1. society
2. welfare
3. healthcare

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, MARCH 18, 2015 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.) MICHAEL R. BROWN, BURDCO INCORPORATED /GARY E. DEVOE - Requests a Site Plan Review Amendment regarding
revised parking for a medical office (Section 6.2.1 and Section 5.2.6.). The property is located at 3860 S. Straits Hwy.,
Tuscarora Township, Section 24, parcel #161-024-400-225-00 and is zoned Commercial Development (D-CM).
2.) BRENT MARLATT – Requests a Site Plan Review for an antique/consignment store (Section 6.2.19). The property is
located at 6968 Van Etten Court, Tuscarora Township, Section 25, parcel #161-025-300-013-00 and is zoned
Commercial Development (D-CM).
UNFINISHED BUSINESS
NEW BUSINESS
1.) Discussion regarding goals and objectives for Rural Stream Protection Zoning District.
2.) Discussion regarding setbacks on South Straits Highway
STAFF REPORT
PLANNING COMMISSION COMMENTS
PUBLIC COMMENTS
ADJOURN
CHEBOYGAN COUNTY PLANNING COMMISSION
870 SOUTH MAIN ST., ROOM 103  PO BOX 70  CHEBOYGAN, MI 49721
PHONE: (231)627-8489  TDD: (800)649-3777
CHEBOYGANCOUNTYPLANNINGCOMMISSIONMEETING
WEDNESDAY,MARCH4,2015AT7:00P.M.
ROOM135–COMMISSIONER’SROOM‐CHEBOYGANCOUNTYBUILDING
PRESENT:
Bartlett,Freese,Kavanaugh,Borowicz,Croft,Ostwald,Lyon,Churchill,Jazdzyk
ABSENT:
None
STAFF: ScottMcNeil
GUESTS:
JudyOstwald,BobLyon,SueAllor,TonyMatelski,CarlMuscott,JohnF.Brown,LindaDoan,RobertA.Doan
Sr.,JohnMoore,BetsyHansen,JoeHebert,ShariVeller,RussellCrawford,CherylCrawford,BrianFullford
ThemeetingwascalledtoorderbyChairpersonCroftat7:00pm.
PLEDGEOFALLEGIANCE
ChairpersonCroftledthePledgeofAllegiance.
APPROVALOFAGENDA
Themeetingagendawaspresented.MotionbyMr.Borowicz,secondedbyMr.Freese,toapprovetheagendaaspresented.
Motioncarriedunanimously.
APPROVALOFMINUTES
TheFebruary18,2015PlanningCommissionminuteswerepresented.MotionbyMr.Churchill,secondedbyMr.Kavanaugh,
toapprovethemeetingminutesaspresented.Motioncarriedunanimously.
PUBLICHEARINGANDACTIONONREQUESTS
DavidMarsh–RequestsaSpecialUsePermitforadditionstoaRestaurant/Bar.(Section10.3.).Thepropertyislocatedat
11900ScottRoad,EllisTownship,section31,parcel#210‐031‐300‐003‐00andiszonedLakeandStreamProtection(P‐
LS).
Mr.McNeilreviewedthesiteplanandnotedthelocationoftheproposedadditionsandproposedoutdoorseating.Mr.McNeil
statedtheoutdoorseatingwillhaveupto164seats.Mr.McNeilstatedthatparkingrequirementswillbemet.Mr.McNeil
recommendedthatsoilandsedimentationrequirements,buildingsafetyrequirementsandhealthdepartmentrequirements
shouldbemetiftherequestisapproved.Discussionwasheldregardingthenumberofparkingspaces.
Mr. Fullford stated expansion of the existing parking lot with gravel will be a minimal change. Mr. Fullford stated the
approachesandpavedapronsareexisting.
Mr. Kavanaugh stated that the applicant noted in the application that the sewage and water will meet the standard. Mr.
Kavanaughstatedthatthisrestaurant/barwassizedfor48seatsand4employeespreviously.Mr.Kavanaughstatedthere
willbeasignificantincreasetothedrainfieldandsepticsystemthatcanbeworkedoutlaterasthereisplentyofroom.Mr.
KavanaughstatedtherewillhavetobeDEQreviewforthewetlands.Mr.FullfordstatedhetalkedwithScottRasmussenfrom
theDEQandhedidnotindicatethattherearewetlandsinthisarea.Mr.FullfordstatedthatMr.Rasmussenstatedtheremay
bewetlandsalongtherailroadgradeandbytheriver.Mr.FullfordstatedhealsotalkedwithSusanConradsonwhoisthe
floodplainengineer.Mr.Fullfordstatedheusedtheruleofthumbof4ft.toshowthefloodplain.Mr.Fullfordstatedthatis
conservativeandthefloodplainmaybemovedclosertotheriver.
Mr.Freesestatedthisisagreatimprovementandthisproposedexpansionisasolutionfortheovercrowdingproblemifthey
canovercomethesepticproblemandDEQrequirements.
Ms.Croftaskedforpubliccomments.Mr.DoanstatedhelivesonScottRoad.Mr.Doanstatedheisnotconcernedaboutthe
parkingforcars.Mr.Doanstatedheisconcernedabouttheparkingforthe100snowmobilesthatcomeinthistimeofyear.
Mr. Doan stated a year ago a tree fell down on a power line across the river from his property Mr. Doan asked what will
Page1of5
happenifapowerlinefallsoncarsparkedinthisarea.Mr.Doanstatedhisconcernsregardingthefloodplainbeingmorethan
whatwaspreviouslystated.Mr.Doanstatedhisconcernsregardinganeedforbathroomfacilitiesinthisarea.
Publiccommentclosed.
Boardhelddiscussion.Mr.Kavanaughsuggesteddesignatinganareaforsnowmobileparkingintheopenarea.Mr.Fullford
statedthatareaisalreadydesignatedforsnowmobileparking.
Ms. Lyon stated there was a concern regarding lighting on the deck. Ms. Lyon suggested that the Planning Commission
conditiontheapprovalupondownwardlighting.
ThePlanningCommissionreviewedandapprovedtheGeneralFindings.ThePlanningCommissionreviewedandapproved
the Finding of Fact Under Section 18.7 and the Specific Findings of Fact Under Section 20.10. Motion by Mr. Kavanaugh,
secondedbyMr.Ostwald,toapprovethespecialusepermitbasedontheGeneralFindings,FindingofFactUnderSection18.7
and the Specific Findings of Fact Under Section 20.10 subject to approvals from District Health Department #4, DEQ, Soil
Erosion/Stormwater and Department of Building Safety and to submit a revised site plan showing the new sewage system,
existing septic/dosing tanks, exterior downward lighting and designated snowmobile parking area. Motion carried
unanimously.
An Ordinance to amend the Cheboygan County Zoning Ordinance #200 to allow uses for tents, travel trailers,
campers,recreationalvehiclesandundersizedmobilehomesoutsideofcampgroundsandtoallowoutdoorstorageof
traveltrailers,campersandrecreationalvehiclesoutdoors
Mr.McNeilnotedthatcopiesoftheproposedamendmentareavailableforthepublic.Mr.McNeilstateddefinitionswillbe
addedforcaretaker,immediatefamily,undersizedmobilehome,tentandwatchman.
Mr.McNeilreferredtosection17.7.1andexplainedthatthissectionprovideslanguagerelativetouseasatemporarydwelling
duringconstructionofadwelling.Mr.McNeilstatedthatthissectionprovidesfora12monthperiodofuse,andasecond12
monthperiodofuseifthedwellingunderconstructionis50%ormorecompleteandforathird12monthperiodofuseifthe
dwellingunderconstructionis75%ormorecomplete.
Mr.McNeilexplainedthatsection17.7.2providesconditionsforuseofanundersizedmobilehomewithazoningpermitwhen
usedasanofficeforacaretakerorwatchmanintheAgricultureandForestryManagement,CommercialDevelopment,Light
IndustrialDevelopmentandGeneralIndustrialDevelopmentzoningdistricts.
Mr.McNeilexplainedthatsection17.7.3providesconditionsforuseofanundersizedmobilehomewithazoningpermitwhen
usedasanofficeforacaretakerorwatchmanintheAgricultureandForestryManagement,CommercialDevelopment,Light
IndustrialDevelopmentandGeneralIndustrialDevelopmentzoningdistricts.
Mr.McNeilexplainedthatsection17.7.4.providesforuseoftents,traveltrailers,campersorrecreationalvehiclesforvacation
orhuntingstaysintheAgricultureandForestryManagementzoningdistrictwithoutalimitationonthenumberofcampersor
a time limit and without a zoning permit. Mr. McNeil stated that conditions include meeting requirements of the Health
Departmentandmeetingsetbackrequirements.
Mr.McNeilexplainedthatsection17.7.5.providesforuseoftents,traveltrailers,campersorrecreationalvehiclesforvacation
orhuntingstaysbytheownerandothersinallzoningdistrictsotherthanAgricultureandForestryManagement.Mr.McNeil
explained that this section contains supplemental conditions which provide for use of one tent, travel trailer, camper or
recreationalvehiclepereach½acreoflanduptoamaximumof4tents,traveltrailers,campersorrecreationalvehicles.Mr.
McNeilstatedconditionsalsoincludemeetingrequirementsoftheHealthDepartment.Mr.McNeilnotedthatcampersareto
bestoredasprovidedundersection17.7.A.whennotinuseintheLakeandStreamProtectionandResidentialDevelopment
zoningdistricts.
Mr.McNeilexplainedthatsection17.7.6.providesforfamilygettogethersandshortertermstaysoffriendsandrelatives.Mr.
McNeilstatedthissectionallowsuptoamaximumof4tents,campersetc.forupto3periodsofupto21consecutivedays
eachinacalendaryear.Mr.McNeilstatedapermitisnotrequiredbutsetbackrequirementsmustbemet.
Mr.McNeilexplainedthatsection17.7.A.providesforoutdoorstorage.Mr.McNeilstatediftherearofthelotcanbeaccessed
thecamperistobestoredattherearofthelot.Mr.McNeilexplainedthatthecampercanbestoredinthesidelotlinesifthe
rearlotcan’tbeaccessed.Mr.McNeilstatedthissectionalsoprovidesfortheabilitytostorethecamperonavacantlot.Mr.
Page2of5
McNeilstatedthatonanon‐waterfrontlotitwouldhavetobestoredontherear½ofthevacantlot.Mr.McNeilstatedthe
camper would have to bestoredonthe half ofthe lot furthest awayfrom thewaterona waterfront lot. Mr. McNeil stated
storageisnotallowedonawaterfrontlotifthelotdoesnotmeettheminimizelotsizerequirement.Mr.McNeilstatedstorage
ofacampermustmeetsetbackrequirementsandifstoredwithin30ft.ofasidelotlinetheremustbea6foothighsolidfence
orhedgeornaturalfoliagesufficienttoprovidescreeningfromviewofthesidepropertyline.
Mr. Kavanaugh noted that the Planning Commission decided at a previous meeting to include state law regarding camping
whichrestrictsthenumberofunitsto4.Mr.KavanaughstatedthePlanningCommissionaddedthissotheydidnotmislead
thepublicintobelievingtheycouldhavemorethan4camperspersite.
Mr. Muscott referred to section 17.7.5 and asked if there is a time restriction. Mr. McNeil stated there is no time limit.
Discussionwasheld.
An audience member asked if he would be able to pull a permit to camp if he is doing landscaping. Mr. McNeil stated this
wouldbefineaslongasitdoneundertheprovisionsoftheordinance.
Publiccommentclosed.
MotionbyMr.Freese,secondedbyMr.Borowicz,toforwardtheproposedamendmentregardingcampingtotheCheboygan
CountyBoardofCommissionersforconsiderationattheearliestpossibledatebasedonthePlanningCommissionhavingheld
threepublichearings,receivingwrittencommentsandpubliccommentsandconductingasurveyregardingcamping.Motion
carriedunanimously.
UNFINISHEDBUSINESS
Considerationtosetapublichearingregardingzoningordinanceamendmentrelativetodecksandporchesallowed
inarequiredsetback
Mr.McNeilstatedthisproposedamendmentprovidesfordecksthatmeettheminimumrequirementsofthebuildingcodeto
beallowedintherequiredsetbackareaintheCommercialDevelopmentzoningdistrict.Mr.McNeilstatedthatthecurrent9sf
allowance for a porch or deck in a required side setback in all other zoning districts will remain. Motion by Mr. Freese,
secondedbyMr.Kavanaugh,toscheduleapublichearingforApril15,2015ontheamendmentrelativetodecksandporches
allowedinarequiredsetback.Motioncarried.
NEWBUSINESS
ReviewofaproposedordinanceamendmentbyBurtTownship
Mr.McNeilstatedBurtTownshipisproposingachangeintheirdefinitionforsignareawhichwouldbeforthesametermthat
is sign surface area in the Cheboygan County Zoning Ordinance. Mr. McNeil stated he does not see any conflicts with the
Cheboygan County Zoning Ordinance or Master Plan. Mr. Freese stated he did not see any issues with the proposed
amendment.Ms.CroftaskedMr.McNeiltonotifyBurtTownshipthatthePlanningCommissiondoesnothaveanyissueswith
theproposedamendment.
DraftZoningOrdinanceAmendmentRegardingRequiredParkingForClinics
Mr.McNeilstatedheprovidedthePlanningCommissionwithaproposedamendmentandcomparableinformationregarding
otherzoningjurisdiction’srequirementsformedicalclinicparking.Mr.McNeilstatedheusedtheproposedclinicinIndian
Riverasanexample.Mr.McNeilstatedthatheprovided18examplesofparkingrequirementsfromtheAmericanPlanning
Association and 5 examples of parking requirements from neighboring jurisdictions. Mr. McNeil stated he also provided a
copyofaparkingstudy.Mr.McNeilstatedifalloftheserequirementsareappliedtheresultsrangefromalowof36toahigh
of93withanaverageof55parkingspaces.Mr.McNeilstatedheisproposingtochangethecurrentordinancerequirements
formedicalclinicsanddentalclinicsfrom4parkingspacesperexamortreatmentroomto1.5parkingspacesperexamor
treatmentroom.Mr.McNeilstatedheisnotrecommendingachangetotherequirementof1parkingspaceperemployeeon
the largest working shift. Mr. McNeil stated 65 parking spaces would be required forthe proposed clinicin Indian River if
usingtheproposedrequirements.
Mr.FreesestatedtheZoningBoardofAppealstabledthevariancerequestattheirlastmeeting.Mr.Freesebelievesthatthere
isnowaythattheZoningBoardofAppealscouldgrantthevariancebasedonthefivecriteriathathadtobeaddressed.Mr.
Freese stated there was plenty of space available on the lot for parking. Mr. Freese stated the question is whether the
regulation is too restrictive. Mr. Freese stated there is basis for changing the regulation based on the material that the
applicantprovided.Mr.FreesestatedhehasresearcheddentalandmedicalclinicsinCheboyganCountyandEmmetCounty.
Mr.Freesestatedhefoundthataparkingspaceforeachemployeewasrequiredonthesmallerunits(5‐15employees)witha
Page3of5
5dayworkweek.Mr.Freesestatedtherecommendationof1.5parkingspacesisnotenough.Mr.Freesestatedsmallclinics
doublebookandhebelievesthat2parkingspacesperroomwouldberealistic.Mr.Freesenotedthat78parkingspaceswould
be required for the proposed medical clinic based on these criteria. Mr. Freese recommended changing the proposed
regulationtooneperemployeeonthelargestshiftandtwoperexamroomortreatmentroom.Mr.Kavanaughstatedhedid
researchandcameupwiththesamerecommendationof2parkingspacesperroomduetodoublebooking.Mr.Kavanaugh
statedthischangewouldreducetherequirementsignificantly.Mr.McNeilnotedthatmostoftheexamplesusesquarefootage
andtheydonotrefertoemployees.MotionbyMr.Kavanaugh,secondedbyMr.Freese,tochangetheregulationto2parking
spacesperexamortreatmentroomand1parkingspaceperemployeeonthelargestworkingshiftandtoscheduleapublic
hearingfortheproposedamendmentforApril15,2015.Boardhelddiscussion.Mr.Jazdzykreferredtotheparkingstudyand
notedthat50organizationswereusedandtheydeterminedanumberthatislessthan2parkingspaces.Mr.Freesestated
thatbasedonthecriteriainthestudytherewouldn’tbeenoughparkingforemployeesletaloneclientsforsmallclinicsinthis
area.Mr.Jazdzykquestionedhow50clinicscouldbeincludedinthesurveyandhowthepeopleconductingthestudywould
notseethattherewouldbeanissuewithsmallclinics.Mr.Kavanaughbelievesthat2parkingspaceswouldbesufficientif
youtakedoublebooking,employeesandthenumberofexam/treatmentroomsintoconsideration.Mr.Kavanaughnotedthat
thischangewouldreducetheproposedclinicsparkingbyapproximately40%.Discussionwasheld.Mr.Freesenotedthatthe
Cheboygan County ZoningOrdinance covers all sizes of clinics. Mr. Freese explained that if you calculate parking based on
squarefootageyouwillnotevenhaveenoughparkingforemployeesforsmallclinicsinthisarea.Mr.Ostwaldstatedthatthis
muchparkingmaynotbeneededinbiggercitiesastheremaybeothermethodsoftransportationsuchasbuses.Mr.Jazdzyk
stated there is not a lot of data. Mr. Borowicz stated if this is a useful survey they must include places where public
transportationisavailable.Mr.Churchillnotedthatadditionalparkingisavailableonthestreet.Motioncarriedunanimously.
STAFFREPORT
Mr. McNeil stated on the next Planning Commission agenda there will be a discussion regarding setbacks on South Straits
Highwayandalsoadiscussionregardinggoalsettingontheruralstreamzoningdistrict.
PLANNINGCOMMISSIONCOMMENTS
Nocomments.
PUBLICCOMMENTS
Mr.Ridleystatedheisfrustratedasthemedicalclinicprojecthascomeclosetomovingforward.Mr.Ridleystatedthecriteria
presented by Mike Brown and Tom Lemon demonstrated that they had a reasonable parking plan. Mr. Ridley stated 1.5
parkingspacessoundedreasonableandthenallofasuddenitwaschangedto2parkingspacesandnowtheapplicanthasto
resubmitthesiteplan.Mr.Ridleystatedtheownercouldhavesplitthelotandputtheotherparcelissomeoneelse’sname.
Mr.Ridleystatedhisconcernsthattheownerpaidover$80,000anacreandthebacksectionwillnowhavetobedesignated
asagravelparkinglot.Mr.RidleystatedheisfrustratedthattheapplicantwillhavetogotothePlanningCommissiontwo
timesandtheZoningBoardofAppealsonetimetohavethisprojectmoveforwardandtobeabletoopenbyOctober1,2015.
Mr.KavanaughexplainedthatthetimeframewouldstillbethesameanditdidnotmatterifthePlanningCommissiondecided
on1.5or2parkingspaces.Mr.KavanaughstatedthePlanningCommissionismakinggreatstridesintryingtotakecareofthis
project. Mr. Kavanaugh stated in some cases the Planning Commission would look at the entire ordinance in regards to
parkinganditwouldthentakemonthsbeforeitwassenttotheCheboyganCountyBoardofCommissioners.Mr.Kavanaugh
stated this is a reasonable change for the Planning Commission to make. Ms. Croft noted that the applicant knew the
requirements of the Zoning Ordinance. Ms. Croft explained that the applicant submitted the site plan to the Planning
CommissionpriortorequestingavariancefromtheZoningBoardofAppeals.Discussionwasheld.Mr.Ostwaldquestionedif
theapplicantreallybelievestheopeningdateofOctober1,2015isreallypossible.Mr.Ridleystatedthatthisisthedatethat
theyhavetoldhim.Mr.KavanaughexplainedthatthePlanningCommissionislookingatdecreasingthenumberofparking
spacesandtheparkingareacanbegravel.Mr.Kavanaughstatediftheparkingisreducedevenfurthertheapplicantwillbe
abletotakeadvantageofthechange.Mr.Kavanaughstatedthecurrentparkingrequirementformedicalclinicsisoutofline.
Mr.Churchillstatedthisprojectshowedthereisaproblemwithsomeoftheordinance.Mr.Borowicznotedthattheapplicant
wasabletomeettheparkingrequirementsattheprevioussitewithanaccommodationofmovingtheemployeeparkingoff
site.Mr.Borowiczstatedthattheparkingrequirementsarenotnew.
Ms.Vellerapologizedforshowinguplate.Ms.VellerstatedshewaslatetothelastPlanningCommissionmeetingwherethere
was a discussion regarding camping. Ms. Veller stated her concerns that she is able to make comments after the camping
amendment was passed. Ms. Veller stated this is a waste of her time to come to the meeting as the amendment has been
approvedwithouthercomments.Ms.CroftexplainedthattheamendmenthasbeenrecommendedtotheCheboyganCounty
BoardofCommissionerswhohavewillmakethefinaldecision.Ms.VellerreferredtoSection3(AdditionofSection17.7.A)
and stated that it does not say that Agriculture/Forestry Management is excluded from this section. Ms. Veller stated she
believesthissectionappliestoallzoningdistricts.Mr.McNeilstatedthissectiondoesapplytoallzoningdistricts.Ms.Veller
Page4of5
askedifacamperwillhavetobestoredontheback10acresofa20acreparcelifitisstoredforthewinter.Mr.McNeilstated
theownercanleavethecampersetup.Ms.VellerreadSection17.7A“Anunoccupiedtraveltrailer,camper,orrecreational
vehiclemaybestoredoutdoorswithoutazoningpermitbytheownerthereofontheirownproperty,providedthefollowing
requirementsaremet.”Ms.VellerreadSection17.A.2“Whena traveltrailer,camper,orrecreationalvehicleisstoredona
vacant non waterfront lot, the travel trailer, camper, or recreational vehicle shall be stored on the one half (1/2) of the lot
furthestfromtheroad.”Mr.McNeilstatedthisisforwhenthecamperisbeingstoredandnotbeingusedforvacationstaysor
huntingstays.Mr.McNeilstateditisadifferentsituationifsomeoneiscominguponweekendsandtheywillbeallowedto
keepitup.Ms.Vellerstatedinthewinternooneisthere.Ms.Vellerstatedthatthecamperhaswater,sewer,andelectricand
isbasicallyamobilehomewithouttaxes.Ms.Vellerstatedtheownersarenotbadpeoplebuttheyarethereallsummerlong
anditisapartyspot.Ms.Vellerstateditaffectsherpropertyvalues.Ms.Vellerstatedthecampersitsvacantallwinterlong
andquestionedwhythepropertyownerwouldnothavetofollowtheordinance.Mr.McNeilstatedthepropertyownerwould
havetofollowtheordinanceiftheheisnotconsistentlyusingthecamperforvacation/huntingstays.Mr.McNeilstatedthey
wouldjusthavetocloseupthecamperandleaveitwhereitisiftheyarecomplyingwiththesetbackrequirements.Ms.Veller
notedthatthecampermustbestoredonthehalfofthelotfurthestfromtheroad.Mr.McNeilstatedagreedwithMs.Veller.
Ms.Velleraskedifahedgewouldhavetobeputupifthecamperisstoredwithin30ft.ofthepropertyline.Mr.McNeilstated
yes.
Ms.VellerstatedshelivesinCheboyganandshewouldlovetoseeamedicalclinicinIndianRiver.Ms.Vellerstatedthereare
notenoughdoctorsinCheboygantoaccommodateallofthepeoplewhoareseekinghealthcareinthearea.Ms.Vellerstated
that there are normally more exam rooms than there are doctors and patients. Ms. Veller stated her concerns regarding
requiringtwoparkingspacesforeveryexamroomandnotedthatalloftheexamroomswillnotbeusedeveryday.
ADJOURN
MotionbyMr.Kavanaughtoadjourn.Motioncarried.Meetingwasadjournedat7:59pm.
_________________________________________________________
CharlesFreese
PlanningCommissionSecretary
Page5of5
CHEBOYGAN COUNTY
PLANNING COMMISSION
Gary E. Devoe / Michael R. Brown – Burdco Incorporated – Revised 03/04/15
Exhibit List
1. Cheboygan County Zoning Ordinance
2. Cheboygan County Master Plan
3. Site Plan Review Application (7 Pages)
4. E-Mail Dated 03/02/15 From Michael R. Brown To Scott McNeil (1 Page)
5. Site Plan Dated 03/02/15 (1 Page)
The following items were added to the exhibit list on 03/04/15:
6. E-mail dated 03/03/15 from David Carpenter, Tuscarora Township Fire Chief (1 Page)
7. E-mail dated 03/03/15 from Brent Shank, Cheboygan County Road Commission (1 Page)
8. Preliminary Building Floor Plan Dated 12/16/14 (1 Page)
9. Preliminary Building Elevations Dated 12/16/14 (1 Page)
10.
11.
12.
13.
14.
15.
Note: Zoning Board of Appeals members have exhibits 1 and 2.
Exhibit 3
Deborah Tomlinson
From: Michael R. Brown [mailto:mbrown@burdco.com]
Sent: Monday, March 02, 2015 10:59 AM
To: Scott McNeil
Subject: FW: Auxiliary Parking - Indian River
Scott, Attached please find 1. Amendment Application for above reference Site Plan 2. Amended Site Plan 3. Proof of payment which was mailed on Friday 2‐27 Note the following: a)Full size copy of amended plan is being mailed to you today b)I would like the amended application to be based on the amended site plan but conditioned on being able eliminate all “auxiliary parking and associated auxiliary elements i.e. sidewalk, retention etc..” on this plan if/when the zoning ordinance is amended as relates to medical office parking requirements. The intent of this condition would be that we would not have to appear before the planning commission again once the zoning ordinance has been amended. Michael R. Brown
BURDCO INCORPORATED
231-941-9074 Office
231-947-9135 Facsimile
231-218-4923 Cellular
1222 Veterans Drive, Suite A
Traverse City, MI 49684
mbrown@burdco.com
www.burdco.com
Exhibit 4
Exhibit 5
Deborah Tomlinson
From: Dave Carpenter [mailto:dpcarpenter@voyager.net]
Sent: Tuesday, March 03, 2015 9:28 AM
To: Deborah Tomlinson
Subject: Re: Burdco Inc./Devoe - Site Plan Review Amendment Application
Good Morning Deb, I don’t see any concerns regarding the Fire Department. Thanks, David Carpenter Fire Chief Exhibit 6
Deborah Tomlinson
From: Brent Shank [mailto:mgr@chcrc.com]
Sent: Tuesday, March 03, 2015 10:55 AM
To: Deborah Tomlinson
Subject: Re: Burdco Inc./Devoe - Site Plan Review Amendment Application
Debbie, We have reviewed the plan for the entrances onto the county roads. I have spoke with Benckmark Engineering about our concerns also. The driveway for the gravel parking lot would have to be paved. We have requested that the driveway on Burchfield closest to S Straits Hwy have concrete curb and gutter installed. The reason for this is to keep the gravel from getting into the paved areas of the road and driveway and to protect the edge of pavements. With these comments in mind, the Road Commission is satisfied with the proposed plan. A driveway permit would be issued based on the proposed plan. Thank you, Brent Shank Engineer/Manager Cheboygan County Road Commission mgr@chcrc.com (231) 238‐7775 Exhibit 7
838 W. Long Lake #250
Bloomfield Hills, MI 48302
248 540-5940 Fax 248 540-4820
Email:pai@progressiveassociates.com
STAFF VEST. &
COAT RM.
14' x 8'
PROGRESSIVE NORTH L.L.C.
425 Michigan St. Suite #3
Petoskey, MI. 49770
231 487-9290 Fax 231 487-9299
Email:ciron@charter.net
STOR. RM.
7' x 10'
STAFF
MENS LAV.
PROCEDURE
JANITOR RM.
PATIENT
LAV #1
STAFF
WOMENS LAV.
NURSE
STA. #1
8' x 8'-6"
OB-GYN SUITE
16' x 10'
Issued For:
PRELIM. REVIEW
12.16.14
EXAM #2
9'-6" x 11'
JANITOR
5' x 6'
MECH. /
ELECT.
9' x 10'
PROCEDURE #2
10' x 16'
EXAM #1
9'-6" x 11'
5' w. CORRIDOR
DOCTORS
OFFICE
STAFF
BREAK RM.
8' x 7'
EXAM #9
5' w. CORRIDOR
10' x 10'
DOCTORS
OFFICE #1
8' x 7'
13-9" x 21'-3"
MAMMOGRAPHY
10'-2" x 9'
X-RAY
IT CLST
8' x 8'-6"
7'-6" x 7'
EXAM #10
10' x 10'
PATIENT
UNISEX LAV.
MENS LAV.
WOMENS LAV.
EXAM #12
EXAM #13
PHLEBOTOMY
EXAM #1
WAITING
10' x 10'-10"
8' x 7'
(2) 2'x4' CLOSET
CABINET STORAGE
UNITS
EXAM #11
10' x 10'
10' x 10'
10'-10" x 10'
10' x 10'
EXAM #8
DOCTORS
OFFICE #5
5' w. CORRIDOR
11' x 13'-7"
CHANGING
5' x 5'
16'-5" x 12'-4"
5'-6"w. CORRIDOR
NURSE
STA. #1
5'-6"w. CORRIDOR
10' x 10'
5'-3" x 8'
10' x 10'
MEDICAL
CLOSET
WORK RM.
SUPERVISOR
OFFICE
10' x 10'
10' x 10'
(2) PERSON
REFERRAL
OFFICE
6' w. CORRIDOR
EXAM #2
NURSE
STA. #5
WAITING
6' w. CORRIDOR
10' x 10'
5' w. CORRIDOR
PEDIATRICS SUITE
EXAM #3
10'-8" x 10'
11' x 9'-2"
MEDICAL
CLOSET
EXAM #7
10' x 10'
5' w. CORRIDOR
FAMILY PRACTICE SUITE
MEDICAL
CLOSET
5'-6"w. CORRIDOR
X-RAY
OBSEVATION
WAITING
5'-6"w. CORRIDOR
SCALES
CHECK OUT
CHECK OUT
T
10' x 10'
U
7' x 10'
SECURE
TOILET
BUSINESS /
RECEPTION
O
NURSE
STATION
PATIENT
UNISEX LAV.
K
MEDICAL
CLOSET
EC
11'-6" x 9'
10' x 10'
PATIENT
LAV #2
DOCTORS
OFFICE #4
NURSE
STA. #4
EXAM #6
7' x 8'
5'-3" x 8'
10' x 10'
5'-3" x 8'
DOCTORS
OFFICE #2
11'-5" x 23'-5"
EXAM #2
NURSE
STA. #1
7' x 8'
CH
MECH. / ELECT.
DOCTORS
OFFICE #1
(2) PERSON
PHONES
5' -6"w. CORRIDOR
NURSE
STA. #2
7' x 8'
5'-3" x 8'
WAITING
PATIENT
LAV #1
5'-6"w. CORRIDOR
10'-9" x 8'--8"
DOCTORS
OFFICE #3
NURSE
STA. #3
7' x 8'
5'-3" x 8'
11' x 9'-2"
CHECK IN
WALK-IN CLINIC / SPECIALIST SUITE
5'-6"w. CORRIDOR
5' w. CORRIDOR
PROCEDURE #1
10' x 16'
PROCEDURE
16' - 3"x 10'
EXAM #5
EXAM #4
EXAM #3
EXAM #1
EXAM #1
EXAM #2
EXAM #3
EXAM #4
EXAM #5
10' x 10'
10' x 10'
10' x 10'
10' x 10'
10' x 10'
10' x 10'
10' x 10'
10' x 10'
10' x 10'
VEST.
WHEEL CHAIR
STORAGE
WHEEL CHAIR
STORAGE
Project:
Proposed Medical
Office
Building
Indian River, Michigan
Sheet Title:
PRELIMINARY MEDICAL BUILDING FLOOR PLAN
SCALE: 1/8" = 1'-0"
BUILDING AREA = 12,340 GROSS SQ. FT.
0
5'
10'
20'
Exhibit 8
Preliminary
Building
Floor Plan
Project Number: 14-016
Drawn: CI
Checked: PN / PA
Date:
12.16.14
Sheet Number:
A2
838 W. Long Lake #250
Bloomfield Hills, MI 48302
248 540-5940 Fax 248 540-4820
Email:pai@progressiveassociates.com
PROGRESSIVE NORTH L.L.C.
425 Michigan St. Suite #3
Petoskey, MI. 49770
231 487-9290 Fax 231 487-9299
Email:ciron@charter.net
Issued For:
PRELIM. REVIEW
02.02.15
PRELIMINARY MEDICAL BUILDING EAST ELEVATION
SCALE: 1/8" = 1'-0"
Project:
Proposed Medical
Office
Building
Indian River, Michigan
Sheet Title:
Preliminary
Building
Elevations
Project Number: 14-016
Drawn: CI
Checked: PN / PA
Date:
12.16.14
Sheet Number:
Exhibit 9
A3
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: Site Plan Review Amendment (relative
to required parking) for new Medical Clinic
facility.
Date:
March 11, 2015
Prepared by:
Scott McNeil
Expected Meeting Date:
March 18, 2015
GENERAL INFORMATION
Applicant: Michael Brown – Burdco Inc.
Owner: Gary DeVoe
Contact person: Michael Brown
Phone: 231-218-4923
Requested Action: Approval of site plan review amendment relative to additional proposed
parking for proposed Medical Clinic.
BACKGROUND INFORMATION
Introduction:
The applicant is seeking a site plan review amendment which provids the required parking
spaces in conjunction with proposed construction of structures and site improvements for a
medical clinic use. The Planning Commission approved a site plan for the subject on February 18
conditioned upon gaining a variance from the Zoning Board of Appeals to allow 70 parking
spaces. The Zoning Board of Appeals has not granted a variance to allow 70 parking spaces. The
amended site plan provides for the required number of parking spaces (132). Other than the
added parking and associated drainage facilities the site plan remains the same as previously
approved. The subject property is zoned Commercial Development District (D-CM) which is
currently improved with a laundry establishment. Medical clinic is a permitted use per sections
6.2.1. and 5.2.6.
Current Zoning:
Commercial Development District. (D-CM)
Surrounding Land Uses:
Commercial uses to the east and west. Commercial and residential uses to the north and south.
Environmentally Sensitive Areas (steep slopes, wetlands, woodlands, stream corridor,
floodplain): There are no known sensitive areas on the site.
.
Historic buildings/features:
There are no historic buildings or historic features on this site.
Traffic Implications
Existing driveway locations are proposed for Burchfield Road and South Straits Hwy. Due to
the subject on South Straits Hwy., a minimal impact is anticipated relative to traffic.
Parking:
Section 17.6 relative to medical clinics provides for 1 parking space for each employee on the
largest shift and 4 spaces for each examination/treatment room. Based on the floor plan
submitted I have identified eight 23 examination rooms and 4 procedure rooms which requires
108 parking spaces. The applicant has indicated that there will be a maximum of 24 employees
which requires 24 parking spaces. As a result, a total of 132 parking spaces are required. The
amended site plan provides for 132 parking spaces.
Access and street design: (secondary access, pedestrian access, sidewalks, residential
buffer, ROW width, access to adjacent properties)
Access to the site is facilitated by two (2) proposed driveways located on Burchfield Road and a
driveway on South Straits Highway.
Signs
Sign locations are indicated on the site plan. No sign specifications have been submitted. A
zoning permit for signs will be required.
Fence/Hedge/Buffer
No new fence, hedge or other type of buffer is proposed nor required. All surrounding property is
zoned Commercial Development District.
Lighting
The site plan provides for eight (8) light poles to be placed along the proposed parking areas.
Based on the application submitted all lighting is to be directed on to the subject site.
Stormwater management
Stormwater management facilities are proposed on the site plan. Permits are required under the
Cheboygan County Stormwater Control Ordinance and are under review by Mr. Hank Jankoviak,
Soil Erosion Officer.
Review or permits from other government entities:
Permits will be required under the Cheboygan County Stormwater Control Ordinance and from
the Health Department, Department of Building Safety, and the Cheboygan County Road
Commission.
Recommendations (proposed conditions)Approval under the Cheboygan County Stormwater
Control Ordinance and from the Health Department, Department of Building Safety, and the
Cheboygan County Road Commission.
CHEBOYGAN COUNTY PLANNING COMMISSION
SITE PLAN REVIEW
Wednesday, March 18, 2015, 7:00 PM
Applicant
Mr. Michael Brown
Burdco Inc.
1222 Veterans Dr,
Traverse City , Mi. 49684
Owner
Gary DeVoe
19076 Park Lane
Grosse Ile, Mi. 48438
Parcel
3860 S. Straits Hwy.
Tuscarora Township
161-024-400-225-00
GENERAL FINDINGS
1. The property is located in a Commercial Development (D-CM) zoning district.
2. The proposed use of the subject property is medical clinic which is a permitted use in a D-CM zoning
district pursuant to sections 6.2.1 and 5.2.6.
3. The applicant is seeking approval of an amendment to a site plan which was approved by the Planning
Commission on February 18, 2015.
4.
5.
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 site plan proposes a limited amount of change to the natural contours of the site in order to facilitate
stormwater management. (see exhibits 3 and 5)
2.
3. Standard has been met.
Or;
1.
2. 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. There are no trees are on the site.
2. The site plan proposes a limited amount of change to the natural contours of the site in order to facilitate
stormwater management. (see exhibits 3 and 5)
3.
4. 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. The site plan proposes a limited amount of change to the natural contours of the site in order to facilitate
stormwater management. (see exhibits 3 and 5)
2.
3. Standard has been met.
Or;
1.
2. 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.
e. All buildings or groups of buildings should be so arranged as to permit emergency vehicle access by some
practical means
1. The site plan provides for emergency vehicle access via parking lots on the east and west sides of the
building. (see exhibit 5)
2. Access to the site is facilitated by driveways proposed to be located on Burchfield Road and South Straits
Hwy. (see exhibit 5)
3.
4. Standard has been met.
Or.
1.
2. 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. Access to the site is facilitated by driveways proposed to be located on Burchfield Road and South Straits
Hwy which are under the jurisdiction of the Cheboygan County Road Commission. (see exhibit 5)
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 and 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. Eight (8) outdoor light fixtures are proposed to illuminate the parking area. (see exhibit 5)
2. The proposed lighting will be deflected away from adjacent properties, will not impede the vision of traffic
along Mackinaw Hwy. and will not illuminate night skies. (see exhibit 3)
3.
4. Standard has been met.
Or.
1.
2. Standard has not been met.
i.
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. No public common ways are proposed.
j.
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, zoning ordinance, and any applicable state and federal laws.
2.
3. Standard has been met. (see exhibit 2, 3 and 5)
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, March 18, 2015
___________________________________________
Patty Croft, Chairperson
___________________________________________
Charles Freese, Secretary
CHEBOYGAN COUNTY
PLANNING COMMISSION
Brent Marlatt – Revised 03/11/15
Exhibit List
1. Cheboygan County Zoning Ordinance
2. Cheboygan County Master Plan
3. Site Plan Review Application (7 Pages)
4. West Elevation (1 Page)
5. Floor Plan Sketch (1 Page)
6. E-mail dated 03/03/15 from Brent Marlatt to Scott McNeil (1 Page)
7. Warranty Deed Dated 05/15/13, L1233 P866 (1 Page)
8. Site Plan Dated 02/16/15 (1 Page)
The following items were added to the exhibit list on 03/11/15:
9. Drain Plan (1 Page)
10.
11.
12.
13.
Note: Zoning Board of Appeals members have exhibits 1 and 2.
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: Approval of a site plan for resale store in Prepared by:
a Commercial Development district.
Scott McNeil
Date: March 9, 2015
Expected Meeting Date:
March 18, 2015
GENERAL INFORMATION
Introduction:
The applicant is seeking site plan review approval for a resale business. The applicant proposes
several additions to an existing structure located in Commercial Development (D-CM) zoning
district. The applicant proposes to sell general resale items along with furniture and appliances.
Retail sales establishment, Specialty, is a permitted use in a D-CM district per section 6.2.19.
Applicant:
Bret Marlatt
Contact person:
Same
Phone:
231-675-0041
Requested Action:
Approval of a site plan to allow resale business.
BACKGROUND INFORMATION
Current Zoning:
Current zoning is Commercial Development District (D-CM)
Surrounding Land Uses:
Surrounding land uses are commercial to the northwest, south and west. Residential to the
northeast and vacant to the east.
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 is located on South Straits Highway. The business will have minimal effect on traffic
conditions.
Parking
Section 17.6 requires 1 parking space per 250 s.f. of usable floor area for the retail use and 1
parking space for furniture and appliance sales. The applicant has provided a floor plan with the
area for general items and furniture and appliances indicated. The subject building contains
2,496 s.f. of retail floor area (see exhibit 5) . Based on my review there is 1011 s.f. of floor area
proposed for furniture and appliance sales requiring 2 parking spaces, and 1485 s.f. of floor area
proposed for general items requiring 6 parking spaces. The applicant has indicated that there will
be no employees. As a result 8 parking spaces are required based on my review. The site plan
provides for 8 parking spaces.
Access and street design: (secondary access, pedestrian access, sidewalks, residential
buffer, ROW width, access to adjacent properties)
Street assess to this site for customers is provided from South Straits Highway.
Signs
The applicant indicates a freestanding sign with 40 s.f. of sign surface area and 10 ft. in height in
the application. Location of the sign is in the northwest corner of the property on the site plan.
The sign meets requirements under section 17.19.
Fence/Hedge/Buffer
No fence, hedge or buffer is proposed nor required.
Lighting
No lighting improvements are proposed
Stormwater management
Earth changes are proposed for construction of a gravel parking area and driveway. Changes to
the overall topography of the area will be minimal. The applicant indicates use of existing slope
and sandy soils. A Drain Plan has been submitted (see exhibit 9). The Drain Plan has been
reviewed and approved by Hank Jankoviak, Soil and Sedimentation Officer. A permit issued
under the Cheboygan County Soil Sedimentation and Stromwater Control ordinance will be
required.
Review or permits from other government entities:
Approval by the Cheboygan County Road Commission and Health Department will be required.
Approval by the Department of Public Safety and Soil Erosion will also be required.
Public comments received
None
Recommendations (proposed conditions)
Approval by the Cheboygan County Road Commission, Health Department, Department of
Public Safety and Soil Erosion.
CHEBOYGAN COUNTY PLANNING COMMISSION
SPECIAL USE PERMIT REQUEST
Wednesday February 18, 2015, 7:00 PM
Applicant
Mr. Brent Marlatt
5850 S. Rainbow Trail
Indian River , Mi. 49749
Owners
Same
Parcel
Tuscarora Township
6968 Van Etten Court.
161-025-300-013-00
GENERAL FINDINGS
1. The subject property is zoned Commercial Development District (D-CM).
2. The applicant is seeking site plan review approval for a resale store use pursuant to Section 6.2.19.
Retail sales establishment, Specialty.
3. The applicant is seeking a waiver of the topography survey requirement.
4.
5.
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. Limited changes to the overall contours of the site are proposed (see exhibit 3)
2.
3. Standard has been met.
Or.
1.
2. 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. Minimal trees are proposed to be removed. Minimal topographic modifications are proposed. (see exhibit
3)
2.
3. 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. Approval under the Cheboygan County Soil Sedimentation and Stormwater Control Ordnance will be
required.
2. A drain plan has been submitted (see exhibit 9)
3. Removal of storm waters shall not adversely affect neighboring properties. (see exhibit 3 and 9)
4.
5. Standard has been met.
Or.
1.
2. 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.
e. All buildings or groups of buildings should be so arranged as to permit emergency vehicle access by some
practical means.
1. A practical means for access by emergency vehicle is provided via driveways from South Straits Highway
and Van Etten Court. (see exhibit 5)
2.
3. Standard has been met.
Or.
1.
2. 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 structures on the subject site have access to South Straits Highway. (see exhibit 5)
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. 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. Exterior lighting shall be deflected away from adjacent properties, will not impede the vision of traffic
along adjacent streets and will not unnecessarily illuminate night skies. (see exhibit 3)
2.
3. Standard has been met.
Or.
1.
2. Standard has not been met.
i.
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. No public common ways are proposed.
j.
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. The site plan conforms to applicable requirements of the Cheboygan County Master Plan and shall conform
to all applicable requirements of state and federal statutes. (see exhibits 2, 3and 14 through 33)
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
March 18, 2015
___________________________________________
Patty Croft, Chairperson
_____________________________________
Charles Freese, Secretary
CHEBOYGAN COUNTY PLANNING & ZONING DEPARTMENT
870 S. MAIN ST., RM. 103  PO BOX 70  CHEBOYGAN, MI 49721
PHONE: (231)627-8489  FAX: (231)627-3646
To: Cheboygan County Planning Commission
From: Scott McNeil, Planner
Subject: Development of a zoning ordinance amendment for proposed Rural Stream Protection (PRS) zoning district.
Date: March 11, 2015
In order to draft a proposed ordinance amendment establishing a new zoning district along perennial streams
I am recommending that the Planning Commission discuss elements of a purpose statement and identify
issues to be addressed.
Below is a list of suggested goals or objectives which could be addressed within such an amendment that has
been developed by staff for Planning Commission’s review and input:
•
•
•
•
Identify purpose (i.e. blend appropriate uses with surrounding zoning districts, protect streams and
stream ecosystems, protect stream banks from erosion, protect fish habitat, maintain natural features,
provide adequate public access.)
Identify boundaries of the proposed district. (distance from stream)
Provide for appropriate uses which blend with those allowed in neighboring Agriculture and Forestry
Management, Residential Development and Lake and Stream Protection zoning districts.
Identify possible tools to meet purpose (i.e. buffers, select tree cutting, review under the Soil and
Sedimentation Ordinance, setbacks, use specific conditions)