Wednesday, December 20, Approve Minutes of October 18, 2017 Planning Commission meeting. 2. Call to the Public. 3. Staff Report Project Log

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1 PLANNING COMMISSION MEETING AGENDA December 20, 2017, 7:00 PM 611 E Grand River Ave., Howell, MI Council Chambers, Lower Level Visit us online at COUNCIL - MANAGER GOVERNMENT Commission members and other officials normally in attendance: 1. Nick Proctor Mayor 2. Robert Spaulding Commission Member 3. Jan Lobur Commission Member 4. Erin Britten Commission Member 5. Paul Streng Chairperson 6. Maryanne Vukonich Vice Chairperson 7. Jeannette Ambrose Commission Member 8. Deanna Robson Recording Secretary 9. Timothy R. Schmitt Community Development Director 10. Richard Carlisle, Carlisle/Wortman Planning Consultant Wednesday, December 20, Approve Minutes of October 18, 2017 Planning Commission meeting 2. Call to the Public 3. Staff Report Project Log Public Hearing 4. # West Highland, Suite 200 Special Land Use, Sign Old Business 5. Adjourn WELCOME! Visitors are cordially invited to attend all meetings of the Commission. If you wish to address the Commission, you will be recognized by the Chairperson. NOTE: Please turn off or silence pagers and cell phones during meetings. In the case of an emergency, if page/call needs to be taken, please leave the Chambers.

2 City of Howell Planning Commission October 18, E. Grand River Avenue Howell, MI The regular meeting of the Planning Commission was called to order by Vice Chairperson Vukonich at 7:00 p.m. COMMISSIONERS PRESENT: Maryanne Vukonich, Mayor Nick Proctor, Jan Lobur, Erin Britten, Jeanette Ambrose and Robert Spaulding. COMMISSIONERS ABSENT: Paul Streng. ALSO PRESENT: Community Development Director Tim Schmitt and Deputy City Clerk Deanna Robson. GUESTS: Mary England, Patrick Cleary, Tom Elkins and Aaren Currie. APPROVAL OF MINUTES, SEPTEMBER 20, 2017 REGULAR MEETING MOTION by Spaulding, SUPPORT by Ambrose, To approve the September 20, 2017 regular Planning Commission meeting minutes as presented. MOTION CARRIED (6-0). CALL TO THE PUBLIC None. STAFF REPORT Timothy Schmitt, Community Development Director, noted that the proposed Fountain Park Development (in front of Howden Meadows, formerly Gallery Park) includes a large nursing home facility and plans are expected to be presented to the Planning Commission in December. Staff has recommended that the developer talk to the Michigan Department of Transportation first based on the location. The Thai Summit addition is basically closed in and equipment will be moved into the addition in the near future. The work under the grant to redo McPherson Park Drive has been completed now that CSX Railroad has finished their required work. NEW BUSINESS #17-15 HOWDEN MEADOWS (formerly Gallery Park) REVISED SITE PLAN Community Development Director Schmitt displayed pictures of the property in question; stated that the property borders M-59 to the south and is west of Oak Grove Road; added that it was previously withdrawn from the Gallery Park condominium project, and changes are proposed but the developer plans to continue building duplexes and adding single family homes; Phase I is currently under construction; and the revised site plan includes 18 new single family detached units. Carlisle Wortman reviewed the plan and had no major concerns. HRC identified a number of items, but nothing major. Staff will need details before construction, but the proposed plan should be a valuable change to project.

3 Page 2 Planning Commission Meeting September 20, 2017 Patrick Cleary, Boss Engineering, introduced Tom Elkins, V & R Building Co. LLC located at 6600 Valley Forge, Washington Township, MI Mr. Elkins stated that he first became involved with the property through GPD Ventures who purchased the property from a tax sale in order to develop the remaining condominium units. He added that Dorchester Drive had not been extended, waters and sewers were not connected, and the 4+ acres were not yet included in Howden Meadows. Detached units are currently more marketable, and all proposed units will have the same design as the units previously built by GPD Ventures, including basements. Mr. Evangelista, Fountain Park Development, has approached V & R Building Co. for a long-term lease of the corner of the property in the front of the project. Commissioner Lobur voiced her support of the project and inquired about the sales price range for the units. Mr. Elkins replied that the units currently being built are selling for $239,900 - $259,900, duplexes are selling for $199,900; and added that the mill rates are higher in the City of Howell. Vice Chairperson Vukonich responded that more services are provided for residents in the City. Mayor Proctor asked if the proposed project will be single family units managed as condos and Mr. Elkins confirmed, adding that they are not site condos but actual true condominiums. V & R Building Co. purchased what remained of Gallery Park and retained the rights in master deed; the Howden Park and Gallery Park developments will combine dues, which should allow the residents to share some of the costs and expenses. MOTION by Lobur, SUPPORT by Proctor, To approve the Revised Site Plan application #17-15 for V&R Building Company for Howden Meadows, located on the vacant land within the Gallery Park development, north of M-59 and west of Oak Grove Road adjacent to Dorchester Drive, to allow for the construction of thirty single-family detached units and two duplex buildings (four units), subject to the following conditions: Final revised plans be submitted meeting all ordinance standards as noted in the attached review letters. The construction shall meet all other applicable ordinance standards. The final phase of the project shall be submitted for site plan review and approval. MOTION CARRIED (6-0). Mr. Elkins commented that the gazebo area would also be finished as part of the plan. # WEST STREET LAND DIVISION/COMBINATION Community Development Director Schmitt stated that the proposal was to split a portion of the property at 451 West Street to sell to the neighboring property owner at 435 West Street. This land division/combination would allow both parcels to meet the current zoning ordinance. MOTION by Proctor, SUPPORT by Lobur, To approve the land division application #17-25 for Mary England at 451 West Street, parcel id number , to remove acres of land from the parcel and combine it with the neighboring parcel at 435 West Street, parcel ID number MOTION CARRIED (6-0).

4 Page 3 Planning Commission Meeting September 20, 2017 OMNIBUS ORDINANCE UPDATE Community Development Director Schmitt stated that staff has been working on a comprehensive ordinance change and would also support including the items listed below: 1. Collection bins (copy of the city of St. Johns ordinance included in the packet) 2. First Floor Office Uses Downtown 3. Parking Calculations (staff has no concerns, but it may be a good time for Planning Commission discussion) 4. Wall Signs for Multi-Tenant Buildings (i.e. Keller Williams signage) 5. Doggy Day Care (recent inquiry for use in light industrial district) Staff is seeking Commission input for the ordinance update; and suggests moving forward with collection bins, first floor office uses downtown and doggy daycare. Discussion followed and the Commission decided to add wall signs to the update, especially in light of new businesses downtown. Further discussion continued regarding first floor office uses downtown; the purpose of including the topic in the ordinance update; the hypothetical impact on building and business owners; and the potential to restrict the number of first floor offices downtown before requiring Special Land Use requests. Mr. Schmitt asked the Commissioners to review the proposed ordinance and provide feedback. The Planning Commission concurred, and staff will draft an update for review by the Planning Commission and City Council in December or January. MOTION by Spaulding, SUPPORT by Ambrose, To excuse Chairman Streng from the October 18, 2017 Planning Commission meeting. MOTION CARRIED (6-0). MOTION by Proctor, SUPPORT by Britten, To adjourn the meeting at 7:40 p.m. MOTION CARRIED (6-0). Deanna Robson, Deputy City Clerk

5 CITY OF HOWELL Memorandum TO: FROM: RE: City of Howell Planning Commission Timothy R. Schmitt, Community Development Director Monthly Staff Report DATE: December 13, 2017 Highland Howell Property The City has had several productive meetings with the development group as they refine their site plan for the first phase of the project. We have run into an issue that has been raised by Panhandle Eastern pipeline company, who maintains a series of gas wells, access roads, and gas storage on and under the property. The City is currently working through this issue and we expect that the plans are still on track to be submitted early in 2018 for summer construction. Gallery Park There has been an uptick in volume of construction at Gallery Park. Notably, the long vacant concrete pad adjacent to the stacked condo buildings on Welland is being put to use finally. The new developer has updated the previous plans and is building a new 12-plex on the pad, build to current building code standards. After construction of this building, Gallery Park will be nearly complete and they will start construction on Howden Meadows next year, which is the vacant land formerly in Gallery Park. Aberrant Ales For those Commissioners that are unaware, Aberrant Ales has finally opened downtown. By all accounts, it has been a very successful opening few weeks for Mr. Gill and crew and Staff continues to wish them the best of luck. Happy Holidays From my family to yours, I hope you have a wonderful holiday season, safe travels, and stay warm!

6 December 2017 Log # Applicant Location Project PC Admin. Enforcement Status Review Review Action? Update New auto salvage operation established without proper zoning, site plan review or permits Site plan submitted 5/20/13; Development Team mtg. 6/19; Variance for gravel surface granted 10/3; # Site Plan Tickets issued PC approved on 11/20/13; no permit apps yet; spoke with attorney; cease and desist if permit app not received by 9/12 # for lack of site plan Engineer had been in contact with LCDC but is concerned conditions will not be met by expiration date # Regal Recycling 945 Lucy Rd. New auto salvage X compliance Applicant and attorney are aware of expiration date, has requested extension PC Extension of Site Plan granted until October 31, 2015 Tickets being issued weekly. Plans have been submitted, but tickets have not been paid. Site Plan approved by PC August 2016, All tickets waived by PC # Kellogg Dental 1250 Byron Drive Site Plan X Approval of building expansion and height of proposed sign for Kellogg Dental expansion Special Land Use - Sign PC Review April 2016 Approved by PC April 2016 Under construction # Mefail Telais 321 West Road Variance Request for side yard setback varaince for construction of a new home on a corner lot BZA approval June 2016 Under construction # Matt Schroeder McCarthy/Fleming Special Land Use X Violation notice sent Request for site plan approval for illegally expanded auto repair shop in March Revisions forthcoming Second violation sent PC denial November 2016 in February BZA approval January 2017 Site Plan Plans submitted, inspections pending # Mannik & Smith Group 416 N National Site Plan - Temporary Use X Request for environmental clean up building to be located for a period of at least 10 years on a residential property PC Approval February 2017 Under construction # Matt Schroeder McCarthy/Fleming Variance Request Request for multiple varainces and appeal of site plan denial for illegally onstruction auto shop addition BZA approved January 2017 Site Plan Denial Appeal Plans submitted, inspections pending Mannik & Smith Group 416 N National Variance Variances for number of accessory structures on the property and length of time for temporary structure BZA approved March 2017 Under construction The Pearl Building LLC 309 E Grand River Site Plan X Rehabiilitation of building at 309 E Grand River for restaurant and apartments. Construction new apartment to the rear. PC Approved May Amico Holdings LLC 2140 Indutrial Site Plan X New warehouse building and reconstruction of paving throughout lot PC Approved May 2017 Under construction The Pearl Building LLC 309 E Grand River Variance Request Variance requests to allow accessory structure on property BZA approved May V&R Building Company Vacant Gallery Park Land Site Plan X Modification of previously approved plans for vacant land in the Gallery Park project PC Review October Howell Area Fire Authority 1211 W Grand River Site Plan X Expansion of existing fire station building PC Approved July Howell Soft Cloth Car Wash 117 Pulford Rezoning X Rezone 117 Pulford from R-1 to SMD PC Recommended approval July 2017 CC Approval October Howell Soft Cloth Car Wash 117 Pulford Site Plan, SUP X Expansion of Howell Soft Cloth Car Wash 1009 South Michigan PC Approved July Mike Bramlett 920 East Grand River SLU X Reoccupany of former Marcy's Building with Heating and Cooling contractor PC Approved August 2017 Under construction Evangelista Development Vacant land in front of Site Plan and SLU X New nursing home facility on vacant land in front ofgallery Park development Gallery Park PC review pending Beltone Sound Hearing 114 West Highland SLU X Rear sign for Beltone Sound Hearing Suite 200 PC review December Nancy Milner 405 Aberdeen Way Variance request Setback variance request to allow addition on existing house BZA review pending 12/15/2017

7 CITY OF HOWELL SPECIAL LAND USE ANALYSIS APPLICANT INFORMATION APPLICANT: Terry Burnett, Beltone Sound Hearing ADDRESS: 114 West Highland, Suite 200 PROPERTY ID #: ZONING: MXD, Mixed Use District DATE: December 12, 2017 SPECIAL LAND USE REQUESTED The applicant is requesting special land use approval to allow a rear wall sign for Beltone Sound Hearing at 114 West Highland, Suite 200. The applicant is requesting approval for a second wall sign on the rear of the building, even though they are not a corner tenant. The sign proposed is 16 square feet in size. SUMMARY The applicant, Terry Burnett, is the manager of the new Beltone Sound Hearing in Howell. The Beltone space is located in Crossroads Town Center at the northwest corner of M-59 and Oak Grove Road. The applicant has leased space in the front building along M-59, adjacent to Subway. The front sign, facing M-59, meets ordinance requirements and was installed prior to Beltone taking occupancy of the space. The rear sign is being requested to give the business a presence to the north, facing the majority of the parking on the site and giving their rear entrance signage. APPLICABLE ORDINANCES Section 6.22 Mixed Use Development Regulations (h) Signage. All signs permitted within this district shall be subject to the provisions of Article 7, Signs, unless a stricter provision is provided below. The intent of this section is to ensure that signs shall be compatible in size, design, appearance and material, and subject to the following requirements and standards. (5) Wall Signs for Non-Residential Uses. A. Multi-tenant buildings with a shared entrance may have one (1) wall sign that measures 1.5 times the total area permitted for a wall sign. B. Multi-tenant buildings with separate entrances may each have one (1) wall sign per tenant that complies with the sign area permitted in this subsection.

8 #17-27 Special Land Use 114 West Highland Road, Suite 200 Rear Sign Page 2 C. Corner tenants may have two (2) signs, one (1) on the face of each facade facing a public road, driveway or parking lot. The second sign may measure up to seventy-five (75) percent of the area permitted for the principal wall sign. D. The face of each wall sign shall measure no larger than thirty (30) square feet, forty-five (45) square feet for multi-tenant buildings with a shared entrance. However, an additional ten (10) square feet may be approved by the Planning Commission when the following criteria are met: i. The building is located more than one hundred (100) feet from the edge of the public road right-of-way. ii. The tenant occupies a proportionately larger portion of the building than the remaining tenants. iii. The sign is proportionate to the mass and scale of the building. Wall signs exceeding the permitted area noted above will be subject to the special land use criteria of Section 7.04(c). E. All walls signs, if illuminated, shall be illuminated in a manner that is not intermittent, nor causing a hazard to others. F. Mixed use/commercial/office/other non-residential uses may substitute a projecting sign for a wall sign based upon the following considerations: i. The size, shape and topography of the property. ii. The relationship of the sign to neighboring properties and signs. iii. The relationship to and visibility from the public street where the property is located. Section 7.04 Permitted Wall Signs. The following wall signs shall be permitted in the following districts in accordance with the regulations herein. (a) General Requirements. (1) No wall sign shall be erected to extend above the top of the wall to which it is attached, nor extend beyond the ends of the wall to which it is attached. Signs erected on the vertical portion of a mansard roof are considered to be wall signs. (2) All wall signs shall be safely and securely attached to the building by means of metal anchors, bolts or expansion screws. In no case shall any wall sign be secured with wire, straps of wood or nails. (3) The vertical dimension of a wall sign shall not be in excess of six (6) feet. (4) For buildings with distinct and separate uses, separate wall signs shall be permitted for each such use. Corner tenants, and/or tenants with front and rear street frontage, may have two (2) signs, one (1) on the face of each building frontage facing a public right-of-way. In either case, the total allowable square footage shall not exceed the maximum allowable square footage specified for each district. (5) For purposes of this article, signage incorporated as part of a canopy sign shall be regulated in the same manner as wall signs. (c) Wall Signs Requiring Special Land Use Approval. The Planning Commission may consider a sign that is greater than the maximum height and area requirements as a special land use.

9 #17-27 Special Land Use 114 West Highland Road, Suite 200 Rear Sign Page 3 In review of a special land use, the Planning Commission shall consider the standards set forth in Section 3.03 and the following: (1) The standards set forth in Sections 7.02 and 7.07; (2) The size, shape and topography of the property; (3) The relationship of the sign to neighboring properties and signs; and (4) The relationship to and visibility from the public street where the property is located. In reviewing the standards of the MXD district and the general sign standards, the tenant space that Beltone is leasing appears to an anomaly in the current regulations. They are not in a multi-tenant building with a single-entrance, they are not a corner tenant, and their rear frontage does not face a right-of-way. Under any scenario, the rear sign is properly sized in comparison and in conjunction with the front sign. However, their rear, public entrance is left without a sign allowance. Staff has reviewed this as requiring a Special Land Use approval from the Planning Commission in order to be installed. SPECIAL LAND USE STANDARDS In review of a special land use, the Planning Commission shall consider the following standards: 1. Will the sign be harmonious and in accordance with the general objective or any specific objectives of the Master Plan? The Master Plan does not specifically address signs; however, the intent of the Sign Ordinance includes provide opportunities for businesses to provide pedestrian-scale advertising to customers near the entrances to their businesses while preventing sign clutter along the City's thoroughfares. The proposed sign is smaller than the front sign, while still indicating the tenant. 2. Will the sign be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity? The sign being proposed is a standard looking sign for a retail space. It is similar in design to the sign on the front of the building. The installation appears to be standard as well and maintenance should be easy. The sign is harmonious and appropriate for a retail center. 3. Will the sign be hazardous or disturbing to existing or future nearby uses? The proposed sign should not disturb nearby residences and is not expected to be hazardous to surrounding businesses. 4. Will the sign be an improvement in relation to the property in the immediate vicinity and to the community as a whole? The proposed sign will allow for the rear facing entrance to better incorporate with the overall shopping center. Having buildings on the edge of a parking lot like this situation makes it important to both have an outward facing sign for the public and an inward one for the majority of the parking area on the site.

10 #17-27 Special Land Use 114 West Highland Road, Suite 200 Rear Sign Page 4 5. Will the sign be served adequately by essential public services and facilities or that the persons responsible for the establishment of the proposed uses will provide adequately any such service or facility? Yes. 6. Will the sign not create excessive additional public costs and will not be detrimental to the economic welfare of the community? No additional public costs will occur because of this sign. The sign will not be detrimental to the economic welfare of the community. 7. Will the sign be consistent with the intent and purposes of the Zoning Ordinance? The sign is consistent with the intent of the sign ordinance and purposes of the Zoning Ordinance, to reduce visual clutter and blight, while still allowing appropriate signage and identification of businesses. This smaller sign above the rear door is simply not addressed in the ordinance, although there are multiple other scenarios where a tenant could have a second sign in nearly the situation, so the sign meets the general intent of the ordinance. Section 7.10 Administration (c) Review Standards. The Zoning Administrator or the Planning Commission, depending upon the review authority set forth in subsections (a) and (b) hereof, shall review the sign plan for conformity with the objectives and standards of this article, specifically Section 7.02, and including the following: (1) Prevention of the placement of signs in a manner that will conceal or obscure signs or adjacent businesses; - The proposed sign would not obscure any neighboring signs or businesses in an unreasonable manner. (2) Keeping the number of signs and sign messages from exceeding the level reasonably necessary to identify a business and its products; - The sign and number of messages is reasonable to identify the businesses in the building. (3) Keeping signs within a reasonable scale with respect to the buildings they identify and are located upon or near; - The sign is proposed at a reasonable scale in comparison to the building. (4) Reduction of visual distraction and obstructions to motorists traveling along, entering or leaving streets; - There are no visual distractions or obstructions related to this sign. (5) Promotion of a quality manner of display which enhances the character of the City; and The sign is a quality visual addition to the building and the City. (6) Insuring that the design, construction material, architecture and method of lighting of signs are harmonious with the buildings and structures in the immediate area in order to avoid visual blight. The sign will be built to keep with the character of the surrounding area. STAFF REVIEW/COMMENT The second sign on the rear of the building would be approved in many other circumstances. However, the combination of the sign ordinance and the MXD regulations create a situation where the building is designed to have a rear entrance, so most of the parking is shielded from the road,

11 #17-27 Special Land Use 114 West Highland Road, Suite 200 Rear Sign Page 5 but a sign is not permitted, because the tenant is not a corner tenant. Ultimately, the proposed sign is a size that would be permissible under other circumstances, is in keeping with the overall design of the shopping center, and would be an appropriate addition to the tenant space. RECOMMENDATION Staff recommends that the Planning Commission approve the Special Land Use application (#17-27) for 114 West Highland Road, Suite 200, parcel id number , to allow a 16 square foot wall sign over the rear entrance to the Beltone Hearing tenant space, where 0 square feet would be permitted due to the space not being on the corner of the building.

12 _:/s-oo ~ HOWELL MICHIGAN CITY Of HOWELL REQUEST FOR REVIEW G l l E.. Grand River Ave. Howell, M (517} f A..X. (517} CirY Ch:irm Ordinance Chapter, Section :ind Par:ig~:iph ~ ou :ire petitioning under (ARTICLE 7 SIG:'.'iS) Body(s) robe: Addressed 0 Zoning Board of Appc::tls 0 Pl;nmng Commission PROPERTY OWNER INFORMATION l';irne ()Y-j)S$road~ \OlajY\ ~'7;\h'D<l L~ rhonc123-j ~~ 2_1=t0 Addros 1\SDI M>tfbla~ Qr. ~ Cartiavit'.H1Ci ti_ Sr:ice QJi Zip _:fsz.qq LAND USE Nature clpcririon ::l Sire Plan 0 Appeal 0 Raaning 0 P.U.D. '5l' S1gnApprov:tl 0 Orher Zo111111; i.j l'rescnr 0 Proposed Co111cr LoL 0 Ye~ D ;-.:o I.or Si7z widrh ---- depth s11. foor;igc Property Se rb~cks fronr rc:;i right 5icle left side Darmr Free 0 Yt's CJ No Number ofoff-srrccr P:uking Sp=:s Handicap Space:.~ PROJECT NARRATIVE Atr:id1 the following dncumcnr:irion with your rcqu~t : 0 Legal Description of 1he Prop.my (FXH [BIT A-1) 0 Archirn:u'Enginmlng Drawing (EXHIBIT A-2) 0 Lomion lvbp (E.XHIBIT A-3) C.m tin11~d 0 11 br.t!;.

13 :o yom propem". arrnmst:rnces e~isr, ff oaddi:ion:al sput 3. Tii~H, the va;~_ri:t:t as wtll v.. oufd do subsr<lnrln'. 4 h~ nt: been cre;red an ; ~u:::resr in rhe property tni.ltw'm" dorumenrari0n wi[h yn1>r request; m:vic '"''-'- lhr; me.'dimcndon~i request (E,XH!BTT B l : 1 l'<>"n ><"'" Smm:ure, (LXH!B!T!32: All infommion submim::d cm this Sc:cicm 23;i. of the Stat~ Con:>tzui:lion wtle Aa of 1972, A~'t Nu. 230 of the Public Acu; of 1972, Laws, a person from u dri:;o..1.mv~ur the "''"~"''w.;: 11;u11m<0m m persons to dvi! fi<>es. LIVINGSTON COUNTY & STATE OF MICHIGAN PERMITS & INSPECTIONS rhis rr:r:rion. Title

14 16" Channel Letters and 15.5" Round Capsule On Raceway. Internally lit with LED Lighting. "Hearing" Capsule is 8" x 52". Internally lit with LED Lighting. Overall Length is 8' Back Of Building :'501 BLACKINGTON FLINT, MICHIGAN Contact: Terry Burnett Contact#: SCALE: n/a DATE: Beltone Howell.cdr REVISION DATE: FINISHED PRODUCT MAY VARY FROM SKETCH DUE TO TltE REPRODUCTION PllOCESS. APPROVED BY This custom design submitted for your personal use is the exclusive property of BARRY'S SIGH CO. or Flint, Michigan. It may not be reproduced, copied, or exhibited in any fashion to anyone outside of your organization without the written pennission of an authorized official of BARRY'S SIGN

15 Kroger Location of Beltone Lease Space D RD W HIGHLAN ND RD W HIGHLA Date: 12/13/2017 Source: Livingston County & City of Howell GIS # SLU West Highland, Suite 200 Beltone Sound Hearing - Sign