Emmet County Planning Commission Meeting REGULAR MEETING OCTOBER 5, 2017
1. PSPR17-008 ALPHA INVESCO James Shondel SITE PLAN REVIEW TOWN HOUSES/MULTI-FAMILY DWELLINGS 2514 N US 31 HWY SECTION 22 MCKINLEY TOWNSHIP
Location Map REED RD N US-31 1110.07 330' 327.03' 322.41' 310-001 165. 165. 165. 165. 330. 165. 165. 165. 165. 165. 165. RD 2162.6 363.44' 947' 300-012 2155.46 363.01' 362.86' DEL RD 237.52' 237.52' 373' 373' 947' 363.2 255.62' 373' 265.91' 373' 362.95' 947' 252.83' 315.45' 308.07' 236.75' 265.92' 270' 265.7' 236.75' 265.7' 270' 100-016 100-029 100-017 100-035 100-018 1319.32' 100-015 100-036 1320.69' 100-026 100-019 100-020 100-021 100-022 SUBJECT PARCEL 300-006 400-003 204.74' 400-002 400-010 345.11' 300-013 354.18' 300-014 947' 400-011 251.35' 255.88' 300-007 400-005 400-006 400-007 947' 300-009 400-009 400-008 2117.32 373.91' 524.71' 784.87' 300-002 300-010 300-011 ELY RD 200-007 100-001 ELY RD DEL RD N US 31 HWY REED RD
Location Map aerial (2012)
Proposed Site Plan
Proposed Elevation Plan
Facts The property is zoned R 2 General Residential and FF 2 Farm and Forest. The entire property is 6.13 acres in area. The portion zoned R 2 is 2.08 acres. The property was used for a dwelling and motel. The existing buildings are being remodeled. A garage/accessory building is located on the south side of the proposed driveway. The proposal is to add 2 additional multiple family buildings. Proposal is to allow 12 one bedroom units and 2 two bedroom units. Density standards met. The site is adjacent to residential uses. Access is through an existing drive. MDOT preliminary review shows the location approved and a paved approach will be required.
Facts Access is through an existing drive. MDOT preliminary review shows the location approved and a paved approach will be required. The proposed buildings meet the setback standards of the Zoning District. Proposed buildings are 64.25 x30 and 100.75 x30. Parking appears to meet Zoning Ordinance standards. Each space is 10 x20 and allows for 2 parking spaces per unit. One additional barrier free parking space will be needed. One of those will be required to be van accessible to meet building code. Multiple family use is a permitted use in the R 2 zoning district. Parking lot proposed to be gravel. Sealed drainage plan required. Estimated cost of drainage system is not provided. Two private wells and three septic/drainfield locations for each building shown on the site plan. Health Department preliminary review received indicates mound system, but that an official evaluation is needed to determine exact requirements for sanitary facilities.
Facts Properties to the north are zoned the same as the subject parcel. East, west and south are all zoned FF 2 Farm and Forest. Dumpster is shown on the plan behind the existing accessory building. Details indicate decorative concrete. Buildings are single story 14 feet to the peak. Ample snow storage area shown on plan. Trees provided based on number of parking spaces meet minimum Ordinance standards. Plan has been submitted to Fire Chief by P&Z staff for review. No comments received to date. No outdoor lighting identified. Lighting Committee review needed for outdoor lighting. No drainage plan submitted to date. Applicant s representative has requested conditional approval and sealed drainage plan required before issuance of a Zoning Permit.
Photo existing buildings
Photo view to north
Photo view to south
Photo existing accessory building
Photo view east toward proposed buildings
Proposed Site Plan
2. PSPR17-009 PHIL & KRISTIN SCHANER SITE PLAN REVIEW HOTEL/MOTEL/MOTOR INN (LODGE & VILLAS) 1256 N US 31 HWY SECTION 34 BEAR CREEK TOWNSHIP
LEWINSKI RD BARNES AV MOORS AV Location Map M-119 COUNTRY CLUB RD C BREN DEL DR KOLINSKI RD MANVEL RD KONLE RD SIEBENHAR WAY PICKEREL LAKE RD 225-002 225-101 BAY VIEW HEIGHTS DR PICKEREL LAKE RD PARK AV SURREY LN WOODRIDGE DR SPRUCE PINE ST REED AV PRESTON AV BROCKWAY ST GROVE N DIVISION RD MANVEL RD ZAIGER RD RICE ST NEWBERRY AV KENT ST HAMPTON AV SHIRE AV TURBUSH ST OLD TANNERY CREEK RD SHIER ST VINTON ST SPRINGSIDE AV BEECH ST AURORA DR AUTUMN LN HEMLOCK ST TERRACE AV N US-31 COUNTRY CLUB RD STEPHEN'S LN BUFFETT LN FOREST AV MOSS AV N DIVISION RD KOLINSKI RD CROSS CREEK LN KONLE RD N US-31 TRAVERSE HEIGHTS DR HARBOR PETOSKEY RD EDGEWATER AV RICHARDS ST HIGHLAND ST 66' 125.13' 157.2' COUNTRY CLUB RD LORRAINE DR BAYSIDE N US-31 MAPLE ST KNAPP AV KEGOMIC RD 100-019 LONE OAK CT N US-31 1009.4' 253.6' 400-030 179.01 1151.9' 253-145 253-146 NORTHVEIW DR 100-100- 012 013 N US-31 GRAND RIDGE DR OLD ORCHARD LN COUNRTRY CLUB CIR COUNTRY CLUB RD BOYER RD ALCAN DR 343.75' 1138.5' 371.7' 437.2' 121.9' 257.5' 170' 262.89' 287' 290.4' 380.77' 1117.82' 150' 122.67' 378.8' 137.3' 980.26' 166.61' 572' 347' 1238' 86' 189.57' 230.21' 167.01' 177.89' 280' 175.6' 567.25' 339.36' 165' 217.5' 279.13' 66' 08.9' 154' 1178' 378' 990' 726' 610.5' 562.72' 462' 330' 214.5' 264' 204' 61.9' 552.21' 493.5' 450.81' 667.7' LITTLE TRAVERSE BAY DR 606.01' 100' 500' 406.8' 290.4' 369.6' 1020.65' 251.81' 300' 257.5' 514.32' 370.6' 252.38' 313.35' 475' 151.9' 370' 207.3' 147.8' 400' 313.36' 250' 150.23' 1217.69' 100' 300' 625.27' 157.57' 182.87' 200' 154' 134.5' 140' 110.' 110' 253.64' 78.46' 100' 129.86' 594' 281.41' 150.78' 109.45' 164.98' 164.98' 426-001 426-002 FLYNN DR HOMESTEAD CT 150' 345.3' 400-008 173.05' 100-018 60' 198.18' 855.63' 100-008 508.55' 456.75' 200-004 528' 330' 100-064 345' 480' 328.4' 115' 200' 315' 401.32' 540.77' 420.99' 285' 400-002 92' 298.01' 165.' 820' 820' 353' 380' 125' 138' 146.13' 194.95' 99.89' 150' 100-013 145.37' 85.5' 364.5' 469.96' 248.32' 183' 536.56' 270' 197.92' 334.52' 400-008 200' 326' 100-027 178.74' 330' 100-027 537' 129.09' 89.36' 222.1' 97' 334.35' 230' 230' 335.12' 115' 115' 330' + - 1095.44' 301-004 301-003 117.2' 117.2' 100-024 100-025 100-100- 014 015 112' 112' 148' 90' 25.35' 314.51' 631.48' 110' 207' 300' 163.6' 250' 166.29' 107' 108.43' 122.98' s 423.13' 228.49' 121.6' 251' 250' 784.7' 133.5' 210.03' 290.4' 174.47' 970' 93.37' 110' 170.62' 200' 50' 75' 201' 145' 150' 50' 50' 50' 200' 190' 100' 120' 120' 50' 50' 75' 100' 100' 100' 50' 80' 120' 50' 120' 50' 120' 250' 87' 75' 50' 120' 68' 250' 120' 120' 125' 81' 100' 119' 55' 120' 150' 147' 95' 50' 150' 120' 50' 125' 125' 150' 50' 125' 100' 100' 125' 100' 125' 165' 77.55' 610.5' 53.98' 276.9' 155.91' 273.24' 87.05' 125' 230' 148' 426-018 100' 228.61' 300-014 380.8' 150.19' 100-038 506' 100-011 608.7' 267.345' 480.85' 208.37' 500.65' 74.37' 270.03' 178.06' 150.01' 230' 99.97' 291.1' 90' 110' 44.5' 65.5' 300.' 145' 200-004 117' 200-005 192' 140' 332.79' 208.61' 100-058 188.21' 264' 350' 92.8' 668.24' 65' 378' 341.78' 164.97' 127.37' 207.6' 113.8' 194' 150.' 100' 100' 100' 95' 49.5' 75' 50' 100' 125' 125' 120' 80' 10 0' 55.9 120' 174.5' 50' 50' 100' 100' 135.68' 50' 50' 50' 62.5' 187.5' 150' 150' 100' 100' 100' 190' 62' 100' 50' 150' 150' 110' 120' 115' 264' 200' 200' 200' 146' 147.3' 200.61' 200' 196.' 200.' 364.' 165' 115.5' 150.' 400-001 400-002 100-001 300-018 300-009 300-020 385-001 376-004 94.17' 300-021 300-003 300-004 300-005 267.86' 250.' 115.' 116.' 152.19' 116.69' 114.05' 249.77' 201-017 400-026 178.' 201-016 400-025 400-027 100.' 400-028 400-033 400-034 100.' 400-037 100.' 400-029 400-039 400-031 300-018 400-004 410-001 400-005 310-001 400-040 50' 50' 50' 100' 50' 103' 150' 100' 101.7' 50' 100' 76' 100' 250' 100' 80.73' 212.53' 158.34' 31.' 300-029 300.' 100-031 300-066 300-032 100-026 301-001 300-043 300-071 100-008 301-005 301-007 301-006 301-008 301-039 301-009 301-002 301-010 100-021 301-020 301-023 351-006 351-010 301-042 301-015 301-021 301-024 301-026 301-016 301-033 352-021 352-026 300-005 352-006 300-007 352-005 352-001 352-004 352-002 352-003 352-007 300-003 301-301-025 027 301-301- 035 036 301-028 301-032 301-031 301-044 301-013 301-019 301-022 340.02' 990'+- 300-006 300-019 300-007 400-025 300-010 476-001 300-300- 073 300-044 100-023 247. 100-022 150' 100-017 301-040 351-009 352-008 352-009 352-022 352-025 352-023 352-024 301-014 301-030 301-037 351-001 351-002 351-003 351-004 351-005 351-007 351-008 301-043 301-038 200-009 100-021 100-002 100-051 100-055 100-003 100-024 100-052 100-050 100-035 100-012 100-048 100-007 300-019 253-103 420-109 225-105 200-017 200-020 225-002 225-102 225-103 225-104 225-109 225-110 200-019 200-036 300-004 100-039 100-009 300-001 100-010 200-010 100-040 426-003 426-005 400-024 400-018 426-006 200-012 426-007 426-010 426-012 426-014 426-016 300-026 300-005 300-007 300-020 420-101 420-102 420-103 420-104 420-105 420-108 420-107 420-106 426-014 426-018 426-011 426-012 426-015 426-016 426-017 476-004 400-009 476-006 476-008 300-014 451-101 476-013 480-103 480-105 480-001 476-009 476-010 476-012 476-005 476-007 400-017 400-025 400-022 200-010 400-004 200-012 200-017 200-018 400-006 Sec 28 Sec 33 200-016 200-002 210-002 200-011 426-004 426-006 426-008 426-009 426-011 426-013 426-015 426-017 253-120 253-119 253-118 253-117 253-116 253-102 253-104 253-123 253-124 253-125 253-115 480-104 253-101 253-128 253-107 253-106 253-004 253-004 253-004 Sec 33 Sec 34 Sec 28 Sec 27 151-001 100-001 253-108 253-143 253-142 253-109 253-137 253-138 253-139 253-140 253-141 253-134 100-001 253-133 253-132 253-131 253-130 301-029 301-034 301-041 296' 1019.57' 426-426-019 003 426-004 426-005 426-020 426-008 426-021 200-016 200-035 225-106 225-107 225-108 164.3' 200-034 132' 99' 165' 300-006 032 100-056 100-229.98' s 033 100-036 100-059 100-037 100-047 100-001 203' 300-002 230' 100-041 400-004 400-023 480-106 480-101 426-010 426-013 400-003 400-021 480-107 200' 130' 264' 400-400- 017 014 400-002 400-018 190' 400-003 150' 110' 249' 200-009 151.13' 200-020 200-019 480-102 300-054 253-105 004 253-114 253-113 253-253-112 127 253-253-111 126 253-129 253-110 253-144 253-147 253-148 151-001 100-062 200-001 200-044 420-123 420-002 420-122 420-113 200-023 420-114 420-121 420-112 420-115 420-111 420-116 420-117 420-118 420-119 420-110 100-005 200' 100-006 100-004 SHELDON DR 100-100- 009 010 120' 100-003 420-120 300-067 300-072 201-013 201-031 201-032 201-011 201-010 400-007 1' x 396.1' 100-057 150-105 150-104 150-103 150-102 150-101 150-106 150-107 150-108 150-109 100-060 150-120 150-119 150-118 150-115 150-116 150-117 150-114 150-113 201-007 201-018 451-111 451-112 201-030 451-113 451-114 201-019 201-009 451-110 451-109 200-039 201-008 451-108 451-107 451-001 200-043 201-028 451-102 201-033 200-003 202-001 200-014 200-022 202-002 202-003 202-004 202-038 201-027 451-103 451-105 201-002 201-001 202-080 202-006 202-009 202-011 202-017 202-086 202-077 202-020 100-017 100-044 100-045 123.19' 200-025 162.5' 300-027 200' 100-029 451-104 451-106 201-025 202.3' 221' 110' 110' 110' 253-122 251-253-121 253-136 001 253-135 251-008 251-006 201-023 201-020 201-022 201-024 251-012 202-031 202-029 202-024 202-019 202-036 202-035 202-028 202-027 202-037 202-044 202-059 202-034 202-032 202-049 202-052 201-026 202-046 202-084 202-078 202-047 202-050 251-002 202-054 202-053 202-057 202-061 202-062 251-011 251-010 202-071 202-072 202-058 202-064 202-063 202-069 251-007 251-009 352-010 352-011 352-012 352-013 018 012 202-081 202-076 013 100-002 BROCKWAY MANVEL RD KONLE RD REED AVE 202-073 WOODLAND AVE PINE N DIVISION RD KOLINSKI RD COUNTRY CLUB RD KNAPP AVE FLYNN DR BOYER RD 202-022 202-033 202-039 202-021 202-040 202-041 202-085 202-005 202-030 202-023 202-014 202-087 202-079 202-051 202-060 202-056 202-065 202-055 202-066 202-067 202-070 202-075 202-068 201-003 202-016 201-002 201-016 300-012 PICKEREL LAKE RD 400-006 201-015 201-017 EDGEWATER AV 201-004 202-202- 202-201- 201-006 201-007 201-010 201-005 018 201-013 201-012 201-014 202-083 200-021 150-003 151-001 100-063 150-122 150-121 150-126 150-123 150-125 150-124 100-030 ZAIGER RD RICE ST SHIRE AV N US 31 HWY 202-082 BAYSIDE SPRINGSIDE AVE STEPHEN'S LN TERRACE AVE BUFFETT LN MOSS BREN-DEL DR SIEBENHAR WAY FOREST AVE
E D HARBOR P 508.55' PICKEREL LAKE RD RICE ST R L RD MANVEL RD ZAIGER RD LITTLE TRAVERSE B N US-31 KEGOMIC RD 100-019 LEWINSKI RD 151.13' 150' 110' 249' 200-009 109.45' N US-31 129.86' 552.21' 281.41' 150.78' 456.75' 173.05' 493.5' 61.9' 450.81' 400' 194.95' 99.89' 150' 145.37' 370' 85.5' 364.5' 151.9' 147.8' 313.36 469.96' 183' 536.56' 514.32' 370.6' 252.38' 125' 248.32' 330' 537' 270' 197.92' 138' 146.13' 300' 230' 335.12' 125' 228.49' 784 7' RICE ST MANVEL RD 100-001 74.37' 270.03' 178.06' 150.01' 230' 121.6' 251' 99.97' 291.1' 300.' 668.24' 208.61' 229.98' s 92.8' 107' 122.98' s 423.13' 332.79' 80.73' 108.43' 65' 378' 341.78' 77.55' 135.68' 100-021 100-010 100-051 100-011 100-052 100-012 100-013 100-048 200-010 100-009 100-024 100-047 032 340.02' 990'+- 100-033 100-027 100-036 100-059 100-037 100-055 100-050 100-035 75 100' 0' 50' 50' 50' 80' 50' 0' 100' 50' 62.5' 187.5' KENT ST 250' 150' 150' 200-012 200-017 200-018 200-019 200-020 200-016 200-002 Sec 33 Sec 34 200-004 200-011 100-044 100-045 100-062 100-017 100-058 100-056 100-057 150-105 150-104 150-103 150 102 1 GRAND RIDGE DR PICKEREL LAKE RD HARBOR-PETOSKEY RD KEGOMIC RD -002 202-003 202-005 202-004 202-006 202-014 202-017 202-087 2-021 202-086 202-030 202-031 202-036 202-035 200-021 100-018 N US 31 HWY 100-063 150-003 WOODRIDGE DR OLD TANNERY CREEK RD 202-083 KENT ST
Burger King NORTH LOT LINE 332.36 (N89^58 12 E) Lumber Concept Plan SUP Approved 2016 FRONT SETBACK: 30 TRASH RECYCLE: 10 W X 10 D X 6 H BIKE RACKS SNOW REMOVAL AREA. PARKING SPACES: 10 W X 20 D HANDICAP ROOM #1 12 W X 15 D X 18 H SIDE SETBACK: 20 PARKING AREA: 150 W X 40 D: (13 SPACES + BIKE RACK) Petoskey Country Club WEST LOT LINE 298.27 (S00^19 52 E) DRIVEWAY GARAGE #3 10 W X 40 D LODGE OWNERS RESIDENCE: 40 W X 70 L X 30 H OUTDOOR SPACE PATIO PAVED WALKING PATH 5 W OUTDOOR SPACE PATIO ROOM #9 12 W X 15 D X 18 H WELL #1 ROOM #8 12 W X 15 D X 18 H.. 38. WELL #2 ROOM #4 10 W X 15 D X 18 H ROOM #2 12 W X 15 D X 18 H ROOM #5 10 W X 15 D X 18 H ROOM #6 10 W X 15 D X 18 H... 63... ROOM #7 10 W X 15 D X 18 H ROOM #3 10 W X 15 D X 18 H... 51... 47. EAST LOT LINE 299.48 (S00^23 59 E) ZONING R 2 REAR SETBACK: 35 0 40 80 120 SOUTH LOT LINE 332.73 (S89^49 18 E) ZONING R 1
Proposed Site Plan
Proposed Access
Facts The property is zoned R 2 General Residential. The property is approximately 2.25 acres in area. The undeveloped public road right of way that would have provided access to the property has been abandoned by the Emmet County Road Commission. The use proposed, villas and lodge, was approved in 2016 through the Special Use Permit process in the category of hotels & motels, & motor inns (attached or detached units). This use is a Special Use in the Zoning District, provided the standards of Sections 21.01, 21.01, and 26.23 can be met. The site has the Tannery Creek running through it on the west side. The site is partially wooded.
Facts The applicant had requested review of the use only in 2016 and is now requesting site plan review. Access is proposed via an easement access through the Pirate s Cove and Burger King properties. Recorded easement and graphic of that easement provided in packet. Setback standards appear to be met on the concept plan. The proposal is for a lodge building which would include the owners residence plus 9 individual freestanding buildings approximately 480 sq. ft. each. Adjacent uses include: Burger King/Pirate s Cove/ProBuild to the north, golf course to the west, vacant land then hotel/motel to the east, vacant and single family residential to the south. The property borders B 2 to the north, R 2 to the east, and R 1 to the south and west. 11 required; 18 provided based on no meeting room or restaurant in lodge. The required parking for the use is 2 for the dwelling plus 1 for each sleeping room in the 9 buildings plus 1 per 150 sq. ft. of meeting room or restaurant. Floor plan doesn t clearly identify uses within the lodge. Parking is in centralized area with pedestrian access provided to each rental unit.
Proposed Site Plan
3. PSPR17-010 DAVID DREWS /NORTHERN MICHIGAN ENGINEERING INC ON BEHALF OF MONTE BLACK/WRIGHT REAL ESTATE SITE PLAN REVIEW VEHCILE STORAGE BUILDING 1342 N US 31 HWY SECTION 27 MCKINLEY TOWNSHIP
199-010 199-009 199-007 199-006 199-004 199-001 498' 199-008 199-002 199-011 199-005 199-003 208.7 150.13' 408.09 404.51 526.93 580.15 690.25 461.74 150.13' 335.51 607. 607. 607. 508.89' 208.63' 124.52' 145.83' 156.38' 218.65' 218.53' 218.3' 208.72' 0. 326.1' 75. Location Map REED R ELY RD ELY RD ELY RD 100-002 200-001 100-003 400. 100-001 11 64.61 1180.36 200-003 N US-31 100' 100' DOUGLAS LAKE RD TOWNLINE RD DOUGLAS LAKE RD 85.16' 310-002 100-005 100-001 N US 31 HWY 107.5' 300-021 300-022 100-100-007 009 300-018 100-010 200-004 DOUGLAS LAKE RD 250. 100.1' 300-023 244.19 300-024 300-015 236.56' s 225.5 SUBJECT PARCEL 400-007 400-002 400-004 400-005 400-006 310-003 132. 300-016 247.5' +- 300-013 300-017 300-014 208.7 300-006 300-007 336.54 400-001 TOWNLINE RD 300-001 400-001 U-M 400-008 N US-31 300-008 300-009 300-010 300-011 165. 165.' 165.' 84. 491.2' 100-002 440.3' 66. 132. 66. 132.' STIMPSON ST 198.09' 300-012 INDUSTRIAL DR 100-014 100-006 100-007 100-008 135-101 135-102 135-103 231.09' 409.95' 200-009 210-002 411.79' 653.83' ZIPF ST ZIPF ST 200-005 208.72' INDUSTRIAL DR TOWNLINE RD INDUSTRIAL DR INDUSTRIAL DR 1320. 100 002
Location Map aerial (2012)
Proposed Site Plan
Elevations
Facts The property is zoned I 1, Light Industrial. Properties north and south also zoned I 1. The property to the east is zoned FR, Forest Recreation. The property to the west is zoned I 2, General Industrial. Parcel is currently the location of a billboard (two sided). The property is +/ 2.6 acres. The proposed use is indoor vehicle storage.
Facts One 7,000 sq. ft. building proposed. The height of the building is 16 to the eave. Building meets setback standards. Front: 96, Rear: 330, North Side: 88 ; South Side 62. Stormwater drainage plan provided meets the standards of the ordinance Five parking spaces provided and designated on site plan as required. Fire Dept. has no concerns. MDOT has not yet provided feedback. Lighting review required when details provided. Plan indicates no parking lot lights, building mounted lighting only. No signs have been proposed. If desired, additional review required. Snow storage/management shown on plan.
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Proposed Site Plan
4. PPTEXT 17-02 Emmet County Planning Commission BOAT WELL COVERS - TEXT AMENDMENT
Status Sent to townships for review McKinley & Readmond recommended approval. Littlefield Township deferred to ECPC. Further review requested 10 ft. eaves, 2.5 ft. walkway around boat well. No changes made. Maple River Township recommended approval. Springvale Township recommended approval with change to add Crooked River change made. DEQ reviewed with questions text amended for clarification as a result.
Boat well covers may be permitted by the Zoning Administrator over existing boat wells approved by the state agency having jurisdiction provided that the structure is open sided, has no greater than eight (8) ft. side posts at the eave measured from the grade of the ground above the river, has an overall height not greater than twelve (12) ft. measured from the finished grade to the peak, the structure meets the side yard setback standards of the zoning district, that it extends no greater than three feet on either the sides or the land side of the boat well, and that it is located within the Crooked River of the Inland Waterway. The structure may not extend over the navigable portion of the river. Such structures are not subject to the waterfront setback but evidence that the existing boat well was established legally must be provided before the zoning permit may be issued.
Public Comment
Other Business Enforcement Report. Medical Marihuana Wawatam Township Resolution update. Readmond Township meeting September 12, 2017.