MINUTES OF THE MEETING OF THE PLANNING COMMISSION,
WHICH TOOK PLACE ON
1. Roll Call
PRESENT: Eyre, Gaynor, Jocks, Mead, Rapanos, Senesac and Svenson
OTHERS PRESENT: Jon Lynch, Assistant City
2. Approval of Minutes
Regular Meeting of
It was moved by Eyre and supported by Jocks to approve both the minutes of January 24th and February 2nd. The minutes were unanimously approved.
3. Public Hearing
Site Plan No. 250 – Consideration of a petition initiated by the Michigan Baseball
Foundation to review a site plan consisting of a 3,500 seat baseball stadium on
acres bounded by
Dow Chemical – Michigan Operations property.
The chairman explained the public hearing process. Jon Lynch showed the subject
site on the map
with an address of
zoning district as of last
City Council was street vacation. In their packet they received a site plan. A revised
site plan was received this evening. The process is an overview of the details. It
includes nine square blocks and is composed of a baseball stadium with a parking lot
to the south and north. Landscaping provisions have not been addressed but will be.
A pedestrian parkway is just to the northwest of the stadium. The primary entrance will
be developed with hard scape and vegetation. The stadium will have 3,595 fixed
seats. There is not a lot of existing vegetation. The baseball field will be built on street
grade and the surrounding facility will be built up around it. There is residential off to
the north and to the northeast. Berming will be 14 feet high and will be sloped. The
sound will be public address equipment that relies on many speakers rather than a few
large ones to keep the noise down in the stadium. Emergency vehicle access and the
effect traffic on the surrounding street.
A connection at
northwest corner, was anticipated to provide a through traffic movement. There will be
a change to the
flow of traffic between
movement. A recommendation from the
traffic engineer that
converted to a north bound one way to transmit a higher volume of movements and
Pedestrian circulation would provide access and linkage to the path at State westerly
to the existing rail trail. Sidewalks will provide good access for the drop off. The
opportunities are strong for pedestrians for this layout.
Parking and transportation demands. Parking spaces required for seating for 3,595
fixed seats would be 1,298 parking spaces plus one for each employee. There will be
roughly 100 employees at the facility on a day when a game is taking place.
The baseball field itself will have drainage. The petitioner is working with the
Exterior lighting requirements state that there should not be more than 1 foot candle
come off of the property line. More than one foot candle may cross the property line
if a petitioner requests the need. This proposal calls for 120 foot tall towers to
illuminate the playing field.
Steve Rapanos asked if the lighting compares to the Midland Football Stadium of
if they have received any complaints.
The height of the towers has a limit of 30 feet but there is a provision.
Capacity for public services, water main, sanitary sewer and storm water. Screening
and the landscaping plan is pending. Health and safety has been addressed from
Roger Garner in regards to site security and the safety of the patrons at the facility.
The project will generally be built all at one and the modification of the street network
will take place for it to work correctly. The plan is self explanatory. No information has
been received for on site signage.
reviews from the
1. Adequate trees and shrubs are provided on site to meet the standards of Article 6.
2. The north concession / restroom building is moved to meet the required 75’ setback.
4. Sidewalk is provided along the south side of the stadium, along the south parking lot.
5. Sufficient parking is provided either on site or via agreement to meet patron and employee requirements.
6. Parking spaces be constructed must be delineated with “box” style striping.
7. Each parking lot must provide barrier free spaces in accord with Table 5.2 of the Zoning Ordinance.
8. City Council approval of field lights mounted on 120’ tall mast.
9. On site signage complies with provisions of Article 8.00 of the Zoning Ordinance.
There is a community wide effort from the Entranceway Initiative Task Force for
Scott Gaynor asked about recommendations if this is the best option for traffic flow.
Who pays for this is still up in the air but they are discussing this with MDOT for grant
funds. The city for now is not involved. The plan will be approved and also with the
Carol Svenson asked if any other streets would be changed that lead into this traffic
for the petitioner, Fred Eddy,
along the river. Traffic will be coming
be pedestrian traffic coming down Ellsworth with sidewalk entrance. There is an entry
plaza with hard and soft scape materials to be a gathering place for patrons for
functions before games. Buses will go off site and stay off site. There will be six foot
wide walking paths.
You come in the stadium at ground level and go up 14 feet. It will be 14 to 16 feet
above grade and down to the playing field. The seating are arm chair style seating
with no bleachers. There are sitting for 500 on picnic tables. Part of the facility will be
enclosable to be used year round. Vehicle traffic can take place up on top and you
can walk all the way around. There is berm seating in the outfield.
You go down a level and to the playing field level. There are retaining walls around the
outside. There will be a batting cage that will be viewable by patrons and you will be
able to watch the players in the batting cage. There will be four locker rooms. There
are offices for both administration and the team.
The top level is the suite level. The entire suite area and hallway is enclosed and is
intended for year around use. There is a party deck and also a press box on this level.
There are fireplaces and that is part of the theme for family entertainment.
Everybody is down in the bowl and that will help with the sound. The playing field is
the same elevation as the street. Roof top appliances are fully screened. A block wall
will be in the outfield and a brick facade on the building with a lot of glass.
Susan Carrington, Vice President of Dow Operations, they have no plans to share at
this time for the use of that property at the 47 building.
There will be provisions for bicycle and lock up for bikes to go to the game from the rail
Parking issues have identified 680 spaces. In compliance with the landscaping
the number may change. The rest of the spaces they have in place with agreements
for use of their parking during the games. All of those agreements are signed. With
those spaces they have 690 identified parking spaces including the ones they are
going to build which are beyond the number they are required to have. At least a 150
more spaces have
exclusive use. Michigan Baseball Association are encouraging people to use
downtown parking and move their way to the ballpark. They won’t be using residential
for parking because of safety issue with three lanes roads.
The diamond part of the playing field is 110 foot candles. The light pole height is part
of that. If the lights are too low, the ball will disappear. They are tall and will be facing
downward. Each light is individually focused. They can do shielding on these lights.
All the parking lot lights are shielded lights and the lights pointing on the pavement
where it belongs.
Carol Svenson asked what the usual start time of the games will be.
Game time will start at and be over by The main lights will be
turned off and the light level will drop considerable when the patrons are out and clean
up is done.
The sound system is in order to manage the sound. Each area of the stadium will
have speakers to serve that area. This is a more complex system and minimizes the
overflow. The berm will be going all around the outside and most of the sound will be
contained within. Whatever sound does get out will be go up in the air.
Ray Senesac asked about the use for concerts and such.
All the lighting and sound systems will be set up for all uses. They are providing power
connections but they would bring in their own speakers for a concert.
Bill Eyre asked about parking buses.
The parking lot at Dow Credit Union will be used for buses to use the back roads to
safe spaces near the stadium.
Senesac asked about airborne chemicals and how many releases have been outside
the plant in the last few years.
Susan Carrington, Vice President Dow Operations, stated that weather related event is
top priority. They would work with emergency response as the plan goes forward. The
wind row is away from the stadium. She stated that ballparks around the country will
Senesac asked about structures that can be enclosed. If there is a cloud, would that
keep it out.
Gaynor asked about the security plan for the ballpark in event of terrorists.
Senesac asked how long would it take to empty that stadium if they had to evacuate.
You can get within an enclosed place within 10 minutes. Security issues are having a
planned security meeting next week. They have been regular participants on what
they need to do for security.
They will get an assessment letter from Roger Garner and clarification of his letter.
Michigan Baseball Foundation appreciates working with this group and other groups in
People who spoke in favor of the petition.
announcements. This project will not
just serve downtown
the overall community and region and provide future growth.
Christin O’Callaghan, Executive Director of the Downtown Development Authority, no
official position or statement in regards to the stadium. The local impact of the stadium
is incredible for not only business space downtown but residential. Kevin Green the
story. The DDA is willing to work with the city and the Michigan Baseball Foundation
for the success of this project.
Jack Starling, 1204 Scott, families will be walking to the ballpark on an evening in April.
Thank you for making this happen.
Bob Rothburn, Senior Vice president, Chemical Bank Main Street, supports the new
his customers and the City of
Chemical Bank offered parking spaces for the stadium. He is fully supportive of the
support of the project and the local economy. Lots of jobs through the project. They
will spend earnings here. Provide new jobs for the community. The ball park
attendees will spend money while they are here at local motels, gas stations and
restaurants. It will have ability to attract and maintain a skilled work force. Progressive
Farmer Magazine states that 21-30 year olds make up 30% attending and 31-40 year
olds make up 30%
attending. Baseball will be good for
Karl Ieuter, 3564 Sunset Way in
big city and
there was a lot to do and now
that is exciting.
and it is encouraging to see new development.
baseball for family.
about the positive aspects and that it will generate revenue and create new jobs. She
situation. She has reservations about the proximity to her residence. It is just three
blocks away. It sounds good on paper.
Her concerns are:
1. Traffic congestions or grid lock in the area.
2. The noise from the crowds during the games. She can hear concerts from the tridge during the summer.
3. The bright lights affecting the neighborhood. The 120 foot poles.
4. The possibility of drunk and disorderly conduct.
5. The long term impact on property value in the neighborhood. Property taxes will the citizens have to pick up the tap.
6. The security and safety for the people.
There has been a lot of talk about available parking spaces and it may be in the
related incidences. Will there be any additional police support during game nights for
the neighborhood. The parking in residential spaces will be the first choice. He asked
if there will there be shuttles to encourage parking downtown? The 500 seats in the
picnic area, was that included in the total of 5,200 seats. Who will have over site on
what will be allowed to take place in the stadium? He is concerned about the cost of
who will be paying for the street modifications and sewer that has been mentioned.
Fred Eddy stated capacity is 5,498 and it is complete. That number is going to change
as they do detail design and see how many seats will go in a certain area. That
includes the picnic area, the berms, suites and all the paying patrons in the stadium.
Svenson asked if there will be additional security during game nights.
4. Public Comments (not related to agenda items)
5. Old Business
6. New Business
8. Report of the Chairman
They had two assignments from the last meeting. A listing of names for the
Meetings in a Box and to mark up a map with areas to look at for the master
plan.. Turn in by the end of the week. The At Your Service newsletter will be
devoted to the Master Plan.
9. Report of the
Street Vacation – Public hearing to consider a
petition initiated by Dow Chemical Co; Michigan Operations, to vacate
§ Zoning Text Amendment (approved)
§ Zoning Petition No. 525 – Lapham’s (denied)
§ Zoning Petition No. 526 – Michigan Baseball Foundation (approved)
Rezoning, Zoning Petition No. 527 – Set public
hearing for consideration of a petition initiated by
§ Master Plan – Adopt a resolution expressing City Council’s intent to adopt the master plan.
§ Receive proposals for reuse and / or redevelopment of the Midland Civic Arena.
§ Receive a report outlining public input opportunities associated with the Master Plan.
§ Approve projected socio-economic data related to transportation demand model being developed by the Michigan Department of Transportation.
Site Plan No. 250
Staff will be contacting Commissioners to set a date for the annual training session. A Saturday during the month of April is likely.
Adjournment at approximately and unanimously approved.