View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
PLANNING COMMISSION
SPECIAL MEETING
DATE OF MEETING: Thursday, October 25, 2007
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall
AGENDA
I. Roll Call
II. NEW BUSINESS
A. Case 2007-041: Request for site plan review revisions for a building addition at
2040 S. Getty Street for Peter Apostle, Baker Technologies – Tabled from the
October 11, 2007 meeting.
III. OTHER
IV. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE
CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing
impaired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities who want to
attend the meeting, upon twenty-four hour notice to the City of Muskegon. Individuals with disabilities requiring auxiliary
aids or services should contact the City of Muskegon by writing or calling the following:
Ann Marie Becker, City Clerk
933 Terrace Street
Muskegon, MI 49440
(231) 724-6705
Staff Report
CITY OF MUSKEGON
PLANNING COMMISSION
SPECIAL MEETING
October 25, 2007
Case 2007-041: Request for site plan review revisions for a building addition at 2040 S. Getty
Street for Peter Apostle, Baker Technologies.
Applicant: Peter Apostle, Baker Technologies
Property Address/Location: 2040 S. Getty Street
Request: Site Plan approval
Present Land Use: Industrial
I-1, Light Industrial District
STAFF OBSERVATIONS
1. This site plan is an amendment to the original site plan approved by the Planning
Commission on November 10, 2005, with conditions. The site plan then received final
approval from Staff, with revisions, on May 21, 2007. The plan is before you once again
because the applicant has requested a change in how the building addition is configured
on the back of the building.
2. The property consists of two lots, totaling 6 acres. The original plan called for a 26,000
sq. ft. addition located on the back and side of the building. The amended plan shows the
building located totally on the south side of the building, and moved further forward on
the site, eliminating 7 parking spaces and some of the lawn area. The applicant indicates
that some additional lawn area will be added to the south of the front parking area.
3. The proposed use for the building is the same as in 2005. It will be an engineering and
machine shop with only about 14 employees. If large scale production should begin in
the building, additional parking would need to be added on the vacant parcel to the south
to accommodate those needs.
4. The 6 inch sewer line shown on the site plan going under the building is the service to the
building, and DPW has no issues with its location.
5. The Planning Department has the following conditions of approval:
a. No trees shall be removed from the site, except those necessary for the
construction of the building and rear drive without approval of the Zoning
Administrator.
6. The Department of Public Works has the following comment:
a. There is an existing 6” water stub off Getty Street that should be
considered.
7. The Fire Department has the following conditions of approval:
a. Fire flow (water supply) testing shall be conducted and owner shall
2
contact fire protection contractor and City DPW to schedule testing.
8. The Engineering Department had no comments at the time of this staff report.
9. Staff has received no public comments on this request.
Front view of the existing building. South side of building and parking lot.
Side views where the proposed addition will be located.
Rear of the building.
3
Standards for Site Plan approval:
Prior to approving a site plan, the City shall require that the following standards be
satisfied:
a. Schedule of Regulations: The site plan shall comply with the requirements for height, lot size,
yard space, density and all other requirements as set forth in the district regulations.
b. Other codes and standards: To the extent necessarily shown in the site plan, it shall comply with
other applicable City codes and standards.
c. Compatibility with surrounding land use and development: All elements shall be located,
designed and organized in relation to topography, the size and configuration of the parcel, the
character of adjoining property and the type and size of the buildings. The site shall be
developed so as not to impede the normal and orderly development or improvements of
surrounding property for uses permitted in this Zoning Ordinance.
d. Preservation of natural features: The landscape shall be preserved in its natural state,
insofar as practical, by removing only those areas of vegetation or making those alterations to the
topography which are reasonably necessary to develop the site.
e. Landscaping: Landscape buffers and greenbelts shall be provided and designed in
accordance with the provisions of this Ordinance. Fences, walks, barriers and landscaping shall
be used, as appropriate, for the protection and enhancement of the property and for the privacy of
occupants and neighbors.
f. Stormwater management: Drainage design shall recognize existing natural drainage
patterns. Stormwater removal shall not adversely affect neighboring properties or the public
storm drainage system. Provisions shall be made to accommodate stormwater on-site, using
sound engineering practices.
g. Soil erosion control: Appropriate measures shall be taken to ensure compliance with
state and local soil and sedimentation control regulations.
h. Wetlands Protection: The natural retention or storage capacity of any wetland, water
body, or water course will not be substantially reduced or altered in a way which could increase
flooding or water pollution at the site or other locations.
i. Emergency Access: All site improvements and structures shall be arranged so as to
permit necessary emergency vehicle access and to comply with the locally adopted fire code.
j. Public streets and private roads: All uses must have access to a public street or a private
road. All streets and curb cuts shall be developed in accordance with City specifications, the
Michigan Department of Transportation, and/or private road regulations of the City, whichever
applies.
k. Access Management: Streets and drives on a site shall be of a width appropriate to the
traffic volume they will carry and shall have adequate paved areas for vehicles. Traffic
4
mitigation techniques such as on-site parallel access lanes, rear access lanes, deceleration lanes
and traffic calming measures may be required. Shared curb cuts and access ways may also be
required.
l. Site Circulation and Parking: Parking areas shall meet the requirements of this
ordinance. All parking spaces and circulation patterns shall be marked. Curb stops or curbing
may be required to prevent encroachment on required setbacks and screening. Provisions for on-
site maneuvering of vehicles shall be made so as to discourage backing and movements of trucks
on abutting public streets. On site traffic control signs shall be visible and understandable.
m. Pedestrian safety: The on-site pedestrian circulation system shall be separated as
completely and reasonably as possible from the vehicular circulation system. In order to ensure
public safety, special pedestrian measures such as sidewalks, crosswalks, and other such
facilities may be required for the development. The site circulation shall be connected to existing
or planned streets and pedestrian or bicycle pathways in the area as appropriate.
n. Site amenities: The site plan shall provide outdoor common areas and associated
amenities for employees, customers and/or residents which may include public trash receptacles,
bike racks, seating areas, recreation areas, shade trees, bus stop turn-outs, and similar facilities
where appropriate.
o. Utility Service: The development must be adequately served by necessary public
services and shall not impose an undue burden on public services and infrastructure. All utilities
for new construction shall be placed underground. Any installations which must remain above
ground shall be compatible with those on adjacent properties.
p. Lighting: Exterior lighting shall be arranged so it is deflected away from adjacent
properties and so it does not impede the vision of traffic along adjacent streets. Flashing or
intermittent lights shall not be permitted. Design of lighting fixtures shall be compatible with
those on adjacent properties. Light poles and fixtures shall be no higher than twenty-five (25)
feet.
q. Signs: The size, location, and lighting of all permanent signs shall be consistent with the
requirements of this Ordinance.
r. Accessibility: All sites shall be designed to comply with barrier-free requirements.
s. State and Federal Mandates: The site plan shall demonstrate compliance with any state
or federal statute, regulation or ruling, whether general or site specific, which is applicable to the
property. This shall include without limitation any legally enforceable restrictions on
development or improvements which have been communicated or required by a state or federal
agency. It shall include, without limitation, requirements of laws, regulations, rulings or agency
requirements concerning environmental protection, waste management, floodplains, soil and
sedimentation, protection of ground or surface water resources, soil conditions, and the presence
of hazardous materials in or contamination of soils, air and water pollution matters and
provisions which are designed for or reasonably related to the protection of the public health,
safety or welfare. The applicant shall demonstrate that all said statutes, regulations, rulings, or
requirements have been satisfied by its site plan and that there are no state or federal agencies
5
which have required, or are in the process of requiring, any additional action, restriction or
compliance. In the event a property is the subject of any governmental regulatory action or
requirement, or without limitation, the property is located in the "facility" as defined by state or
federal law, the state or federal agency responsible for the applicable regulation shall be notified
in writing of the filing of the site plan and any hearing regarding the application for approval.
RECOMMENDATION
Staff recommends approval of the request for site plan revisions for an industrial building
addition at 2040 S. Getty Street, subject to the conditions listed below.
DETERMINATION
The following motions are offered for consideration:
I move that the site plan revisions for an industrial building addition, located at 2040 S. Getty
Street for Peter Apostle, Baker Technologies Inc., be (approved/denied/tabled), based on the
following findings and conditions (if approved):
1. All conditions of the Planning Department and Fire Department described in #5 and 7 of
the staff report shall be met.
6