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Commission approves special use to convert ground‑floor commercial space to residential at 1019 Garfield Ave.
Summary
After public comment and a discussion about parking, trash service and unit count, the Bay City Planning Commission approved a special use allowing the conversion of the ground floor of 1019 Garfield Avenue to residential use; the approval was tied to the property’s existing zoning and included landscaping conditions discussed during the meeting.
The Bay City Planning Commission on Jan. 15 approved a special use allowing the conversion of ground‑floor commercial space to residential dwellings at 1019 Garfield Avenue.
Terry Moultain, planning staff, explained that the property is in a commercial zoning district (C2A general business) where ground‑floor residential is a special use; upper‑story residential is permitted in the district. Moultain noted the site plan drawings showed a paved parking lot on a separate parcel across the street that the applicant said is included in the sale.
Applicant Joseph Miska told the commission the current proposal is for two dwelling units (one in the converted commercial space and one in the residential portion already on the parcel), though he said the team was considering a possible third unit and had initially filed under “multifamily.” Moultain cautioned that a conversion to three or more units would trigger the multiple‑family definition in the zoning ordinance and require separate public notice and approval.
Questions from commissioners and the public focused on parking, service and neighborhood impacts. Moultain confirmed off‑street parking counts are not required to change use in this district but that if parking is provided it must meet surface and dimension standards; the parcel across the street is a separate lot but is included in the applicant’s project. Moultain also explained the city will provide refuse and recycling bins at a rate tied to registered units (two 95‑gallon bins per unit), which the applicant said he had not realized but that the team planned to accommodate.
Several neighbors spoke during public comment and opposed converting the property to additional rental units based on past problems at nearby properties, citing concerns about noise, crime and property values. Christopher Kowalczyk and Karen Melhose described past incidents at other nearby rental properties and urged the commission to protect neighborhood character. The applicant replied that his company (Garfield Holdings) is not the same owner of the previously cited problem property and that prospective tenants are screened.
Commission discussion also covered landscaping for the property and the parking lot across the street. Commissioner Dennis Panacek moved to approve the special use application with findings that the proposal would not impair public health, safety or welfare and was compatible with surrounding land uses. The original motion included a landscaping condition; the applicant and commissioners discussed modifications and ultimately the motion was amended to retain landscaping improvements. The motion, as amended, passed by voice vote.
Moultain reminded the commission that the special use affects use but not the zoning map (zoning remains commercial), and that any change to three or more units would require separate notice and approval. The applicant was told to proceed with building‑permit and site‑plan details following the planning approval.
