Planning Commission - Regular Meeting

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ready okay please rise for the Pledge of Allegiance I pledge aliance to the flag of the United States of America and to the Republic for which it stands one nation under God indivisible with liberty and justice for all this is the Seline City Planning Commission meeting for Wednesday February 12th 2025 will the recording secretary please call the role Young here Carol here Bic here Marl here gbba here here lefor here staff president sneer community development director Atkin and recording secretary katnik uh is there a motion to to approve the agenda as distributed move second all those in favor all those opposed motion passes is there a motion to approve the meeting minutes of January 8th 2025 as submitted unless there are amendments all those in favor I all those oppose motion passes public comment under the open meetings act any Citizen May Come forward at this time and make comments the person is requested but not required to State their name and address for the record comments will be limited to three minutes per person seeing no comments we'll start with some unfinished business 25-2 application from amk Holdings LLC for a combined SL site plan review at 6971 North Maple Road Seline Michigan 48176 parcel numers 18-12 D31 d205 d19 in our packet we had a report dated February 5th 2025 community development director Atkin and a memo date of February 3rd 2025 from omm advisers uh boss and Morris um Chris yes so we've seen this a

number of times um the applicant has made changes to the site plan moved the buildings a little bit they still meet all the setback requirements uh added some landscaping around the detention Basin provided the uh turn radius provided a detail for for the dumpster enclosure uh basically addressed all the U comments we had at the LA last month's meeting from zoning standpoint um I don't want to attempt to speak for omm uh as far as comments that they provided uh the one issue we have that needs to be addressed is the parking was reded but now it's under uh there are a couple hated out areas in the parking that are not in front of the garage possibly put in another short Tre some option and there for the Planning Commission to consider uh be consider it as is with the option to defer those areas for parking or to include those parkings then accept as is or U I think it was require 13 spaces to be provided you know other than that I I from the site plan standpoint um our recommendation is to approve this with conditions that any of our zoning and planning uh items are addressed and same with the o um they're not going to alter the site plan but those conditions they once they meet the satisfa satisfaction of us and on Final

site plan that we bring upes great thank you other questions for the community development director just a couple um Chris can you specify I can't no no I don't know where on this drawing where those additional deferred parking spaces would be near the free spaces they're the C they got di L there is room for the free space plus we need a total of space and another five drive for the aisle then right next to that think I remember correctly around building which is the west building near the middle and the Eastern end so there's no indication of putting additional spaces behind the building or in front of the detention Pan um and then one other clarification you and I had mentioned talked about this the additional hydrant has anybody determined where that's supposed to be located in the public right away or on the private that's what the fire chiefs yeah fire hydrant near the entrance near Maple Road but he didn't indicate whether it should be public or private that's something there is mention of a in the omm report of a 20 foot wide easement minimum and I believe there's a 12 foot is that right I guess the confusion there is if there was intent to turn this over to the city what what the the purpose of the easement is for have any knowledge of it being part of theity system more on private is that something that we should place as a condition and

defer to the city engineer or how would you handle that yeah we can do that I can speak withc okay thank you additional discussion is there a motion on the table to acknowledge receipt of the report dated February 5th 2025 from community development director Atkin and the memo dated February 3rd 20125 from omm advisor boss and Moritz second all those in favor I all those opposed motion passes uh we will have applicant developer comments limited to 10 minutes um if you'd like to come up and speak I don't necessarily have any comments I guess if there's any questions for me sounds like um hydrant only thing that I know for a fact is that in talking with fire chief the hydrant was put on site whether that's public or private or what I I don't know um but I know that we agreed to put for what he required the hydrant in there and also put in the Hammerhead So based on this drawing at least the fire chief said this was good with him whether it's public or private typ I don't know it does change I think from talking with engineering a little bit about how the size of the services and different things that need to come in but we're willing to do whatever it takes to accomplish that um is there any discussion about the um the parking since we're under the 13 that are required yeah so um it was my understanding from before it's not because we had this like idea or thought about having to put up some wall to Shield parking if we put more on the maple side of the building toward to the West so we have room to put more parking in front of that building but we thought

it might not look that great so we to put in more parking we don't anticipate the buildings that we have there having a need for more parking than we have on on the but there's room to put more happy to do that guess any questions for the developer uh no answered mine I'm so you're fine with deferring and if we should require in the future that would better I mean I that's kind of what we'd like to go for so yeah with that just be right yeah it's more I mean the Pavements of payment are just changing the stes and then I was just asking um our City development director the timing of the abandonment of the septic tanks and drain Fields those will be removed prior to any new building construction yeah the plan is to abandon all current um systems demolish the buildings and get to Ground Zero before we start doing any building construction perfect thank you a timeline on that assuming we get conditional approval is roughly two to three months okay start doing that work we wait for the weather to obviously break and stuff great additional questions or comments thank you very much Madam chair I moved to open the public hearing at 710 affording the public uh the opportunity to speak to this issue I'll second all those in favor I I those opposed public comment perod is open toose all those in favor I all those opposed motion public comment period is closed additional questions or comments from the Planning Commission I mean I think in terms of the parking if the if the idea was to that that of the five total Suites they're approximately expecting two

employees per Suite that's 10 spots and then two spots that are Ada accessible I think because because there's no guarantee that two employees or two people working there right would qualify for those spots feel like 12 spots total Feels Like A variation or a VAR you know um a variant from the requirement that would be okay in my mind by federal law they're only required to have 18 188 parking space uh anything I think it's uh 12 or excuse ex me 20 one space per 20 parking spaces for barrier free but I understand that they put the two in to one in front of each building because it has to be the shortest loc shortest distance the only issue I see with the parking it's not just restriping because we had asked for the bumpers so I mean that's just steel that has to be put in there but it's not the end of the world but it's also not in front of the the garage doors any additional question yes I for me I preserving the frontage if they were going to put spaces in front is that can you put parking spaces in front of this or is that setback setback is I think they're right at it of 50 feet um as long as we're deferring them to those other two locations that you were talking about I prefer that versus deferred parking in front of the building yeah they're required 50 ft of front yard setback and they're right at the 50 Foot Mark okay so that's fine you had mentioned something about a wall too or retainer wall or something do you want to explain this side of the entryway there's a I believe it's a three foot tall brick wall um 12 feet on

one side maybe 20 some feet on the other uh the ordinance states that uh parking any parking visible from the public RightWay should be screened with a wall or other means necessary other uh could be landscaping or anything like that that the Planning Commission deem appropriate is there any additional fencing going along the south side of the property I saw something where it said po there's existing fencing okay I believe that fencing is on the so their neighbor's property uh for me the only and one less comment I would just like to make a clarification and add to the conditions that um a determination be made uh based on whether or not that additional fire hydrant and that system is public or private because if it's in the public right away it probably needs to be public if it's not then we shouldn't be the responsible for it at that time treating it okay clarify that one because I'll have to tap into the water main so we'll be clarified at that point okay additional comments or questions is there a motion on the table to approve not approve or approve with conditions the combined site plan at 6971 North Maple Road Seline Michigan 48176 parcel number 18-12 D31 d205 d019 approve with conditions what conditions would we like to add to this there's the uh question about the parking um whether 10 is adequate uh 12 or require the minimum number of 13 I I I think 10 is

adequate does anybody have any discussion about that so leaving it at 10: we're okay with okay um so we'll stick with the 10 parking spaces uh add the one additional hydrant to the site at the entrance near Maple and then the determination of if that's a public or private hydrant will be a determination condition I would recommend that for parking spaces to have two as deferrals increase it that way it doesn't blur the line of them having come back and am adding making those two areas parking spaces Tak care of so is that the first bullet point under number one we're okay with that okay Mr Carol are you okay with the conditions that were placed is there a second I'll second just a clarification do we need to include in the motion about the Deferred parking the specific locations I'm just it says that the available space is reserved for sh parking is that already identified somewhere in the site plan plan or excuse me the review I pretty specific about the locations in front of Building B near the center and along the east end of the parking area friendly amendment to that to make sure we identify those properly only two available areas that could have another Bing space any additional discussion all those in favor I all those opposed motion passes congratulations um public hearing number 25 25-5 application from Jason Stoops for a special land use to permit churches and other institutions for religious worship at 450 East Michigan Avenue Seline

Michigan 48176 parcel number 18-12 31-36 d004 uh in our packet we had a report dated February 7th from community development director at okay yes this is a site it's on the more or less the south side of uh East Michigan Avenue um sweet B uh they've been readdressed uh well there's the main address and there's sweet so this will be the furthest one away from East Michigan Avenue I think it was last uh Neutra something nutrition yeah nutrition um so part of this is which isn't involved with special land use well let me go back this is in the spa 1 Zone in the spa one zone um there are a variety of uses that are permitted based on based on the ordinance uses that are permitted in other districts are also permitted in the spa1 zone so this type of use is a special land use in the R1 District which would be special land use in the spa1 zone as well so that's how we got to this point with it coupled with this actual use is a a coffee shop coffee house which will operate um I believe it was Tuesday through Friday I put the hours in the review um and then the worship would religious worship will be Frid at 6:30 to 9:30 and Sundays from 11: to 3 I'll other hours the coffee coffee

houseuse criteria criteria for special land uses in the spa in general so you make the recommendation that um plan commission recommends approval to city council any questions for community development director no uh if there are no questions is there a motion on the table to acknowledge receip of the report dated February 7th 2025 so move thank all those in favor I all those opposed motion passes applicant developer comments limited to 10 minutes per person to 10 minutes if you'd like to come up and speak again hi I'm Jason Scoops and nice to meet everyone tonight thank you for your time but yes um we're seeking approval to have a worship service in addition to the coffee shop um like was already mentioned um it's just a place to have worship for those that uh would like to come out and join us it's open to the public to all um again it's an addition to our coffee shop that we're going to have uh Friday evenings and Sundays just like was already mentioned so we feel that it's uh you know it's going to be good for the community it's for those that would just like to come in and you know those that maybe need prayer we're there to pray for people to encourage people in the scripture and um just a variety of things so that's really all I have to say thank you so much for your time any questions yes Jason thanks for being here um can I ask you a few questions about the the business model

primarily I'm asking these questions for the for my edification and for the Public's so as community development director Atkins indicated so the coffee shop would be open Tuesday through Friday uh through Saturday through Saturday through Saturday Okay um and I'm sorry if I missed it what were the hours of operation um currently we're looking at um 9 to 4 and what amenities do you plan to offer uh in addition to to Coffee are there sandwiches baked goods uh baked goods from Dexter Bakery um we were just going to house their their donuts and their baked goods and that's really it yeah just coffee and Bakers and um I'm looking at a rendering in our packet I think it's um actually doesn't have a page number so the kitchen counter restrooms utility rooms they're in the rear of the space I haven't been in the space in quite some time I remember it as here on camera back in the day um which was the business that existed in that space for many many years back in the 80s and 90s or probably into the early 2000s so the the cafe section is towards the rear and then there's seating which would be also utilized for worship and prayer is that correct yes sir with like a little elevated stage Pulpit lecturn um there there's no stage it's just a piece of carpet um same floor level as everyone else so nothing would change as far as the seating um so when people would come in for the coffee during our business hours everything will be the same for the worship part of it so nothing is um re configured no okay uh when you make the transition from from restaurant Cafe to to uh worship and what what's the approximate number of individuals who could be accommodated during a a a worship or prayer

service um it's hard to say um it's whatever I guess I guess I get approved for for certificate of occupancy the occupancy load um it's hard to come up with that number on the architect architect actual plans I believe the capacity was 55 more than I thought that's pretty I'm guessing that's pretty tight in that space and if you had 55 as I've right now I have um what do we have 50 it's about 50 about 55 seat seats in there um and it's spaced out it's not really it's not too tight um Nutrition a I do remember they had a a load of what 71 people allowed in there so I think 55 is a is a great number just to answer your question my apologies do you have a congregation now um actually not right now um uh we're working on it we've had actually a good number of people reach out to us since the sign got put out um at at our location um that are interested in coming out being a part of the services um as well as the coffee the coffee shop so we're seeing a we're seeing already um a really good response and the hours that are designated for worship and prayer remind me those are Saturday evening and late morning early afternoon Sunday uh worship um worship would be Friday evenings at 6:30 and we're only starting that once a month on Friday evenings we we want to go into every week every Friday but starting out it would just be once a month um and then Sundays is 11:00 in the morning and it's one worship service yes

sir um I appreciate you answering my questions just wanted to learn a little bit more about the The Venture thank you yeah ju just for clarification so in the worship service you will not be removing the tables no I'm not removing the tables okay no can I then I can I follow up with that because when I counted here it looks like there's a right now at least way this picture is drawn there's exceeding for 40 40 that's what the look like the picture the way that the picture is drawn so is there is this not I'm just wondering if this is like if there's more if this is actually not what it looks like right now or um we have it for 50 yeah5 okay yeah so I I guess I'm wondering if if this is what it looks like now or there was there the opportunity for other sort of SE configurations or like rows or there's a total of two we have room for two more tables with four chairs in each table um we don't have that in there yet but okay okay just so I have a better idea of the the bus like not the business model actually the church model is would this be available for funerals and weddings and that type of thing too um um a good question um I would have to say probably not for funerals um I don't know how we would be able to accommodate that um weddings possibly depending on the size um but we may have to maybe use another facility for that more than likely thank you um Chris is there any um issue with parking I know it says there's about 26

spots with 55 people I know it's staggered um from normal business hours but do you see any issue that might that it might be a a problem currently no uh because the suite one which is the largest one Hunton B it's vacant and a employment service in the middle or something of the sort um actually there's we're the only ones in the in the building right now so I don't foresee based on the hours I don't foresee um any issues with parking but without knowing what other uses might be in there it's hard to say um but I I really do not anticipate there being any issue thank and just to comment on I didn't approach the subject of funerals and weddings and things of that because of how this was described just as a worship area not as a a church or anything like that with you know a big congregation you know not a traditional type church so I I didn't address those issues um because I was basically worship so can those conditions be placed on this that it because of the size and such you can only be used reasonable can be placed on motion yes add discussion thank you very much um is there a motion to open the public comment period at 728 some motion all those in favor I all those opposed motion passes seeing no public comment um is there a motion to close the public comment period at 7:29 second all those in favor I all those opposed motion passes comments or

questions from Planning Commission members yes um for me I think one of the concerns that we have is this all all this area is Commercial Business and I mean even the city and the council have previously discussed this becoming a potential Redevelopment Zone in all those areas as long as I think this is being a rental type situation and the impact that potentially this could still occur in this area that's the one thing um my well only couple conditions I would have is that there would be the limitation would be to the hours as identified in this current proposal um that itd be limited to the type of worship service has been discussed previously by the um uh community development director and then also that the fire chief and whatever be involved in the um authorization of the occupancy to to verify that what's happening in the tables and everything else in there are safe because that's always been an issue when you start putting furniture and everything in in terms of the occupancy and I'm wanting to make sure that because knowing what I've seen happen in other businesses or not businesses but situations like this those are the things that are most concern as the tables and chairs and anything else that's in around there in the event of an emergency yeah ex it's I I believe that um again that's on the on the building side and our building Spector has been going through that I think there's been conversations with the fire chief because they have to have a direct access ingr NE but yeah we'll we'll clarify that yes um I think one of Mr gear bba's additional conditions probably alleviates some of my concerns and it's um it's a it's a suggestion of of limiting uh operations to the hours designated in the the memorandum um the petitioner is indeed correct that um he

if approved would be the only occupant of a three Suite building um I have been in the middle Suite um in the past decade that's relatively small um the space that was recently vacated by a bank um for those who have been around for a number of years will recall that that was a Pizza Hut um for for many years I wish it still was a Pizza Hut um but point being there could be that space could accommodate a restaurant or certainly a more Dynamic well-used business than than a bank um and so part of my concern would be parking um if you have in a a popular coffee shop and then a place of worship that is um meeting not only on Friday evenings but also um during a bulk of the day on Sunday um and a facility that can accommodate upwards of 50 people that really does put a strain on parking if those other two suets are are least um so I just want to be mindful of that um again I don't think there's a a quick or easy solution to that particular problem but I do think um enumerating as a condition limiting hours to the LI limiting operations to the hours outlining the memo helps somewhat um but I would ask that the the petitioner be cognizant of these concerns and hopefully be flexible and accommodating if or when um other businesses or Ventures lease the the two additional spaces and if there's some that situation comes up we can mediate uh kind of parking agreement with surrounding businesses during certain hours that will impede on their business as well it's a very interesting concept you if you're able to move forward I wish you well thank you additional discussion yes what is the maximum

um usage of number of people allowed in the building somebody say hole yes no the this sweet 55 oh so it's not somebody said 71 I didn't no 55 is the maximum maximum occupancy for this 800 square foot space so if really removing the tables and just putting all chairs here would would uh violate that if it was over 55 they're capped out at 55 okay all right discussion I was just going to ask if there's if you know if they end up with that the idea that this is potentially releasing these other Suites is there the possibility of just sort of like removing the this I'm assuming the site 4 is the ATM yeah is there some possibility creating parking in that area and moving yeah I mean it's a possibility I don't know if that etm is still in operation is that a Huntington Bank yeah it's definitely Poss it does take up a significant amount real estate yes that does raise one question with with that ATM um I don't know whether that was allowed only because a bank was there and whether it would be considered a it's the issue of whether that should be there in continuing so that may be it's a different issue from a side of this but we should look at that site plan in terms of what is it that was I think 1991 when that was put in I'm trying to find my no much later than that yeah no 91 might I mean I noted it in the bank wouldn't have gone in there until did merile put that in no there was a prior to Huntington yes possibly couldn't read there was a different bank in there besides

Huntington before there wasn't a bank in that structure until the late 90s right and I think that was mer bank but there would I would I why would there have been an ATM there before the bank leased the property me I guess question ATM I'm sorry the building was 1981 the ATM was 98 that makes s yeah it's a separate issue from this but that that is a concern on this whole site as we're looking at it and change of uses and such that that may not be a use that's allowed any longer additional discussion again I I agree with my colleagues here that the issue for me is the other additional uses of space so even though it sounds good that you can make arrangements with the other businesses surrounding we've run into that problem with the marijuana shop and some of that down on the west side so I'm the issue ends up being if it's operating 9 to4 and there ends up being a lot more I I don't know how we resolv that truthfully because we should have some other count for space related on the size of the building and what the former use was but I don't know if that ever was revised after a bank was put in there and yeah the bank doesn't isn't going to require a lot because it' be considered office space in the usable floor areas minimum the likelihood it was designed for the restaurant and then a retail business yeah the restaurant the calculation for a church is and even I believe the the coffee shop is one parking space per three occupants so restaurant is very similar so not knowing how many tables they could fit in that front um

it's hard to determine how many parking spaces be required really it'll go back it basically will go back to the property owner to determine what happens when he goes to leas those other spaces okay for additional discussion all right is there a motion on the table to approve not approve or approve with conditions the special land use at 450 East Michigan Avenue Seline Michigan 48176 this could be a recommendation cityil to recommend to city council okay it would be on the if approved it would be on the March 3rd agenda yes I get you had mentioned some conditions would you like to move um I'll make a recommendation with the following conditions um one that the occupancy and um the occupancy be reviewed and confirmed by the fire chief and and our building officials the hours be limited based upon the memo that's attached at this present time um for the uh worship service I would say the 9 to4 it's trying to figure out the 9 to4 is a shop which is a permitted use in there so that seems like that those hours would be reasonable to be adjusted however it's the ones where we'd have a lot more use and such there um be limited to the hours as identified currently for Friday and Sunday and um and the activities be limited to those proposed currently which would allow based upon the occupancy I don't know how to limit that we were talking about worshipping service before that you start to have offering weddings and

funerals and all those type of things I don't know if that falls into another type of use or not that would be an incidental use to the [Music] primary again that's again it's all going to be limited to the size based upon the occupancy correct is going to really limit this I I would assume that because it's a coffee shop the ability to like have certain types of funerals or there's probably like some conflict there just from a health because you have been working with the was compy Heth dep yeah I thought I saw this in documentation I just don't know care of itself just wouldn't be an issue I'm sorry is that is there a motion on the floor so well I'm giving a I gave those like I can make the motion about the fire chief and you know occupancy being confirmed from our based on well occupancy must be reviewed and confirmed by the fire chief and our building officials city building officials um the hours limited per the as identified in the memo The Worship Hour is correct correct and um I don't know if we need to say anything about the incidentals at this point in time up the rest of the council but I'll make those two first conditions and if any anyone has anything else then at this point I've made that motion to move forward with a recommendation second any additional discussion all those are in favor I all those opposed motion passes congratulations um no seeing no discussion tonight and no absences um the next meeting is

scheduled for March 12th 2025 at 7M is there motion on the table to adjourn at 7:40 move second all those in favor I all those opposed motion passes thank you thank you I'll be safe