Planning Commission

MANISTEE CITY PLANNING COMMISSION Meeting of Thursday, March 1, 2018 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 March 1, 2018 Agenda. IV Approval of Minutes At this time Planning Commission can take action to approve the February 1, 2018 meeting Minutes. V Public Hearing PC-2018-01 The Tabernacle, 77 Hancock Street & Vacant property– Special Use Permit Mixed Use Development A request has been received from The Tabernacle who have purchased the building at 77 Hancock Street and have a purchase agreement for the Vacant property NE corner of Hancock and First Street south of 77 Hancock Street for a Special Use Permit for a Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. 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 PC-2018-01 The Tabernacle, 77 Hancock Street & Vacant property– Special Use Permit Mixed Use Development A public hearing was held earlier in response to the request from The Tabernacle who have purchased the building at 77 Hancock Street and have a purchase agreement for the Vacant Page 1 of 2  property NE corner of Hancock and First Street south of 77 Hancock Street for a Special Use Permit for a Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. At this time the Planning Commission could take action to adopt a resolution to approve/approve with conditions/deny the request from The Tabernacle for a Special Use Permit for a Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business at 77 Hancock Street and parcel #51-448-729-11 (Vacant lot NE corner of Hancock and First Street). Resolution – Ray Fortier Ray Fortier served on the Planning Commission for over twenty years and as the Planning Commission Representative on the Zoning Board of Appels for fourteen years. Mr. Fortier recently resigned from the Planning Commission. The Planning Commission wanted to recognize Mr. Fortier for his service on the commission and to the community. At this time the Planning Commission could take action to adopt a resolution acknowledging Mr. Fortier for his service on the Commission and thanking him for his dedication to the commission and community. 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 Reports At this time the Chair will ask Staff for their 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 Page 2 of 2 Memorandum Denise Blakeslee To: Planning Commissioners Planning & Zoning Director 70 Maple Street Manistee, MI 49660 FROM: Denise Blakeslee, Planning & Zoning Director 231.398.2805 dblakeslee@manisteemi.gov DATE: February 22, 2018 www.manisteemi.gov RE: March 1, 2018 Planning Commission Meeting Commissioners, the next meeting of the Planning Commission will be on Thursday, March 1, 2018. We will welcome two new members Rochelle Thomas and Michael Szymanski. We have the following items on the agenda: PUBLIC HEARING PC-2018-01 The Tabernacle, 77 Hancock Street & Vacant property– Special Use Permit Mixed Use Development - A request has been received from The Tabernacle who have purchased the building at 77 Hancock Street and have a purchase agreement for the Vacant property NE corner of Hancock and First Street south of 77 Hancock Street for a Special Use Permit for a Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. NEW BUSINESS PC-2018-01 The Tabernacle, 77 Hancock Street & Vacant property– Special Use Permit Mixed Use Development - A public hearing was held earlier in response to the request from The Tabernacle who have purchased the building at 77 Hancock Street and have a purchase agreement for the Vacant property NE corner of Hancock and First Street south of 77 Hancock Street for a Special Use Permit for a Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. Resolution – Ray Fortier - Ray Fortier served on the Planning Commission for over twenty years and as the Planning Commission Representative on the Zoning Board of Appels for fourteen years. Mr. Fortier recently resigned from the Planning Commission. The Planning Commission wanted to recognize Mr. Fortier for his service on the commission and to the community. If you are unable to attend the meeting, please leave a message at 398.2805.  CITY OF MANISTEE PLANNING COMMISSION 70 Maple Street Manistee, MI 49660 MEETING MINUTES February 1, 2018 A meeting of the Manistee City Planning Commission was held on Thursday, February 1, 2018 at 7pm in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7 pm by Chair Wittlieff ROLL CALL Members Present: Marlene McBride, Bob Slawinski, Mark Wittlieff, Roger Yoder Members Absent: Maureen Barry (excused), Vacancy (2) Others: Denise Blakeslee (Planning & Zoning Director), Kelly McColl (Recording Secretary) and others APPROVAL OF AGENDA Motion by Roger Yoder, seconded by Marlene McBride that the agenda be approved as prepared. With a Roll Call vote this motion passed 4 to 0. Yes: Slawinski, Yoder McBride, Wittlieff No: None APPROVAL OF MINUTES Motion by Marlene McBride, seconded by Bob Slawinski that the minutes of the January 4, 2018 Planning Commission Meeting be approved as prepared. With a Roll Call vote this motion passed 4 to 0. Yes: Yoder, Slawinski, McBride, Wittlieff No: None PUBLIC HEARING Chair Wittlieff opened the Public Hearing at 7:02 pm Denise Blakeslee, Planning and Zoning Director - presented the ordinance amendment to the commission and public in attendance. The presentation highlighted the proposed changes: City of Manistee Planning Commission Meeting Minutes of February 1, 2018 Page 1 Article 2: Definitions and Interpretation - Add definitions for Grower, Licensee, Marijuana or Marihuana, Marihuana Facility, Processor, Safety Compliance Facility and Secure Transport. Under the State Law Medical Marihuana Facilities have to be permitted as either an Industrial or Agricultural Use. The current ordinance provides as an agricultural uses – Greenhouse and Nursery in the P-D Peninsula District, C-1 Regional Commercial District and L-I Light Industrial District. The Industrial use of processing and manufacturing are currently permitted in L-I Light Industrial District and G-I General Industrial District. Article 3: Districts Dimensional Standards Uses Table and Zoning Map - Table 3-2 be AMENDED by ADDING Marihuana Grower, Marihuana processer, Marihuana Secure Transporter and Marihuana safety compliance facility as a Special Land Use in P-D Peninsula District, C-1 Regional Commercial District, L- I Light Industrial District, and G-I General Industrial District. Article 4: Non Conformities - ADD Section 409 Marihuana Facilities Article 6: P-D Peninsula District – Add Marihuana Grower, Marihuana Processer, Marihuana Secure transporter, Marihuana Safety Compliance Facility as a component (no more than 49%) of a Mixed Use Development as a Special Use. Article 13: C-1 Regional Commercial District - Add Marihuana Grower, Marihuana Processer, Marihuana Secure transporter, Marihuana Safety Compliance Facility as a Special Use. Article 16: Light Industrial District - Add Marihuana Grower, Marihuana Processer, Marihuana Secure transporter, Marihuana Safety Compliance Facility as a Special Use. Article 17: General Industrial District - Add Marihuana Grower, Marihuana Processer, Marihuana Secure transporter, Marihuana Safety Compliance Facility as a Special Use. The ordinance amendment does not provide for Provisioning Centers a.k.a. dispensaries Article 18: Standards and Requirements for Special Land Uses – Add Section 8158 Marihuana Facilities. Language includes: Definition Regulations and Conditions  Must be licensed by the State of Michigan and comply with all state regulations  Must be in compliance with Chapter 866 Medical Marihuana Facilities all other applicable laws and ordinances of the City of Manistee.  Marihuana Growers and Marihuana Processors  Marihuana Safety Compliance Facility  Marihuana Secure Transporter  Odor Control System standards/regulations  Activities shall be conducted within the structure and out of public view.  All off-street parking shall be in compliance with Section 514  Landscaping and Buffering shall be provided in accordance with Section 531  All exterior lighting shall be in accordance with Section 525 (No illumination from the operation is permitted outside of the facility under Chapter 866 of the Codified Ordinance) City of Manistee Planning Commission Meeting Minutes of February 1, 2018 Page 2 Chair Wittlieff opened the hearing for public comments. None Chair Wittlieff asked if any correspondence had been received in response to the request. None There being no additional comments from the public in attendance, Chair Wittlieff closed the public hearing at 7:08 pm. PUBLIC COMMENT ON AGENDA RELATED ITEMS None NEW BUSINESS Zoning Ordinance Amendment Z18-03 - Medical Marihuana Facilities A Public Hearing was held in response to Zoning Ordinance Amendment Z18-03 - Medical Marihuana Facilities to allow for public input on the propose ordinance language. MOTION by Roger Yoder, seconded by Marlene McBride to approve the Zoning Ordinance Amendment Z18-03 - Medical Marihuana Facilities. With a Roll Call vote this motion passed 4 to 0. Yes: Yoder, McBride, Slawinski, Wittlieff No: None OLD BUSINESS None PUBLIC COMMENTS AND COMMUNICATIONS None CORRESPONDENCE None STAFF REPORTS Denise Blakeslee, Planning & Zoning Director – A request for a Special Use Permit will be on the March Agenda. The applicant was unable to get the site plan completed for the February meeting. City of Manistee Planning Commission Meeting Minutes of February 1, 2018 Page 3 MEMBERS DISCUSSION Commissioner Yoder asked that Denise not forget about the Master Citizen Planner Credits (CEU’s) needed to maintain their certification. Denise advised that she has been looking into Webinars and should have something lined up before summer. The next regular meeting of the Planning Commission will be held on Thursday, March 1, 2018. ADJOURNMENT Motion by Roger Yoder, seconded by Marlene McBride that the meeting be adjourned. MOTION PASSED UNANIMOUSLY. Meeting adjourned at 7:10 pm MANISTEE PLANNING COMMISSION ____________________________________ Kelly McColl, Recording Secretary City of Manistee Planning Commission Meeting Minutes of February 1, 2018 Page 4 Memorandum Denise Blakeslee Planning & Zoning Director TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 FROM: Denise Blakeslee, Planning & Zoning Director dblakeslee@manisteemi.gov www.manisteemi.gov DATE: February 22, 2018 RE: The Tabernacle We have received a request from The Tabernacle, 77 Hancock Street for a Special Use Permit for Mixed Use. The Mixed Use will include a Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. The public hearing will be held at the March 1, 2018 Planning Commission Meeting. The site plan for the project was sent to the City Engineer, DPW Director and Public Safety for their reviews on February 6, 2018. The Tabernacle’s Engineer has been working on addressing outstanding concerns. Updated copies of the site plan will be mailed out early next week and may address some of the outstanding items from the reviews that are noted as follows: ZONING REVIEW –site plan meets the requirements of the ordinance with the following exceptions: Parking Notes: excerpt from Section 514.A …All parking areas except for Dwelling Units for Single Family, duplex units and mobile homes; the maximum number of parking spaces shall not exceed 1.5 times the minimum number of required parking spaces. Proposed parking will exceed required parking requirements by 38 spaces for phase I, will comply with phase II of the plan. Excerpt from Section 514.F Parking areas with ten (10) or more spaces shall include designated pedestrian walkways through the parking lot in addition to landscaped planting islands and perimeter buffers in accordance with Section 531, in all instances where sufficient space is available. Landscape islands must meet the following size requirements: Proposed parking does not include designated pedestrian walkways and the plans do not show landscaping within the islands. Landscaping Requirements – subject to Section 531: Landscaping Plan not included with application reference Section 531 for standards. CITY ENGINEER/DPW REVIEW Streets/ Access 1. Eliminating 3 Curb Cuts/Access from Hancock Street 2. Improving an existing access point on First Street with a 36’ wide curb cut 3. Improvement of Hancock Street traffic flow by reduction in volume 4. Will provide controlled access at one location on First Street resulting in improved traffic flows on Hancock and First Street 5. Proposed concrete is 8” at sidewalk, greater than 6” Manistee minimum standard Water 1. No additional water or fire services shown on the plans – Assume the building is serviced by existing water service (meter size?) Need to update plans 2. Is there adequate fire suppression? I see the existing building footprint is not increasing, just seating capacity is increasing in Phase II. Note comments from Fire Dept below Sanitary Sewer 1. No sanitary sewer shown on plans a. Existing sewer connection appears to be at existing Manhole in street off SW corner of building (8” Clay to the East) b. Assume existing lead will continue to be used Need to verify 2. Engineer/ Architect should certify that stormwater/ roof water is not entering the sanitary sewer system Need to verify Storm Sewer 1. Proposed Maximum Discharge Rate = 1.49 CFS (Existing Runoff from site?) Need to verify a. Engineer should provide calculations for determination of this allowable release rate Need to verify b. Verify peak discharge from site is not increased or does not exceed outlet sewer available capacity Need to verify 2. Stormwater Detention Basin sizing calculations have been provided and the basin is capable of storing a 100 – year recurrence event assuming a release rate of 1.49 CFS 3. Storm water roof leads are not shown on the plans. Engineer/Architect should confirm where existing roof water is being drained and if leads should be provided to collect this water. Need to verify 4. Storm Sewer Sizing Calculations have been provided and are capable of conveying 10 year recurrence storm events PUBLIC SAFETY - In regards to the proposed Buckley Tabernacle project, the Fire Department finds: Building Interior/Exterior: need to provide the following information below to the fire department and they must sign off that information is received including the installation of a Knox Box 1. The fire suppression system will have to be completely gone over, extended where needed, inspected, passed, and tagged, prior to occupancy being granted. This includes the replacement of heads as needed. 2. The fire suppression system will have to have an engineer look at it, to ensure that it is sized appropriately for the fire loading and size of the building, engineer findings will need to be presented to the fire department. In the event that it is undersized, alterations must be made to ensure that it is capable of protecting the building. 3. An engineer needs to ensure that the available water supply is sufficient for the potential fire load of the building. Engineer findings need to be presented to the fire department. In the event that available water flow isn’t sufficient, additional steps must be taken to ensure that enough water is available. 4. The FDC needs protective caps on it. 5. A Knox Box is required. 6. Full size, detailed drawings of the proposed construction of the building, including dimensions of the rooms, doors, etc. need to be provided to the fire department. 7. A fire alarm system, that meets current applicable codes, needs to be provided, revamped and/or extended where needed. This is subject to approval by the State Electrical Inspector, and the Fire Department before occupancy will be granted. 8. The proposed commercial kitchen needs to be equipped with fire suppression hoods, appropriate extinguishers, signage etc. as required by IMC and the Fire Department and must pass approval of both the IMC and the IFC prior to use. 9. Appropriate exit signs and emergency lights are needed in the building. Additionally, the location and number of exits available must meet current IBC and IFC. 10. Occupant load for assemblies within the building need to be determined and posted. 11. The building must be approved by all state agencies. Site Plan: 1. No parking signs and curb painting required on both sides of the street to allow unimpeded fire department access from hydrant, to FDC. A space large enough to park a fire truck (100’?) is required on building side of Hancock St. so that a supply line can be stretched across Hancock St. to the fire truck and from the fire truck to the FDC. Need to follow up 2. Fire Access Lane is needed on the north side of the building. This needs to be paved, or at least of sufficient base to ensure drainage and support of the trucks weight, and maintained for fire department access during all four seasons. It must also provide a hammer head or other acceptable means to turn fire department apparatus around. Need to include in site plan 3. Is there the ability to move the detention pond, to allow for fire road access to the north east corner of the building? Need to see if detention pond can be moved, if not explain why 4. Is there the ability to shrink the islands for the lights in the parking lot to allow a larger turning radius? Change in the size of the islands needs to be noted on the site plan if reduced In the past we have placed a condition that the Special Use Permit cannot be issued until any outstanding issues are completed. Using that precedence staff is recommending the following conditions if the Planning Commission were to approve the request: 1. The Applicant shall request to combine both parcels 51-448-732-10 & 51-448-729-11 into one parcel. 2. Any concerns or outstanding items relating to the site plan by the City Engineer, DPW Director or Public Safety shall be address before the Special Use Permit can be issued and an updated set of plans be provided for the files. CORRESPONDENCE: We received a response from the occupant at 86 Hancock Street in support of the request (attached) Any pages of the site plan that has revisions and review notes will be mailed early next week. The outstanding items list from the memo will also be updated for the packet.  Site Plan Review R-3 High Density Residential District Name of Owner: The Tabernacle Address/Parcel Code # 77 Hancock Street 51-448-732-10 / 51-448-729-11 (Vacant) Proposed Use: Mixed Use – Large Place of Public Assembly, Eating & Drinking Establishment and Retail > = Greater than Requirements Proposed Compliance < = Less than Yes No +/- = More or Less than Commercial Minimum Lot Area 10,000 sq. ft. 2.81 Acres +/- X Minimum Lot Width 80 ft. 657 feet +/- Hancock St 196 feet First Street Maximum Building Height 2 ½ stories, or 35 ft. 2 stories/26 feet X Maximum Lot Coverage 60% 53.7% Front Yard Set Back 15 ft. Existing Building X Rear Yard Set Back: 10 ft. 10 ft to new parking X Parking Requirements: Phase I (150 seats) 38 spaces 1.5 X = 57 spaces Exceeds by 38 spaces X Phase II +215 seats = 365 seats 92 spaces 95 spaces X Parking Notes: excerpt from Section 514.A …All parking areas except for Dwelling Units for Single Family, duplex units and mobile homes; the maximum number of parking spaces shall not exceed 1.5 times the minimum number of required parking spaces. Proposed parking will exceed required parking requirements by 38 spaces for phase I, will comply with phase II of the plan. Excerpt from Section514.FParking areas with ten (10) or more spaces shall include designated pedestrian walkways through the parking lot in addition to landscaped planting islands and perimeter buffers in accordance with Section 531, in all instances where sufficient space is available. Landscape islands must meet the following size requirements: Proposed parking does not include designated pedestrian walkways and the plans do not show landscaping within the islands. Signage – subject to Article 21: Building signage not included in site plan n/a Landscaping Requirements – subject to Section 531: X Landscaping Plan not included with application reference Section 531 for standards. Outdoor Lighting Requirements – subject to Section 525: X Zoning Review by: Denise Blakeslee, Planning & Zoning Director Compliance: Items in red need to be addressed on Site Plan for Zoning Review/compliance Awaiting review from City Engineer, Department of Public Works and Public Safety Approval: Denial:  NOTICE OF PUBLIC HEARING City of Manistee Planning Commission The City of Manistee Planning Commission will hold a Public Hearing in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan to consider a request from: APPLICANT: The Tabernacle P.O. Box 147 Buckley, MI 49620 LOCATION OF REQUEST: Parcel #51-448-732-10 – 77 Hancock Street Parcel #51-448-729-11 – Vacant property NE corner of Hancock and First Street south of 77 Hancock Street ACTION REQUESTED: Special Use Permit for Mixed Use Development that includes Large Place of Public Assembly with a commercial kitchen (Eating and Drinking Establishment) and Retail Business. DATE/TIME OF HEARING: Thursday, March 1, 2018 at 7:00 p.m. Interested parties are welcome to attend the hearing, or written comments with signature can be submitted to: Denise Blakeslee, Planning & Zoning Director, City of Manistee, 70 Maple Street, Manistee, MI 49660, (231) 398-2805. A copy of the application is on the following pages Interior Renderings 77 Hancock Street