Planning Commission

MANISTEE CITY PLANNING COMMISSION Meeting of Thursday, October 2, 2014 7:00 p.m. - Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan AGENDA I Call to Order II Roll Call III Approval of Agenda At this time the Planning Commission can take action to approve the October 2, 2014 Agenda. IV Approval of Minutes At this time Planning Commission can take action to approve the September 4, 2014 meeting Minutes. V Public Hearing PC-2014-08 – Roy Henderson/Faulk & Foster, parcel code #51-174-708-10 – Special Use Permit Amendment A request has been received from Faulk & Foster, Agent for Roy Henderson, parcel code #51-174-708-10 to amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter. At this time the Chair shall open the hearing. The Applicant shall present any comments and explanation of the case. City Staff shall present their report The hearing will be opened for public comments The hearing will be closed VI Public Comment on Agenda Related items VII New Business 1|P age PC-2014-08 – Roy Henderson/Faulk & Foster, parcel code #51-174-708-10 – Special Use Permit Amendment A Public Hearing was held earlier in response to the from Faulk & Foster, Agent for Roy Henderson, parcel code #51-174-708-10 to amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter. At this time the Planning Commission could take action to adopt a resolution to approve/approve with conditions/deny the request from Faulk & Foster, Agent for Roy Henderson, parcel code #51-101-275-03 to amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter. PC-2014-09 – City of Manistee Parcel Split Request The City of Manistee is requesting to split Parcel #51-260-703-09 into four parcels. Parcel A & B meet the requirements of the R-1 Low Density Residential Zoning District. Parcel C &D are part of the Monroe Street Right of Way. At this time the Planning Commission could take action to recommend the City Council to approve the Parcel Split Request from the City of Manistee that would split parcel #51-260-703-09 into four parcels as shown on Survey prepared by the Spicer Group, Job 120924SG2013 prepared on September 16, 2014. Reschedule November Planning Commission Meeting Staff will be attending the Redevelopment Ready Communities Best Practice Training Series on Thursday, November 6, 2014 this conflicts with the November Planning Commission Meeting. At this time the Planning Commission could take action to reschedule their November 6, 2014 Meeting. Schedule Meeting/Worksession Dates 2015 The Manistee City Planning Commission generally holds their regular business meetings on the first Thursday of each month and worksessions on the third Thursday of the month. These meetings are held in Council Chambers, City Hall, 70 Maple Street, Manistee Michigan at 7:00 pm. Staff has prepared a list of meeting/worksession dates for 2015 for the Commissions consideration. 2|P age  At this time the Planning Commission could take action to schedule their meeting/worksession dates for 2015. VIII Old Business Zoning Review P-D Peninsula District City Council has requested the Planning Commission review the current Zoning of the Peninsula District and review the zoning ordinance for specific uses that need to be addressed. The Commission began their review at the August 7, 2014 Planning Commission Meeting, Public Input was received from property owners and occupants that live in the Peninsula District at the September 4, 2014 meeting. The Commission continued their discussion at their worksession on September 18, 2014. At this time the Planning Commission will continue their review. IX Public Comments and Communications At this time the Chair will ask if there are any public comments. X Correspondence At this time the Chair will ask if any correspondence has been received to be read into the record. XI Staff/Sub-Committee Reports At this time the Chair will ask Staff for their report. At this time the Chair will ask if any of the Sub-Committees have anything to report. XII Members Discussion At this time the Chair will ask members of the Planning Commission if they have any items they want to discuss. XIII Adjournment 3|P age Memorandum Denise Blakeslee Planning & Zoning Administrator TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 FROM: Denise Blakeslee, Planning & Zoning Administrator dblakeslee@manisteemi.gov www.manisteemi.gov DATE: September 26, 2014 RE: October 2, 2014 Meeting Commissioners, the next meeting of the Planning Commission will be on Thursday, October 2 2014. We have the following items on the agenda: PC-2014-08 – Roy Henderson/Faulk & Foster, parcel code #51-174-708-10 – Special Use Permit Amendment - A request has been received from Faulk & Foster, Agent for Roy Henderson, parcel code #51-174-708-10 to amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter. PC-2014-09 – City of Manistee Parcel Split Request - The City of Manistee is requesting to split Parcel #51-260-703-09 into four parcels. Parcel A & B meet the requirements of the R-1 Low Density Residential Zoning District. Parcel C &D are part of the Monroe Street Right of Way. Reschedule November Planning Commission Meeting - Staff will be attending the Redevelopment Ready Communities Best Practice Training Series on Thursday, November 6, 2014 this conflicts with the November Planning Commission Meeting which will need to be rescheduled. Schedule Meeting/Worksession Dates 2015 - Staff has prepared a list of meeting/worksession dates for 2015 for the Commissions consideration. Zoning Review P-D Peninsula District – we will continue our review. If you are unable to attend the meeting, please call me at 398.2805. See you Thursday!!  CITY OF MANISTEE PLANNING COMMISSION 70 Maple Street Manistee, MI 49660 MEETING MINUTES September 4, 2014 A meeting of the Manistee City Planning Commission was held on Thursday, September 4, 2014 at 7pm in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7:00 pm by Chair Yoder Roll Call: Members Present: Maureen Barry, Bill Dean, Ray Fortier, Mark Wittlief, Roger Yoder Members Absent: Marlene McBride (excused), Vacancy Others: Eric Eggan (Honigman, Miller Schwarts & Cohn LLP – Seng Attorney), Ed Seng (200 River Street), Kimberly Willett (36 East Street), Bob Mattice (Manistee), Dennis Raz (56 Lake Street), Don Darling (64 Lake Street), Bonnie Danks (216 River Street), Robert Daniels (59 Smith Street), Dave Johnson (249 River Street), Michael Wood (20 Hancock Street), Don Steinberg (45 Smith Street), Ron Showalter (34 Lake Street), Mitch Deisch (City Manager), Denise Blakeslee (Planning & Zoning Administrator) and others APPROVAL OF AGENDA Motion by Ray Fortier, seconded by Maureen Barry that the agenda be approved as prepared. With a Roll Call vote this motion passed 5 to 0. Yes: Barry, Dean, Fortier, Wittlief, Yoder No: None APPROVAL OF MINUTES Motion by Ray Fortier, seconded by Bill Dean that the minutes of the August 7, 2014 Planning Commission Meeting be approved as prepared. With a Roll Call vote this motion passed 5 to 0. City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 1  Yes: Dean, Fortier, Barry, Wittlief, Yoder No: None PUBLC HEARING None PUBLIC COMMENT ON AGENDA RELATED ITEMS None NEW BUSINESS PC-2014-07 - Catrina and Aaron (Judd) Brown, 435 Fifth Street – Accessory Structure Architectural Compatibility Larry Kessler, Kessler Construction is making a request in behalf of Catrina and Aaron Brown to construct a new detached garage (accessory structure that would be approximately 28 feet in height). Denise Blakeslee explained that under Section 515.D of the Zoning Ordinance a higher structure to achieve architectural compatibility with the principal building can be granted by the Planning Commission. The Ordinance limits accessory buildings to 18 feet in height. Larry Kessler, Kessler Construction spoke to the Commission about the request. The home was constructed in 1904 and they found a design for the carriage house on the internet that was compatible with the home. They currently have worked on renovating the front porch and small addition that was added previously on the rear of the home. The carriage house ties into the design of the historic home. The owner is trying to purchase all materials used for their renovation from businesses in the City, this is a community friendly job. Commissioner Dean spoke about his inspection of the property and how it is a very large house situated on a huge lot and will be happy to see the addition of the carriage house. Commissioner Wittlieff noted that it is a beautiful project. MOTION by Bill Dean, seconded by Mark Wittlieff that the Planning Commission approve the request from Larry Kessler on behalf of Catrina and Aaron Brown to allow the construction of an accessory structure to approximately 28 feet in height to achieve architectural compatibility with the principal buildings as allowed under section 515.D of the Zoning Ordinance. City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 2 With a Roll Call vote this motion passed 5 to 0. Yes: Wittlief, Dean, Fortier, Barry, Yoder No: None OLD BUSINESS Zoning Review P-D Peninsula District – Public Input City Council has requested the Planning Commission review the current Zoning of the Peninsula District and review the zoning ordinance for specific uses that need to be addressed. The Commission began their review at the August 7, 2014 Planning Commission Meeting. Invitations were sent on August 14, 2014 to all property owners and occupants that live in the Peninsula District. Chair Yoder asked for comments from the public in attendance. Eric Eggan, Attorney (Ed Seng) – spoke to the commission about the petition that previously was submitted in support of Amending the Ordinance to allow shipping. He asked the commission to approve the amendment to utilize the property as a shipping facility. The petition of residents located in the district shows support of the amendment. A vote in support would allow Mr. Seng to move forward with jobs and the use of the property as a shipping facility. Ed Seng, 200 River Street - spoke of the opportunities to create 3-4 jobs for his facility, with a total of 58 jobs with the barge and pulpwood Company. He is talking about 5 – 6 trucks a day. He is talking with two others company including energy pellets that would be unloaded at Tondu. It is time to go to work, there are four parcels with waterfront, the Iron Works and Consumers property cannot ship because of the channel and the other property is owned by his brother that has a marina, the amendment would be for his property. Eric Eggan, Attorney – Spoke of Reith Riley objections, this is one of a two-step process and asked for approval of the amendment. There are other issues including the Development Agreement and Memorandum of Understanding which is not before the Planning Commission that is a Council issue. The Amendment is needed for Mr. Seng to move forward. The community is blessed with water, the commission is asked to allow Mr. Seng to utilize this are that has been used since the logging era. Kimberly Willett, 36 East Street – Ms. Willett has nothing against Mr. Seng, her property was previously her grandmothers. Before Seng’s developed the property there was a view of the waterway, this is an opportunity to get it back. The neighborhood is quiet without the truck traffic. Will the logging hurt PCA? What about the dirt, filth and noise? She is concerned about City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 3 the people in this area, she moved when she had her kids because of concerns she had with the trucks. River Street was constructed to handle the truck traffic. What about Lake and East Streets? The roads are 14” narrower than they previously were, what about winter time? She is worried about her clients. She spoke of the development at Fifth Avenue and does not feel that enough time has been given for the development of the peninsula. There are enough factories on Manistee Lake. Bob Mattice, Manistee – spoke of the development of the area and the cost to take down the buildings and warehouses. He estimated 5 million dollars with an additional 2 million in demolition costs. This is an industrial area with incidental homes. He lived in the area for five years and spoke of the train, train whistle and switch yard. The proper use of the property is industrial. It is not practical for high end development with demolition costs. Look at the industrial park that could be groomed for additional development. Where would you rather live at the Industrial Park or the Peninsula? He spoke of when he was on the Planning Commission and about meeting procedures and scheduling. They ran their own meeting and never had any City officials present. They worked for the people not the City. Dennis Raz, 56 Lake Street – Mr. Raz has lived at his house for 20 years. The train comes at least five times a day (6am, 8am, noon, 2pm & 5pm) and spoke of the noise from the whistle. He has overlooked a junkyard (train yard) and there was on old engine sitting there for five years. The train runs over River and Lake Streets and he doesn’t think anyone will ever develop there. Don Darling, 64 Lake Street – in 1970 Excello was operating, Seng’s had a gravel factory and there was plenty of noise. He feels the Peninsula District is ideally suited for what Mr. Seng wants to do. He also commented about the train. Bonnie Danks, 216 River Street – has lived in the district for 40 years and has seen lots of changes. She thinks it would be wonderful for Mr. Seng to do what he wants to do. Robert Daniels, 59 Smith Street – His family has owned homes in the district since 1884. He has invested in updating his grandfather’s home which was built in 1908. His property was previously zoned residential and was changed to commercial/residential. Does not want to see any changes and would like to see his property changed back to residential. Dave Johnson, 249 River Street – his family has owned property for many years in the district. He has seen changes from Industrial to now. Zoning is supposed to protect the rights of the owners, it appears as if it is taking away their rights. He is in support of Mr. Seng’s request and the jobs it would create while enabling a better use of the property. The Fifth Avenue project is beautiful but is was vacant which made it easier to develop. Michael Wood, 20 Hancock Street – owns property that he uses for his personal use. He is all in support for creating jobs in Manistee and supports Mr. Seng. He spoke of how the ground City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 4 shakes when the trains are utilizing the switchyard and the impact that could have on the development of new buildings. Don Steinberg, 45 Smith Street – He has an old home that he is in the process of renovating. He applauds Mr. Seng, but asks the Commission before making any decisions to take a look at the area and his home. It was previously residential and he would like it to be zoned residential again. Ron Showalter, 34 Lake Street – Is against double tandem trailers, the annoying noise. People don’t realize the terrible situation they are getting into. He is against Mr. Seng’s request. PUBLIC COMMENTS AND COMMUNICATIONS None CORRESPONDENCE Commissioners received copies of Correspondence prior to the meeting which included: Manistee Public Employees Credit Union (attached) Kimberly Willett, 36 East Street (attached) Ellen Marshall (attached) Michael Willett, 36 East Street (attached) Gary Patulski, 159 Quincy Street (attached) STAFF/SUB-COMMITTEE REPORTS Denise Blakeslee, Planning & Zoning Administrator – Dave Crockett has moved outside the City, Commissioners received a copy of his formal letter of resignation. Dave has served on the Planning Commission since 2006 and his dedication to the City will be missed. A letter was received from the Michigan Association of Planning that recognizes Chair Yoder for his 30 year membership with the organization. Members were reminded that there are two training opportunities “Streamlining the Zoning Ordinance Workshop” September 29, 2014 and “Accumulated Junk” October 15, 2014. MEMBERS DISCUSSION Commissioner Dean – the Commission needs to look at the pros and cons, it is apparent that an extensive look at the PD needs to continue at the next Planning Commission Worksession. City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 5 Commissioner Fortier – the only thing the Commission should be concerned about is the Zoning Ordinance. He has served the Commission proudly and does not like the position the Commission has been put in. Reith Riley is a third party and there is a legal agreement. Commissioner Wittlieff – agrees with Commissioner Dean the Commission needs to look at the zoning on the Peninsula. He is for creating jobs and spoke of the schools loosing enrollment. Let’s start with jobs and get the ball rolling. The Planning Commission will hold a Worksession on September 18, 2014 The next regular meeting of the Planning Commission will be held on Thursday, October 2, 2014 ADJOURNMENT Motion by Ray Fortier, seconded by Mark Wittlieff that the meeting be adjourned. MOTION PASSED UNANIMOUSLY. Meeting adjourned at 7:50 pm MANISTEE PLANNING COMMISSION ____________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 6 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 7 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 8 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 9 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 10 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 11 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 12 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 13 City of Manistee Planning Commission Meeting Minutes of September 4, 2014 Page 14  CITY OF MANISTEE PLANNING COMMISSION WORKSESSION 70 Maple Street, Manistee, MI 49660 September 18, 2014 NOTES A Worksession of the Manistee City Planning Commission was held on Thursday, September 18, 2014 at 7 pm in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7:00 by Chair Yoder Roll Call: Members Present: Maureen Barry, Judd Brown, Bill Dean, Ray Fortier, Marlene McBride, Mark Wittlieff, Roger Yoder Members Absent: None Others: Mitch Deisch (City Manager), Denise Blakeslee (Planning & Zoning Administrator) and others The Planning Commissioners welcomed new member Judd Brown. ITEM Zoning Review P-D Peninsula District – The Planning Commission continued their review of P-D Peninsula District. Items reviewed included dimensional and uses. 82 Parcels in Peninsula District 32 Legal Non-Conforming Parcels (6 Zoning Lots) 27 Single Family Dwellings 23 Duplex, Commercial Use 32 Uses/Legal Non-Conforming Parcels - do not meet minimum Dimensional Standards for Single Unit Minimum Lot Area: Single Unit 6,000 sq. ft. Minimum Lot Width: 60 ft. 3 No Street Frontage 1 Right of Way 2 Parking Lots 1 Eating & Drinking Establishment 1 Professional Office City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 1  1 Financial Institution 1 Retail 1 Warehouse 15 Single Family Dwellings 6 Zoning Lots 4 would be combined with parcels that comply 2 would be combined into a parcel for Single Family 27 Uses/Parcels that meet Single Unit Dimensional Standards Minimum Lot Area: Single Unit 6,000 sq. ft. Minimum Lot Width: 60 ft. 17 Uses in Compliance - 16 Single Family Homes 1 Vacant Parcel 10 Legal Non-Conforming Uses 1 Place of Public Assembly 3 Mixed Use 2 Warehouse 1 Professional Office 1 Duplex 2 Multi Unit Dwelling- 3 Units 23 Uses/Parcels that meet Duplex, or Commercial Dimensional Standards Minimum Lot Area: Duplex or Commercial use 10,000 sq. ft. Minimum Lot Width: 80 ft. 1 Former Seng Dock & Trucking property 16 Uses in Compliance 4 Professional Office (Use by Right) 1 Parking Lot (Special Use) 3 Vacant Parcels 1 Obsolete Building 1 Mixed Use – (Special Use) 1 Retail (Use by Right) 4 Single Family Dwelling (Use by Right) 1 Marina (Special Use) 6 Legal Non-Conforming Uses 1 Accessory Structure 1 Processing & Manufacturing 1 Contractor’s Facility 3 Warehouse City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 2 The Commission reviewed the Old Zoning Districts and discussed concerns by residents in the area of Smith Street and Webster Court wanting to be in a Residential District instead of the Peninsula District. Staff reviewed the table of uses for the P-D Peninsula District Zoning and the uses allowed under the old ordinance (prior to March 27, 2006). Staff will provide the infrastructure information relating to the streets and truck traffic for the commission. Two letters were received (attached) Jane Zwiefka Kimberly Willett The Commission discussed taking a site visit to the area. ADJOURNMENT - The Worksession adjourned at 8:08 pm MANISTEE PLANNING COMMISSION ____________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 3 City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 4 City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 5 City of Manistee Planning Commission Worksession Notes September 18, 2014 Page 6 Memorandum Denise Blakeslee Planning & Zoning Administrator TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 FROM: Denise Blakeslee, Planning & Zoning Administrator dblakeslee@manisteemi.gov www.manisteemi.gov DATE: September 25, 2014 RE: October 2, 2014 Meeting Commissioners, we have received a request from Faulk & Foster, Agent for Roy Henderson, to amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter. This property has an existing Communication Tower that was previously used by the State Police. The application incorrectly identified the parcel as 212 Arthur Street, Parcel #51-101-275-03. This is the portion of the former State Police property that the Planning Commission/City Council approved a Parcel Split for earlier this year. The correct parcel is #51-174-708-10; the new structure will require an address that will be assigned by the City Assessor. A copy of the application, site plan, staff report, additional information from the applicant, draft resolution to approve and draft resolution to deny are enclosed for your consideration.  Staff Review – Special Use Permit/Communication Tower OWNER: Roy Henderson AGENT: Faulk and Foster 13999 South West Bayshore Drive 678 Front St., Suite 102 Traverse City, MI 49684 Grand Rapids, MI 49504 616.647.3720 ext 102 CORRECT PARCEL CODE #51-174-708-10 Assigned new number after Parcel Split – Address will need to be assigned by City Assessor SECTION 1819 COMMUNICATION TOWER A. Definition. A monopole, lattice and/or guyed structure in excess of thirty-five (35) feet in height, intended or used to support one or more antennae or other equipment to transmit and/or receive radio, telephone, cellular telephone, television, microwave or any other form of telecommunication signals. B. Purpose and Intent. The Telecommunications Act of 1996 as amended on February 6, 1996 sets forth provisions concerning placement, location and construction of towers and related facilities for communication. The purpose of this section is to establish general guidelines for the siting of Communication Towers, which include antenna structures. In order that such towers not cause visual pollution or create a safety hazard or reduce property values on adjacent properties, reasonable regulations for the location, use of existing structures (e.g., water towers, school and church steeples, tall buildings), design of structures and towers, is appropriate. Communication Towers are specifically determined to NOT be essential services nor to be public utilities as such terms are used in this Ordinance. The intent of these provisions is to encourage users of towers to: 1. Protect land uses from potential adverse impacts of towers. 2. Place the location of new towers in non-residential-zoned areas. - C-1 Zoning District 3. Minimize the total number of towers throughout the community. – Existing Tower 4. Strongly encourage the joint use of new and existing tower sites as a primary option rather than construction of additional single-use towers. – Exiting Tower 5. Locate them on City-owned water towers where feasible and to the satisfaction of the City Council. 6. Locate them, to the extent possible, in areas where the adverse impact on the community is minimal. – Existing Tower 7. Configure them in a way that minimizes the adverse visual impact of the towers and antennas through careful design, siting, landscape screening, and innovative camouflaging techniques. – Existing Tower.  8. Enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively, and efficiently. – Existing Tower. 9. Consider the public health and safety of personal wireless service facilities. – Existing Tower 10. Avoid potential damage to adjacent properties from tower failure through engineering and careful siting of tower structures. – Existing Tower 11. In furtherance of these goals, the City of Manistee shall give due consideration to natural features, the Manistee River and its resources, the City of Manistee Master Plan, zoning map, existing land uses, and other characteristics and policies of the City in approving sites for the location of towers and antennas. It is not the intent to regulate ham radio antennae under this section. - Existing Tower C. Administratively Approved Uses. The following uses may be approved by the Zoning Administrator after conducting an administrative review: 1. Antennas on Existing Structures: Compact platform-type, omni directional or singular- type antenna which is not attached to a new communication tower may be approved by the Zoning Administrator as a co-location or as an accessory use to any commercial, industrial, professional, institutional, or multi-family structure, provided: a. The antenna does not extend more than ten (10) feet above the highest point of the structure; - Does not extend more than 10 feet b. The antenna complies with all applicable FCC and FAA regulations; - applicant states it will comply; copy of permit attached. c. The equipment building for such co-located equipment can be incorporated into an existing structure or cabinet, and – New accessory building requires SUP Amendment d. The antenna complies with all applicable building codes. – Applicant states cellular antenna will be approved by the FCC; copy of permit attached. 2. Microcell Networks: Installing a cable microcell network through the use of multiple low-powered transmitters/receivers attached to existing wireline systems, such as conventional cable or telephone wires, or similar technology that does not require the use of towers. D. Antenna Placement on City Owned Facilities. Communication Towers may be installed on City of Manistee-owned water towers or other facilities, and their accessory equipment and shelters may be installed on City of Manistee-owned property, in any zoning district, with a lease approved by the City Council, and subject to the requirements of the Site Plan Review provisions of Article 22. n/a E. Review Provisions and Zoning Districts Allowed. Except as provided in paragraphs C and D hereof, Communication Towers and their accessory equipment and shelters shall be considered a Special Use. F. Additional Information Required for Review. In addition to the requirements of Section 1802, 2 and Article 22, Communication Tower applications shall include: 1. Name and address of the proposed operator of the site. Roy Henderson, 13999 South West Bayshore Drive, Traverse City, MI 49684  2. Name and address, including phone number of the person responsible for determining feasibility of co-location as provided in this section. Faulk and Foster, 678 Front St., Suite 102, Grand Rapids, MI 49504 Patty Ralya, 616.647.3720 ext 102 3. Preliminary design of all proposed structures, including elevations and renderings showing the proposed facility from four vantage points located not less than 200 feet nor more than 500 feet from the proposed tower location. – Site Plan shows Tower and Shelter Elevation. 4. Registered Engineer's certification of the design and safety of the proposed tower to withstand winds of 85 miles per hour. Such certification shall set forth the fall zone area for the proposed tower. If such fall zone area is less than that of a circle whose radius is equivalent to the height of the proposed tower, such certification shall provide structural calculations and detail sufficient to demonstrate the accuracy of such lesser fall zone area determination. Such certification shall be provided by an engineer licensed to practice in Michigan. – Need Certification 5. Method of fencing, and finished color and, if applicable, the method of camouflage and illumination. – Proposed 6’ high chain link fence w/3 strands of barbed wire (to match existing), a 10’ wide double leaf gate with a 4’ wide swing gate. 6. A notarized statement signed by the applicant indicating the number and type of additional antennae the proposed tower will accommodate through co-location. – Verizon to add (12) antennas, (3) Tower Mounted amplifiers and coax to the tower – as shown on the Site Plan prepared by Midwestern Consulting, LLC. James A. Fisher P.E. #24260. 7. Each applicant shall provide an inventory of existing towers, tall structures, antennas, or sites approved for towers or antennas, that are either within the jurisdiction of the City of Manistee, or within one mile of the border thereof, including specific information about the location, height, and design of each tower or tall structure. The Zoning Administrator may share such information with other applicants applying for approvals under this ordinance or other organizations seeking to locate antennas within the City, provided, that the Zoning Administrator is not, by sharing such information, in any way representing or warranting that such sites are available or suitable. – Existing Tower 8. The separation distance from other towers described in the inventory of existing sites shall be shown on an updated site plan or map. The applicant shall also identify the type of construction of the existing tower(s) and the owner/operator of the existing tower(s), if known. The applicant shall also demonstrate the reasons such existing towers or tall structures cannot be used in lieu of the proposed communication tower. – Existing Tower G. Availability of Suitable Existing Towers, Other Structures, or Alternative Technology. No new tower shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the Planning Commission that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant's proposed antenna. – Existing Tower H. General Provisions. Construction of Communication Towers including their accessory equipment are allowed in the City of Manistee subject to the following provisions: 1. A Communication Tower shall be considered a principal use and shall be placed on parcels (whether the land is owned or leased by the tower owner) which have an area no less than the minimum parcel area and width for the district. – Parcel meets size requirement 2. All setbacks for the zoning district shall be met and in addition, no tower shall be placed closer to any property line than the radius of the certified fall zone as provided in Section 1819, F, 4, hereof, and in no case less than 200 feet from any residence or 200 feet from a zoning district which does not permit Communication Towers as a Special Use. – Existing Tower 3. All proposed towers of more than thirty-five (35) feet in height shall be submitted to the Michigan Aeronautics Commission and FAA for review and approval prior to approval by the City of Manistee. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this ordinance shall bring such towers and antennas into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense. – FCC Approval Obtained (attached) 4. The tower and/or antenna shall be painted or screened so as to blend into the background. – Existing Tower 5. The service building shall be aesthetically and architecturally compatible with buildings within three hundred feet of the property on which it is located. 6. All connecting wires from towers to accessory buildings and all electrical and other service wires to the facility shall be underground. Coax will run on the ice/cable bridge – see email dated 9/10/14 (attached). 7. Monopole tower design is preferred. If the applicant proposes to use a guyed or lattice tower, the applicant shall demonstrate why a monopole design cannot be used. – Existing Tower 8. All exterior lighting shall be in accordance with Section 525 hereof. - Two low wattage (27W), LED, shielded, wall-mounted security lights with one next to the stoop of the shelter and one on the rear of the shelter. 9. The City may require landscape screening of the service building and fencing. – All areas within 5’0” of the proposed equipment shelter shall be covered with 3” of crushed limestone placed over “Typar” landscape fabric. 10. Strobe lights shall not be allowed except as required by FAA. – No strobe lights proposed on site plan. 11. The City Planning Commission may, at its sole discretion, require that the tower be camouflaged to resemble a tree, steeple, clock tower, or otherwise be made to be less obtrusive. – Existing Tower  12. Signs; No signs shall be allowed on an antenna or tower, except for one sign of not more than two (2) square feet, listing the name, address and contact telephone number of the operator and not more than two (2) signs not to exceed two (2) square feet signaling “danger” or “no trespassing.” - No signs proposed except for: Emergency contact information purposes and FCC “call” sign placed on equipment shelter door. Towers shall be enclosed by a locked gate and security fencing at least 6 feet in height, and shall be equipped with an appropriate anti-climbing device. – Proposed 6’ high chain link fence w/3 strands of barbed wire (to match existing), a 10’ wide double leaf gate with a 4’ wide swing gate. 13. Applicant shall certify its intent to lease excess space on the proposed tower for co- located antennae of other operators. Such certification shall include a commitment to respond to any requests for information from another potential shared use applicant; to negotiate in good faith and allow for leased shared use if an applicant demonstrates that it is technically practicable, and; to make no more than a reasonable charge for a shared use lease. – Existing Tower 14. Notwithstanding the provisions of this section, the maximum height for a Communication Tower in the City of Manistee shall be two hundred (200) feet. – Existing Tower 15. Separation distances between proposed and pre-existing towers are as follows: monopole over 35 feet in height - 1,500 feet; lattice and guyed towers - 5,000 feet. – Existing Tower I. Removal of Abandoned Antennas and Towers. A Communication Tower that is unused for a period of twelve (12) months shall be removed. The applicant or owner is responsible for the removal of an unused tower. Failure to do so shall be sufficient cause for the City to remove the structure pursuant to Section 650.04.6 of the Anti-Blight Ordinance (Section 650 of the City of Manistee Codified Ordinances. J. Bonds. The owner of a Communications Tower; including equipment/accessory buildings, shall post a bond with the City of Manistee in an amount to cover the reasonable estimated costs and expenses of dismantling and removing the communication tower. In the event that the same is abandoned, and the owner fails to dismantle and/or remove the same within 180 days. Said bond shall be with a reputable insurance or guarantee company. The amount of the bond shall be established by the Planning Commission, and may be adjusted from time to time to reflect changing costs and expenses of dismantling and removing the facility. - The owner is required to provide a bond K. Nonconforming Uses. 1. Pre-existing towers that do not meet the requirements of this section shall be allowed to continue in use as they presently exist. Routine maintenance shall be permitted on such preexisting towers. New construction, other than routine maintenance on a pre- existing tower shall comply with the requirements of this ordinance. Modifications to height and type of construction of pre-existing towers shall not be permitted, except in conformance with this Section. – Existing Tower 2. Rebuilding Damaged or Destroyed Nonconforming Towers. Nonconforming towers that are damaged or destroyed may not be rebuilt except in conformance with the requirements of this Section.  City of Manistee Planning Commission Resolution to Approve a Special Use Permit, Case Number PC-2014-08 Roy Henderson (Owner) Faulk and Foster (Agent) At a regularly scheduled meeting of the City of Manistee Planning Commission held on October 2, 2014, the following resolution was adopted to approve a Special Use Permit to Amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter as shown on Site Plan prepared by Midwestern Consulting, Job No. 05268-6829, revised through 8/25/14. Planning Commissioner _____________ moved, supported by Planning Commissioner ____________, the adoption of the following resolution. WHEREAS, on September 8, 2014 a request was received from Faulk and Foster, Agent for Roy Henderson to Amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter, and WHEREAS, a Communication Tower is provided for as a Special Use in the C-1 Regional Commercial District, and WHEREAS, parcel #51-174-708-10 is located in the C-1 Regional Commercial District, and WHEREAS, the Planning Commission has provided proper notice and held a public hearing on the proposed development on October 2, 2014, and WHEREAS, the Planning Commission has received written comment, reviewed the site plan, and has completed review of the application, received input from the Applicant and input received at said public hearing. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: A. RESOLVED, that the Planning Commission has reached the following determination regarding Special Use Permit Standards (Section 1802.A): 1. The Special Use is consistent with the adopted City of Manistee Master Plan. 2. The Special Use is designed, constructed, operated and maintained to be consistent with the existing or intended character of the general vicinity and such use will not change the essential character of the area in which it is proposed. 3. The Special Use is not hazardous or disturbing to existing or future uses in the same general vicinity and in the community as a whole. 1  4. The Special Use is served adequately by essential public facilities and services, such as highways, streets, police and fire protection, storm water drainage, refuse disposal, water and sewage facilities, and schools; or persons or agencies responsible for the establishment of the proposed use shall provide adequately for such services. 5. The Special Use does not create excessive additional requirements at public cost for facilities and services and will not be detrimental to the economic welfare of the community. 6. The Special Use does not involve uses, activities, processes, materials and equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, vibration, smoke, toxic emissions, fumes, glare, or odors. 7. The Special Use meets the intent and purpose of the Zoning Ordinance; be related to the standards established in the Ordinance for the land use or activity under consideration; and will be in compliance with these standards. B. Findings of Fact – Section 1819 Communication Tower of the City of Manistee Zoning Ordinance the Planning Commission has reached the following determinations with respect to the Project: 1. A Communication Tower shall be considered a principal use and shall be placed on parcels (whether the land is owned or leased by the tower owner) which have an area no less than the minimum parcel area and width for the district. – Parcel meets size requirement 2. All setbacks for the zoning district shall be met and in addition, no tower shall be placed closer to any property line than the radius of the certified fall zone as provided in Section 1819, F, 4, hereof, and in no case less than 200 feet from any residence or 200 feet from a zoning district which does not permit Communication Towers as a Special Use. – Existing Tower 3. All proposed towers of more than thirty-five (35) feet in height shall be submitted to the Michigan Aeronautics Commission and FAA for review and approval prior to approval by the City of Manistee. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this ordinance shall bring such towers and antennas into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense. – FCC Approval Obtained 4. The tower and/or antenna shall be painted or screened so as to blend into the background. – Existing Tower 5. The service building shall be aesthetically and architecturally compatible with buildings within three hundred feet of the property on which it is located. 2  6. All connecting wires from towers to accessory buildings and all electrical and other service wires to the facility shall be underground. Coax will run on the ice/cable bridge 7. Monopole tower design is preferred. If the applicant proposes to use a guyed or lattice tower, the applicant shall demonstrate why a monopole design cannot be used. – Existing Tower 8. All exterior lighting shall be in accordance with Section 525 hereof. - Two low wattage (27W), LED, shielded, wall-mounted security lights with one next to the stoop of the shelter and one on the rear of the shelter. 9. The City may require landscape screening of the service building and fencing. – All areas within 5’0” of the proposed equipment shelter shall be covered with 3” of crushed limestone placed over “Typar” landscape fabric. 10. Strobe lights shall not be allowed except as required by FAA. – No strobe lights proposed on site plan. 11. The City Planning Commission may, at its sole discretion, require that the tower be camouflaged to resemble a tree, steeple, clock tower, or otherwise be made to be less obtrusive. – Existing Tower 12. Signs; No signs shall be allowed on an antenna or tower, except for one sign of not more than two (2) square feet, listing the name, address and contact telephone number of the operator and not more than two (2) signs not to exceed two (2) square feet signaling “danger” or “no trespassing.” - No signs proposed except for: Emergency contact information purposes and FCC “call” sign placed on equipment shelter door. 13. Towers shall be enclosed by a locked gate and security fencing at least 6 feet in height, and shall be equipped with an appropriate anti-climbing device. – Proposed 6’ high chain link fence w/3 strands of barbed wire (to match existing), a 10’ wide double leaf gate with a 4’ wide swing gate. 14. Applicant shall certify its intent to lease excess space on the proposed tower for co-located antennae of other operators. Such certification shall include a commitment to respond to any requests for information from another potential shared use applicant; to negotiate in good faith and allow for leased shared use if an applicant demonstrates that it is technically practicable, and; to make no more than a reasonable charge for a shared use lease. – Existing Tower 15. Notwithstanding the provisions of this section, the maximum height for a Communication Tower in the City of Manistee shall be two hundred (200) feet. – Existing Tower 16. Separation distances between proposed and pre-existing towers are as follows: monopole over 35 feet in height - 1,500 feet; lattice and guyed towers - 5,000 feet. – Existing Tower BE IT FURTHER RESOLVED that the Special Use Permit for a Communication Tower on Parcel #51-174- 708-10 shall comply with the following conditions: 3  1. The applicant provides a Registered Engineer's certification of the design and safety of the proposed tower to withstand winds of 85 miles per hour. Such certification shall set forth the fall zone area for the proposed tower. If such fall zone area is less than that of a circle whose radius is equivalent to the height of the proposed tower, such certification shall provide structural calculations and detail sufficient to demonstrate the accuracy of such lesser fall zone area determination. Such certification shall be provided by an engineer licensed to practice in Michigan. 2. A bond is provided as required under Section 1819, Item J. of the City of Manistee Zoning Ordinance prior to the issuance of the Special Use Permit. 3. A copy of the lease between the property owner and operator is provided for the file. 4. An updated site plan is required in the event that any changes are made to the easement that provides access across the adjoining property to the site along with a copy of the easement for file. _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ CITY OF MANISTEE PLANNING COMMISSION: AYES: ABSTAINING: NAYS: ABSENT: MOTION: CARRIED CERTIFICATION: I, Marlene McBride, Secretary of the City of Manistee Planning Commission certify that the foregoing is a true and complete record of action taken by the Planning Commission at their regular meeting of October 2, 2014. ______________________________ Marlene McBride, Secretary 4  City of Manistee Planning Commission Resolution to Deny a Special Use Permit, Case Number PC-2014-08 Roy Henderson (Owner) Faulk and Foster (Agent) At a regularly scheduled meeting of the City of Manistee Planning Commission held on October 2, 2014, the following resolution was adopted to approve a Special Use Permit to Amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter as shown on Site Plan prepared by Midwestern Consulting, Job No. 05268-6829, revised through 8/25/14. Planning Commissioner _____________ moved, supported by Planning Commissioner ____________, the adoption of the following resolution. WHEREAS, on September 8, 2014 a request was received from Faulk and Foster, Agent for Roy Henderson to Amend Special Use Permit for Communication Tower to add 12 antennas, 3 tower mounted amplifiers and coax to the tower along with a prefabricated equipment shelter, and WHEREAS, a Communication Tower is provided for as a Special Use in the C-1 Regional Commercial District, and WHEREAS, parcel #51-174-708-10 is located in the C-1 Regional Commercial District, and WHEREAS, the Planning Commission has provided proper notice and held a public hearing on the proposed development on October 2, 2014, and WHEREAS, the Planning Commission has received written comment, reviewed the site plan, and has completed review of the application, received input from the Applicant and input received at said public hearing. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: A. RESOLVED, that the Planning Commission has reached the following determination regarding Special Use Permit Standards (Section 1802.A): 1. The Special Use is consistent with the adopted City of Manistee Master Plan. 2. The Special Use is designed, constructed, operated and maintained to be consistent with the existing or intended character of the general vicinity and such use will not change the essential character of the area in which it is proposed. 3. The Special Use is not hazardous or disturbing to existing or future uses in the same general vicinity and in the community as a whole. 1  4. The Special Use is served adequately by essential public facilities and services, such as highways, streets, police and fire protection, storm water drainage, refuse disposal, water and sewage facilities, and schools; or persons or agencies responsible for the establishment of the proposed use shall provide adequately for such services. 5. The Special Use does not create excessive additional requirements at public cost for facilities and services and will not be detrimental to the economic welfare of the community. 6. The Special Use does not involve uses, activities, processes, materials and equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, vibration, smoke, toxic emissions, fumes, glare, or odors. 7. The Special Use meets the intent and purpose of the Zoning Ordinance; be related to the standards established in the Ordinance for the land use or activity under consideration; and will be in compliance with these standards. B. Findings of Fact – Section 1819 Communication Tower of the City of Manistee Zoning Ordinance the Planning Commission has reached the following determinations with respect to the Project: 1. A Communication Tower shall be considered a principal use and shall be placed on parcels (whether the land is owned or leased by the tower owner) which have an area no less than the minimum parcel area and width for the district. – Parcel meets size requirement 2. All setbacks for the zoning district shall be met and in addition, no tower shall be placed closer to any property line than the radius of the certified fall zone as provided in Section 1819, F, 4, hereof, and in no case less than 200 feet from any residence or 200 feet from a zoning district which does not permit Communication Towers as a Special Use. – Existing Tower 3. All proposed towers of more than thirty-five (35) feet in height shall be submitted to the Michigan Aeronautics Commission and FAA for review and approval prior to approval by the City of Manistee. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this ordinance shall bring such towers and antennas into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense. – Existing Tower 4. The tower and/or antenna shall be painted or screened so as to blend into the background. – Existing Tower 5. The service building shall be aesthetically and architecturally compatible with buildings within three hundred feet of the property on which it is located. 2  6. All connecting wires from towers to accessory buildings and all electrical and other service wires to the facility shall be underground. Coax will run on the ice/cable bridge 7. Monopole tower design is preferred. If the applicant proposes to use a guyed or lattice tower, the applicant shall demonstrate why a monopole design cannot be used. – Existing Tower 8. All exterior lighting shall be in accordance with Section 525 hereof. - Two low wattage (27W), LED, shielded, wall-mounted security lights with one next to the stoop of the shelter and one on the rear of the shelter. 9. The City may require landscape screening of the service building and fencing. – All areas within 5’0” of the proposed equipment shelter shall be covered with 3” of crushed limestone placed over “Typar” landscape fabric. 10. Strobe lights shall not be allowed except as required by FAA. – No strobe lights proposed on site plan. 11. The City Planning Commission may, at its sole discretion, require that the tower be camouflaged to resemble a tree, steeple, clock tower, or otherwise be made to be less obtrusive. – Existing Tower 12. Signs; No signs shall be allowed on an antenna or tower, except for one sign of not more than two (2) square feet, listing the name, address and contact telephone number of the operator and not more than two (2) signs not to exceed two (2) square feet signaling “danger” or “no trespassing.” - No signs proposed except for: Emergency contact information purposes and FCC “call” sign placed on equipment shelter door. 13. Towers shall be enclosed by a locked gate and security fencing at least 6 feet in height, and shall be equipped with an appropriate anti-climbing device. – Proposed 6’ high chain link fence w/3 strands of barbed wire (to match existing), a 10’ wide double leaf gate with a 4’ wide swing gate. 14. Applicant shall certify its intent to lease excess space on the proposed tower for co-located antennae of other operators. Such certification shall include a commitment to respond to any requests for information from another potential shared use applicant; to negotiate in good faith and allow for leased shared use if an applicant demonstrates that it is technically practicable, and; to make no more than a reasonable charge for a shared use lease. – Existing Tower 15. Notwithstanding the provisions of this section, the maximum height for a Communication Tower in the City of Manistee shall be two hundred (200) feet. – Existing Tower 16. Separation distances between proposed and pre-existing towers are as follows: monopole over 35 feet in height - 1,500 feet; lattice and guyed towers - 5,000 feet. – Existing Tower BE IT FURTHER RESOLVED, that the Special Use Permit for a Communication Tower on Parcel #51-174- 708-10 is hereby denied for the reasons set forth in this resolution. 3 _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________________________________________________ CITY OF MANISTEE PLANNING COMMISSION: AYES: ABSTAINING: NAYS: ABSENT: MOTION: CARRIED CERTIFICATION: I, Maureen Barry, Secretary of the City of Manistee Planning Commission certify that the foregoing is a true and complete record of action taken by the Planning Commission at their regular meeting of September 5, 2013 ______________________________ Maureen Barry, Secretary 4 Memorandum Denise Blakeslee Planning & Zoning Administrator TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 FROM: Denise Blakeslee, Planning & Zoning Administrator dblakeslee@manisteemi.gov www.manisteemi.gov DATE: September 24, 2014 RE: Parcel Split Request – City of Manistee Commissioners, we have received a request from the City of Manistee for a Parcel Split. The City owns parcel #51-260-703-09 on Monroe Street. The request is to split the parcel into four parcels as follows:  Parcel A & B would be buildable lots that meet the requirements of the R-1 Low Density Zoning District.  Parcels C & D are part of the Monroe Street Right of Way. D C B A Staff review of the request shows that the requirements of the Ordinance have been met.  Planning & Zoning, City Hall 70 Maple Street, P.O. Box 358, Manistee, MI 49660 231.398.2806 (phone) 231.723.1546 (fax) Parcel Split Request Form Please Print Parcel Combination Requirements Any Split of a Parcel within the City of Manistee requires review and approval of the Planning Commission and City Council. Even if the Parcel contains platted lots approval is still required. Requests are reviewed for compliance with the Zoning Ordinance. If a request meets all of the requirements of the Zoning Ordinance it will be forwarded to the City Planning Commission. The Planning Commission reviews the request and makes recommendation to the City Council. Notification will be mailed to applicants regarding City Council’s determination. Requests must include the fee of $100.00 for the first split and $50.00 for each additional split. Incomplete requests will be returned to the applicant. Must be submitted 15 days prior to the Planning Commission meeting to be placed on the agenda. To update their property taxes the property owner should send a copy of the determination to: Equalization Department County Courthouse 415 Third Street Manistee, MI 49660 If the parcel involves a principal residence or homestead it is up to the applicant to notify the City Assessor at (231) 398- 2802 to update their Homestead Exemption. Property Information Address: Vacant Land Parcel # 51-260-703-09 Applicant Information Name of Owner: City of Manistee Address: 70 Maple Street, Manistee, MI 49660 Phone #: 231.398.2801 Cell#: e-mail: mdeisch@manisteemi.gov Project Information Reason for Request: Split into four parcels. Parcel A & B would be buildable lots that meet the requirements of the R-1 Low Density Zoning District. Parcels C & D are part of the Monroe Street Right of Way. Site Plan Requirements The applicant is responsible to provide a survey and legal descriptions of the proposed parcels (unless waived by the Zoning Administrator). If buildings or structures are located on a parcel a site plan showing set-backs is required. Requests are reviewed for compliance with the Zoning Ordinance. The Zoning Administrator reserves the right to require additional information necessary to meet the requirements of the Zoning Ordinance. Authorization By signing the application the applicant is authorizing City Staff permission to make site inspections as necessary. The undersigned affirms that the information included in this application is correct. Signature: _____________________________________________ Date: ______________________ Office Use Only Fee: WAIVED Receipt # n/a Notes: Signature: _____________________________________________ Date: ______________________ Parcel Split Request Page 1 of 1 Memorandum Denise Blakeslee Planning & Zoning Administrator TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 FROM: Denise Blakeslee, Planning & Zoning Administrator dblakeslee@manisteemi.gov www.manisteemi.gov DATE: September 24, 2014 RE: Reschedule November Meeting Schedule Meeting Dates 2015 Commissioners, Staff will be attending the Redevelopment Ready Communities Best Practice Training Series on Thursday, November 6, 2014 this conflicts with the November Planning Commission Meeting which will need to be rescheduled. Staff recommends rescheduling the meeting to the following week, November 13th. We will also be scheduling meeting dates for 2015. The following are dates recommended by Staff. Please review the dates and times with your schedule and we will discuss them at the October 2, 2014 Meeting. The January Meeting has been changed due to the New Year’s Day Holiday. MEETINGS 7:00 P.M. WORKSESSIONS 7:00 P.M. January 8, 2015* January 22, 2015 February 5, 2015 February 19, 2015 March 5, 2015 March 19, 2015 April 2, 2015 April 16, 2015 May 7, 2015 May 21, 2015 June 4, 2015 No Worksession July 2, 2015 No Worksession August 6, 2015 No Worksession September 3, 2015 September 17, 2015 October 1, 2015 October 15, 2015 November 5, 2015 November 19, 2015 December 3, 2015 No Worksession *Changed due to holiday