONED INDUSTRIAL.

THERE'S A SINGLE-FAMILY HOUSE ON IT.

AS YOU CAN SEE, IT HAS TONS OF WETLANDS.

THERE'S A DRAIN.

THE THING THAT RUNS THROUGH IT, IT'S NOT A VIABLE DEVELOPMENT OPPORTUNITY.

YOU MAY RECALL THERE WAS A PROPOSED, VERY EARLY IN THE MARIJUANA DISCUSSIONS, THIS WAS ONE OF THE SITES.

AND IT WAS THIS LITTLE SLIVER OF LAND IN THE NORTHERN EDGE BECAUSE THEY HAD AN EASEMENT THROUGH A PROPERTY IN BATH TOWNSHIP TO GET TO M78.

OTHERWISE, THIS IS NOT A REALISTIC DEVELOPMENT OPPORTUNITY.

AND SO...

IN REVIEWING THIS, OKAY, CALL IT SEVEN ACRES IN A PERFECT WORLD.

JUST FOR COMPARISON, THE LANSING FACILITY THAT WAS JUST WITHDRAWN DOWNTOWN WAS ON 2.7 ACRES OF LAND IN A TWO-STORY BUILDING.

AND SO, RIGHT, SO DOUBLE IT TO A ONE-STORY BUILDING.

YOU'RE ALREADY AT FIVE AND A HALF ACRES.

AND THAT'S NOT TAKING INTO ACCOUNT ANY...

STORMWATER MANAGEMENT, ANY WETLAND MITIGATION, ANYTHING LIKE THAT.

IT'S ALSO, THAT WAS A 24 MEGAWATT PROJECT FOR COMPARISON.

THE SALINE PROJECT, WHICH IS GET A LOT OF PRESS THROUGHOUT THE STATE, IS A 1.4 GIGAWATT PROJECT IN 1.65 MILLION SQUARE FEET ON 250 ACRES.

SO THE IDEA THAT A HYPERSCALE FACILITY WOULD LOOK AT THE TOWNSHIP IS PREPOSTEROUS.

THERE'S NO AMOUNT OF LAND IN THE TOWNSHIP.

THAT COULD ACCOMMODATE THAT.

EVEN, LET'S TAKE A STEP BACK FOR A SECOND AND FOR COMPARISON'S SAKE, ASSUME THE MALL ALL OF A SUDDEN DECIDED THAT THEY WERE GOING TO CONVERT TO A DATA CENTER.

THAT IS, THE MALL BY ITSELF IS UNDER 100 ACRES, ABOUT 90 ACRES, IF YOU COUNT UP ALL OF THE OUTLOTS IN TOTAL, AND IT'S UNDER, I THINK IT'S UNDER 700,000 SQUARE FEET ONCE YOU TAKE OUT THE OUTLOT BUILDINGS.

AND SO THERE'S REALISTICALLY NO...

HYPERSCALE COMPARISON FOR THE TOWNSHIP.

SO REALISTICALLY IF SOMEONE WERE TO LOOK AT SOMETHING LIKE THIS IT'D BE MORE ALONG THE LINES OF THE DEEP GREEN FACILITY AND IF WE'RE BEING CANDID HERE IT WOULD BE FAR EASIER FOR SOMEONE AND FAR CHEAPER FOR SOMEONE TO GO A HALF MILE UP THE ROAD INTO BATH TOWNSHIP WHERE THEY CAN FIND INDUSTRIAL PROPERTY THAT'S CHEAPER AND PROBABLY LESS REGULATION ON THEM.

HAPPY TO FURTHER DISCUSS THIS TOPIC.

AGAIN, THERE IS NO PROPOSAL.

IF THE BOARD WANTS TO MOVE FORWARD WITH A MORATORIUM, WE WOULD HAVE TO GET THE ATTORNEYS INVOLVED AND WE WOULD NEED TO UNDERSTAND SPECIFICALLY WHAT THE BOARD IS DOING.

WE CAN'T JUST WANT TO, FOR THE PUBLIC PURPOSES, WE CAN'T JUST IMPOSE A MORATORIUM FOR A MORATORIUM'S PURPOSE.

THERE HAS TO BE A PLAN, AN END GAME FOR WHAT WE ARE IMPOSING A MORATORIUM FOR.

IT'S NOT JUST, OKAY, WE DON'T WANT THIS RIGHT NOW.

IT'S WE NEED TIME TO ESTABLISH THE FOLLOWING, OR WE NEED TIME TO DEVELOP THE FOLLOWING, AND THEN WE'LL RUN IT BY THE ATTORNEYS AND WE'LL GET SOMETHING TOGETHER.

SO I'D BE HAPPY TO DISCUSS THIS AT LENGTH.

THANK YOU.

WELL, I'LL START US HERE.

I DID ASK FOR THIS AGENDA ITEM TO BE DISCUSSED, AND I DO THINK IT'S IMPORTANT FOR ME TO ALSO NOTE THAT IN NO WAY HAVE I BEEN APPROACHED IN ANY WAY ON THIS TOPIC OR HAD ANY DISCUSSIONS WITH ANYONE OTHER THAN THE TOWNSHIP STAFF ABOUT THIS DISCUSSION THIS EVENING.

I ASKED FOR THIS TO BE BROUGHT TO THE BOARD OUT OF CONCERN BASED ON WHAT WE HAD SEEN FROM MEMBERS OF THE PUBLIC IN COMMUNITIES SURROUNDING US AND ACROSS THE STATE.

I CERTAINLY APPRECIATE THANKS.

THE REVIEW OF THE INDUSTRIAL PARCELS, WHICH I AGREE IS THE LIKELIEST AND MOST APPROPRIATE DESIGNATION FOR THESE FACILITIES.

THE REASON WHY I WAS LOOKING TO CHAT ABOUT MORATORIUMS SPECIFICALLY IS BECAUSE WHAT I FEEL LIKE WE HAVE SEEN ACROSS THE STATE IS A PROPENSITY TO BUY UP PROPERTY, ELIMINATE THE EXISTING USE, AND CONVERT INTO A DATA CENTER OR A BATTERY STORAGE FACILITY.

AND SO, WHILE I APPRECIATE MENTIONING, OKAY, WELL, WE ONLY HAVE X OPEN PARCELS RIGHT NOW, AND IT'S ONLY X OR Y SQUARE FEET OR ACRES, THERE WOULD BE NOTHING STOPPING A COMPANY INTERESTED IN OPERATING ONE OF THESE FACILITIES FROM APPROACHING TRIPS AND RIDDIAN COMPANY AND ALL THESE OTHER FACILITIES AND SAYING, HEY, WE WANT TO BUY YOU OUT.

AND THEN WE'LL COMBINE THE

[02:05:02]

PARCELS AND ALL OF A SUDDEN WE'VE GOT A LOT MORE ACRES THAN WE HAD BEFORE.

AND SO, I THINK IT MIGHT BE PRUDENT TO CONSIDER A MORATORIUM WHILE WE ESTABLISH SOME VERY SERIOUS GUARDRAILS.

AND PUT THEM IN PLACE TO PREVENT AGAINST THAT KIND OF THING AND PROTECT OUR RESIDENTS AND OUR RESOURCES SO THAT WE ARE MAKING SURE THAT WE ARE EXTREMELY CAREFUL SHOULD SOMETHING LIKE THIS ARISE.

AND SO THAT WAS THE GENESIS OF WHY I HAD ASKED FOR THAT TO BE DISCUSSED.

OBVIOUSLY WE'RE SEEING THIS PLAY OUT IN OTHER COMMUNITIES IN LANSING AND MASON AND SALINE IN HOWELL TOWNSHIP.

WE'RE SEEING THIS PLAY OUT ALL OVER THE PLACE AND I THINK IT'S INCREDIBLY IMPORTANT THAT WE BE CAREFUL AND PRUDENT AND MAKE SURE THAT WE HAVE PUT IN PRECAUTIONARY MEASURES TO ENSURE THAT OUR TOWNSHIP AND OUR RESIDENTS REMAIN PROTECTED FROM SOME OF THE VERY NEGATIVE IMPACTS THAT WE'RE HEARING ABOUT WITH THESE FACILITIES IN OTHER PLACES.

SO I GUESS I'LL PAUSE THERE AND THROW IT BACK TO DIRECTOR SCHMIDT.

YOU KNOW, AM I WILDLY OFF BASE WITH THE BUY-UP OF PROPERTY CONCERN AND HOW THAT COULD BE IMPLEMENTED BY ONE OF THESE COMPANIES? NO, I MEAN, I THINK THAT YOU RAISE A VALID CONCERN.

I MEAN, I THINK I WOULD JUST GO BACK TO, I MEAN...

IT'S CERTAINLY SOMETHING THAT IF THE BOARD WANTS TO PUT FURTHER GUARDRAILS ON THIS, BY ALL MEANS, THAT'S WELL WITHIN OUR PURVIEW TO DO SO.

I THINK FROM A STAFF'S PERSPECTIVE, I THINK WHAT WE LOOK AT IS REALISTICALLY THE AMOUNT OF CAPITAL TO PUT A RELATIVELY SMALL FACILITY IN.

IT'S JUST NOT REALISTIC.

AND, AGAIN, I WOULD HOP RIGHT UP THE ROAD TO BATH TOWNSHIP AND BUY IT THERE.

IT WOULD JUST BE CHEAPER.

CERTAINLY, LIKE I THINK THE BROADER PICTURE IS THAT THIS IS EMERGING TECHNOLOGY THAT EVERYONE'S STRUGGLING WITH.

THAT'S BECOME A CHALLENGING PROPOSAL.

AND CERTAINLY FROM THAT PERSPECTIVE, ESTABLISHING BETTER GUIDE RAILS THAN, YOU KNOW, THIS IS WHAT THE COMMUNITY DEVELOPMENT DIRECTOR SAYS BECAUSE, YOU KNOW, THAT PERSON MIGHT NOT BE HERE TOMORROW.

THEY MIGHT GET HIT BY A BUS.

AND YOU HAVE TO PLAN FOR THAT EVENTUALITY.

SO CERTAINLY...

PUTTING SOME STANDARDS IN PLACE.

IF THAT'S WHAT THE BOARD WANTS TO DO, THAT'S NOT A BAD IDEA UNDER ANY CIRCUMSTANCE.

BOARD MEMBERS, ANY DISCUSSION OR THOUGHTS? TRUSTEE TREZISE.

YEAH, AND I APPRECIATE THE PRESENTATION.

I WAS ORIGINALLY LOOKING AT THIS AND SAYING, WELL, SINCE IT'S NOT GOING TO HAPPEN, WHY DO WE NEED IT? BUT I LISTENED TO YOU, AND THERE ARE SOME POTENTIALS THERE.

I DON'T KNOW THAT WE NEED A MORATORIUM IN ORDER TO PUT THE GUARDRAILS UP.

I THINK IF WE ASK OUR PLANNING PEOPLE TO COME UP WITH SOME GUIDELINES, THERE WOULD BE POTENTIAL.

BUT IN THE EVENT THAT SOMEONE APPLIES TO BUY US THE PROPERTY, TRIES TO DO THIS, THE GUARDRAILS WILL BE IN PLACE.

SINCE WE HAVE NOBODY ASKING FOR ANYTHING, PUTTING A MORATORIUM ON SEEMS PUTTING THE CART BEFORE THE HORSE A LITTLE BIT.

BUT I HAVE NO PROBLEM WITH WORKING ON SOME GUARDRAILS, AS YOU PUT IT, TO MAKE SURE THAT IF SOMEONE DOES COME WITH A SITE THAT IS ELIGIBLE UNDER OUR CURRENT ORDINANCES, THAT WE HAVE THE VEHICLE THERE TO PREVENT THAT FROM HAPPENING IF IT DOESN'T MEET THE REQUIREMENTS THAT WE HAVE.

YEAH.

MY CONCERN WAS IT'S A RELATIVELY NEW TECHNOLOGY.

IT'S A RELATIVELY NEW USE FOR ZONING PURPOSES, AS I UNDERSTAND IT.

AND IT MAY TAKE SOME TIME TO FULLY UNDERSTAND, YOU KNOW, WHAT SOME OF THESE PITFALLS ARE AND HOW TO PUT THOSE GUARDRAILS UP.

AND SO A MORATORIUM, LIKE WE DID FOR THE LIQUOR LICENSE MORATORIUM, WE WERE PASSING THAT ORDINANCE CHANGE, GIVES US THAT TIME TO DO THAT RESEARCH AND GO THROUGH THAT PROCESS.

UNDER THE CURRENT CONDITIONS, I DON'T BELIEVE THAT THE PROCESS TO ACTUALLY FILE AND TRY TO DEVELOP ONE OF THESE.

WOULD BE WITHIN OR OUTSIDE A MORATORIUM.

I DON'T KNOW HOW LONG OF A MORATORIUM YOU WANT.

IF OUR GOAL IS TO DEVELOP THE GUIDELINES, WE CAN DO THAT WITH OR WITHOUT AT THE PRESENT BECAUSE THERE IS NO FEASIBLE SITE.

SURE.

SO I HAVE NO PROBLEM

[02:10:02]

WITH GOING FORWARD LOOKING AT THE GUIDELINES AND THE GUARDRAILS.

I'M JUST NOT SURE WHAT WE COULD PUT IN AS A TIMELINE.

IF WE SAID WE'RE GOING TO...

PUT A MORATORIUM ON IT FOR SIX MONTHS.

CAN WE GET THOSE GUARDRAILS DEVELOPED IN THAT PERIOD? IS THAT TOO SHORT? SURE.

AS YOU SAID, IT'S AN EMERGING TECHNOLOGY AND MAY TAKE LONGER THAN THAT.

SO I'M NOT SURE THE PURPOSE OR THE BENEFIT OF A MORATORIUM.

AND IF WE DID GET AN APPLICATION, I GUESS WE COULD PUT A MORATORIUM ON THERE UNTIL THESE GUARDRAILS WERE DEVELOPED.

COULD WE DO IT IN THAT ORDER? I GUESS IS THE QUESTION.

IF AN APPLICATION CAME IN, COULD WE THEN PUT A MORATORIUM IN PLACE? ATTEMPT TO PUT OUR GUARDRAILS IN PLACE IF THE PROSECUTION PREDATED A MORATORIUM.

I SEE NO REASON WHY WE COULDN'T.

I MEAN, THE CONCERN IS ALWAYS WHEN YOU HAVE AN ACTIVE APPLICATION AND YOU GO TO PUT THE BRAKES ON IT, RIGHT, IS THERE GOING TO BE A TAKINGS CLAIM? YOU KNOW, IF WE'RE ACTIVELY WORKING ON SOMETHING AND THEN SOMETHING GETS SUBMITTED, I MEAN, CERTAINLY THE SAFE PATH IS GOING TO BE TO ESTABLISH THE MORATORIUM, CHANGE THE ORDINANCE, TAKE THE MORATORIUM OFF.

BUT THERE'S CERTAINLY NO, WE DO ORDINANCE UPDATES ALL THE TIME, RIGHT? SO IT'S THEORETICALLY POSSIBLE TO JUST DO IT.

AND I WILL SAY THAT I.

YOU KNOW, SIX MONTHS IS PROBABLY ENOUGH, BUT THIS IS NOT GOING TO JUST APPEAR AT PLANNING COMMISSION AT THE NEXT MEETING.

THIS WILL TAKE SOME TIME TO PRE-BAKE BECAUSE STAFF HAS NOT DONE ANY WORK ON THIS YET, SHORT OF THE MEMO AND PACKET.

SO IT MIGHT TAKE A LITTLE TIME.

TRUSTEE WILSON.

I WOULD FAVOR THAT APPROACH OF PUTTING A SHORT-TERM FINITE MORATORIUM ON PERHAPS SIX MONTHS, NINE MONTHS, A YEAR WHILE WE WORK ON THE GUIDELINES BECAUSE YOU'RE RIGHT I CAN SEE IT TAKING IF AN ENTITY CAME IN AND SAID OH YOU'RE WIDE OPEN YOU HAVE NOTHING THAT PRECLUDES US BEING IN AN INDUSTRIAL AREA.

BUT IF WE'RE ALREADY WORKING ON IT, HAVE THE MORATORIUM IN PLACE AS A SAFEGUARD, WHILE WE WORK ON GETTING AN ORDINANCE IN PLACE, I THINK THAT'S THE IDEAL SITUATION.

TRUSTEE LENTZ? TIM, MAYBE THIS QUESTION IS BEST ASKED FOR LEGAL REPRESENTATION, BUT IS THE LAW REGARDING MORATORIUM USAGE HERE, IS IT? IS THERE A TIMELINE ATTACHED TO IT, OR IS IT REALLY JUST LIKE AS LONG AS YOU ARE ACTIVELY SHOWING WORK BEING DONE TOWARDS THE ESTABLISHMENT OF SOMETHING MORE, LIKE AN ORDINANCE OR MASTER PLAN UPDATE? IS IT LIKE YOU HAVE A YEAR BEFORE A JUDGE WOULD BE LIKE, OKAY, THIS IS A BIT MUCH, OR IS IT ANY ACTION ON A REGULAR BASIS DONE BY A MUNICIPALITY SHOWS THAT GOOD FAITH WORK IS BEING DONE? I WOULD NOT.

IT'S SOMEWHERE IN THE MIDDLE.

SO THERE'S NOT A, THERE'S NOT A LIKE STATE LAW THAT I CAN TELL YOU.

IT'S GENERALLY THE HISTORIC ADVICE THAT I'VE ALWAYS WORKED UNDER IS YOU CAP IT AT SIX MONTHS TO START AND YOU WORK ON IT REALLY HARD.

AND IF YOU NEED TO EXTEND IT, YOU EXTEND IT, BUT YOU SHOW PROGRESS THROUGHOUT THAT TIME PERIOD BECAUSE ONCE YOU STARTED EXTENDING IT, YOU KNOW, AND WE GOT CANDIDLY GOT OUR HANDS SLAPPED A LITTLE BIT AND HOW OVER A MORATORIUM, JUST BECAUSE IT WAS A.

COMPLICATED PROJECT THAT WE HAD, BUT I'VE DONE THEM IN VIRTUALLY EVERY COMMUNITY I'VE WORKED IN.

MOST PLACES HAVE DONE ONE FOR SOMETHING AT LEAST.

GENERALLY, YOU TRY AND START AT SIX MONTHS BECAUSE THAT'S GOOD.

IF YOU THINK ABOUT THE NORMAL ORDINANCE PROCESS, IF I SUBMITTED IT TOMORROW, IT'S A THREE-MONTH PROCESS.

SO JUST PUBLIC NOTICE AND THE PROPER PROCEDURE IS THREE MONTHS.

SO THAT GIVES YOU SORT OF A MONTH AT THE FRONT END TO GET A DRAFT.

BUILD IN SOME SLACK TO HAVE THE DISCUSSION ABOUT IT, AND THEN YOU'RE ALMOST AT SIX MONTHS.

CHANCELLOR BURGHARDT .

I SUPPORT THE IDEA OF A MORATORIUM, EVEN IF IT'S A LIMITED MORATORIUM, TO GIVE US TIME TO ADDRESS THE ISSUE.

NOW, MY QUESTION IS, ARE THESE GUIDELINES THAT WE'RE WORKING ON GOING TO BE AMENDMENTS TO AN ORDINANCE OR A NEW ORDINANCE OR

[02:15:01]

SOMETHING LIKE THAT TO PROTECT US? MORE LEGALLY, IF SOMEBODY COMES IN AND WANTS TO BUY UP THE PROPERTY? YEAH, SO IT WOULD BE AN AMENDMENT TO, IF YOU'RE ASKING ME RIGHT NOW, THE...

IT'S AN AMENDMENT TO THE EXISTING INDUSTRIAL STANDARDS IN THE ZONING ORDINANCE.

TOWNSHIP ATTORNEYS MIGHT HAVE A DIFFERENT THOUGHT BECAUSE WE HAVE HAD A HISTORY IN THE TOWNSHIP OF UTILIZING WHAT ARE CALLED OVERLAY DISTRICTS WHICH ARE BROADLY PROVIDE A SECOND SET OF STANDARDS FOR SPECIFIC USES.

MOST NOTABLY WE THAT'S HOW WE DO FLOODPLAINS HERE THAT THE ENTIRE TOWNSHIP IS COVERED BY THE CV DISTRICT.

BUT I THINK THE EASY, THE CLEAN WAY TO DO THIS ONE IS JUST TREAT IT AS A NEW USE.

THAT'S NOT, PLANNERS DID THIS ALL 20 YEARS AGO WHEN WE DID THE ORIGINAL DATA HOTELS, RIGHT? WHEN YOU FIRST STARTED CLOUD COMPUTING AND YOU'RE TAKING OVER BUILDINGS AND THEY WERE DOING THEM IN DOWNTOWN, THINGS LIKE THAT.

SO IT'S NOT UNHEARD OF, AND I THINK THAT'S THE EASIEST WAY TO DO IT, IS JUST AMEND THE INDUSTRIAL DISTRICT.

OKAY, THANK YOU.

COURT, YES.

I WOULD AGREE WITH WHAT TRUSTEE WILSON AND TREASURER BURGHARDT HAVE BROUGHT UP AND PROPOSED.

I THINK THAT IT'S IMPORTANT THAT WE PROTECT OUR COMMUNITY, AND I THINK A MORATORIUM IS THE NEXT LOGICAL STEP.

I DON'T THINK I HAVE ANY QUESTIONS AT THIS TIME, BUT I APPRECIATE THAT THIS WAS BROUGHT AS A DISCUSSION ITEM SO WE CAN EXPLORE OUR OPTIONS.

ANY FURTHER DISCUSSION? SOUNDS LIKE WE'VE GOT SOME TALKS WITH OUR ATTORNEYS ABOUT WHAT THAT MIGHT LOOK LIKE.

DOESN'T NEED TO BE IMMEDIATE, AS TRUSTEE TREZISE WISELY POINTS OUT.

WE'RE NOT UNDER ANY PARTICULAR SHOT CLOCK AT THE MOMENT.

MAYBE, YOU KNOW, BRING THIS BACK AT SOME POINT IN A MONTH OR TWO, AND ONCE YOU'VE HAD AN OPPORTUNITY TO TALK ABOUT IT AND DISCUSS WHAT A MORATORIUM WOULD HAVE TO LOOK LIKE.

AND THEN...

WHATEVER DIRECTION YOU WOULD NEED FROM US IN TERMS OF WHAT WE CAN OFFER IN TERMS OF HELPING YOU TO CRAFT THAT, LET US KNOW AND WE'LL BE HAPPY TO HELP.

ABSOLUTELY.

[12. COMMENTS FROM THE PUBLIC]

THANK YOU VERY MUCH.

THANK YOU.

NEXT UP IS PUBLIC COMMENT.

ANY MEMBERS OF THE PUBLIC WISHING TO MAKE COMMENT AT THIS TIME? OH, SHE DOES.

COME ON UP.

WE CAN GET BACK TO TAMARA.

I'M GOING TO PUT THE BLOCK BACK ON.

YEAH, YOU BETTER PUT THE BLOCK BACK ON.

ACTUALLY, I'M HERE TO GIVE MORE OF A COMPLIMENT THAN A COMMENT.

WALKED IN A BIT LATE, BUT I UNDERSTAND ON YOUR AGENDA HAS BEEN A RESOLUTION OPPOSING THE SAVE, ALSO THE MICHIGAN VERSION OF THE SAVE ACT.

AND AS A RESIDENT OF MERIDIAN TOWNSHIP FOR A LONG TIME AND A VIGOROUS PERSON WHO VOTES AND BELIEVES IN OUR VOTE AS THE MOST IMPORTANT VOICE, I WOULD JUST LIKE TO THANK YOU. RESOLUTION AND HOPEFULLY PASSING IT. AS I SAID, I WASN'T HERE, SO I DIDN'T HEAR YOUR VOTE, BUT I'M ASSUMING, FROM WHAT I KNOW OF THOSE OF YOU ON THE BOARD, THAT THIS IS A RESOLUTION THAT YOU WOULD SUPPORT. AND AS A CITIZEN, AND AS A VOTER, AND AS A SUPPORTER OF VOTERS' RIGHTS, I JUST WANTED TO COME AND TAKE A FEW MOMENTS AND SAY THANK YOU. THANK YOU VERY MUCH. MOM ALWAYS SAID IF YOU'RE GOING TO KEEP YOUR RIGHT TO COMPLAIN, THEN YOU NEED TO COMPLIMENT WHEN COMPLIMENTS ARE DUE. AND AS ONE OF YOUR MEMBERS WILL TELL YOU, I'M NOT GOING TO GIVE UP MY RIGHT TO COMPLAIN. WELL, IT'S NOT TYPICALLY OUR POLICY TO RESPOND TO PUBLIC COMMENT, BUT I WILL MENTION THAT WE DID PASS THAT RESOLUTION EARLIER THIS EVENING. THANK YOU. ANY OTHER MEMBERS OF THE PUBLIC WISHING TO COMMENT AT THIS TIME? SEEING NONE, PUBLIC COMMENT IS CLOSED AT 8.28 P.M. NEXT, WE HAVE OTHER MATTERS AND BOARD MEMBER COMMENTS. ANY OTHER MATTERS THIS EVENING? SEEING NONE. WE DO HAVE A CLOSED SESSION THIS EVENING. WE NEED A MOTION TO ENTER CLOSED SESSION.

PLEASE. THIS IS ONE WE DO HAVE

[14. CLOSED SESSION-Motion to enter closed session pursuant to MCL 15.268(1)(h) to consult with the Township attorney to consider a confidential written legal opinion.]

TO ACTUALLY READ, UNFORTUNATELY. THE LAWYERS HAVE TOLD US. OKAY. I'M SORRY. CAN

[02:20:03]

YOU READ THAT LINE? THANK YOU.

IT DISAPPEARED ON ME. DAN, CAN YOU PUT THAT ONE DOWN SO SHE CAN READ THAT? YOU NEED THE MONITOR. I'M SORRY.

OKAY. I MOVE TO ENTER CLOSED SESSION PURSUANT TO MCL 15.2681H TO CONSULT WITH THE TOWNSHIP ATTORNEY TO CONSIDER A CONFIDENTIAL WRITTEN LEGAL OPINION. SUPPORT. IT'S BEEN MOVED. BY TREASURER BURGHARDT, SUPPORTED BY TRUSTEE WILSON. CLERK DEMAS, WILL YOU PLEASE CALL THE ROLL? TRUSTEE LENTZ? YES. TRUSTEE TREZISE? YES. TRUSTEE WILSON? YES. SUPERVISOR HENDRICKSON? YES. CLERK DEMAS, YES.

TREASURER BURGHARDT? YES.

MOTION CARRIES 6-0. THANK YOU VERY MUCH. WE ENTER INTO CLOSED SESSION AT 8.29 P.M. 1 P.M. TRUSTEE TREZISE. I MOVE TO APPROVE THE SETTLEMENT AGREEMENT BETWEEN THE CHARTERED TOWNSHIP OF MERIDIAN AND JACKIE FONDREN AS DISCUSSED IN CLOSED SESSION AND AUTHORIZE THE SUPERVISOR TO EXECUTE THE SETTLEMENT AGREEMENT.

SUPPORT. THE MOVE BY TRUSTEE TREZISE, SUPPORTED BY TRUSTEE WILSON. ANY DISCUSSION ON THIS? FOR THE S.A.T., PLEASE CALL THE ROLL. TRUSTEE TREZISE. YES. TRUSTEE WILSON.

YES. SUPERVISOR HENDRICKSON.

YES. CLARK DEMAS, YES.

TREASURER BURGHARDT, YES.

TRUSTEE LENTZ, YES. MOTION CARRIES, CHECK ZERO. THANK YOU VERY MUCH. NEXT ITEM ON OUR AGENDA IS ITEM 15, ADJOURNMENT. DO WE HAVE A MOTION TO ADJOURN? I MOVE.