CHEBOYGAN COUNTY PLANNING COMMISSION 870 SOUTH MAIN ST. PO BOX 70 CHEBOYGAN, MI 49721 PHONE: (231)627-8489 FAX: (231)627-3646 CHEBOYGAN COUNTY PLANNING COMMISSION MEETING & PUBLIC HEARING WEDNESDAY, NOVEMBER 5, 2014 AT 7:00 PM ROOM 135 COMMISSIONERS ROOM CHEBOYGAN COUNTY BUILDING, 870 S. MAIN ST., CHEBOYGAN, MI 49721 AGENDA CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF AGENDA APPROVAL OF MINUTES PUBLIC HEARING AND ACTION ON REQUESTS 1. An ordinance to amend Section 17.7 of the Cheboygan County Zoning Ordinance #200 to allow uses for tents, travel trailers, campers, recreational vehicles and undersized mobile homes outside of campgrounds and to allow outdoor storage of travel trailers, campers and recreational vehicles outdoors. 2. TRAVIS CONNERS/CHARLES SKRUBA - Requests a site plan review amendment for outdoor storage and display, employee parking and a 50ft. x 120ft. storage building. The property is located at 562 North Straits Hwy., Tuscarora Twp., section 1, parcel #161-001-400-003-00 and #161-001-400-002-00 and is zoned Commercial Development (D-CM). UNFINISHED BUSINESS NEW BUSINESS STAFF REPORT PLANNING COMMISSION COMMENTS PUBLIC COMMENTS ADJOURN
CHEBOYGAN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT CHEBOYGAN COUNTY BUILDING 870 S. MAIN STREET, PO BOX 70 CHEBOYGAN, MI 49721 PHONE: (231)627-8489 FAX: (231)627-3646 www.cheboygancounty.net/planning/ STAFF REPORT Item: Amendment to approved site plan for a storage addition to an existing structure and employee parking, outdoor storage and display. Indian River Power Sports Center located at 562 S. Straits Hwy. Prepared by: Scott McNeil Date: October 21, 2014 Expected Meeting Date: November 5, 2014 GENERAL INFORMATION Introduction: The applicant is seeking an amendment to a site plan to add additional employee parking and outdoor storage and display on a neighboring parcel and construct a 50 ft. x 120 ft. storage addition to and existing structure. The Planning Commission approved the most recent amendment to the site plan to add outdoor storage and display on June 20, 2012. An amended site plan was approved by the Planning Commission for an additional 1.46 acres of property and a storage building. The site plan amendment was approved on October 5, 2011 with the following conditions; Comply with the provisions of the Cheboygan County Soil Sedimentation and Stromwater Control Ordinance. Two parcels must be combined into one parcel or record. No utilities (sewer, water or electric) connected to the building. No outside storage on the new parcel. The Planning Commission also approved an amendment to site plan for the existing business on August 18, 2010 with the following condition; Permit from the Michigan Department of Transportation (MDOT) for outdoor display in the right of way of M-27. The original site plan was approved by the Planning Commission on April 16, 2008. A copy of the most recently approved site plan is attached to this report.
Applicant: Travis Conners Contact person: Travis Conners Phone: 231-420-9696 Requested Action: Approval of amendment to site plan to allow employee parking, outdoor storage and display on property identified by property code# 161-001-400-002-00 and construct a 50 ft. x 120 ft. storage addition to an existing structure. BACKGROUND INFORMATION Current Zoning: Current zoning is Commercial Development District (D-CM) Surrounding Land Uses: Surrounding land uses are commercial and vacant to the north, vacant to the east with I-75 entrance ramp to the west and south. Environmentally Sensitive Areas (steep slopes, wetlands, woodlands, stream corridor, floodplain): No environmentally sensitive areas have been identified. Historic buildings/features: There are no historic buildings in the subject area. Traffic Implications The subject site is located on M-27 and adjacent to on and off ramps of I-75. Additional outdoor storage and display will have a minimal effect on traffic. Parking By reviewing the proposed detail site plan and the most recently approved site plan you will note and change of the parking layout and number of parking spaces from 18 spaces to 31 parking spaces. The applicant indicates that there 8 employees require 4 parking spaces. There is 4,000 s.f. of retail area. Section 17.6. requires one parking space for each 250 s.f. of floor area. 16 parking spaces are required for the retail use. There are no parking requirements for outdoor storage and display for this use in section 17.6. Based on my calculations there is 25,560 s.f. of outdoor display indicated on the site plan. By comparison section 17.6. requires 1 parking space for each 5,000 s.f. of outdoor sales for autos. Using this example, 6 parking spaces are indicated. The site plan provides 31 parking spaces and another area measuring 200 ft. x 20 ft. for employee parking. The Planning Commission will need to make an adequate parking determination per section 17.4.1. regarding parking relative to outdoor display.
Access and street design: (secondary access, pedestrian access, sidewalks, residential buffer, ROW width, access to adjacent properties) Street assess to this site is provided from S. Straits Hwy. (M-27). There are no changes proposed to the access driveways. Signs No sign changes or additions are proposed Fence/Hedge/Buffer An existing fence is located on the south property line along the I-75 entrance ramp right-of-way. No other fence, hedge or buffer is proposed. Lighting No additional lighting is proposed Stormwater management No changes in stromwater management is proposed. Existing stormwater control facilities have been reviewed by Mr. Hank Jankoviak, Soil Erosion Officer relative to the proposed addition. Review or permits from other government entities: No other permits required from other government agencies have been identified except as recommended below. Public comments received None Recommendations (proposed conditions) Approval by Cheboygan County Department of Building Safety. Approval by Health Department (applicant proposed to move the drainfield.) Attachments Site Plan approved on June 20, 2012
CHEBOYGAN COUNTY PLANNING COMMISSION SITE PLAN REVIEW Wednesday, November 5, 2014, 7:00 PM Applicant Travis Conners 562 S. Straits Hwy. Indian River, Mi. 49749 Owner Travis and Renee Conners 562 S. Straits hwy. Indian River, Mi. 49749 and Charles Skruba 15901 Princeton Ct. Fraser, Mi. 48026 Parcel 562 S. Straits Hwy. Tuscarora Township 161-001-400-003-00 and 556 S. Straits 161-001-400-002-00 GENERAL FINDINGS 1. The property is located in a Commercial Development (D-CM) zoning district. 2. The applicant is requesting an amendment to a site plan for construction of a storage addition to an existing structure and add employee parking, outdoor storage and display to be used with the existing snowmobile, ATV, boat sales and rental business. 3. Automobile, boat, equipment, and farm machinery sales, repair, rental and washing establishments is a permitted use in a D-CM zoning district per section 6.2.4. 4. The Planning Commission approved the original site plan for the existing business on April 16, 2008 5. The Planning Commission approved a site plan amendment for the existing business on August 18, 2010. 6. The Planning Commission approved a site plan amendment for the existing business relative to addition of 1.46 acres of property and construction of a storage building on the additional property on October 5 2011. 7. The Planning Commission approved a site plan amendment for outdoor storage and display on June 20, 2012. 8. The applicant requests a waiver from the topography and elevation drawing requirement. 9. 10. 11. SPECIFIC FINDINGS OF FACT UNDER SECTION 20.10 OF THE ZONING ORDINANCE The Planning Commission makes the following findings of fact as required by section 20.10 of the Zoning Ordinance for each of the following standards listed in that section: a. The site plan shall be designed so that there is a limited amount of change in the overall natural contours of the site and shall minimize reshaping in favor of designing the project to respect existing features of the site in relation to topography, the size and type of the lot, the character of adjoining property and the type and size of buildings. The site shall be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Ordinance. 1. The application and site plan indicates that there is no change in overall natural contours of the site and no reshaping of the site. 2. The site plan indicates that it will be developed so as not to impede the normal and orderly development or improvement of surrounding property for uses permitted in this Ordinance. 3. 4. Standard has been met. Or. 1. The site plan is not clear relative to location, type or amount of the proposed outdoor storage area or location, type or amount of outdoor display. 2. 3. Standard has not been met.
b. The landscape shall be preserved in its natural state, insofar as practical, by minimizing tree and soil removal, and by topographic modifications which result in smooth natural appearing slopes as opposed to abrupt changes in grade between the project and adjacent areas. 1. No change will take place to the landscape. 2. No tree removal is proposed. 3. Minimal soil removal is proposed. 4. 5. Standard has been met Or. 1. 2. Standard has not been met. c. Special attention shall be given to proper site drainage so that removal of storm waters will not adversely affect neighboring properties. 1. Stormwater drainage will not change significantly relative to the proposed structure addition. 2. 3. Standard has been met. Or. 1. There is no information that site drainage as a result of the building addition will not adversely affect neighboring properties. 2. 3. Standard has not been met. d. The site plan shall provide reasonable, visual and sound privacy for all dwelling units located therein. Fences, walls, barriers and landscaping shall be used, as appropriate, for the protection and enhancement of property and for the privacy of its occupants. 1. Not applicable. No dwelling units are proposed to be located therein. e. All buildings or groups of buildings should be so arranged as to permit emergency vehicle access by some practical means 1. Emergency vehicle access is provided to all buildings via gravel surface drive areas in the front and rear portion of the site. 2. Access to the site is provided via S. Straits Hwy. 3. 4. Standard has been met. Or. 1. The site plan does not provide adequate information relative to placement of items for outdoor storage and outdoor display to insure some practical means for emergency vehicle access to the rear storage building will be provided at all times. 2. 3. Standard has not been met. f.every structure or dwelling unit shall have access to a public street, walkway or other area dedicated to common use. 1. The site is located on, and has access to S. Straits Hwy (M-27). 2. 3. Standard has been met. Or. 1. 2. Standard has not been met
g. For subdivision plats and subdivision condominiums, there shall be a pedestrian circulation system as approved by the Planning Commission. 1. This is not applicable. No subdivision plats or subdivision condominiums are proposed. h. Exterior lighting shall be arranged as follows: a. It is deflected away from adjacent properties, b. It does not impede the vision of traffic along adjacent streets and c. It does not unnecessarily illuminate night skies. 1. No new exterior lighting is proposed 2. 3. Standard has been met. Or. 1. 2. Standard has not been met. j. The arrangement of public or common ways for vehicular and pedestrian circulation shall respect the pattern of existing or planned streets and pedestrian or bicycle pathways in the area. Streets and drives which are part of an existing or planned street pattern which serves adjacent development shall be of a width appropriate to the traffic volume they will carry and shall have a dedicated right-of-way equal to that specified in the Master Plan. 1. Not applicable. k. Site plans shall conform to all applicable requirements of state and federal statutes and the Cheboygan County Master Plan, and approval may be conditioned on the applicant receiving necessary state and federal permits. 1. This site plan will conform to the Master Plan and any applicable state and federal laws. 2. 3. Standard has been met. Or. 1. 2. Standard has not been met. DECISION TIME PERIOD FOR JUDICIAL REVIEW State law provides that a person having an interest affected by the zoning ordinance may appeal a decision of the Planning Commission to the Circuit Court. Pursuant to MCR 7.101 any appeal must be filed within twenty-one (21) days after this Decision and Order is adopted by the Planning Commission. DATE DECISION AND ORDER ADOPTED Wednesday, November 5, 2014 Patty Croft, Chairperson Charles Freese, Secretary