Planning Commission

MANISTEE CITY PLANNING COMMISSION Meeting of Thursday, June 2, 2016 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 June 2, 2016 agenda. IV Approval of Minutes At this time Planning Commission can take action to approve the May 5, 2016 meeting minutes. V Public Hearing VI Public Comment on Agenda Related items VII New Business Work Plans The Planning Commission will discuss how to develop work plans after the Master Plan is adopted. VIII Old Business 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 Memorandum Denise Blakeslee To: Planning Commissioners Planning & Zoning Administrator FROM: Denise Blakeslee 70 Maple Street Manistee, MI 49660 Planning & Zoning Administrator 231.398.2805 dblakeslee@manisteemi.gov DATE: May 25, 2016 www.manisteemi.gov RE: June 2, 2016 Meeting Commissioners, the next meeting of the Planning Commission will be on Thursday, June 2, 2016. We have not received any requests for the June meeting. This provides us the opportunity to discuss how to develop work plans for the areas the Planning Commission was identified as one of the responsible parties in Chapter 3: Goals, Future Land Use of the proposed Master Plan. If you are unable to attend the meeting please call me at 398-2805.  CITY OF MANISTEE PLANNING COMMISSION 70 Maple Street Manistee, MI 49660 MEETING MINUTES May 5, 2016 A meeting of the Manistee City Planning Commission was held on Thursday, May 5, 2016 at 7pm in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7:00 pm by Vice Chair Barry ROLL CALL Members Present: Maureen Barry, Aaron Bennett, Ray Fortier, Marlene McBride, Mark Wittlieff Members Absent: Gabriel Walker (excused), Roger Yoder (excused) Others: Miranda Mead (220 Grove Street), Denise Blakeslee (Planning & Zoning Administrator) and others APPROVAL OF AGENDA Motion by Mark Wittlieff, seconded by Marlene McBride that the agenda be approved as prepared. With a Roll Call vote this motion passed 4 to 0. Yes: Fortier, McBride, Wittlieff, Barry No: None APPROVAL OF MINUTES Motion by Mark Wittlieff, seconded by Marlene McBride that the minutes of the April 7, 2016 Planning Commission Meeting be approved as prepared. With a Roll Call vote this motion passed 4 to 0. Yes: Fortier, McBride, Wittlieff, Barry No: None City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 1 PUBLIC HEARING Vice Chair Barry opened the Public Hearing at 7:01 pm PC-2016-06 – Miranda Mead, Karen Schaab, and Don Reinhold – Street Vacation Request A Public Hearing is being held in response to a request from Miranda Mead, Karen Schaab and Don Reinhold to vacate that portion of undeveloped Duffy Street located between Monroe Street and Grove Street. Miranda Mead, 220 Grove Street – Ms. Mead presented the case to the Planning Commission. They have made a request to vacate the undeveloped portion of Duffy Street. Their property currently has three front yards that prohibits them from making improvements to the property. Commissioner Bennett entered the meeting at 7:06 pm Denise Blakeslee, Planning & Zoning Administrator - The application that was received was signed by all three adjacent property owners. If vacated the street would be divided down the middle with the west half being added to the Mead parcel. The east half of the street would be divided with the portion adjacent to the property being assigned to the Schaab and Reinhold parcels. Staff forwarded the request to the DPW Director and City Engineer’s office and the utility companies. Staff received an email from Eric Gustad, Public Affairs Area Manager, Consumers Energy and Memo from DPW Director Jeff Mikula (attached) that were distributed to the Commissioners. The Planning Commission is responsible for reviewing the request and making recommendation to City Council who have the final approval. Vice Chair Barry opened the hearing for public comments. None Vice Chair Barry asked if any correspondence had been received in response to the request. No additional correspondence was received. There were no more additional comments; the Public Hearing was closed at 7:09 pm. PUBLIC COMMENT ON AGENDA RELATED ITEMS None City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 2 NEW BUSINESS PC-2016-06 – Miranda Mead, Karen Schaab, and Don Reinhold – Street Vacation Request A Public Hearing was held earlier in response to a request from Miranda Mead, Karen Schaab and Don Reinhold to vacate that portion of undeveloped Duffy Street located between Monroe Street and Grove Street. Motion by Aaron Bennett, seconded by Mark Wittlieff that the Planning Commission recommends to City Council to approve the request from Miranda Mead, Karen Schaab and Don Reinhold to vacate that portion of undeveloped Duffy Street located between Monroe Street and Grove Street reserving any existing utility easements including a 30 foot permanent easement to the City centered over the sanitary sewer main that crosses through the right-of-way. With a Roll Call vote this motion passed 5 to 0. Yes: Wittlieff, Fortier, Bennett, McBride, Barry No: None OLD BUSINESS Master Plan Update The Planning Commission received a final draft of the Master Plan for review. The next step is to submit the proposed plan to the City Council for review and comment. Staff noted three minor corrections. Motion by Mark Wittlieff, seconded by Ray Fortier that the Planning Commission submits the final draft of the Master Plan to City Council for review and comment. With a Roll Call vote this motion passed 5 to 0. Yes: Wittlieff, Fortier, Bennett, McBride, Barry No: None PUBLIC COMMENTS AND COMMUNICATIONS None CORRESPONDENCE None City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 3 STAFF/SUB-COMMITTEE REPORTS Denise Blakeslee, Planning & Zoning Administrator – Reminder that there is a sign workshop on May 18, 2016. MEMBERS DISCUSSION None The next regular meeting of the Planning Commission will be held on Thursday, June 2, 2016 ADJOURNMENT Motion by Ray Fortier, seconded by Mark Wittlieff that the meeting be adjourned. MOTION PASSED UNANIMOUSLY. Meeting adjourned at 7:15 pm MANISTEE PLANNING COMMISSION ____________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 4 City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 5 City of Manistee Planning Commission Meeting Minutes of May 5, 2016 Page 6 CHAPTER 3: GOALS, FUTURE LAND USE AND IMPLEMENTATION This section of the Plan builds upon the Community profile presented in Chapter 2 The form and vitality of any community is defined largely by how its citizens see the way land is used and how that use relates to their daily life. As a result, the way we use the land is linked directly to the quality of life in the City of Manistee. As a guide the Plan is dynamic in nature; changing conditions may affect some assumptions used within the Plan, but changing conditions don’t necessarily mean the Plan must change. The City must examine changes as they develop and decide if the principles on which the Plan was based are still valid. If so, the Plan should be followed. Although it should also be noted that changes to the core themes of the plan guiding policy may not be necessary, periodic plan updates to include the most current and relevant land use data and public input should be a priority The relationship between the Master Plan and the Zoning Ordinance is often misunderstood. The Master Plan is a guide for land use for the future, setting a policy by which to guide regulatory measures and land use decision making. The Zoning Ordinance regulates the current and future use of the land. The Master Plan is a legislatively necessary for the establishment of policy for direction towards the establishment of a regulatory zoning ordinance. The Zoning Ordinance is a regulatory land use law that must be followed by the community’s residents and others wishing to utilize or develop a parcel of property within the City. The Plan Goals and Tasks are developed from available land use data, census figures, regional studies available to the community and public input that identified a number of important areas of concern that are important to the Master Plan effort and the entire community. These Goals and Tasks are covered in Section 3.1. The Action Plan found in Section 3.2 outlines Goal and Task implementation through coordinated efforts which includes a series of implementation strategies that outline a course of action to realize the vision of the Master Plan. The Future Land Use Plan, which outlines land use categories and contains a map displaying land use district locations establishing the policy which guides the placement of zoning districts and the regulatory requirements found within them. The Future Land Use Plan is located in Section 3.3, followed by the Zoning Plan in Section 3.4 Section 3.1: Goals and Tasks Themes which are over-arching broad categories meant to capture many varied aspects of land use planning were derived from the critical assets of the City such as infrastructure, building characteristics, transportation, governmental operations, educational systems, historic areas/structures and natural features. Each of these are accounted for and categorized into the Themes. Goals were derived from available data and public input found within this Master Plan. The goals are general in nature and attainable through concerted effort. The Tasks are designed to be specific to the goal and are regarded to be the milestones in the journey to achieve the goal. Tasks are further supported by the identified responsible party which should lead implementation and coordination efforts. The Tasks following the goals are organized into tables. The tables utilize a color-coding system for the identification of planning commission Task and those Tasks that are the responsibility of another party as well as an abbreviation for the department, board, commission, committee or agency which should assist in the efforts of implementing the Task. The tables don’t outline time frames at this time for completion of the tasks for each goal. The assignment of tasks which are under the guidance of various departments, agencies, committees and groups rely upon coordination of those responsible parties in order to move towards completion of tasks for each goal. It is suggested that the goals and tasks outlined within this planning document be reviewed by the responsible parties and then be accounted for and organized into the work plans which are utilized to guide the actions of the responsible parties. More information on 63 the steps necessary for the implementation of these goals and tasks can be found in Section 3.2 the Action Plan, which identifies the necessary steps for moving forward with implementation efforts. The identified color-coding below outlines those tasks which the Planning Commission is included as a responsible party and for those tasks for which implementation efforts fall upon other departments, agencies, committees and/or groups. Tasks which include the Planning Commission as a Responsible Party are shaded: Tasks which don’t include the Planning Commission as a Responsible Party are shaded: The Responsible Party Tables below provide an abbreviation for departments, agencies, committees and groups which are important to the implementation efforts of the Goals and Tasks. Responsible Party Abbreviation Responsible Party Abbreviation Alliance for Economic Success AES Manistee Area Chamber of Commerce MACC City Council CC Manistee Housing Commission MHC City Manager CM Non-Motorized Transportation NMTC Army Corps of Engineers COE Committee Dept. of Environmental Quality DEQ City Parks Commission CPC Dept. of Public Works DPW Planning Commission PC Finance Director FD City Police Department PD Harbor Commission HC Planning & Zoning Administrator PZ Historic District Commission HDC Visitor’s Bureau VB Main Street/DDA MSDDA Table 3.1 Responsible Parties and Abbreviations Theme: Economic Development/Jobs Creation Goal 1: Explore new opportunities for assisting Downtown as well as supporting opportunities which currently exist. Task Responsible Party Continue to work with the MS/DDA, Visitor’s Bureau and the Chamber to Promote and CC, PZ Advertise downtown businesses and events. Exploration of other options (i.e. tax abatements, grants etc.) that would further assist with MSDDA, PZ business recruitment, staff should continue to participate in existing programs, seminars and conferences which educate on available opportunities. Continue to utilize volunteers for events, maintain and established database for volunteers, and MSDDA recruit volunteers for events with consideration of sufficient time for volunteers to coordinate their schedules for participation. Goal 2: Maintain and continue to utilize water resources around the City for promotion of economic development. Task Responsible Party Maintain the existing deep water port COE, HC, AES Establish and maintain view corridors along the river from both recreational spaces, but also PC, DEQ for commercial and residential areas which are water adjacent. Views should be maintained but bank stabilization and the protection of vegetation should be a priority. 64  Task Responsible Party Continued integration of businesses with waterfront resources, through access to the MSDDA, AES, PC, Riverwalk or other waterfront areas, with support for boat slips for access to businesses. PZ Continued maintenance of established water recreation areas for the public MSDDA, DPW Goal 3: Receive and maintain status as an approved municipality in the Redevelopment Ready Community (RRC) Program through the State of Michigan. Task Responsible Party Obtain certification of the RRC program by meeting all requirements. PZ Set and hold an annual meeting with Council, boards and commissions which pertains PZ specifically to the RRC Program, outlining how the State program assists the community and how to continue to harness the programs opportunities. Market and assist with the development of properties within the City through RRC program PZ, MSDDA with assistance of the State. Follow best practices for the RRC program as modeled by the State PZ, PC Goal 4: Continued work towards communication and consensus of both residents of the community but also amongst various departments, boards and commissions. Task Responsible Party Continue to maintain an updated web page with information that is important to the PZ, FD development process as well as for keeping visitors and residents informed. Utilize a single point of contact for interest in development activities and for initiation of PZ, PC the development process, this point of contact should work with contacts of all necessary departments/agencies, and potentially hold an annual meeting to discuss how to continually improve the development process Goal 5: Continue to work with agencies and groups outside of those within the City of Manistee Government. Task Responsible Party Work with the various agencies and groups outside the City to identify unique recreational PZ, AES, CPC, opportunities within and adjacent to the City that will bring economic benefits to the local MSDDA merchants. Seek assistance from other communities to learn of successes that can be utilized in our CC, PC, PZ community. Seek to work with neighboring jurisdictions agencies and groups to work towards solutions to CC, PC problems which are Areas of Greater Than Local Concern. Goal 6: Seek and expand job creation which is sought after by many local residents. Task Responsible Party Continue to support agencies that work to foster job growth in the community including but CC not limited to the Manistee Manufacturers Council, West Shore Community College, Chamber of Commerce, Manistee Visitor’s Bureau, DDA and Alliance for Economic Success. Goal 7: Continue to embrace Place-making as method to draw interest of those wishing to locate themselves within a community which offers experiences and a style of living which is uniquely Manistee. Task Responsible Party Encourage population growth and development through known Place-making practices, which PC, PZ, MSDDA have been thoroughly researched and developed 65  Task Responsible Party Continue to maintain resources already in place that make Manistee a unique place to live and PC, PZ, MSDDA visit. Continue to participate in regional recreational planning processes for development of plans CPC, PZ, DPW which meet State approval for grant funding. Goal 8: Continue to support through land use practices the opportunity for residents to pursue occupations within their residences. Task Responsible Party Review zoning requirements to ensure that home occupations are allowed with proper PC, PZ regulatory requirements which offer protections to adjoining property owners. Goal 9: Maintain a GIS database of property information for marketing purposes. Task Responsible Party Develop a GIS database that contains specific information pertaining to each commercial/ PZ, MSDDA industrial property that can be used as marketing tool for development and/or redevelopment. Goal 10: Work with Networks Northwest, MSU Extension and USDA Rural Development during the Stronger Economies Together (SET) Planning Process. Task Responsible Party Participate in the nationally recognized SET Planning Process which is regionally coordinating PZ, CM, MSDDA economic development efforts between Manistee, Benzie, Grand Traverse and Kalkaska Counties. Theme: Transportation Goal 1: Continued support of non-motorized transportation and the non-motorized committee. Task Responsible Party Encourage the placement of bike racks at specific destinations within the City. Continue to PC, PZ, NMTC require bike racks for parking lots with ten space or more. Explore options for bike rental in the City. MSDDA, NMTC Continue to support and works towards non-motorized trail connections to destinations and NMR, DPW amenities both within and outside the City. Continue to support maintenance/development of sidewalks and bike lanes where feasible. NMTC, DPW Goal 2: Continual review of streets and parking adequacy. Task Responsible Party Continue to have discussion and open dialogue about parking availability and options. PC, PZ Support road improvements under direction and leadership of the public works department. CC Goal 3: Continue to provide Deep Water Port and Rail access Task Responsible Party Identify current need of established rail system, rail yards and options. PC, PZ 66 Goal 4: Continue to support private marina business within the City. Task Responsible Party Provide assistance for developments with marina approval processes at local, state and federal PC, PZ levels Theme: Land Use and Zoning Goal 1: Allowance for increased residential uses in the downtown. Task Responsible Party Review zoning that allows first floor residential uses if separated from the commercial use of PC, DZ the building as well as meeting all applicable state building codes. Encourage the development of residential uses on upper stories of existing commercial PC, PZ, MSDDA buildings within the downtown. Goal 2: Review of industrial areas within the City Task Responsible Party Review zoning to ensure that industrial areas are not hindered for development. PC, PZ Review industrial rail area, making determinations upon the necessity of rail for infrastructure PC, PZ, AES for industrial zoned properties. Provide further support and research into the marketing of vacant industrial lots within the PZ, AES City. Goal 3: Consideration for the placement of land uses Task Responsible Party Determine that adjacent uses are compatible with one another, and provide visual buffering PC, PZ of unsightly commercial and industrial refuse areas, storage and mechanical equipment from residential areas Ensure that land use requirements provide the setting aside of easements for infrastructure PC, PZ, DPW placement and that street system infrastructure is protected from encroachment. Goal 4: Explore application of Low Impact Development requirements for environmental sustainability. Task Responsible Party Utilization of stormwater requirements to allow retention and infiltration of stormwater PC, PZ, DPW runoff for protection of property and surface waters. Goal 5: Maintain an accurate and up-to-date land use spatial database. Task Responsible Party The GIS spatial database created to contain all parcel land uses, historic information, rental PZ properties and redevelopment ready information should be updated regularly to correspond to on the ground conditions. Theme: Housing Goal 1: Support for preservation of historical homes within the City. Task Responsible Party Encourage the maintenance and upkeep of this historical resource HDC, PZ 67 Goal 2: Consideration for senior housing within the City. Task Responsible Party Maintain existing senior housing and support expansion of assisted living options through MHC, PZ marketing of potential sites. Set aside senior housing space that is utilized solely by seniors as the needs of seniors differ MHC from other age cohorts. Goal 3: Housing space, size, and rental considerations Task Responsible Party Support the collaboration of multiple local units of government in the development of a CC, PC, PZ, MHC, housing plan which can meet current and forecasted trends and be implemented and met AES throughout several local municipalities. Theme: Education/Schools Goal 1: Work and collaborate with local colleges. Task Responsible Party Work with West Shore Community College (WSCC) to identify specific study areas of focus CC, AES which may be beneficial for residents of the City and surrounding areas. Support expanded classes at the West Shore Medical Center Education Center. Work with Baker College to identify specific study areas of focus which may be beneficial for CC, AES residents of the City and surrounding areas. Goal 2: Support exploration of fiscally responsible before and after school programs for school age children whose parents are working Task Responsible Party Support the teen center and programs which allow children and teenagers opportunities for CC before and after-school activities. Theme: Aesthetics and Environment Goal 1: Continue support for façade improvements for downtown historical buildings Task Responsible Party Support the Historic District Commission and the work they perform with historic property CC, MSDDA, PZ owners Goal 2: Market and promote the development and redevelopment of under utilized properties Task Responsible Party Develop a plan and database which outlines current commercial buildings, provides PZ, MSDDA information for an aesthetic quality ranking and provides data for marketing purposes. Goal 3: Maintain amenities that make the downtown area unique Task Responsible Party Continue to maintain the Riverwalk as a destination for downtown. Work to increase the MSDDA beauty of the landscape and the connections to downtown. Continue to works towards a more desirable streetscape through the utilization of trees, MSDDA benches and landscaping which promotes beauty and a sense of place. 68 Goal 4: Work towards eradication of blight. Task Responsible Party Continue blight enforcement program and zoning ordinance enforcement. PD, PZ Goal 5: Promote environmental quality of air, land and water. Task Responsible Party Ensure soil erosion protection practices are utilized and enforced for development and soil PC, PZ, DPW disturbance activities. Support building practices which utilize Low Impact Design (LID) measures and meet PC, PZ Leadership in Energy and Environmental Design (LEED) practices. Support and work through watershed and other environmental land use planning processes PC, PZ which impact local water and land resources. Theme: Public Safety Goal 1: Promote public safety, and support our law enforcement and fire personnel. Task Responsible Party Support the established neighborhood watch program, and expansion of the program into CC, PD areas of the City where it may be lacking. Emphasize the importance of neighborhood communication and getting to know one’s CC, PD neighbors Continue support for the SCENT program as a priority for reducing drug related crimes CC, PD within the community. Support for continue education for drug abuse in the City and surrounding areas. CC, PD Theme: Governmental Efficiency and Communication Goal 1: Continue to utilize and expand communication with residents. Task Responsible Party Continue to keep the City’s Web Site up to date, and emphasize the importance of the website PZ, FD as a tool for communication with the City’s residents. Continued use of the community newsletter which is provided with the tax bill CM, CC, FD Utilize Social Media as a method to communicate information to the residents and visitors. CM, CC, FD Utilize all communication methods to emphasize the importance of participation at meetings CM, CC, FD as the primary method with which to have detailed open dialogue and discussion where accountability for one’s words and actions are of upmost importance to furthering the desires of the residents of the City. Goal 2: Promote government efficiency and sound fiscal responsibility through budgeting. Task Responsible Party Continued collaboration amongst departments and agencies to provide assistance to one CC, FD another and to ensure efforts aren’t duplicated. Continued sound budgeting by departments with a goal towards fiscal responsibility to the CC, FD residents. 69  Section 3.2: Action Plan The development of goals based upon community input, pertinent data contained within this plan and the collaborative process involving Planning Commission Members and Planning Department Staff have outlined recognized needs across the community. Avenues for meeting goals through implementation of this plan is the single biggest task to come out of this Master Planning Process. In order for successful implementation of the goals of this plan, sound focus from elected officials, appointed officials, department staff and citizen volunteers is needed to support a unified vision for meeting the desires of the community. An approach to meeting the goals of this plan can be applied through a flow chart which identifies an Action Plan. The goals and tasks of the plan should be fit into work plans for each respective responsible party. Work plans can be updated regularly which allows for ease of tracking of success and failures for completing tasks and meeting goals. Work plans should be developed for guidance for each of the responsible parties. • Identification of Responsible Responsible Parties and development of a Work Plan for each Party Parties • Identification of goals and tasks establishing time frame for completion and placement in Goal & Tasks Work Plan. • Identification of options for Potential Potential the steps warranted to make Steps to Steps to progress towards completion of Meet Tasks Meet Tasks goals/tasks • Choosing appropriate steps to be taken to make progress towards Determined a determined course of action. Determined Steps Steps • Setting a Course of Action which lays out incremental steps, Course Course determines costs, weighs costs and benefits, engages necessary of of stakeholders and works towards Action Action completion of a goal and tasks. • What is the Outcome upon Outcome Outcome completing the course of action? • Evaluate the Outcome to see if it properly meets the goal, Evaluate satisfies portions of the goal or Outcome misses the mark completely • Determine if the goal is truly met or if additional steps need Is Goal to be taken to ensure the goal is Met? met. Figure 3.1 Action Plan Flow Chart 70  Section 3.3: Future Land Use Plan The Future Land Use Plan establishes a general blueprint for land use and a guide for growth, development, and redevelopment for the next twenty-five years. With the majority of the land within the City of Manistee having already been developed, the primary purpose of this plan is to encourage the enrichment of already exiting development, preserve the City’s unique character, strengthen neighborhoods, enhance downtown investment opportunities as well as support commercial development and industrial potential. By developing a Plan for the future, Manistee is setting the pace for continued progress while preserving its natural, historical and small town characteristics that make the community unique in so many ways. The Future Land Use Map was developed to visually express the intended conditions of land uses in the City of Manistee. While Manistee is a fully established community these uses are illustrative of how the City is recommended to grow in an effort to boost positive characteristics, reverse impending disinvestment while preserving the heritage of the community. The following describes the future land use categories as illustrated on the Future Land Use Map. (See map 3.1) 3.3.1 Future Land Use Categories Land Use Categories outline areas of the City within which certain uses are allowed to be placed and/or operate. Land Use Categories displayed on a Future Land Use Map set a policy for the direction and placement of Zoning Districts and Ordinance Regulatory Language which is developed based upon the Future Land Use Plan. Future Land Use Districts differ from Zoning Districts; Future Land Use Districts outline a land use category which in itself may contain several zoning districts for similar uses which have varying regulatory measures. Thus Land Use Categories are most often fewer in number than Zoning Districts which are found within them. It is important to note that modern movements in Planning are focusing on form and function as a guiding policy for regulation of parcels and buildings rather than strictly relying upon the use of the site. This type of regulatory zoning is called “Form Based Code” and can be an asset in urban environments which may see multiple uses such as residential, commercial, civic and park/open space within close proximity of one another or one or more of these uses contained within a single structure. The current structure of the City’s Zoning Ordinance is not based upon Form Based Code, but this may be a viable option to explore for areas of the Central Business and Mixed Use Districts. Land Use Districts outlined within this section of the plan are accompanied by a summarization of policy for the structuring of regulatory requirements. Residential The revitalization of existing neighborhoods, maintenance of older housing stock and development of new neighborhoods through Planned Unit Developments will continue to provide a high quality and aesthetic form of residential options that create attractive living opportunities for residents. The City desires walkable neighborhoods that are in close proximity to commercial services and recreational amenities. Low Density Residential District Purpose: To provide for large lot residential sites resulting in low density development patterns. Land within this classification would satisfy the demand for a “suburban” type of development theme, and would function as a transition land use between the rural residential sectors of the Townships adjoining the City and higher density development internal to the City. A primary goal of the City of Manistee is the preservation of family living environments by encouraging attractive residential neighborhoods. The main focus of this district is to establish, preserve and enhance inviting and walkable 71 neighborhoods at suitable densities with less than five units per acre to accommodate empty-nesters, families with children, and single residents. This designation is meant for single-family homes on individual lots, typically in subdivisions with traditional grid street neighborhoods. Low Density Residential District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width (ft) Front Building Area (ft2) Coverage Height (ft) 15,000 100 30 10 10 100 35 1,500 40 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Medium Density Residential District Purpose: To recognize Manistee’s most predominant residential and development patterns and to foster continued residential growth of the City consistent with those patterns and density levels which are characteristic of an urban setting. The Medium Density Residential classification accomplishes this need and provides for a density range of approximately 4 to 8 units per acre. Notwithstanding this range, it is noted that certain neighborhoods of the City possess established medium density parcels of smaller size. For the most part, these parcels and their subsequent development are the product of land divisions made years ago, prior to zoning. As the largest Residential District the primary purpose of this designation is to establish walkable neighborhoods in close proximity to commercial and recreational services with amenities. Medium Density Residential District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % Area (ft2) Width (ft) Front Building Height Floor Area (ft ) 2 Coverage (ft) 6,000 60 15 10 10 20 35 960 40 to to 10,000 80 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. High Density Residential District Purpose: To provide alternative housing opportunities that would satisfy the needs and/or desires of a broad range of residents including low and moderate income individuals and families, empty nesters, senior citizens, professionals, young families, and others. Where possible, areas of higher densities should incorporate the preservation of open space and natural features and/or incorporate sound building and site design elements that promote a high quality living environment for residents. The High Density Residential areas are always intended to be served by public utilities, paved streets, and designed to limit any negative effects on existing homes or other types of nearby development. Densities will range as high as seventeen units per acre, where proper infrastructure is in place. 72  High Density Residential District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft ) Width (ft) 2 Front Building Area (ft ) 2 Coverage Height (ft) 6,000 60 15 10 10 20 35 960 40 to to to 10,000 80 500 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Commercial The character of historic downtown Manistee and the other commercial areas in the City significantly contribute to the perception of the City, as the primary transportation corridor US 31 is lined with a mixture of both commercial and residential uses. Development and redevelopment within commercial areas should be designed to enhance the area, integrate green space and be pedestrian friendly. US 31 Commercial District Purpose: To provide commercial services that satisfies the needs of the City, regional residents, and guests. Uses within this classification would tend to be automobile-oriented and traffic dependent. Therefore, development in the US 31 Commercial Classification should be located on properties near the US 31 Corridor. Commercial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width Front Building Area (ft2) Coverage (ft) Height (ft) 20,000 120 30 10 20 n/a 40 500 60 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Central Business District Purpose: To build a stronger, vital downtown which is highly pedestrian oriented and comprised of a range of synergistic uses. This land use designation is meant to serve the entire Manistee region and its visitors with goods and services. Maintaining a compact downtown core allows public investment to have a greater impact on a smaller area and makes strolling the downtown a pleasurable experience for shoppers and residents. The Plan recognizes the importance of fostering an environment in which the Central Business District and contiguous neighborhoods function in a highly compatible, cohesive, fashion. 73  Central Business District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % Area (ft )2 Width (ft) Front Building Floor Area (ft ) 2 Coverage Height (ft) 2,500 25 0 0/4 6 20 50 500 100 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Mixed Use District Purpose: To provide for the marine oriented development and redevelopment of the mixed-use area. This classification is used to take into account the unique relationship that this area has with Manistee Lake, Manistee River Channel and US-31. The area offers potential for increased marine related uses combined with ancillary commercial and possibly residential development of a high density character. Mixed Use District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % Area (ft ) Width (ft) 2 Front Building Floor Area (ft ) 2 Coverage Height (ft) 6,000 60 4 0/4 10 20 35 500 60 to to to to to 10,000 80 15 10 90 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Industrial Industrial development within Manistee is vitally important as it provides jobs for residents and tax base for the Community. The City wants to maintain existing industrial uses and add new industry within these areas which will help strengthen the local economy. When planning for the future, it is important to consider not only the site requirements of industrial uses, but the impacts of these uses on surrounding neighborhoods and transportation corridors. Traditionally, the Industrial designation has accommodated the following purposes: • To shield residential areas against potentially undesirable effects of manufacturing, such as noise, odors, fumes, and truck traffic; • To provide sufficient lands for base industrial employment and investment; and, • To establish appropriate land use controls intended to protect manufacturing and neighboring residential developments from congestion and pollution. Light Industrial District Purpose: To provide for light industrial development that is properly located and has adequate public services. The Plan calls for future light industrial development to be placed in industrial park settings, such as the City’s Industrial Park located on the north end of Washington Street and the City’s Renaissance Park located in Manistee Township. 74  Light Industrial Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width (ft) Front Building Area (ft2) Coverage Height (ft) 12,000 120 25 10 10 n/a 50 4,000 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. General Industrial District Purpose: To provide for general industrial development that is properly located and has adequate public services. The Plan calls for General Industrial development to be placed primarily along the southwestern shore of Manistee Lake, consistent with the existing character of the lake’s industrial use. Uses provided for by the General Industrial category include heavy manufacturing, processing, mining, and other types of general industries consistent with existing developments. Due to the placement of the district along Manistee Lake, careful attention should be given to maintaining the quality and integrity of the shoreline and water resource while limiting the removal of natural vegetation along the shoreline when possible. General Industrial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft ) Width (ft) 2 Front Building Area (ft2) Coverage Height (ft) 12,000 120 45 10 10 50 50 n/a 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Other Districts U.S. 31 Corridor: Purpose: The City recognizes the need for improved access management along the U.S. 31 Corridor. The road’s capacity is insufficient to accommodate future volumes in traffic and continued development along the corridor will increase traffic volumes and introduce additional conflict points which will further erode traffic operations and increase potential for crashes. Wellhead Protection Overlay District (WPO) Purpose: The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop long-term strategies aimed at protecting community drinking water supplies. The purpose of developing a WHPP is to identify the Wellhead Protection Area (WHPA) and develop long-term strategies aimed at safeguarding the area from contamination. A WHPA is defined as the surface and subsurface areas surrounding a water well or well field, which supplies a public water system, and through which contaminants are reasonably likely to move toward and reach the water well or well field within a 10-year time-of-travel. 75  City of Manistee E RD Future Land Use Map LAKESH OR HILL RD Legend Highways Futture Land Use Districts UNKNOWN HAHN RD Roads Low Density Residential OAKFIELD Railroad Medium Density Residential SNAPE RD Hydrology High Density Residential GILLESPIE RD BRIDGE AV Water Bodies Mixed Use E AV DAL AR K Parcels Central Business District WP City of Manistee Commercial PARK AV Neighboring Jurisdictions Light Industrial General Industrial 0 1,000 2,000 Feet 4,000 I NE S DR DU ST HUR WASHINGTON ST RESID ENTIAL DR ART ST FORD ST OE NR MO CLEVELAND ST JEFFERSON ST MARINA DR FIRST AV FIRST AV SECOND AV THIRD AV THIRD AV FOURTH AV FIFTH AVE T T FIFTH AV RS K ES E LA SIXTH AV RIV POPLAR ST FILER ST WATER ST CLAY ST FIRST ST CEDAR ST HANCOCK ST WALNUT ST CYPRESS ST SECOND ST SPRUCE ST MCKEE ST SIBBEN ST PINE ST THIRD ST RAMSDELL ST ELM ST HARBOR DR OAK ST MAPLE ST CHERRY ST BRYANT AV FIFTH ST PINE ST BIRCH ST BROAD AV MAGILL ST SIXTH ST SIXTH ST LOCUST ST KOSCIUSKO ST RAMSDELL ST SEVENTH ST DAVIS ST TAMARACK ST CEDAR ST EIGHTH ST DINSEN ST NINTH ST HIGH ST NINTH ST OAK ST ENGELMANN ST ELM ST TENTH ST TENTH ST SUNSET LN GOLF CT MANISTEE ST TWELFTH ST TWELFTH ST REIGLE ST CHERRY RD FOURTEEN TH ST MAIN ST US- MAPLE RD MAYWOOD AV 31 S LEXINGTON ST STATE ST VINE ST MERKEY RD Map 3.1 Future Land Use Map 76