Planning Commission

MANISTEE CITY PLANNING COMMISSION Meeting of Thursday, October 7, 2021 Time: 07:00 PM Eastern Time Location: City of Manistee Council Chambers AGENDA I Call to Order Pledge of Allegiance II Roll Call III Approval of Agenda At this time, the Planning Commission can take action to approve the October 7, 2021 Agenda. IV Approval of Minutes At this time the Planning Commission can approve the September 2, 2021 Meeting minutes. V Correspondence At this time the Chair will ask if any correspondence has been received to be read into the record. VI Public Hearing • Open • 325 1st St. Huntington Bank SUP o Applicant Presentation o Zachary Sompels- Site Plan Review Committee o Public Comment o Discussion • Close • Open • 77 Hancock St. Buckley Gospel Tabernacle SUP o Applicant Presentation o Zachary Sompels- Site Plan Review Committee o Public Comment o Discussion • Close • Open • Lot Line Coverage Text Amendment o Presentation o Public Comment o Discussion • Close VII Public Comment on Agenda Related items All comments and handouts from the speaker at the podium will go through the Chair, also there will not be any interaction between the podium and audience. If these rules cannot be followed, the Chair can terminate this portion of the meeting. (Usually a limit of between 3-5 mins to address Planning Commission). Page 1 of 2 VIII New Business • 325 1st St. Huntington Bank SUP • 77 Hancock St. Buckley Gospel Tabernacle SUP • Lot Line Coverage Text Amendment IX Old Business X Public Comments and Communications At this time the Chair will ask if there are any public comments. (Usually a limit of between 3-5 mins to address Planning Commission). XI Staff Reports 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  CITY OF MANISTEE PLANNING COMMISSION 70 Maple Street Manistee, MI 49660 MEETING MINUTES September 2, 2021 A meeting of the Manistee City Planning Commission was held on Thursday, September 2, 2021 at 7 pm, in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7:04 pm by Chair Wittlieff followed by the Pledge of Allegiance. ROLL CALL Members Present: Pamela Weiner, Michael Szymanski, Bob Slawinski, Shelly Memberto, Roger Yoder, and Mark Wittlieff Members Absent: Marlene McBride Others: Mike Szokola (Planning Department Director), Zach Sompels (Planner 1/City Zoning Administrator) and Nancy Baker (Recording Secretary) APPROVAL OF AGENDA Mr. Sompels wished to amend the agenda to add under Approval of Minutes, August 11, 2021 Special Meeting Minutes and remove under Old Business, 314 Sibben St. Motion by Commissioner Szymanski, seconded by Commissioner Slawinski to approve the September 2, 2021 Agenda as amended. With a Roll Call vote this motion passed 6 to 0. Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None APPROVAL OF MINUTES Motion by Commissioner Slawinski, seconded by Commissioner Yoder to approve the August 5, 2021 Planning Commission Meeting minutes as presented. With a Roll Call vote this motion passed 6 to 0. Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None Motion by Commissioner Weiner, seconded by Commissioner Szymanski to approve the August 11, 2021 Planning Commission Special Meeting minutes. With a Roll Call vote this motion passed 6 to 0. City of Manstee Planning Commission Meeting Minutes of September 2, 2021 Page 1  Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None PUBLIC HEARING Lake Winds PUD Motion by Commissioner Slawinski, seconded by Commissioner Yoder to open the Public Hearing. With a Roll Call vote this motion passed 6 to 0. Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None Public hearing opened at 7:07 pm. Chair Wittlieff read the Notice of Public Hearing. Public Comment: Geri Helminiak 267 Washington St, David Berns 327 Monroe St, Rhonda Willett 180 Quincy St, Chris Shilts 500 Second St, Judy Stocki 169 Harrison St, Clark Johnson 184 Quincy St, Randy Pepera 221 Washington St. Lake Winds Project John Nesberg Commonwealth Development and Clinton McKinven-Copus Manistee Housing Commission spoke on the following points: • Working with Manistee Housing Commission • Location for project and correct zoning • Income housing tax credits • Lack of past funding prevented upkeep of housing, assistance with backlogged maintenance work, property inspections • New project unit amenities, property management • Housing study shows large need for housing Doug Parks, Housing Commission: points determine project funding Commissioners addressed developers’ regarding the following issues:  Studies on traffic, lighting, soil testing, noise level  Development being within the city boundaries  Location to railroad tracks  Construction dates and relocation of present tenants  On-site management, inspections  Walkability to businesses  Present handling of tenants’ nonpayment’s and violations  One entrance, fire safety, evacuation safety  Redevelop/sell/dispose plans of present buildings once tenants are moved  Redevelopment to stay within footprint, SUP required if footprint is changed  New project: decrease number of units, change exterior façade, more community friendly design City of Manstee Planning Commission Meeting Minutes of September 2, 2021 Page 2  Repairs and upkeep on present units and duplexes  Animals; pets, service  Enforcement; code, health and safety checks, entering renter’s place, process, city police are requested to do most of the enforcement Commissioners request for revised plan to include the following:  Fully staffed for life of building  Fencing to keep children off railroad tracks  Green space buffers along east and south sides  Dog park, community space, playground  Potential façade color/material  Floor plan with available marked exists Public Hearing closed at 8:47 pm PUBLIC COMMENT ON AGENDA RELATED ITEMS Agenda item-Lake Winds: Chris Shilts 500 Second St, Geri Helminiak 267 Washington St, Doug Parks 724 Harbor Dr, Clark Johnson 184 Quincy St, Rebecca Bennett 146 Quincy St, Rhonda Willett 180 Quincy St, Ron Johnson 184 Quincy St, Dale Helminiak 267 Washington St NEW BUSINESS Lake Winds PUD Motion by Commissioner Slawinski, seconded by Commissioner Memberto to table the Lake Winds PUD until more information is received from the developers and to review this information at a Special Meeting, September 16th, 7 pm, City Council Chambers, upon confirmation of room availability. With a Roll Call vote this motion passed 6 to 0. Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None 159 Quincy Street Split Mr. Sompels received a lot line adjustment request from Brad Barwise, 159 Quincy Street. Brad Barwise stated part of his parcel has several garages located on it. He would like to sell this part to his neighbor. Mr. Sompels and Molly Whetstone, City Assessor, confirm there are no issues with this split. Both parcels will meet zoning requirements and is legal and allowable. Motion by Commissioner Yoder, seconded by Commissioner Slawinski to approve the parcel split of 159 Quincy Street. With a Roll Call vote this motion passed 6 to 0. Yes: Slawinski, Szymanski, Weiner, Memberto, Yoder and Wittlieff No: None City of Manstee Planning Commission Meeting Minutes of September 2, 2021 Page 3 OLD BUSINESS None PUBLIC COMMENTS AND COMMUNICATIONS None STAFF REPORTS Mr. Sompels meet with Mary Reilly from MSU Extension. She is willing to look into setting up training for the PC with the ZBA and City Council invited to attend. Mr. Szokola stated the Regional Summit is set for September 16th. Contact will be made to confirm the PC is registered to attend. He, along with Mr. Carson, will be speaking at the Summit. The City DPW reviewed the sewage capabilities for the Lake Winds project and found no issues. The wooded area is a platted road which is owned by the City. MEMBERS DISCUSSION Commissioner Weiner wished the Lake Winds project would have been presented at an earlier date. Commissioner Slawinski stated tabling the project was the correct decision. Discussion ensued regarding the lack of city sidewalks in that area, responsibilities of keeping them cleared etc. ADJOURNMENT Motion by Commissioner Szymanski, seconded by Commissioner Yoder to adjourn the meeting. Meeting adjourned at 9:27 pm. MANISTEE PLANNING COMMISSION _______________________________ Nancy Baker, Recording Secretary City of Manstee Planning Commission Meeting Minutes of September 2, 2021 Page 4 Planning Commission Zachary Sompels 9/28/2021 Manistee County Planner 395 3rd St. City of Manistee Planning Commission Members Manistee, MI 49660 70 Maple Street 231.723.6041 planning@manisteecountymi.gov Manistee, MI 49660 www.manisteemi.gov Dear Planning Commission Members, Huntington Bank is proposing a Special Use Permit for a Financial Institution, which is a permitted use, and a Drive Thru Establishment, which requires a Special Use Permit. The additional signage requested under this permit is what triggered the requirement for a Special Use Permit. It was previously grandfathered in. The two parcels the TCF Bank was previously on have already been combined in anticipation of this project. Please reach out with any questions. Sincerely, Zachary Sompels Manistee County Planner DESCRIPTION: A PARCEL OF LAND SITUATED IN THE CITY OF MANISTEE, COUNTY OF MANISTEE, STATE OF MICHIGAN AND DESCRIBED AS FOLLOWS TO-WIT: LOT 1, LOT 2, AND THE EAST HALF OF LOT 3, BLOCK 3, PLAT OF MARK S. TYSON AND CO. CITY OF MANISTEE, MANISTEE COUNTY, MICHIGAN PARCEL NO.: 51-51-574-705-01 AND 51-51-574-705-03 SUBJECT TO ALL AGREEMENTS, COVENANTS, EASEMENTS, RIGHTS-OF-WAY, RESERVATIONS AND RESTRICTIONS OF RECORD, IF ANY. SITE AREA: IMPERVIOUS TOTAL: SURFACE: 19,135 SQ FT 13,843 SQ FT NOTES FOR SIGNAGE UPGRADE 0.42 ACRES 72% COVERAGE 1. MULTIPLE BRANDING AND DRIVE-THRU ZONED C-2 NEIGHBORHOOD COMMERCIAL HEIGHT SIGNS TO SETBACKS BE AFFIXED TO THE EXISTING BUILDING. FRONT: 4' SIDE: 4' 2. NEW 127 1/4" X 83 1/2" TO BE REAR: 10' PLACED AT THE LOCATION OF MAXIMUM LOT COVERAGE: 90% EXISTING IDENTICAL DIMENSIONED SIGN. 3. UPGRADED HANDICAP PARKING SIGN TO REPLACE EXISTING SIGN. 4. ADDITIONAL BANK PARKING SIGN TO BE ADDED, THREE EXISTING SIGNS TO BE REPLACED. 5. EXISTING NAVIGATION SIGN TO BE REPLACED WITH NEW BRAND SIGN AT THE SAME LOCATION. OTHER NOTES: -EXTERIOR OF BUILDING NOT TO BE MODIFIED OTHER THAN AFFIXING NEW SIGNAGE. -EXISTING LIGHTING TO BE IN CONFORMANCE WITH SECTION 525 MANISTEE CITY ZONING ORDINANCE -PARKING TO REMAIN AS SHOWN -ROADS SURROUNDING SITE DO HAVE CURBS AND CATCH BASINS -NO SIGNAGE TO BE DISPLAYED BEYOND BUSINESS ADDRESS -NO IMPERVIOUS AREA TO BE MODIFIED OR ADDED. CURRENT DRAINAGE TO REMAIN ALL UTILITIES AS SHOWN ARE APPROXIMATE LOCATIONS DERIVED FROM ACTUAL MEASUREMENTS AND AVAILABLE RECORDS. THEY SHOULD NOT BE INTERPRETED TO BE EXACT LOCATION NOR SHOULD IT BE ASSUMED THAT THEY ARE THE ONLY UTILITIES IN THE AREA.  HNTF0045 - Manistee First Street Tier - A E01 2 HNT.RFC.CUST E02 3 HNT.CLW_18 E03 4 HNT.CLW_18 E02 E04 5 HNT.CLW_18 E05 6 HNT.DIR_4.5 N01 E06 7 HNT.P.RG_B E04 E07 8 HNT.P.RG_A E08 9 HNT.P.RG_A E12 E14 E09 10 HNT.P.RG_A E10 11 HNT.P.RG_A E01 E11 12 HNT.CLR E06 E03 E12 12 HNT.LD E13 E13 12 HNT.LD E11 E14 12 HNT.LD.ATM N01 13 HNT.WELG_8 E05 E07 E08 E09 E10 Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 1 E01 HNT.RFC.CUST 83-1/2”h x 127-1/4”w Custom Reface of Illum Pylon Existing Note: Pylon to be painted Greymoor Proposed 127-1/4” E01 Existing Dimensions: 6' 11-1/2"H x 10' 7-1/4"W 83-1/2” Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 2 E02 HNT.CLW_18 - 18"h Ill T/W Wht Chnl Ltrs w/Grn Logo 2' 0-1/2"oah x 10' 7"oal (22 SF) Existing Note: Paint cream fascia gray and paint trim of fascia Huntington green Proposed Existing Dimensions: 2' 2-1/8"H x 8' 6-1/4"W 10’ 7” 18” 2’ 0-1/2” E02 Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 3 E03 HNT.CLW_18 - 18"h Ill T/W Wht Chnl Ltrs w/Grn Logo 2' 0-1/2"oah x 10' 7"oal (22 SF) Existing Note: Paint cream fascia gray and paint trim of fascia Huntington green Proposed Existing Dimensions: 2' 2-1/8"H x 8' 6-1/4"W 10’ 7” 2’ 0-1/2” 18” E03 Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 4 E04 HNT.CLW_18 - 18"h Ill T/W Wht Chnl Ltrs w/Grn Logo 2' 0-1/2"oah x 10' 7"oal (22 SF) Existing Note: Paint cream fascia gray and paint trim of fascia Huntington green Proposed Existing Dimensions: 10’ 7” 2' 2-1/8"H x 8' 6-1/4"W 2’ 0-1/2” 18” E04 Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 5 E05 HNT.DIR_4.5 - 3'h x 1' 6"w Non-Ill S/F Branded Directional (4.5 SF) Existing Directional Proposed Existing Dimensions: 4' 6"H x 2' 6"W 1’ 6” 1’ 6” Lobby Drive Thru 3’ 0” 3’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 6 E06 HNT.W.RG_B - 1' 8"h x 12"w Wall Mntd Regulatory “Reserved Parking” Existing Proposed 1’ 0” 1’ 8” Existing Dimensions: 5’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 7 E07 HNT.P.RG_A - 1' 8"h x 12"w Pole Mntd Regulatory Existing Proposed 1’ 0” 1’ 8” Existing Dimensions: 5’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 8 E08 HNT.P.RG_A - 1' 8"h x 12"w Pole Mntd Regulatory Existing Proposed 1’ 0” 1’ 8” Existing Dimensions: 5’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 9 E09 HNT.P.RG_A - 1' 8"h x 12"w Pole Mntd Regulatory Existing Proposed 1’ 0” 1’ 8” Existing Dimensions: 5’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 10 E10 HNT.P.RG_A - 1' 8"h x 12"w Pole Mntd Regulatory Existing Proposed 1’ 0” 1’ 8” Existing Dimensions: 5’ 0” Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 11 E11 HNT.CLR - 1' 0"h x 3'w Non-Ill Clearance Sign Existing E12, E13 HNT.LD - 12”h x 15”w Illum Lane Designator E14 HNT.LD_ATM - 12”h x 15”w Illum ATM Lane Designator Note: Paint cream fascia gray and paint trim of fascia Huntington green Proposed E11 1’ 3” 3’ 0” 1’ 3” 1’ 3” Existing Dimensions: 1’ 0” 1’ 0” 1’ 0” 1’ 0” E12 E13 E14 Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 12 N01 HNT.WELG_8 - 8” Green Drive Up “Welcome” Ltrs Existing Proposed Existing Dimensions: 3’ 5-3/4” 8” Signs Rendered Proportional to the Photo Huntington Bank IDV 03.18.21 04.08.21 Revised E01 ............................................... PEM 03.23.21 Revised E12-E14 & N01.............................MMS HNTF0045 - Manistee First Street Tier - A A35983 325 1st St Manistee, MI 49660 13 Planning Commission Zachary Sompels 9/15/2021 Manistee County Planner 395 3rd St. City of Manistee Planning Commission Members Manistee, MI 49660 70 Maple Street 231.723.6041 planning@manisteecountymi.gov Manistee, MI 49660 www.manisteemi.gov Dear Planning Commission Members, The Site Plan Review Committee had no comments for the Huntington Bank Special Use Permit. Sincerely, Zachary Sompels Manistee County Planner Planning Commission Zachary Sompels 9/28/2021 Manistee County Planner 395 3rd St. City of Manistee Planning Commission Members Manistee, MI 49660 70 Maple Street 231.723.6041 planning@manisteecountymi.gov Manistee, MI 49660 www.manisteemi.gov Dear Planning Commission Members, The Buckley Gospel Tabernacle Church is proposing a Special Use Permit for a Large Place of Public Assembly. After the last extension expired for this project, a new Special Use Permit application was required. The two parcels the Buckley Gospel Tabernacle Church were previously on have already been combined in anticipation of this project. Please reach out with any questions. Sincerely, Zachary Sompels Manistee County Planner  THE TABERNACLE CHURCH PARKING LOT IMPROVEMENTS · · 60 T  1 2 P P 3 7 T T 1 2 1 P P 1 2 P P P 2 P 1 2 P P 3 T When bare soil is exposed, temporarily or permanently, to erosive forces from 1 2 wind and or water on flat areas, mild slopes, grassed waterways and spillways, P P diversion ditches and dikes, borrow and stockpile areas, and spoil piles. On flat areas, slopes, grassed waterways and spillways, diversion ditches and dikes, borrow and stockpile areas, and spoil piles when areas are subject to # 3 raindrop impact, and erosive forces from wind or water. P T # As a temporary measure used to capture sediment from sheet flow. May also divert small volumes of sheet flow to protected outlets. T Around the entrance to a catch basin or an inlet that will capture runoff from an earth change activity. 1 2 P P Along drain banks, shorelines, or where concentrated flows occur. Slows velocity, reduces erosion and sediment load. 1 P At locations where construction equipment will enter and exit the drain 2 easement and tracking of soil is anticipated. P 3 T 7 T 1 2 P P 28 T 3 T  1 1 2 2 3 3 4 4 1 2 2 1 7 5 6 5 6 8 EXISTING SITE RUNOFF QUANTITIES PROPOSED SITE RUNOFF QUANTITIES ORIFICE OUTFLOW CALCULATION  NYLOPLAST 30" DRAIN BASIN: 2830AG _ _X (1, 2) INTEGRATED DUCTILE IRON FRAME & GRATE TO MATCH BASIN O.D. 18" MIN WIDTH GUIDELINE 8" MIN THICKNESS GUIDELINE MINIMUM PIPE BURIAL DEPTH PER PIPE TRAFFIC LOADS: CONCRETE SLAB DIMENSIONS ARE FOR MANUFACTURER GUIDELINE PURPOSES ONLY. ACTUAL CONCRETE SLAB MUST BE (3) VARIABLE INVERT HEIGHTS RECOMMENDATION AVAILABLE (ACCORDING TO DESIGNED TAKING INTO CONSIDERATION LOCAL SOIL CONDITIONS, (MIN. MANUFACTURING TRAFFIC LOADING, & OTHER APPLICABLE DESIGN FACTORS. PLANS/TAKE OFF) REQ. SAME AS MIN. SUMP) SEE DRAWING NO. 7001-110-111 FOR NON TRAFFIC INSTALLATION. (5) ADAPTER ANGLES VARIABLE 0° - 360° ACCORDING TO PLANS THE BACKFILL MATERIAL SHALL BE CRUSHED STONE OR OTHER GRANULAR MATERIAL MEETING THE REQUIREMENTS OF CLASS I, CLASS II, OR CLASS III MATERIAL AS DEFINED IN ASTM D2321. BEDDING & BACKFILL FOR SURFACE DRAINAGE INLETS SHALL BE PLACED & COMPACTED UNIFORMLY IN ACCORDANCE WITH ASTM D2321. (3) VARIABLE SUMP DEPTH ACCORDING TO PLANS (4) VARIOUS TYPES OF INLET & OUTLET ADAPTERS AVAILABLE: (10" MIN. BASED ON 4" - 30" FOR CORRUGATED HDPE (ADS N-12/HANCOR DUAL WALL, MANUFACTURING REQ.) ADS/HANCOR SINGLE WALL), N-12 HP, PVC SEWER (EX: SDR 35), PVC DWV (EX: SCH 40), PVC C900/C905, CORRUGATED & RIBBED PVC 6" MIN WATERTIGHT JOINT (CORRUGATED HDPE SHOWN) Planning Commission Zachary Sompels 9/15/2021 Manistee County Planner 395 3rd St. City of Manistee Planning Commission Members Manistee, MI 49660 70 Maple Street 231.723.6041 planning@manisteecountymi.gov Manistee, MI 49660 www.manisteemi.gov Dear Planning Commission Members, The Site Plan Review Committee only had one comment for the Tabernacle Church Special Use Permit. The City DPW and the City Engineer think it is best that the curb cut along Hancock Street (West Side of parcel) be reduced to match the driveway entrance. Please let me know if you have any questions. Sincerely, Zachary Sompels Manistee County Planner Planning Commission Zachary Sompels 9/24/2021 Manistee County Planner 395 3rd St. City of Manistee Planning Commission Members Manistee, MI 49660 70 Maple Street 231.723.6041 planning@manisteecountymi.gov Manistee, MI 49660 www.manisteemi.gov Dear Planning Commission Members, Staff has followed up on direction from the Planning Commission regarding the definition of Lot Coverage. A public hearing is being held for this Text Amendment. Below is the new proposed definition: Lot Coverage: That portion of a lot that is covered with buildings, structures, patios, and anything permanently paved, excluding driveways, expressed as a ratio of the horizontal area measured from the exterior surface of the exterior walls of the ground floor of all principal and accessory buildings on a lot to the total lot area. Please let me know if you have any questions or need further clarification. Sincerely, Zachary Sompels Manistee County Planner