Planning Commission

AGENDA Planning Commission Monday, January 27, 2025 (6:00 PM) 333 W. Michigan Ave. Three Rivers, MI 49093 Page 1. OPENING ITEMS 1.A. Call to Order 1.B. Roll Call 2. INITIAL BUSINESS 2.A. Approval of the Agenda 2.B. Approval of Minutes from last regular meeting: 2-3 Planning Commission - Dec 02 2024 - Minutes - Pdf 3. GENERAL COMMENTS This portion of the meeting is for general comments from the public regarding topics not on tonight's agenda. Each person will be allowed to address the Commission for 5 minutes. The purpose of general comments is to allow the public to address concerns to the Commission rather than present questions or engage in public debate or Q&A. 4. BUSINESS 4.A. Review sketch plan for vacant bldg. (1100-block W. Michigan Ave.) 4.B. Consider potential rezoning of 300-block S. Main St. 5. DISCUSSION ITEMS 5.A. Planning Commission Annual Progress Update 4 - 10 Planning Commission Annual Report (2024) 5.B. RRC & City Master Plan 5.C. City Development Projects www.threeriversmi.org/GTR/#tracking 5.D. Zoning for Battery Storage Areas https://graham.umich.edu/project/bess-guide 5.E. Training opportunities 11 - 12 APA-MI workshops (March 2025) 6. CLOSING ITEMS 6.A. Commissioner Comments 6.B. Adjournment Following MPEA §15(9) PA 33, M.C.L. 125.3815(9), all commissioners are required to, as should any member of the public participating in the meeting, declare any potential conflict of interest prior to agenda item deliberations. Page 1 of 12  MEETING MINUTES Planning Commission Monday, December 2, 2024 (6:00 PM) 333 W. Michigan Ave. Three Rivers, MI 49093 The City of Three Rivers Planning Commission was called to order at the above date/time and location with the following members present: John Kish, Jenny Koski, Chuck Friese, Mary VanDeraa, and Karl Armstrong 1. OPENING ITEMS A. Call to Order Chair Kish called the meeting to order at 6:00pm B. Roll Call per above (Absent: Ginny Wilson, Sam Smallcombe, Natelege Zaritz) Also present: Planning Commission Liaison John Beebe 2. INITIAL BUSINESS A. Approval of the Agenda Planning Commissioner Chuck Friese made a motion to approve the agenda as presented at the meeting. Planning Commissioner Mary VanDeraa seconded the motion. Carried unanimously. B. Approval of Minutes Commissioner VanDeraa made a motion to approve the minutes from the October 28, 2024, regular meeting of the Planning Commission as published. Planning Commissioner Karl Armstrong seconded the motion. Carried unanimously. 3. GENERAL COMMENTS A. Commission Chair John Kish opened the meeting to the public for comments to the commission at 6:02pm for any item not on tonight’s agenda. Hearing none, public comment for this portion of the meeting was closed. 4. BUSINESS A. Planning Commission Regular Meeting Schedule for 2025 The commissioners discussed the 2025 regular meeting schedule. Planning Commissioner Jenny Koski made a motion to adopt the meeting schedule for the 2025 regular meetings of the Planning Commission on the following Mondays at 6pm: Jan. 27, Feb. 24., March 24, April 28, June 2, June 30, July 28, Aug 25, Sept 22, Oct 27, Dec. 1. Commissioner Friese seconded the motion. Carried unanimously. Page 2 of 12 5. DISCUSSION ITEMS A. Master Plan Review Planning Commission Liaison John Beebe led a discussion reviewing the city’s Future Land Use map for the 2025 Master Plan Update. The state’s adopted House Bill that will be going into effect after the first of the year and how that will affect the commission’s responsibility to the Master Plan and other items under commission’s purview was also discussed. B. City Projects Beebe provided brief updates to ongoing and new projects in the city. C. RRC update Beebe gave an update to our RRC status and provided more info as to the city’s MEDC contact to get Three Rivers closer to being certified as a Redevelopment Ready Community. Commissioner Koski just finished the RRC Fall Course. D. Training Opportunity Beebe provided information on some training opportunities for the commission to investigate and attend if we have interest and availability. 6. CLOSING ITEMS A. Commissioner Comments B. Adjournment Commissioner Armstrong made a motion to adjourn the meeting at 6:47pm. Commissioner Friese seconded the motion. Carried unanimously. Page 3 of 12 CITY OF THREE RIVERS, MICHIGAN Planning Commission Annual Report January – December 2024 2024 Page 4 of 12  PLANNING COMMISSION ANNUAL REPORT Introduction The Michigan Planning Enabling Act (MPEA) allows for the establishment of local Planning Commissions, master plans, and other associated activities. The City of Three Rivers Planning Commission is established in City Code Section 2-12 and currently consists of eight (8) members, as listed in table below. In Three Rivers, the Planning Commission (herein referred to as the “commission”) is responsible for: • The City’s Master Plan, providing a framework for orderly growth and redevelopment o Master Plan Development: adopted Oct. 2020; reviewing for 2025 draft o Master Plan Implementation: ongoing • The City’s Zoning Ordinance to translate master planning goals to land use regulations o Zoning Map updates: new parcels and rezoning existing ones o Ordinance Amendments: based on master plan implementation and future land use map, as well as other amendments to improve clarification of existing zoning-related provisions • Reviewing and approving development requests o Site Plan reviews (see below) o Other, special use requests In summary, the commission’s work in 2024 included: • Site Plans: commission reviewed a total of five (5) site plans, all of which were conditionally approved. An additional five (5) development plans were discussed but did not require formal review or approval. • Amendments: commission considered five (5) ordinance amendments, all of which were recommended to City Commission (and ultimately approved). • Special Use Permits: commission recommended approval of four (4) SEU permits to City Commission. • City-wide plans: commission reviewed all five (5) chapters and six (6) maps of the city’s current master plan in preparation of drafting an updated plan document in 2025. Notable sections of chapters reviewed included those pertaining to housing, demographics, existing economic and population conditions, exiting and future land uses, as well as transportation and infrastructure plans. • Trainings: commissioners completed seven (7) different trainings on housing, planning, zoning reform (including form-based code), zoning administration, safe streets, and RRC best practices. Membership Planning Commission members for this reporting period were: Name Meetings Member Since Term Expires Voting Member Attended John Kish (Chair) 9 / 11 Jan. 2017* Dec. 2026†† Yes Jenny Koski (Secretary) 10 / 11 Aug. 2019 Jul. 2027†† Yes Chuck Friese (ZBA Liaison) 10 / 11 May 2018 Mar. 2027†† Yes Mary Vanderaa 8 / 11 Dec. 2020 Nov. 2026† Yes Ginny Wilson 6 / 11 Mar. 2022 Feb. 2025 Yes Karl Armstrong 9 / 11 Mar. 2023 Feb. 2026 Yes Sam Smallcombe 8 / 11 Mar. 2023 Feb. 2026 Yes Natelege Zaritz 6 / 11 Jun. 2023 May. 2026 Yes * - appointed Nov. 2016, † - second term, †† - third term (following initial partial term and re-appointment) 2 Page 5 of 12  PLANNING COMMISSION ANNUAL REPORT Meetings The MPEA1 requires that local Planning Commissions meet at least four times a year. The City of Three Rivers Planning Commission meets regularly on the fourth Monday of each month and, as necessary, certain special meetings throughout the year. Over the twelve month period (in 2024) the commission met eleven (11) times which exceeds the state's requirement. A summary of meeting activity is below: Date Summary January 8 Joint meeting with City Commission & DDA (re: decision-making and collaboration) February 26 Corridor discussion (i.e., W. Michigan Ave. overlay) and Airport Industrial Park zoning March 19 Joint meeting with DDA (re: corridor development plans and economic vitality) March 25 Draft ordinance amendments (animal controls and procedural revisions) April 29 Special Use Permit (Light Ind.), Ordinance Amendments (3), and Econ.Dev./Marketing Plan May 22 Review Master Plan for 2025: regional information, transportation assessments incl. NMP June 26 Site Plan (Clark Logic bldg..), Econ. Development/Marketing & Master Plan Review: demog. August 26 Review Master Plan for 2025: Housing Profile & Tapestry Segments, Infrastructure Plan September 23 Special Exception Use Permit Review (for Planned Unit Dev.), MP: existing Land Use October 28 Special Permit (for home occupation), Rezoning (to R-2), Site Plans (Clean Str./Armstrong) December 2 Review Master Plan for 2025: future Land Use and Housing (PC requirement) Master Plan Status The Planning Commission is responsible for regularly reviewing and updating the master plan to ensure it continues to be relevant to the community’s needs. The community’s current master plan, available on the city’s website at www.threeriversmi.org was adopted on 10/26/2020. The MPEA requires a formal review (and update or reaffirmation) to occur at least every five years. The Three Rivers Community has continued implementation efforts under the current master plan, is continuing community engagement efforts and progress updates on the current master plan, and is actively working on revisions and updated goals for the city’s master plan update in the next calendar year. The commission spent much of 2024 (i.e., multiple meetings) reviewing the city’s current master plan to begin preparing the 2025 draft. A summary of commission’s Master Plan implementation activities in 2024 will be documented and provided separately. Zoning Reform & Ordinance Amendments Zoning is the legal mechanism which turns planning goals into reality via development regulations. Over the past year the commission actively followed through on numerous recommendations made by the city’s current Master Plan, including updates to City Code Chapter 30; i.e., the city’s Zoning Ordinance and other, related chapters. Three Rivers also maintains an up-to-date zoning ordinance through the city’s Planning Commission, as well as periodic updates to the city’s Zoning map available online at www.threeriversmi.org/zoningmap. The zoning updates and related maintenance actions not only align with the current Master Plan and community goals, but also addresses emerging topics for the City of Three Rivers. 1 Michigan Planning Enabling Act (2008): legislature.mi.gov/documents/mcl/pdf/mcl-Act-33-of-2008.pdf 3 Page 6 of 12  PLANNING COMMISSION ANNUAL REPORT It is also worth noting that ordinance amendment petitions in 2024 considered the Future Land Use map of the city’s Master Plan, and all rezoning requests were confirmed to align with said map prior to adoption. The table show below provides a summary of ordinance amendment-related activities by the Commission. Summary table of ordinance amendment activities (including petitions for re-zoning): Month Topic Summary Status Jan. Planning & Zoning (gen.) Review of and report-outs from planning/zoning workshop zoning reform guidance Mar. Zoning Ordinance Review of zoning language in I-4 industrial park ordinance discussion Apr. Animal Control Regulations Commission considered revisions to Regulations for recommended to city control of animals; e.g., dog leashes and containment commission for approval Apr. City Code Updates Amendments considered to update language pertaining to recommended to city the downtown dev. authority and appeal boards commission for approval Apr. Signage Requirements Review of amendments to Section 30-19, pertaining to recommended to city additional wall signs allowed in the B-2 zoning district. commission for approval Oct. 701 E. Hoffman St. rezoning petition for industrially-zoned property in the recommended to city city’s 4th District (near public schools) to residential. commission for approval Site Plan Reviews & Special Use Permits Site plan review is a primary role of the Planning Commission and helps ensure that new development in the community aligns with the zoning ordinance requirements. Site plans, as well as Special Exception Use (SEU) Permits with initial sketches or proposed development plans, require review by the Planning Commission and City. Prior to commission review, city staff conduct internal reviews and write summary recommendations for each development project. When necessary, variances are considered by the Zoning Board of Appeals. Month Topic Address Summary Status Jan. Initial 1015 Arnold St. Initial Site Plan for Cottages of Birch review discussion (only) Site Plan Meadows senior housing development Feb. Development 226 S. Main St. Review of planned new business (site plan review discussion Plan exempt; parking and signage considerations) Apr. Special Use 1104 N. Main St. Clark Logic (Industrial in B-2 District) recommended to city Permit commission for approval May Site Plan 800 S. US-131 Meijer Store & Gas Station Approved Revision June Site Plan 1170 N. Main St. Clark Logic Warehouse (building addition) approved (w/conditions) Review July Site Plan 611 Coolidge Pl. The Villages of Three Rivers (multi-unit approved (w/conditions) Review residential development) Sept. Special Use Arizona Blvd./Pine St. Initial Site Plan Review for Phase 4 approved (w/conditions) Permit (Meadowbrook Farms West PUD) Sept. Site Plan Arizona Blvd./Pine St. Phase 4 of Meadowbrook Farms West Dev. approved (w/conditions) Review Oct. Special Use 207 Wood St. Special home occupation permit (for dog approved (w/conditions) Permit grooming business) Oct. Site Plan 221 Armstrong Blvd. Armstrong HWG (Building Addition) approved (w/conditions) Review Oct. Site Plan 1800 Hov Aire Dr. Clean Streams (Ind. WWT facility) approved (w/conditions) Revision Nov. Special Use 223 N. US-131 Three Rivers NV (Gramz Cannabis) approved (w/conditions) Permit Update Nov. Site Plan 223 N. US-131 Three Rivers NV (Gramz Cannabis) approved (w/conditions) Update 4 Page 7 of 12  PLANNING COMMISSION ANNUAL REPORT Training Update Redevelopment Ready Communities Best Practice 4.6 supports the creation of training plans for community officials. As training is essential to providing the community with the tools needed to achieve local goals, the Planning Commission’s training plan calls for each commissioner to complete at least one (1) online or in-person training each year. Below is a summary of training activity for members over the past twelve months: Month Commission/Member Title and/or Type of Training Jan. 8 Planning Commissioners Michigan Assoc. of Planning: decision-making and collaboration (w/CC) Jan. 8 Planning Commissioners Michigan Assoc. of Planning: housing strategies, zoning form-based code Jan. 23 Commissioner Zaritz MEDC: RRC Best Practices - introduction Jan. 23 Planning Liaison Resources for Floodplain Management Jan. 31 Liaison & Commissioners Accessing Rural Resources (SWMF) - online webinar Feb. 6 Commissioner Vanderaa RRC virtual academy: public engagement, econ. incentives, zoning priorities Feb. 21 Planning Liaison Planning for Flood Resilience: Integrating Hazard Mitigation Mar. 6-7 Commissioner Friese Zoning Administration (Michigan Association of Planning) May 14 Planning Liaison GIS for State and Local Government (asset management) Aug. 27 Planning Liaison GIS for Bike Lane Safety and Efficiency Sept. 25 Planning Liaison Planning Michigan Annual Conference; e.g., zoning reform for housing Oct.-Nov. Commissioner Koski Redevelopment (RRC) virtual academy - refresher Nov. 12 Commissioner Koski Safe Streets Forum (SJC) Development Process Review & Improvements In addition, following Redevelopment Ready Communities Best Practice 3.9, the community of Three Rivers continues to track developments and collect feedback from active developers and investors on their respective experiences with the city’s permitting process and plan reviews for commercial and industrial development projects, as well as conducting periodic internal assessments on how to improve the city’s development review process including potential changes to development applications and related permit processing. The city and planning commission openly collect feedback on their current development process using information (and feedback form) at www.threeriversmi.org/development-tracking-training. Developers can also submit questions and feedback by going directly to an online form at www.threeriversmi.org/contact-us/ask. As in the past, commissioners continued to be open to input from city residents and business owners by engaging with them at regular meetings and by participating in other, various community gatherings. The commission also played a supporting role in updating the city’s procedures for special use permit holders and applicants, including permit renewals (e.g., required for marijuana retail facilities and other special permits) and for permit modifications, whenever necessary. The updated procedures have helped make Three Rivers even more of a business-friendly city. 5 Page 8 of 12  PLANNING COMMISSION ANNUAL REPORT *Notable Highlights* Master Plan Implementation including Zoning Ordinance Amendments: In 2024, the Planning Commission followed through on the completion of various goals for implementing the city’s Master Plan. Commissioners worked through amendments that clarified the city’s Zoning Ordinance (by updating section related to the city’s appeals boards and correcting references for the city’s downtown development authority), allowing for a more discernable and transparent process for end users and board members, as well as relaxing signage requirements in certain zoning districts as a way to promote marketing and remove unnecessary regulations. New Business Procurement: The Planning Commission played a prominent support role in updating the city’s development process for businesses and industries (as well as new residential developments) by helping clarify the application and permit process for first-time business owners, and by supporting efforts to make the city’s development review process more transparent. Commissioners also held meetings on and ultimately approved an updated Downtown Plan and the city’s new Economic Development & Marketing Plan (in July 2024). These new strategic plans were designed to not only help attract investment, but also build the city’s tax base, and create jobs in part by highlighting opportunities for business collaboration. The downtown plan also included additional benefits for new businesses and the city in general by recommending certain physical improvements, promoting community programs and events, and providing support for downtown businesses to help make Three Rivers a friendlier city for businesses and residents. Community Engagement: As the city approaches the 2025 Master Plan update, the Commission also solicited input from businesses and community members with a section-by-section review of the city’s current master plan; noting, in particular, where and how updates and new objectives are needed for the city’s continued improvement. Commissioners also encouraged new business development (per above) and engaged the public & businesses through surveys and by distributing information to help focus on specific areas of improvement for the downtown and city at large. In 2024, the Planning Commission also continued to push for the city to proactively engage potential investors and provide applicants with transparency and prompt responses on the necessary steps in site plan and other development-related processes, as well as to obtain (subsequently) timely customer feedback to improve these processes. 6 Page 9 of 12  PLANNING COMMISSION ANNUAL REPORT Notable Highlights (Continued) Plan Reviews: The commission also continued efforts, as in previous years, to provide timely and supportive reviews for proposed buildings, building additions, manufacturing facilities, and other commercial (and residential) developments. While fewer applications were submitted in 2024 than in previous years, the commission approved five site plans including two extensive building additions for warehousing and manufacturing spaces; to support existing businesses (Armstrong) and provide space for new business ventures (through Clark Logic), as well as one for a 33,755 sqft. industrial water treatment and manufacturing facility (i.e., Clean Streams) in the city’s airport industrial park, and two others for new, multi-unit residential developments in the city’s 1st District on the North side of town. Commissioners were also made aware of and provided comments on city-approved plans for additional commercial developments being considered or proposed (e.g., buffet restaurant), as well as revised site plans for existing businesses to be improved (e.g., Meijer). Looking Ahead The Planning Commission aims to accomplish the following in 2025: • adopt city Master Plan update: MP’25 – engage community and other related boards – solicit public comments and input – utilize MP’20 review discussions (from 2024) – publicize and distribute • continue support for new businesses and developments • exploit new approaches for updating the city’s Zoning Ordinance • follow best practice requirements for RRC Certification • support and participate in community engagement events • support completion of City Code codification • training (follow goals outlined in city’s new strategic plan) 7 Page 10 of 12 December 19 | Detroit New Housing Developments using 5 PM to 9 PM Brownfield Tax Increment MAP Member Price: $25 Financing January 15 | Virtual 3 PM to 4:30 PM MAP Member Price: $20 Site Plan Review Community Engagement March 11 |Ann Arbor March 11 |Ann Arbor 12:30 PM to 4:30 PM 5:30 PM to 8:30 PM MAP Member Price: $135 MAP Member Price: $135 Blight: Be Gone! Managing Risk March 12 | Virtual March 12 | Virtual 3 PM to 4:30 PM 6 PM to 8:30 PM Page 11 of 12  MAP Member Price: $95 MAP Member Price: $95 Planning and Zoning Essentials Getting the Development You March 18 | Frankenmuth Want 11:30 AM to 4:30 PM March 18 | Frankenmuth MAP Member Price: $135 5:30 PM to 8:00 PM MAP Member Price: $135 Planning and Zoning Essentials March 19 and 20 | Virtual 6 PM to 8 PM MAP Member Price: $95 Michigan Association of Planning | 1919 W. Stadium Blvd. Suite 4 | Ann Arbor, MI 48103 US Unsubscribe | Update Profile | Constant Contact Data Notice Page 12 of 12