All interested persons may attend and participate. Persons with disabilities who need assistance to participate may call the Human Resources Office at 779-5313. A 48-hour advance notice is necessary for accommodation. Hearing impaired individuals may contact the City via the Michigan Relay Center for Speech & Hearing Impaired: 1-800-649-3777.

Joint Meeting of the Mt. Pleasant City Commission and Mt. Pleasant Planning Commission

Monday, March 14, 2016 6:00 p.m.

Agenda CALL TO ORDER: PLEDGE OF ALLEGIANCE: ROLL CALL: ADDITIONS/ DELETIONS TO AGENDA: PUBLIC INPUT ON AGENDA ITEMS: RECEIPT OF PETITIONS AND COMMUNICATIONS: STAFF RECOMMENDATIONS AND REPORTS:

1. Review Planning Commission’s 2015 Annual Report.

2. Discuss public input for conceptual plans Mt. Pleasant Center land.

3. Discuss implementation of Complete Streets Ordinance as it relates to review of street projects.

ANNOUNCEMENTS ON CITY-RELATED ISSUES AND CONCERNS: PUBLIC COMMENT ON AGENDA AND NON-AGENDA ITEMS: ADJOURNMENT:

2015 ANNUAL REPORT

Mount Pleasant Planning Commission

1

2015 Annual Report Mt. Pleasant Planning Commission

Planning Commission Keith Cotter, Chair

Lesley Hoenig, Vice-Chair William Dailey

Michael Kostrzewa Mark Ranzenberger

Corey Friedrich Glen Irwin

Susan Horgan Tim Driessnack

Staff

Jacob Kain, City Planner Becky Murphy, Office Professional

2

Introduction This report is provided in accordance with the Michigan Planning Enabling Act, Public Act 33 of 2008. It reports the Commission’s operations during the 2015 calendar year and the status of planning activities. Review Activity The following table and chart provide a summary of the number of applications processed by the Planning Commission in 2015, as well as the previous five years. Activity in 2015 represented a significant increase over the preceding four years.

Planning Commission Applications by Type

Application Type 2010 2011 2012 2013 2014 2015

Special Use Permits 14 9 15 13 12 17

Site Plan Reviews 25 17 21 20 21 24

Map Amendments (Rezoning) 5 4 1 3 1 0

Text Amendments 1 2 0 3 1 9

Street and Alley Vacations 0 0 1 0 2 0

Total Applications 45 32 38 39 37 50

Achievements 2015 was a year of significant accomplishments for the Planning Commission, with several lingering issues resolved and several more new issues identified and addressed, along with plans made for a potentially transformative 2016 and 2017. Of particular note, the Planning Commission brought closure to the ongoing discussion of zoning issues in the M-2 district surrounding the redevelopment of non-conforming properties. Following nearly two years of discourse on student housing and behavior, in 2015 the Planning Commission held an additional two public forums, two work sessions, and one public hearing which culminated in the recommendation of a comprehensive zoning ordinance amendment that substantially changes the way in which new development and redevelopment in the M-2 district will occur moving forward. The new standards will help to produce housing that is more compatible with the neighborhood’s traditional housing stock. Coupled with changes in the City’s code and law enforcement approaches, the Planning Commission is confident that the student neighborhoods are poised to become a greater asset to the community.

3

Figure 1. Redevelopment along S. Washington Street in the M-2 zoning district. Another legislative achievement was the adoption of a Complete Streets ordinance. As recommended in the 2014 Master Plan, the ordinance ensures that roadway projects in the City will be built for all user’s safety and convenience regardless of mode. The City is the 26th local government in Michigan to adopt a Complete Streets Ordinance. Procedurally, many changes have occurred in 2015 that are designed to create a process that is more transparent, more efficient, and more predictable. In accordance with the zoning ordinance, the Planning Commission created an administrative review process for small scale site plan reviews that has in less than half a year resulted in four site plan approvals in less than half the time previously required. In addition, a development guidebook and pre-application meeting process were implemented to provide more information to potential applicants early in the process and to ensure more complete and conforming application packages. The color palette and symbology of the zoning map has been updated so that the map is easier to read and

4

understand

Figure 2. Bike lanes were added in 2015 to Bellows Street from Mission Street to Isabella Road in accordance with both the Non-Motorized Transportation Plan and the adopted Complete Streets Ordinance. and more consistent with map conventions. In addition, new public notice signs were created that will further ensure the general public is made aware of pending actions by the Planning Commission.

Figure 3. New zoning notice signs Figure 4. New Development Guide In addition to the two work sessions held on the M-2 zoning district update, the Planning Commission also participated in joint meetings with the City Commission and Zoning Board of Appeals as well as held two work sessions, one on the role of the Planning Commission and the other on the Owner-Occupied Incentive Program and Mission Redevelopment Overlay Zone.

5

Project Highlights Several projects of note were approved in 2015. As in previous years, the approvals include several housing, commercial, and industrial developments. A large-scale industrial development project known as Roosevelt Park was approved at 617 W. Pickard. Built atop the former Roosevelt Refinery, the new project promises to significantly improve the aesthetics, environmental health, and economic vitality of the site. The Planning Commission (with their procedural partners at the Zoning Board of Appeals) approved six redevelopment projects in the M-2 zoning district, including one project that will remove a long-standing non-conforming use from the neighborhood immediately north of campus.

Figure 5. Approved Campus Commons development at 1718-1722 S. Mission Street. A significant redevelopment project was approved utilizing the Mission Overlay Redevelopment Zone. This project, known as Campus Commons, includes a mix of commercial and residential uses and will also include the construction of an additional connector street between Mission Street and East Campus Drive.

6

Figure 6. Completed reconstruction of the Chippewa River District Library parking lot at S. Franklin and E. Wisconsin Streets includes new landscaping, reduced driveway connections, and improved stormwater management. Several smaller-scale projects were also approved, including improvements to the Chippewa River District Library parking lot, reconstruction of the rooming dwellings located at 715 Edgewood, expansion of Konwinski Construction in the South Industrial Park, and amendment of the site plan for Eagle Pointe Condominiums to facilitate continued construction of that project. Other Activities Planning Staff Changes – In January, Jacob Kain began work as the new City Planner. The position had been filled on an interim basis since July 2013 by Alan Bean of The Spicer Group. Training – Planning Commissioners Corey Friedrich and Susan Horgan, along with City Commissioner Tony Kulick and City Planner Jacob Kain, attended a MiPlace placemaking training sponsored by MSU Extension. This training provided an overview of placemaking concepts and examples of how to implement strategies in our community. In addition, Planning Commissioner Lesley Hoenig completed the Michigan Citizen Planner program. That program fosters a greater awareness of land use decision makers’ roles and responsibilities, resulting in more livable communities, the protection

7

and conservation of natural resources, and better overall land use decisions throughout Michigan. Community Improvement Awards The Planning Commission is proud to recognize the following projects, completed in 2015, for their outstanding contributions to improving our community.

Commercial Award Art Reach of Mid Michigan 111 E. Broadway

Single-Family Residential Award John R Harkins Trust 1108 Watson

8

Multi-Family/Non-Family Residential Award Olivieri Management Inc. 808 Pleasant

Looking Ahead 2016 is expected to be a busy year for the Planning Commission. First and most significantly, the City will engage with a consultant to draft an entirely new zoning ordinance. The current zoning ordinance, which was adopted in 1984, is significantly outmoded and neither reflects current market conditions nor current City goals and objectives. The new zoning ordinance is an opportunity to create a framework that will encourage positive development and redevelopment activity and help to lead the City forward. The City is also formally engaged with the Michigan Economic Development Corporation’s Redevelopment Ready Communities Program. Participation in the program ensures continued progress will be made in creating an open, equitable process. Finally, it is expected that planning activities will take place centered on the “Tree” neighborhood and the Mt. Pleasant Center property. These projects will complement the others in creating a foundation for a better future for our community.

COMMISSION LETTER #037-16 MEETING DATE: MARCH 14, 2016

TO: MAYOR AND CITY COMMISSION MARCH 9, 2016

FROM: NANCY RIDLEY, CITY MANAGER SUBJECT: DISCUSS PUBLIC INPUT FOR CONCEPTUAL PLANS MT. PLEASANT

CENTER LAND In November 2015 the City Commission requested that staff provide a recommendation for developing conceptual plans and obtaining community input into the plans for the Mt. Pleasant Center property during 2016. City Planner Jacob Kain has put together a draft of a potential process to obtain that community input. The attached memo provides an overview of how the breakout sessions would work and two proposed timelines. During the joint meeting it will be helpful for the Planning Commissioners and City Commissioners to have a discussion to clearly understand the desired outcome of the community input phase and provide direction on the preferred method moving forward. For reference purposes, attached is an excerpt from the 2014 Master Plan which provides the goals and strategies for the Mt. Pleasant Center. Also attached is the executive summary of the Highest and Best Use Study for the Mt. Pleasant Center land that was presented in 2013 based on analysis completed during 2012. NJR/ap

Goals and Strategies

The Mount Pleasant Center The community holds a strong belief in the need to promote new sources of

economic activity while strengthening cultural resources. This invites

opportunities for the redevelopment of the 298-acre Mount Pleasant Center

(MPC) site; the largest contiguous undeveloped parcel in the City of Mount

Pleasant. The property transferred ownership from the State of Michigan to

the City of Mount Pleasant in 2010.

According to a Highest and Best Use Study published by environmental,

planning and architectural consultants in 2013, the property currently

consists of 21 buildings totaling 500,000 square feet along with related

infrastructure. The MPC site contains approximately 15 acres of wetlands,

which are mostly located within a total flood plain area of 23.6 acres. The

Saginaw Chippewa Indian Tribe owns approximately 13.55 acres ofland

contiguous to the site. The property went through several changes in the early

half of the twentieth century before becoming a state-owned hospital and

residential care facility for people with varying disabilities beginning in

1938. A 2009 appraisal of the property concluded that many of the existing

facilities range in condition from average to poor, and that the overall design,

construction and layout of the existing site is not conducive to re-use or

redevelopment without high costs.

The community recognizes that the MPC site could serve a wide variety of

economic, cultural, and recreational opportunities. During a public input

open house specifically planned for conceptualizing the future MPC site on

April 23, 2013, residents shared some of the following ideas:

Dog park

Park/recreation space

Senior center/long term nursing care

Retirement community

Young professional housing

Planned "cottage" community

Coordinate plans with Saginaw Chippewa Tribe

Non-motorized access

City of Mt. PloosantMaster Plan November 2014

Sustainable development (LEED certified)

Camping areas

Inward-facing development for aesthetic appeal

A food hub

Regular subdivision

Community orchards and gardens

Development conducive to pedestrian use

Maintain/Keep woods and natural areas

Page 87

Goals and Strategies

The Mount Pleasant Center is denoted as Redevelopment Opportunity Area

on the future land use map.

Community input helped to clarify desired uses for the MPC site.

Recommendations for the site were further refined in the 2013 Highest and

Best Use Study. The study made some important considerations:

~ An "anchor" use must be in place to establish a critical mass.

~ Compatibility and scale among uses in relation to each other are critical considerations.

~ Physical conditions of the site will help to determine the best uses.

These include the wetlands on-site as well as a floodplain which cuts

across the center of the site running from west to east.

~ Demographics, labor trends, and regional context must inform

economically viable site proposals.

The study concluded that no single use, regardless of type, would likely

require a large portion of the property. The study found that several uses were particularly relevant for further exploration:

~ Regional Food Hub: A Regional Food Hub can be defined as the

aggregation, distribution and sale of food and related products

produced by farmers within a region. Demand for a Regional Food

Hub may be suitably high in the area, due to a multitude of local

farmers and the availability of funding to secure feasibility studies

and organizational support.

~ Institutional and/or Corporate Use: Institutional or corporate uses

can serve as an anchor for the site. Corporate relocation may enhance

medical office need and spur ancillary and support uses.

General Goals for the Mount Pleasant Center The Highest and Best Use Study of 2013 produced design objectives for a

site plan which fit into broader goals for the future of the MPC site. In April

of 2013, a concept plan for the site was developed which split the site into

multiple uses. The site is roughly categorized and split by the flood plain

between the north and south halves, and is woven together by a non­

motorized path. See Table 11 . The goals for the MPC can be described as the following:

A. Develop a site which bolsters economic growth.

B. Promote a culturally sensitive and responsive site design.

C. Integrate accessibility throughout the site.

City of Mt. Pleasant Master Plan November 2014

Page88

Goals and Strategies

D. Promote best practices of sustainable design throughout the site.

A. Develop a site which bolsters economic gro"th.

Strategies 1. Promote mixed and compatible uses on site in order to provide

flexibility and resiliency.

2. Incorporate findings about labor trends, demographics, and regional

context published in the 2013 Highest and Best Use Study to

determine the most effective development types.

B. Promote a culturally sensitive and responsive site design.

Strategies 1. Work with the Saginaw Chippewa Indian Tribe to ensure site uses

are compatible and synergistic with adjacent lands owned by the

Tribe.

C. Integrate accessibility throughout the site.

Strategies I. Encourage pedestrian-scaled developments on-site.

2. Encourage the development of non-motorized paths on-site.

D. Promote best practices of sustainable design throughout the site.

Strategies 1. Inform sustainable development practices with analysis of natural

resources on site including wetlands, floodplains, and woodlands.

Office Owner-Occupied Housing

Institutional (health care) Rental Housing for Medical Students/Young Professionals

Traditional Retail Senior Independent Living

Regional Food Hub Hotel/Convention Center

Table 11. Generalized list compatible uses for the MPC Site, from the Highest and Best Use Study, Executive Summary, April 2013. A mixed-use approach, with the need for an anchor to support long-term development, is likely given the size of the MPC site.

City of Mt. PleascmtMaster Plan November 2014

Page89

Future Land Use Plan

Public Parks Intent-This designation is intended to accommodate public parks and public

recreation facilities.

Description - This designation includes public uses that are generally low impact

uses although they should be located with access to major thoroughfares. These

uses are generally compatible with most zoning districts, but are typically

associated with commercial and residential uses. In the City of Mt. Pleasant,

most of the land dedicated for public parks is located along the Chippewa River.

Appropriate Uses- Public parks and public recreation facilities.

Corresponding Zoning District(s) - Current City parks are located on property

that is zoned AG, R-3, R-4, and M-1.

Institutional Intent - This designation is intended to accommodate both Public and Quasi­

Public uses.

Description - This designation includes uses that are generally low impact uses

although they should be located with access to major thoroughfares. These uses

are generally compatible witb commercial and multi-family residential uses.

Uses such as libraries, schools, and parks may be considered compatible with

single-family residential.

Appropriate Uses - Government buildings, scbools, hospitals, and churches.

Corresponding Zoning District(s) - Current institutional uses are located on

property that is zoned R-1, R-2, R-3, and OS-I.

Central Michigan University This designation is intended to accommodate uses related to Central Michigan University and corresponds to the University District (U) . -'- -~-

Redevelopment Opportunity Area The Redevelopment Opportunity Area is the former Mt. Pleasant Center

property, which is located on the north side of West Pickard between South

Bamber and South Crawford, is the largest contiguous undeveloped parcel in the

City of Mt. Pleasant Master Pkm &ptember 2014

Page100

I

( \

Future Land Use Plan

City. In 20IO, the 298-acre property transferred ownership from the State of

Michigan to the City of Mount Pleasant. Future redevelopment of this site

should be in accordance to the general goals described in "The Mount Pleasant

Center" sub-section of the "Goals and Strategies" section of this Master Plan

document. Due to the size of this property and existing site characteristics

(500,000 square of buildings and related infrastructure are currently in the

process of being removed), redevelopment of this site will likely occur in

multiple phases over the long-term. The current zoning designation for the

Redevelopment Opportunity Area is Agricnltural (Al.

Mission Redevelopment Overlay Zone The Mission Redevelopment Overlay Zone is intended to create an environment

for more human-scaled, accessible, interesting and durable developments along

the Mission Street commercial corridor. The development of the overlay zone

began in 2008 with the Economic Development Action Plan (see Appendix D).

Section 154.068 of the Zoning Ordinance codifies the overlay zone, adopted in August 2009 by the City Commission. In addition to the overlay zone being a

part of the City's Zoning Ordinance, the Design Considerations for Mission

Street document, adopted by resolution of the Mt. Pleasant Planning Commission

on July 2, 2009, and endorsed by the Mt. Pleasant City Commission on August

24, 2009, is a companion document that further defines the design elements to be

employed on eligible development and redevelopment projects along Mission

Street. The overlay zone advance's the following objectives:

• Improved building appearance and durability.

• Increased pedestrian acco1nmodations.

• Less required parking.

• Safe and efficient vehicular circulation.

• Appropriate transitions to adjoining single-family residential uses.

• Use signs of compatible size and materiality.

• Buildings located closer to the street.

City qfMt.PleasantMasrer Plan September 2014

Page 101

Mount Pleasant Center

Highest and Best Use Study Executive Summary

Prepared For:

City of Mount Pleasant Mount Pleasant, Ml

April 15, 2013

CBRE

EXECUTIVE SUMMARY

INTRODUCTION AND METHODOLOGY

CBRE, Inc. ("CBRE") was engaged by the City of Mount Pleasant (the "City") as part of a multi-faceted team to evaluate market demand for potential uses for the former Mount Pleasant Center ("MPC") property located at 1400 West Pickard Street, Mount Pleasant, Isabella County, Michigan. This approximate 298-acre site is the largest contiguous undeveloped parcel in the City.

Gauging current and future demand for specific types of uses is intended to assist the City with determining how to approach the site's redevelopment. Conclusions drawn in this study are based on information available during the study period. In some cases a specialized use may require additional study beyond the scope of this broad-based use evaluation. Those cases are highlighted in the relevant report sections. This study is not intended to identify specific end-users for the property. Specific end-users are identified as part of the redevelopment process by a marketing team and/or developer(s), yet to be selected.

A mixed-use approach to redevelopment is anticipated for a site of this size since no single use, regardless of type, would likely require the entire property. As well, compatibility and scale among uses in relation to each other are important considerations when evaluating highest and best use. Ideally, a use with some critical mass that serves to anchor the overall development will then support ancillary and/or related complimentary uses that would likely not be developed as a standalone use.

The methodology for this assignment includes the following key components: • An existing conditions analysis, including a tour of the subject site and facilities, the surrounding

uses and local submarkets • A review of information provided by the City • Interviews with key organizations, regional and local government agencies, area stakeholders and

industry specialists • An analysis of demographic and economic conditions in the City to gauge the strength of support

for demand in real estate markets, and identify growth factors • An analysis of commercial real estate market indicators in the city and four county region identified

by the City related to retail demand • An overview of certain multi-family demand based on demographic data review and interviews

conducted with regional and national developers

• A high level review of demographic factors related single family housing demand • Industrial uses were excluded from this engagement

EXISTING SITE CONDITIONS REVIEW

• The MPC site is located in the northwest corner of the city on the main thoroughfare of Pickard Street that leads to US-127, the primary north/south arterial between Lansing and Mackinaw Island.

• Twenty-one former residential and related support facilities totaling approximately 500 ,000 square feet. This campus was previously utilized by the State of Michigan as a center for developmentally disabled individuals and is slated to be demolished by the City.

• Limited topographic variations on portions of the site present both opportunities and minor constraints. Wetlands are present on approximately 15 acres mostly located within a total flood plain area of 23.6 acres.

Data contained on this p:::ige is subject to the restriction on the Table of Contents

• Potential future uses will need lo be generally compatible with the uses in the surrounding area which consist of single family residential, small general office space, industrial businesses, and farmland.

• The Saginaw Chippewa Indian Tribe owns approximately 13 .55 acres of land contiguous to the MPC parcel and its plans for future use are undetermined at the time of this study.

• The Cily is currently updating its master plan and has indicated a willingness to incorporate zoning flexibilily that will support uses identified in this report and later approved by the Planning Commission. Current zoning of the entire parcel is Agriculture.

RESEARCH INTERVIEWS

• Stakeholder and research interviews serve as key indicators of demand for various uses and potential expansion of the largest employers in the area.

• Exploration of key uses focused on the Cily's largest employers including but not limited to Central Michigan Universily (CMU) and Mclaren Health Care among others.

• The Saginaw Chippewa Indian Tribe's utilization of its immediately adjacent parcel could impact the compatibilily of future uses for portions of the MPC. At the time of the interview, the Tribe had not yet developed specific plans for use of its property however indicated they would likely be cultural and/or educational in nature. A projected timeline for planning, use identification, and future development were not available.

• Community leaders and stakeholders encouraged a pragmatic and realistic approach to determination of future uses.

• Telephone interviews with regional and national multi-family housing developers were conducted to gauge level of interest in potential development based on current demographic factors and information provided by CMU relative to new medical school student projections.

• Telephone and in person interviews were conducted with subject matter experts in areas identified for analysis.

AREA SOCIO-ECONOMIC REVIEW

• The Cily is a large college town where students make up a meaningful portion of the overall population. Total 2012 estimated population is 25,978.

• The City experienced virtually no loss in population from 2000-2012. Notwithstanding the lack of change in population, the Cily lost approximately 134 households over the same time period.

• Population growth projected through 20 l 7 is slight at .18%.1 Lack of population growth directly impacts the opportunity for new development in all market sectors.

1 US Census Bureau Data contained on this page is subject to the restriction on the Table of Contents

• Largest employment sectors in the City include Healthcare, Educational Services 1 Eating & Drinking Places, and Manufacturing. 2 Stakeholders generally expressed limited employment growth projections over the next five years.

• Median per capita income in the City is $14,057; median household income is $28,488; and average household income is $40, 183.

• Undergraduates enrolled in CMU's main campus totaled 21,290 in 2012 with 5,860 of those students residing on campus. Overall student enrollment is expected to remain steady. Due to a decline in undergraduate enrollment, no growth is projected in overall student population notwithstanding the addition olthe new medical school accepting its first class in 2013.3

POTENTIAL DEMAND OPTIONS

A summary of potential demand for various types of uses include:

• Office/Institutional: o Office:

2 CBRE

• The total office market in the City and suburbs has 511 ,867 rentable building area (RBA) of which 88% is occupied. This results in a 12% vacancy rate which is a good, stable vacancy rate given historic and industry norms.

• The General Office market is defined as all rentable office space exclusive of Medical Office Buildings (MOB). Within this subcategory of RBA, the current vacancy rate is 13%, still within a stable range.

• The Center for Applied Research and Technology (CART), located within a SMARTZone, has office space and development ready pads. However, as a SMARTZone where land is wholly owned by CMU, development must comply with the University's covenants for long-term lease or sale. These covenants restrict developments to those identified as compatible to CMU's SMARTZone mission.

• The Medical Office Building rental market consists of nine buildings totaling 79,039 RBA of which 92% is occupied. This results in an 8% vacancy rate which is below the average vacancy in this market over the 2007-2012 time periods and also below industry norms. This limited vacancy over most of the past twenty-lour months suggests that new MOB space is a growth opportunity. A build-to-suit development is under construction on Mission Street that will likely meet this demand when fully built-out. Initial construction is 6,250 square feet and future construction will accommodate another approximate l l ,000 square feet. Since construction is not complete, this square footage is not reflected in the analysis of occupancy. If a healthcare facility is later constructed on the MPC site, we believe a medical office building would likely be built as an ancillary use due to proximity.

o Institutional: • Institutional space as defined in this report includes primarily space occupied by

CMU, Mclaren Health Care and MidMichigan Health. • Central Michigan University indicated no expansion requirements that would likely

be accommodated off their campus.

3 Faculty Employment and Compensation Department, Central Michigan University Data contained on this page is subject to the restrictiori on the Table of Contents

• Retail:

• Healthcare systems are among the growing business sectors in many communities due to new federal legislation, aging baby-boomers, and new technologies to enhance the care of the general population.

• Specific needs assessments for these institutions were not available at the time of this study however general indications of space needs may pose opportunities for the MPC site. Specific demand could not be estimated so recommendations are for new and/or continued discussions by the City with these institutional users.

o Traditional Retail: • Retail demand is researched in a primary trade area (PTA) defined as the City of

Mt. Pleasant and in a secondary trade area (STA) defined as the four country area of Gratiot, Isabella, Clare and Midland.

• Gaps in demand versus supply were identified in the following retail categories: • Cosmetics, Beauty Supplies, Perfume • Men's Clothing • Clothing Accessories • Luggage & Leather Goods • Limited-Service Eating Places • Hobby, Toys & Games • Family Clothing • Shoes • Office Supplies • Drinking Places - Alcoholic Beverages

• Based on the consumer spending habits of the maiority of the population in both the PTA and STA, existing stores in the market supply most of the consumer goods identified above. Examples of stores providing these goods include but are not limited to:

• Kmart • Kohl's • JC Penney • Meijer's • Sears • Staples • Target • Wal-Mart • Local stores offering similar goods

• The retail sector overall has been the slowest to rebound from the most recent recessionary economy with construction of new stores still very limited, if at all, within most retail categories. Given the general economic conditions, limited population growth proieclions, and the tertiary nature of both the PTA and STA, national chains not already present in these markets are unlikely to open stores in the City in the near-term. Retailers not present locally will continue to serve the purchasing needs of this population in nearby Lansing or via growing internet sales.

o Regional Food Hub: • Generally defined as the aggregation, distribution, and sale of food and related

products produced by farmers within a region, this is a growing concept throughout the U.S. and in Michigan specifically.

Data contained on this page is subjed to the restriction on the Table of Contents

• Housing:

• There are live regional food hubs in Michigan at the time of this study.

• The number of farmers within proximity to the City suggests this concept should be explored by a specialized food hub consultant.

• Various programs at the national and state level are available to fund the cost of feasibility studies for food hubs as well as aspects of construction and organizational support.

o The housing market in the City is heavily influenced by the CMU off-campus student occupancy. For purposes of this study, three areas of apartment housing plus general review of the single family market were reviewed at a high level to determine potential applicability for the MPC site.

o Senior Independent Living: • The vast majority olthe Senior Living occupants are > 75 years of age regardless

of whether they chose to live in Independent Living, Assisted Living, Skilled Nursing or Memory Care.

• Only 4.8% of the total >75 age population elects to live in Independent Living apartments.4

• Income qualifications to afford occupancy in Independent Living apartments are

estimated at $50,000+ per year.5

• Stays in Independent Living apartments are generally short given the age of entry such that practically speaking Assisted Living is the preferred housing option by developers and often is developed within the same complex as Independent Living units.

• Two new Assisted Living complexes will open in Union Township in Spring/Summer 2013 where existing demand is insufficient for immediate build­out of the total number of units approved for constnuction.

o Medical Student Housing: • New on-campus graduate housing at CMU will provide 94 higher quality

apartments for graduate students from any program. • Two new student housing developments, both expressed as 'high end' 1 plus

expansion of the Copper Beech Townhomes complex were recently approved by Union Township to be built near CMU and will serve approximately l ,600 students ii built to the approved maximum capacity.

• Multiple regional and national developers interviewed by CBRE unanimously agreed that medical students would not pay a premium for higher quality apartment housing ii developed at MPC nor would elect to live further from campus unless the available housing was less expensive than that available nearer the campus.

• Given the recent approval of new developments of high-end quality apartments primarily for students near CMU, demand is expected to be fulfilled closer to campus than MPC site can provide.

o Apartment Housing for Professionals: • The City is investigating the conversion of a downtown commercial building into

upper floor rentals to serve the needs of young professionals with moderate incomes.6

4 National Investment Center 2013 5 CBRE

Data contained on this page is subject to the restriction on the Table of Contents

CBRE I MT. PLEASANT CENTER HIGHEST AND BEST REPORT

• A parcel of land also in the downtown area that is owned by the City and commonly known as Parcel B, is out for Request for Proposal where the City expects to attract first floor commercial plus upper floor apartment units slated to attract professionals.7

• Based on Prism Segmentation data, the population of professionals that prefer to rent versus own, with above moderate incomes required to support market rate, higher end quality apartments, is insufficient to propose development at MPC.

o Single Family Housing: • Limited population growth, limited household growth, and limited employment

growth as well as the current supply of housing units suggest new single family housing is unlikely to be developed at the MPC site in the near-term.8

• Hotel/Convention Center:

SUMMARY

o A survey of existing convention space in the region suggests that development of a new hotel/convention center at this time is unlikely; however a specialized study is required to definitively determine demand.

o Public/municipal financing assistance is required to bridge the gap between project costs and economic value for the development of new hotel/convention centers to be economically viable.

o MPC's location is too isolated for a hotel/convention center without development of substantial complimentary uses on the site including restaurants, shopping, etc. for which there is not demand at this time.

Below please find a summary of the uses studied for potential demand at MPC:

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As stated earlier, a mixed-use approach is anticipated for a site of this size since no single use, regardless of type, would likely require anywhere close to the entire property. As well, compatibility and scale among uses in relation to each other are considerations when evaluating highest and best use. Ideally, a use of some critical mass that can serve to anchor the overall development wi ll help support ancillary and/or related complimentary uses.

6 Middle Michigan Development Corporation 7 Middle Michigan Development Corporation 8 CBRE

Data contained on this page is subject to the restriction on the Table of Contents

Demand is a cornerstone to any successful development. Based on the results of this study, there are two uses with potential demand that would serve to anchor the southern and northern sections of the MPC site. Further study of the demand for both uses is needed as the recommended next step in the Cify's process to ready the site for redevelopment. Ongoing needs assessments by potential institutional users were not completed or available during the time period of this study. The regional Food Hub concept shows promise as a potential use for a portion of the northern section of MPC however a specialized feasibility study is required to confirm the demand and to outline for the Cify pathways for initiating such a development.

A third area of demand identified in this study is for medical office space however the size of the demand does not qualify it as a potential anchor for MPC. Current medical office space under construction and planned on Mission Street may meet the demand however should an institutional user with a healthcare lacilify elect the MPC site to develop one or more facilities once their needs assessments are finalized then the likelihood of medical office space located at this site is still a viable area of potential demand.

Data contained on this page is subiect to the restriction on the Table of Contents

MEMORANDUM

TO: Nancy Ridley City Manager CC: William Mrdeza Community Services and Economic Development Director FROM: Jacob Kain City Planner DATE: February 29, 2016 SUBJECT: Mt. Pleasant Center planning process The City Commission requested that staff develop a plan to engage the public on the redevelopment of the Mt. Pleasant Center site. The recommended approach is a structured workshop. This workshop would include an introductory overview of the property, including its history, current condition, and remaining steps required to enable redevelopment. Breakout sessions would enable groups of participants, with a staff facilitator, to consider issues related to infrastructure, open space, development form, and logistics. These results would then inform a staff-developed report – including a schematic redevelopment plan – for consideration by the Planning Commission and City Commission. Some lead time is necessary to provide adequate public notice and to prepare the necessary materials for the workshop. The following proposed schedules are offered for consideration. Path A offers a faster outcome, while Path B affords staff more time to process the input provided by the public into the final report.

Path A Path B Milestone

Thursday, April 7 Planning Commission work session

Monday, April 18 Monday, May 2 Community Workshop

Thursday, May 5 Thursday, June 2 Report presented to Planning Commission

Monday, May 23 Monday, June 13 Report presented to City Commission

Requested Actions: Provide input on the proposed method, timing, and results of the Mt. Pleasant Center planning process.

COMMISSION LETTER #038-16 MEETING DATE: MARCH 14, 2016

TO: MAYOR AND CITY COMMISSION MARCH 9, 2016

FROM: NANCY RIDLEY, CITY MANAGER SUBJECT: DISCUSS IMPLEMENTATION OF COMPLETE STREETS ORDINANCE AS

IT RELATES TO REVIEW OF STREET PROJECTS The City of Mt. Pleasant’s complete streets ordinance was passed in June 2015. A copy of that ordinance is attached for your easy reference. The City’s 2017-2021 Capital Improvement Plan (CIP) will be the first plan to be reviewed under this ordinance. During the joint meeting it was recommended that a discussion occur about the components of complete streets and the trade-offs that sometimes must be weighed during the review. This early discussion between the Planning Commission and City Commission will provide an opportunity to discuss the mutual expectations and potential trade-off priorities to be considered as the Planning Commission reviews the transportation projects proposed for the next five years. NJR/ap

CHAPTER 98: STREETS AND SIDEWALKS Page 1of2

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Mount Pleasant, Michigan City Code

COMPLETE STREETS

§ 98.20 PURPOSE.

(A) Sections 98.20 through 98.23 shall serve as the city' s complete streets policy for purposes of Public Act 51of1951, as amended, M.C.L.A. §§ 247.651 et seq. ("PA 51").

(B) The purpose of these sections is to provide for the planning, design, construction, and maintenance of a transportation system within the city that satisfies the access and mobility needs of all users, regardless of age, ability, mode of transportation, or trip purpose. The road network should function as an integral part of the overall transportation system and provide for safe, accessible, comfortable, and efficient transportation options for people and goods in order to support the city's quality of life, economic vitality, and environmental sustainability .

(Ord. 996, passed 6-22-15)

§ 98.21 DEFINITIONS.

The following words, terms and phrases when used in this complete streets policy shall have the following meanings:

COMPLETE STREETS. Roadways planned, designed, and constructed to provide access to all legal users in a manner that promotes safe, efficient, and convenient movement of people and goods whether by car, truck, transit, assistive device, foot, bicycle, or other means.

TRANSPORTATION PROJECT. The construction, reconstruction, retrofit, alteration, or repair of any element of the transportation system, and includes the planning, design, approval, and implementation processes. TRANSPORTATION PROJECT does not include minor routine maintenance such as cleaning, sweeping, mowing, spot repair, interim measures on detour routes, or emergency repair work and does not include projects that are not included in the city's capital improvement plan.

(Ord. 996, passed 6-22-15)

§ 98.22 IMPLEMENTATION AND APPLICABILITY.

(A) The city shall develop and implement standards for complete streets with the goal of creating a complete streets network throughout the city. As it endeavors to implement those standards, the city shall routinely approach every transportation project and program as an opportunity to further implement complete streets, especially in the planning, design and construction of public streets. All proposed transportation projects shall be subject to the review procedures described in§ 98.23.

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CHAPTER 98: STREETS AND SIDEWALKS Page 2of2

(B) The city shall endeavor to implement standards for complete streets into projects involving only preservation or minor routine maintenance of a roadway, bridge, public parking facility, or other transportation right-of-way, but such projects are not subject to the review procedures in § 98.23.

(C) The city shall meet or exceed the requirements for the funding of non-motorized transportation enhancements provided in PA 51.

(D) The city shall work in partnership with the Charter Township of Union, Isabella County, the Michigan Department of Transportation, and Central Michigan University to facilitate the implementation of complete streets, to the extent feasible, on projects under the jurisdiction of those entities.

(Ord. 996, passed 6-22-15)

§ 98.23 REVIEW OF TRANSPORTATION PROJECTS.

(A) During the annual capital improvement plan process, the Division of Public Works shall submit to the Planning Commission a list of proposed transportation projects for the next fiscal year that showcase, prioritize, and incorporate complete street infrastructure. The list shall include street projects that improve existing public streets to be complete streets.

(B) The Division of Public Works shall also submit to the Planning Commission a list of transportation projects to be excluded from incorporating complete streets infrastructure, and shall provide information explaining the exclusion. Transportation projects may be excluded from incorporating complete streets infrastructure for the following reasons:

(1) Use by non-motorized users is prohibited by law;

(2) The cost would be excessively disproportionate to the need or probable future use over the long term, generally adding 25% or more to the budgeted project cost; or

(3) Planning, design, and construction as complete streets would be unreasonable or inappropriate in light of the scope of the project.

(C) The Planning Commission shall review the lists of transportation projects submitted by the Division of Public Works, and may provide comments and recommendations regarding those lists to the City Commission prior to its consideration of the capital improvement plan.

(D) Upon the completion of the annual street financial report, as required by PA 51, the Division of Public Works shall provide the City Commission and Planning Commission with a summary of transportation projects performed during the past year, including funding sources for each, and a calculation of the share of the city's PA 51 funding spent on non-motorized transportation facilities.

(Ord. 996, passed 6-22-15)

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