SUMMARY OF AMENDMENTS TO THE AGENDA Monroe County Planning Commission October 11, 2017 8. New Business: A. Consent Agenda: Additions Township Zoning Reviews 200.1-10-17-32 Whiteford Township (map) This is an official request to change the zoning on a parcel portion totaling approximately 2 acres from AG, Agricultural to R-1, Single Family Rural Residential District. The purpose of the proposed rezoning is to split the house off from the remainder of the agricultural property. The parcel portion is located on the northeast corner of the intersection of Sterns Road and Turk Road. Recommendation: That the Monroe County Planning Commission advise the Whiteford Township Board that it recommends approval of the proposed zoning change request, as the rezoning would not create additional residences in the Agricultural Preservation area of Whiteford Township and would likely help to preserve the existing agricultural land on the current parcel, and for the other reasons stated above. 200.1-10-17-33 Dundee Township (map) This is an official request to change the zoning on a parcel totaling approximately 1.27 acres from R-1A, Single-Family Residential District to AG-1, Agricultural District, with conditions. The purpose of the proposed rezoning is to establish a bed and breakfast on the property. The parcel is located on the west side of East Lloyd Road to the north of the exit from Interstate 75. Recommendation: That the Monroe County Planning Commission advise the Dundee Township Board that it recommends approval of the proposed zoning change request, as the proposed rezoning is in agreement with the Monroe County Comprehensive Plan, would likely not be a nuisance to adjacent land uses, and could provide an economic benefit for Dundee Township and Monroe County, and for the other reasons stated above.
2017 (X) OFFICIAL ( ) UNOFFICIAL TOWNSHIP ZONING REVIEW Monroe County, Michigan MEMORANDUM DATE: October 11, 2017 TOWNSHIP: Whiteford TO: Monroe County Planning Commission SECTION/P.C.: 28 FROM: Staff AERIAL PHOTO #2015 SUBJECT: Case #200.1-10-17-32 SUBJECT Request: Purpose: Location: This is an official request to change the zoning on a parcel portion totaling approximately 2 acres from AG, Agricultural to R-1, Single Family Rural Residential District. The purpose of the proposed rezoning is to split the house off from the remainder of the agricultural property. The parcel portion is located on the northeast corner of the intersection of Sterns Road and Turk Road. EXISTING SITE CHARACTERISTICS Area: The parcel portion has a total area of approximately 2 acres. Current Land Use: Surrounding Land Use: Surrounding Zoning: Floodplain: The parcel portion is currently used residentially. North: Agricultural (remainder of property) South: Agricultural; Single-Family Residential East: Agricultural (remainder of property) West: Agricultural North: AG, Agricultural South: AG, Agricultural; R-2, Low Density Residential East: AG, Agricultural West: AG, Agricultural The site is not located in a known flood zone. TOWNSHIP PLANNING COMMISSION ACTION The Whiteford Township Planning Commission voted to recommend approval of the rezoning at a meeting held on October 3, 2017.
APPLICABLE PLANS AND POLICIES Monroe County Comprehensive Plan (2009) Agricultural Preservation Whiteford Township Master Plan Update (2010) Agricultural Preservation REQUEST This is an official request to change the zoning on a parcel portion totaling approximately 2 acres from AG, Agricultural to R-1, Single-Family Rural Residential. The purpose of the proposed rezoning is to split the house off from the remainder of the agricultural property. EXISTING & PROPOSED ZONING The purpose of the AG District is to preserve and protect the decreasing supply of prime agricultural land. Principal uses permitted include farming, stables, one-family detached dwellings, places of worship, not-for-profit schools, public utility uses, greenhouses, parks, farm markets, adult foster care family and foster family group homes, nature preserves, and micro-wind facilities. Uses subject to special approval include kennels, cemeteries, migratory labor camps, private clubs, veterinary hospitals, television and radio towers, airports, on-site wind facilities, bed and breakfasts, police and fire stations, bulk feed and fertilizer outlets, government buildings and group day-care homes and nursery schools. The purpose of the R1 District is to permit a degree of development of a rural non-farm nature in areas not expected to have public facilities in the near future. The district shall permit a dwelling on parcels between 2.00 and 4.99 acres with a minimum frontage of 200 feet and maximum depth of 660 feet. Principal uses permitted include single-family detached dwellings, schools, municipal buildings, places of worship, home occupations, manufactured homes, adult foster care and foster family group homes, private stables, and the hobby raising of chickens, rabbits, sheep, goats and pigeons. Uses subject to special approval include group day care homes and nursery schools, adult foster care large group homes, public utility buildings, temporary buildings used for construction purposes and private, non-commercial recreation uses. SURROUNDING USES To the north and east of the parcel portion is agricultural land that is part of the current agricultural parcel. To the west of the site is agricultural land. To the south of the site is agricultural land on the west side of Turk Road, and single-family residences on the east side of the road. RELATIONSHIP TO PUBLIC PLANS AND POLICIES The site does not have access to public water service or to public sewer service. Sterns Road is a twolane major collector road at the location of the site. The average daily traffic at the location of the site is 4,000 vehicles per day. Turk Road is a local two-lane road. The Monroe County Comprehensive Plan Future Land Use Map designates this area of the County as Agricultural Preservation. The proposed rezoning would not be in agreement with the County Plan. However, the parcel portion is already used residentially. The Whiteford Township Master Plan designates the property as Agricultural Preservation, as well. The rezoning would also not be in agreement with the Township s Master Plan.
PLANNING ANALYSIS The proposed parcel would be a 2-acre split from a large agricultural parcel. While the rezoning would be contrary to both the Monroe County Comprehensive Plan and the Whiteford Township Master Plan, the proposed parcel that would be split is already currently used residentially. The split appears to be an effort to separate the existing single-family residence from the agricultural land. As the parcel split would seemingly preserve the farmland throughout the remainder of the parcel, and because the newly created parcel would already contain an existing single-family residence on it, Staff does not have an issue with recommending approval of this rezoning from AG, Agricultural to R-1, Single-Family Rural Residential, despite the property being in a predominantly agricultural portion of Whiteford Township that is designated as Agricultural Preservation on the Monroe County Comprehensive Plan s Future Land Use Map. RECOMMENDATION Staff recommends that the Monroe County Planning Commission advise the Whiteford Township Board that it recommends approval of the proposed zoning change request, as the rezoning would not create additional residences in the Agricultural Preservation area of Whiteford Township and would likely help to preserve the existing agricultural land on the current parcel, and for the other reasons stated above. RS
2017 (X) OFFICIAL ( ) UNOFFICIAL TOWNSHIP ZONING REVIEW Monroe County, Michigan MEMORANDUM DATE: October 11, 2017 TOWNSHIP: Dundee TO: Monroe County Planning Commission SECTION/P.C.: 24 FROM: Staff AERIAL PHOTO #2015 SUBJECT: Case #200.1-10-17-33 SUBJECT Request: This is an official request to change the zoning on a parcel totaling approximately 1.27 acres from R-1A, Single-Family Residential District to AG-1, Agricultural District, with conditions. Purpose: Location: The purpose of the proposed rezoning is to establish a bed and breakfast on the property. The parcel is located on the west side of East Lloyd Road to the north of the exit from Interstate 75. EXISTING SITE CHARACTERISTICS Area: The parcel has a total area of approximately 1.27 acres. Current Land Use: Surrounding Land Use: Surrounding Zoning: The parcel is currently used as a single-family residence. North: Single-Family Residential South: Single-Family Residential East: Single-Family Residential West: Open Space/Agricultural North: R-1A, Single-Family Residential South: R-1A, Single-Family Residential East: R-1A, Single-Family Residential West: R-1A, Single-Family Residential Floodplain: The site is not located in the 100-year flood zone. TOWNSHIP PLANNING COMMISSION ACTION The Dundee Township Planning Commission voted to recommend approval of the rezoning at a meeting held on October 4, 2017.
APPLICABLE PLANS AND POLICIES Monroe County Comprehensive Plan (2009) Agricultural Preservation Dundee Township Master Plan Update (2012) High-Density Residential REQUEST This is an official request to change the zoning on a parcel totaling approximately 1.27 acres from R-1A, Agricultural District to C, General Commercial District, with conditions. The purpose of the proposed rezoning is to construct a self-storage business on the site. The specifics of the applicant s conditional zoning request are detailed in the Analysis of this report. EXISTING & PROPOSED ZONING The purpose of the R-1A, Single-Family Residential District is to establish a district in which the primary use is intended to be single-family dwellings. Principal uses permitted include single-family detached and farm dwellings, homestead residential dwellings, farms, schools, adult foster or day care homes and home occupations. Uses subject to special approval include The purpose of the AG-1, Agricultural District is to preserve and protect the decreasing supply of prime agricultural land. Principal uses permitted include farms and agriculturally related enterprises, singlefamily farm dwellings, adult foster care family homes, family day care homes, and home occupations. Uses subject to special approval include bed and breakfast inns, large agricultural nurseries, public stables and riding academies, kennels, removal of soil or sand, gun clubs, parks, various institutional uses, adult foster care group homes, group day care homes, nursery schools, hospitals and veterinary clinics, airports, commercial towers and wireless telecommunication facilities, recreational ponds and wind energy conversion systems. The C, General Commercial District is established to provide suitable location for retail, service and professional office enterprises which service a localized market area. The applicant is requesting conditional zoning that would mandate that only one potential commercial use could be placed upon this site, which would be a storage facility. SURROUNDING USES To the north of the site are agricultural land and a single-family residence along M-50. To the south of the site is a rural, single-family residence. To the east of the site are agricultural land, and a rural singlefamily residence fronting M-50. To the west of the site are single-family residences along Irish Road and commercial businesses at the intersection of Dixon Road and M-50. RELATIONSHIP TO PUBLIC PLANS AND POLICIES The site has access to both public water service and to public sewer service. East Lloyd Road is a twolane major collector road at the location of the site. The average number of vehicles per day is 800 vehicles per day. The Monroe County Comprehensive Plan Future Land Use Map designates this area of the County as Agricultural Preservation. The proposed rezoning on the surface is in agreement with the County Plan. Bed and breakfasts are uses that, although commercial in nature, often rely upon rural or agricultural
settings to appeal to consumers. It should be noted that bed and breakfasts are permitted by special use by the Township in their agricultural districts, but not in their commercial ones. The Dundee Township Master Plan designates the property as High Density Residential. The rezoning would arguably be contrary to the Township s Master Plan, but the site would retain its residential character even with a change to Agricultural zoning. PLANNING ANALYSIS The rezoning would be a conditional zoning that would allow for only a bed & breakfast inn on this property. The conditions for the rezoning are the following, which include the Dundee Township regulations for bed & breakfast inns: The property would only be used as a bed & breakfast inn. The bed & breakfast inn would be a private residence owned by the property owner and spouse. The inn would offer sleeping accommodations to transient tenants in five (5) or fewer rooms to rent. The bed and breakfast would not have a restaurant and the only meal offered to tenants would be breakfast. The inn would be operated only within the principal dwelling and not within any accessory building, except that incidental storage would be allowed in a residential-type garage. There would be no exterior evidence allowed other than a permitted sign to show that the residence is being used for any purpose other than as a dwelling. There would be no alteration or construction allowed that is not customarily found in residential dwellings, except any recommended by the fire department and planning commission for fire protection or suppression equipment. Guests would not be allowed to stay for more than 14 consecutive days or 30 days in any one calendar year. A guest register would be required on the premises to be available for inspection during reasonable hours by the Township Building Inspector. The bed & breakfast permit holders would be reviewed on an annual basis and would be required to comply with all state and local regulations regarding bed & breakfast operations. Sufficient off-street parking would be required to be provided. Existing buildings and structures either on the premises or on adjacent property would be removed in order to provide parking for the inn. All required parking would be required to be screen from adjacent residential uses. All requirements of the fire department regarding fire safety based upon initial and subsequent inspection reports would need to be complied with. Additional bathrooms would need to be installed, and appropriate building permits would need to be attained for this. While the property is only 1.27 acres, which is below the minimum acreage requirement of 40 acres in the AG-1 District, the Township is considering this property a homestead residential dwelling, which is subject to only a 190 foot frontage requirement and not an acreage requirement. The rezoning is a downzoning from a residential zoning classification to an agricultural one, which would be in agreement with the Monroe County Comprehensive Plan, which calls for this property to be agricultural. However, as the conditional use provisions specify that this property may only be used as a
bed and breakfast inn if it is rezoned, it is necessary to examine if this particular use is appropriate for this location. The Township has stated that this is necessary because bed and breakfast inns are not allowed in Residential districts, while they are allowed as special approval uses in the Agricultural districts. Staff does believe that this site has the necessary space to be run as a bed and breakfast inn. While there are nearby residential properties, and while the rezoning is a necessary spot zoning in an otherwise residentially zoned area in order to allow for the existence of a bed and breakfast use at this location, we feel that a bed and breakfast use that is limited to a maximum of five rooms for tenants would be a minimal nuisance to these properties. The usage of this property as a bed and breakfast inn is aided by the fact that it has access to both public sewer and public water service. Staff feels that small, tourist-oriented businesses such as bed and breakfast inns can provide economic input into local rural economies in the County, and we encourage communities such as Dundee Township to attempt to attract such uses in an effort to aid economic development in Monroe County. Based upon all of the factors listed above, Staff does not have an issue with rezoning this property for use as a bed and breakfast inn. RECOMMENDATION Staff recommends that the Monroe County Planning Commission advise the Dundee Township Board that it recommends approval of the proposed zoning change request, as the proposed rezoning is in agreement with the Monroe County Comprehensive Plan, would likely not be a nuisance to adjacent land uses, and could provide an economic benefit for Dundee Township and Monroe County, and for the other reasons stated above. RS