Lansing Planning Commission conditionally approves Monroe Manor preliminary plat for 194 lots

The Lansing Planning Commission voted unanimously to conditionally approve the preliminary plat for Monroe Manor, a proposed 45-acre subdivision that would create 194 single‑family lots to be built in three phases. The commission’s approval includes conditions requiring a zoning map amendment for part of the site and a 20‑foot tree‑preservation easement where appropriate.

The preliminary plat covers land north of Holiday Drive and south of Fairway Estates and was presented by Roman Hahn of Circle H Land Development. Hahn said the project responds to a city market study showing demand for lower‑cost, single‑family homes and that the developer is proposing narrower, 40‑foot lots to reduce lot cost for homebuilders. Hahn said a local builder has been selected to build the homes and the developer has spoken with local lenders and contractors to encourage local participation.

Commission staff recommended conditional approval because a portion of the property is currently zoned R‑2P (planned unit) and would need rezoning to R‑2 (single‑unit residential) or a separate hearing. Staff and the developer agreed the western half of the plat meets existing zoning and could proceed sooner; the eastern portion would require rezoning and a public hearing.

Residents at the meeting raised concerns about preserving trees and the Winslow Trail, traffic and school capacity. Brenna Rhodes (677 Hillside Court) said the city already owns 40 feet along parts of the trail and urged that the tree line and trail be preserved. Several other residents, including Jeff Howard (814 Highview Court) and Millie Heim (810 Highview Court), asked that tree lines be maintained and requested further attention to traffic and school impacts.

Roman Hahn said the developer will overlay the preliminary plat on existing tree locations and “keep trees along that north and south and along the walking trail,” and said the team had directed engineering work to avoid unnecessary tree removal. Ben Gasper of SMH Consultants, the engineer for the project, said the preliminary plan includes buffers along existing properties and that the firm’s intention is to preserve tree lines where feasible. Gasper said the preliminary plan shows a 10‑foot buffer in some places but the developer and staff discussed increasing that in key areas.

Commissioners and staff focused on three practical points: (1) rezoning of the portion shown as R‑2P to R‑2 before permits are issued for that portion; (2) addressing the narrow “triangle” tracts and small buffer strips that could become impractical open space for an HOA; and (3) whether preserved tree areas or a dedicated neighborhood park could be counted toward the ordinance’s open‑space requirement. Planning staff pointed to Section 3.02 of the city’s open and civic space systems standards, which allows deviation below the 12% open‑space requirement if preserved land or another public benefit meets service and level‑of‑service targets.

The commission’s motion recorded four express conditions: obtain a zoning map amendment for the R‑2P portion before issuance of permits on that land; add a 20‑foot tree‑preservation easement in locations the commission and staff deem appropriate; coordinate trail and park needs with the parks department and city council (including the option of payment in lieu of park land at $400 per unit); and address street‑tree locations to avoid conflicts with utilities. Staff also noted the developer has provided hydrology reports; engineer testimony said a dry detention facility and connections to existing infrastructure are planned to avoid increasing peak flows into the nearby Fairway Estates pond.

Commissioners and staff said the western half of the site is likely to move to a final plat sooner than the eastern half; the eastern half will require rezoning and a public hearing. The commission recorded a unanimous vote of “yes” on the conditional preliminary‑plat approval.

Next steps: the developer must file for a zoning map amendment for the R‑2P portion, work with staff on tree‑preservation easements and park/trail coordination, and return to the commission with final plats for the portion(s) ready for subdivision. A public hearing on the eastern portion is expected at a subsequent meeting.