Planning Commission Packet 07-13-2017

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                                                       CITY OF MUSKEGON
                                                     PLANNING COMMISSION
                                                       REGULAR MEETING

DATE OF MEETING:                       Thursday, July 13, 2017
TIME OF MEETING:                       4:00 p.m.
PLACE OF MEETING:                      Commission Chambers, First Floor, Muskegon City Hall



                                                                    AGENDA

   I. Roll Call

  II. Approval of Minutes from the special meeting of June 15, 2017.

 III. Public Hearings
           a. Hearing, Case 2017-18: Request to rezone the property at 1361 S Getty St from B-1,
              Limited Business District to B-4, General Business District, by Laquan Robinson.
           b. Hearing, Case 2017-19: Request for a Special Use Permit to operate a car dealership at 1361
              S Getty St, contingent upon the successful rezoning to B-4, General Business District, at 1361
              S Getty St, by Laquan Robinson.
           c. Hearing, Case 2017-20: Request for a Special Use Permit for a self-storage facility in a B-4,
              General Business District at 1054 W Sherman Blvd by Sherman Self Storage.
           d.   Hearing, Case 2017-21: Staff-initiated request to rezone several parcels to R-2, Single
                Family Medium Density Residential District. Please see map for a description of parcels to be
                rezoned.
           e. Hearing, Case 2017-22: Staff-initiated request to rezone several parcels to R-3, Single
              Family High Density Residential District. Please see map for a description of parcels to be
              rezoned.

 IV. New Business

  V. Old Business

 VI. Other

 VII. Adjourn

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                                                              writing or calling the following:

                                                             Ann Meisch, City Clerk
                                                                933 Terrace Street
                                                              Muskegon, MI 49440
                                                                 (231) 724-6705
                                       TTY/TDD: Dial 7-1-1 and request that a representative dial 231-724-6705

                                                                           1
                                             STAFF REPORT
                                              July 13, 2017


Hearing, Case 2017-18: Request to rezone the property at 1361 S Getty St from B-1, Limited Business
District to B-4, General Business District, by Laquan Robinson.


SUMMARY
   1. The property is located on the corner of Getty St and Catawba St and is roughly a quarter acre in size.
      A 1,250 sf office building is located on site. The building has been vacant since 2010.
   2. The property is zoned B-1, Limited Business District. The properties to the north are zoned B-4.
      General Business District. The properties to the south are zoned R-2, Single Family Medium Density
      Residential. The B-1 District in this area serve as a buffer between the residential neighborhoods and
      the more intense businesses in the B-4, General Business District. However, many of the properties
      in these B-1 Districts are actually homes with the ability to operate limited businesses. The property
      at 1361 S Getty fits the characteristics of B-4 zoning because of the commercial building on site. The
      B-1 zoning designation limits the usage of the property, which is evident from its long vacancy.
   3. The applicant would like to operate a car sales lot at this location, which requires a B-4, General
      Business District designation and a Special Use Permit.
   4. Written notice was mailed to all property owners and tenants within 300 feet. At the time of this
      writing, staff had not received any input on the request.
   5. Please see the zoning ordinance excerpts for B-1 and B-4 Districts.


                                             1361 S Getty St




                                                     2
                                               Zoning Map




                                                Aerial Map




MOTION FOR CONSIDERATION

I move that the request to rezone the property at 1361 S Getty St from B-1, Limited Business District to B-4,
General Business District be recommended to the City Commission for (approval/denial).
                                                      3
Hearing, Case 2017-19: Request for a Special Use Permit to operate a car dealership at 1361 S Getty St,
contingent upon the successful rezoning to B-4, General Business District, at 1361 S Getty St, by Laquan
Robinson.


SUMMARY
   1. The property is located on the corner of Getty St and Catawba St and is roughly a quarter acre in size.
      A 1,250 sf office building is located on site. The building has been vacant since 2010.
   2. The applicant is requesting a Special Use Permit to operate a car sales lot on site. Please see the
      enclosed site plan.
   3. The plan proposes to have space for up to eight cars for sale. The grass area to the south of the Getty
      St entrance would be paved with matching concrete to allow for two more display spaces. There will
      also be two parking spaces, one for customers and one for employees. The plan also calls to remove
      the tree near the intersection to increase visibility. Three new small shrubs would be planted along
      Getty St.
   4. The property has a curb cut on both Getty St and Catawba St. The ordinance requires that ingress and
      egress to the outdoor sales area shall be at least 60 feet from the intersection of any two streets. Both
      curb cuts at this location are over 60 feet from the intersection.



MOTION FOR CONSIDERATION

I move that the request for a Special Use Permit to operate a car sales lot at 1361 S Getty St be
(approved/denied), contingent upon the approval of the rezoning request to B-4, General Business District.




                                                      4
Hearing, Case 2017-20: Request for a Special Use Permit for a self-storage facility in a B-4, General
Business District at 1054 W Sherman Blvd by Sherman Self Storage.

SUMMARY
   1. The property is zoned B-4, General Business District and measures almost eight acres. The plan calls
      for the eventual split of the property to include two new out-lots fronting Sherman Blvd. A 28-foot-
      wide drive will provide access to the rear property. A security gate will be located at the end of this
      drive before the entrance to the storage units. There is a creek running though the northeastern corner
      of the property.
   2. The applicant also owns the self-storage units located at 2495 Barclay St. They initially wanted to
      extend those storage units to the west, however, staff encouraged them to look elsewhere, as that
      property is zoned for residential and has the potential to become a new neighborhood. They were
      able to find this location, which is properly zoned, and located just down the street.
   3. The project will include two phases for development. Phase I will include 118 units and Phase II will
      include 213 units.
   4. There is adequate lighting for the storage units, all of which are 100% cutoff and downward facing to
      reduce light pollution. The landscaping plan also calls for a nice mixture of plantings at the entrance
      of the private drive. There is an existing sidewalk that runs the whole frontage of the parcel.
   5. There are no proposed parking spaces, as there is no need for customers to park other than in front of
      their units. However, there are adequate driving lanes for emergency access.
   6. There is a stormwater retention basing located just north of the proposed storage units and there will
      also be a large wooded area remaining between the units and the creek. It appears to be a solid
      stormwater retention plan that will allow water to be naturally filtered before entering the watershed.
      However, stormwater calculations still need to be provided to staff.
   7. Please see the enclosed B-4, General Business District excerpt. The plan meets of the requirements
      to operate a self-storage facility, with the exception of the extra parking spaces. Staff recommend
      eliminating this requirements for these extra spaces, as the extra spaces provided at their other
      location on Barclay St remain unused.
   8. Written notice was mailed to all property owners and tenants within 300 feet. At the time of this
      writing, staff had not received any input on the request.

                                          1054 W Sherman Blvd




                                                     5
                                               Zoning Map




                                                Aerial Map




MOTION FOR CONSIDERATION
I move that the request for a Special Use Permit to operate a self-storage facility at 1054 W Sherman Blvd be
(approved/denied) with the following condition
   1.   Staff approves the stormwater management plan that includes stormwater calculations.
                                                   6
Hearing, Case 2017-21: Staff-initiated request to rezone several parcels to R-2, Single Family Medium
Density Residential District.

   1.  This request is a continuation of the rezoning efforts we have been working on to allow smaller lot
      development on the appropriate blocks.
   2. Please see the development standards below and the enclosed rezoning maps. A larger, clearer map
      will be provided at the meeting.


                                           Development Standards

                        R-1                             R-2                             R-3
     Minimum Lot
                        6,000 sf                        4,000 sf                        3,000 sf
     Size
     Minimum Lot
                        50 ft                           40 ft                           30 ft
     Width
     Maximum Lot        Buildings: 50%                  Buildings: 60%                  Buildings: 70%
     Coverage           Pavement: 10%                   Pavement: 15%                   Pavement: 20%
     Height Limit*      2 stories or 35 feet**          2 stories or 35 feet**          2 stories or 35 feet**
     Front              Expressway/Arterial Street:     Expressway/Arterial Street:     Expressway/Arterial Street:
     Setbacks***        30 ft                           30 ft                           30 ft
                        Collector/Major Street: 25 ft   Collector/Major Street: 25 ft   Collector/Major Street: 25 ft
                        Minor Street: 15 feet           Minor Street: 10 feet           Minor Street: 10 feet
     Rear Setback       30 ft                           20 ft ^                         15 ft^
     Side Setbacks#:    1 story: 6                      1 story: 6                      1 story: 5
                        2 story: 8                      2 story: 7                      2 story: 5


MOTION FOR CONSIDERATION
I move that the request to rezone the parcels to R-2, Single Family Medium Density Residential District, as
described on the map be recommended for (approval/denial) to the City Commission.



Hearing, Case 2017-22: Staff-initiated request to rezone several parcels to R-3, Single Family High Density
Residential District. Please see map for a description of parcels to be rezoned.


MOTION FOR CONSIDERATION
I move that the request to rezone the parcels to R-3, Single Family High Density Residential District, as
described on the map be recommended for (approval/denial) to the City Commission.




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