Planning Commission

AGENDA Planning Commission Monday, March 23, 2026 (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. Election of Officers 2.B. Approval of the Agenda 2.C. Approval of Minutes from last regular meeting: 2-3 Planning Commission - Jan 26 2026 - 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 5. DISCUSSION ITEMS 5.A. Conditional Use Permits for Small Lots (Ord.# 880) 5.B. Site Plans (Revised & Conceptual) 5.C. Potential Zoning Amendments 4 - 11 Potential Ordinance Amendments_2-23-26 (ver.3) Draft Ordinance (for recurrent special permits) 7-28-25 5.D. State Zoning Reforms Bills 5.E. Training update & opportunity 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 11  MEETING MINUTES Planning Commission Monday, January 26, 2026 (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: Chuck Friese, Jenny Koski, Clayton Lyczynski, Holley Welton-Sangalli, and Josh Williams. 1. OPENING ITEMS A. Call to Order Chair Friese called the meeting to order at 6:00pm B. Roll Call Per above (absent: Natelege Zaritz) Also present: Planning Liaison, John Beebe 2. INITIAL BUSINESS A. Approval of the Agenda Planning Commissioner Jenny Koski made a motion to approve the agenda for tonight's meeting as presented. Planning Commissioner Clayton Lyczynski seconded the motion. Carried unanimously. B. Approval of Minutes Planning Commissioner Holley Welton-Sangalli made a motion to approve the minutes of the regular meeting held on December 29, 2025, as amended. Commissioner Lyczynski seconded the motion. Carried unanimously. 3. GENERAL COMMENTS A. Planning Commission Chair Chuck Friese opened the meeting to the public for comments to the commission for any item not on tonight’s agenda at 6:02pm. Hearing no public comments, this portion of the meeting was closed. 4. PUBLIC HEARINGS A. Special Exception Use Permit -- Massage Establishment (740 S. US-131) Chair Friese opened the meeting to the public for comments to the commission for this business item at 6:04pm. The applicant, MeiJun Zhou, was in attendance for commissioner questions. Hearing no more public comments, this portion of the meeting was closed. Commissioner comments followed... Page 2 of 11  Commissioner Koski made a motion to recommend the city commission approve the Special Exception Use Permit as presented with the conditions required for the permit. Commissioner Welton-Sangalli seconded the motion. Carried unanimously. 5. DISCUSSION ITEMS A. RRC update Planning Liaison John Beebe gave the commissioners some updates to potential redevelopment sites to be considered for marketing or plans for the new fiscal year with the assistance of the Redevelopment Services Team from the MEDC. B. Training information PC Commissioners gave a summary of the MAP training that was attended virtually on Jan 8 & 15th. A few of the commissioners are looking at future planning trainings offered by the Michigan Association of Planning. Commissioners to let Beebe know by the end of January interest in the trainings offered in March. C. Potential Zoning Amendment(s) Beebe discussed with the commissioners potential zoning amendments that could be coming before the commission in the future. D. Updates on city projects / enforcement Beebe updated the commissioners that the City Commission approved the Small Lot Ordinance Amendment that we recommended to them previously. 6. CLOSING ITEMS A. Commissioner Comments B. Adjournment Commissioner Lyczynski made a motion to adjourn the meeting at 6:50pm. Commissioner Koski seconded the motion. Carried unanimously. Page 3 of 11 Potential Ordinance Amendments In the context of Site Plan Reviews [per City Code §30-36 (and other related sections)], the following are recommended for consideration by the Planning Commission; e.g., for clarification. A. Off-street parking: Parking lots [>3 spaces?] that are located in front yards per §30- 17(D)(7)(d) are technically not allowed in (any) residential district; however, §30- 17(D)(7)(e) could potentially contradict this provision through the exception of the type of surface; e.g., paved/concrete, etc., and could, with clarification and/or exception-based language, allow front yard parking lots for certain facilities that are of a residential type but are not traditional single-/two-/multi-family residences commonly found in neighborhoods throughout the city. Such residential-use facilities in R-# zoning districts may include group homes and care facilities for the elderly, etc.,... Parking Area Lot means an open area, other than a street or other public way, used for parking of three (3) or more motor vehicles and available for public use whether for fee or as an accommodation for customer, clients, or residents. In Port Huron, Michigan (for example): an “Off-street Parking lot” is defined as an area that provides vehicular parking spaces with adequate drives and aisles for parking more than three (3) vehicles. B. Façade materials: Certain residential-use facilities in R-# zoning districts (as described in A; above) may technically be considered a residential dwelling type and, thus, per Section 30-19B(B)(1)(a) which states that the exterior wall material of such a facility should consist of materials consistent with the surrounding area (which, in some cases, can be business types rather than residential). So further discussion may be warranted if the City is going to require such facilities to follow §30-19B(B)(1) for Residential Dwellings or §30-19(B)(2) Non-residential Building requirements for façade; based on the buildings around the site. C. Fences around dumpsters: clarify actual height vs. total height of fencing around proposed dumpsters; e.g., given that fencing around some dumpsters may include a concrete containment area (beneath the fence) and, thus, may necessitate consideration of incremental height adjustments or where (at the base) a measurement begins. Also, as part of applications for Site Plan Reviews (by PC) and instead of sending variance requests to the city’s Zoning Board of Appeals (ZBA), consideration may be warranted for allowing planning commissioners to deliberate and consider approval of slightly taller fences; e.g., up to 6 or 12” taller(?) -- i.e., under certain circumstances(??) ...like based on location, lot size, placement, use type and surrounding neighborhood/uses. Continued on next page... Page 4 of 11 In the matter of Conditional Uses [per §30-22, -24 and -25 for R-#, §30-27 thru -29 for B-#, §30-30 and -31 for I-#, as well as Ord.# 843], consider the following... D. Conditional Uses: The following conditional uses are permitted in the Z-# District subject to site plan review as provided in Section 30-36 of this Chapter and the following requirements: Specific to each conditional use ... Residential CUs: R-2, R-4 1. utility and public service buildings 2. public or semi-public buildings / community centers 3. adult foster care small group homes and child daycare homes 4. cemeteries 5. daycare centers / adult foster care large group homes 6. nursing homes / elderly housing 7. funeral homes 8. hospitals / similar institutions 9. private recreation centers Business CUs: B-1, B-2 1. residential uses (whole bldg. vs. same floor/entrances) 2. retail gasoline (with or w/o convenience stores) 3. drive-through restaurants (with or w/o outdoor eating) 4. home improvement centers 5. trade schools (or similar) 6. car repair / car wash 7. outdoor sales of new/used cars, trucks, motor homes or trailers 8. hotels and motels 9. commercial outdoor recreation (amusement parks, mini-golf, etc,.) 10. small engine repair and equipment repair (e.g., lawn mowers) 11. tattoo studios 12. veterinary hospitals or clinics Industrial CUs: I-1 (I-2) 1. mini-warehouses / self-storage buildings (for public use) 2. uses requiring outdoor sales or storage (e.g., boats, heavy equipment) 3. commercial kennels 4. golf driving ranges Other residential-use facilities that are not Conditional Uses: 1. domestic assault shelters 2. bed and breakfasts 3. neighborhood businesses (+ home occupations?) 4. planned unit developments [PUDs] 5. watchman quarters 6. youth correctional homes Page 5 of 11 In the matter of Special Exception Uses [per §30-34], the following is also recommended... E. Recurring SEUs: The City has recommended considering amendments to Section 30-34 of the City Code pertaining to applications and procedures for certain Special Exception Use permits, and to 30-34A pertaining to the organization of named Special Exceptions Uses. The proposed changes to the zoning ordinance would help make procedures less restrictive for recurring special uses at the same location, as well as organize corresponding Zoning Ordinance sections. The main goal of said amendment language is to streamline the procedure for new business applicants while still allowing for public input. As proposed, the amendments would help attract new businesses to Three Rivers and help conserve city time and resources. F. Massage SEUs (pending) Page 6 of 11  Draft 07/28/2025 THE CITY OF THREE RIVERS ORDINANCE NO. _______ AN ORDINANCE TO AMEND CHAPTER 30 OF THE CODE OF THE CITY OF THREE RIVERS (THE ZONING ORDINANCE) PERTAINING TO SPECIAL EXCEPTION USE PERMIT APPLICATION PROCEDURES AND CLARIFICATION OF THE CITY’S COMPLETE LIST OF NAMED PERMITTED SPECIAL EXCEPTION USES. THE CITY OF THREE RIVERS ORDAINS: SECTION 1. Section 30-34 of the Three Rivers City Code is amended as follows: (B) Special Exception Use Procedure. The following procedure for consideration of a special exception use shall be followed unless alternative procedures are specified for a particular special exception use. (1) Application Filing. All applications for special exception use permits shall be filed with the City Clerk, together with the appropriate fee as provided by Section 6-3 (as amended) and Section 30-37 of this Chapter, and shall include all pertinent plans, specifications and other data for which the applicant intends to rely on for a special exception use permit. Recurrent Special Uses. Applications for a permitted Special Exception Use of a property which has been the subject of a previous special exception use permit for the same type of special use as that which is listed in City Code Section 30-34(C) Refer to table in Addendum A for complete list of use types, subtypes and zoning #s. on the same premises (parcel & building) for the subject property in which a Special Use Permit has been previously approved and for which a business corresponding to the permitted Special Exception Use has or had been in operation within the 18 months prior to the date of an application submitted for properties in Residential and Business zoning districts (R-# & B-#), or within the 24 months prior to an application date for properties in Industrial zoning districts (I-#) or for light industrial uses in business zoning districts (e.g., warehouses, public storage businesses, repair and maintenance facilities, construction and trade services), may be submitted for review by the city’s Zoning Official (or internally for administrative review). Page 7 of 11 (2) Public Hearing. Excepting instances involving a Recurrent Special Uses (as defined above), the Planning Commission shall, upon receipt of a written application in proper form, schedule and hold a public hearing duly noticed in newspaper circulated within the City, and by a similar notice mailed or personally delivered to the owners of property for which approval is being sought, to all persons for whom real property is assessed within three hundred feet (300’) of the boundaries of the subject property, and to the occupants of all structures within three hundred feet (300’) thereof, regardless of whether the property or structure is located within the City of Three Rivers. The notice shall be given not less than fifteen (15) days before the date of such hearing. In instances involving a recurrent special use: upon receipt of a written application in proper form, the City Commission shall schedule and hold a public hearing duly noticed in newspaper circulated within the City, and by a similar notice mailed or personally delivered to the owners of property for which approval is being sought, to all persons for whom real property is assessed within three hundred feet (300’) of the boundaries of the subject property, and to the occupants of all structures within three hundred feet (300’) thereof, regardless of whether the property or structure is located within the City of Three Rivers. Addresses shall be those as shown on the last City assessment roll in the case of owners, or on the City's rental housing registration roll in the case of tenants. If the tenant's name is not known or is otherwise helpful to do so for delivery purposes, the phrase “current occupant” or “current resident/tenant” may be used. Page 8 of 11 30-34(C) Special Exception Uses Permitted. The following special exception uses, namely: (1) Home Occupation 1) Home Occupations (2) Planned Unit Developments (PUDs) 2) Planned Unit Developments (PUDs)a (3) Joint Parking 3) Joint Parking (4) Off-Site Parking 4) Off-Site Parking (5) Domestic Assault Shelters 5) Domestic Assault Shelters (6) Bed and Breakfast 6) Bed and Breakfast Inns (7) Professional Businesses 7) Professional Businesses (8) Transitory Food Units 8) Transitory Food Units (9) Recycling Facilities 9) Recycling Facilities (10) Public Places of Worship / 10) Public Places of Worship (11) Communication Towers 11) Communication Towers (12) Youth Correctional Home / 12) Youth Correctional Homes (13) Motor Vehicle Sales Inside Buildings 13) Motor Vehicle Sales Inside Buildings (14) Day Spas and Massage Establishments 14) Day Spas & Massage Establishments (15) Vehicle Impound Yards 15) Vehicle Impound Yards (16) Contractor’s Offices, Shops and Yards 16) Contractors Offices, Shops and Yards (17) Large Retail and Commercial Service 17) Commercial Planned Developments (CPDs)a Buildings ↔ Commercial Planned Large Retail and Commercial Service Buildings Development (CPD) (18) On-Site Wind Energy Conversion Systems 18) On-Site Wind Energy Conversion Systems (19) Sexually Oriented Businesses 19) Sexually Oriented Businesses (20) Migrant Worker Boarding Houses (20) Donation Boxes 20) Donation Boxes (21) Light Industrial Uses 21) Light Industrial Uses 22) Solar Farms 23) Parolee Group Homes 24a) Marijuana Facilitiesb - Retail 24b) Marijuana Facilitiesb - Transport 24c) Marijuana Facilitiesb - Growers & Processors 25) Neighborhood Businesses 26) Day Care Centers a Moved to → 30-34 A b adopted as Ord.848 (Ch. 31) SECTION 2: This Ordinance shall take effect on the _____ day of _______________, 2025, following adoption thereof and after legal publication required by the Charter of the City of Three Rivers. Ordained this _____ day of _______________, 2025. Approved this _____ day of _______________, 2025. Page 9 of 11  __________________________________ Thomas J. Lowry, Mayor ATTEST: ________________________________ Leslie Wilson, City Clerk REVIEWED FOR ADMINISTRATION: APPROVED AS TO FORM: ________________________________ _________________________________ Joseph A. Bippus, City Manager T.J. Reed, City Attorney Page 10 of 11 Addendum A. Special Exception Use Types and Zoning Districts – Alphabetical Special Exception Use Types and subtypes Zoning Dist.# 1. Bed and Breakfast Inns R-2 2. Boarding Houses (R-2) 3. Commercial Planned Developments (CPDs) - Large Retail and B-1 Commercial Service Buildings 4. Communication Towers B-1, I-1, I-2 5. Contractor’s Offices, Shops and Yards I-1 6. Day Care Centers (facilities w/12+ children) R-2 7. Day Spas (full service) and Massage Establishments B-1 8. Domestic Assault Shelters R-4, B-1 9. Donation Boxes B-3 10. Home Occupations by subtype - including, but not limited to... R-2 (a) business offices (b) dog groomer (c) hair & nail salons (c) service establishments 11. Joint Parking B-1 12. Light Industrial Uses B-2 13. Marihuana Microbusiness B-2, I-3, I-4 Safety Compliance Facility B-2 & 3*, I-# Secure Transporter B-2, I-# 14. Marihuana Processor I-1, I-2, I-3, I-4 Grower (Class A) I-1, I-2, I-3, I-4 Grower (Class B and C) I-2, I-3, I-4 15. Marihuana Retailers B-1, B-2, B-3* 16. Motor Vehicle Sales Inside Buildings B-3 17. Neighborhood Businesses by subtype: R-2 (a) Personal Services: barber shops, beauty salons, tailor shops (b) Specialty Food Stores: bakeries, coffee shops, delicatessens, dessert shops, food & take-out meals, specialty grocery stores (c) Products & Commodities: bookstores, florists/flower shops, music/video stores, and second-hand stores 18. Off-Site Parking B-1, I-1, I-2 19. On-Site Wind Energy Conversion Systems I-1, I-2 20. Parolee Group Homes B-2 21. Planned Unit Developments (PUDs) R-2 22. Professional Businesses including, but not limited to... R-2 executive & administrative offices, medical & dental offices and clinics, as well as insurance, accountant and real estate offices 23. Public Places of Worship B-3 24. Recycling Facilities I-2 25. Sexually Oriented Businesses I-1 26. Solar Farms I-1, I-2 27. Vehicle Impound Yards I-2 28. Youth Correctional Homes R-4 * except for the first block of N. Main Street (downtown) – to not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the zoning district; refer to §30-34(A)(3). Page 11 of 11