Bay City panel conditionally approves bed-and-breakfast plan at 1001 Center Ave., sends parking variance to ZBA

The Bay City Planning Commission on July 16 approved a special-use permit and site plan for an eight-room bed-and-breakfast at 1001 Center Avenue, subject to several conditions and a required dimensional variance review by the Zoning Board of Appeals.

The commission's approval followed a staff presentation and a discussion about parking, Americans with Disabilities Act access and historic-district review. The applicant's site plan shows eight parking spaces, one of which is designated as an accessible (ADA) space; the ordinance requires a total of 10 spaces for the proposed use, including owner/innkeeper spaces, so the applicant will pursue a dimensional-variance application to the ZBA.

Commissioners and staff pressed several technical points. Commissioner Dennis Sponacek said 90-degree parking in the submitted layout requires a 24-foot travel or “cruise” lane under the city ordinance and raised concerns that the plan lacks adequate cruise-lane width and could permit vehicles to circulate both directions through the lot. He also questioned the placement and configuration of the ADA space and whether the adjacent striped area meets the required 8-foot width for a van-accessible stall. Planning staff noted the spaces are labeled 9-by-19 feet on the drawing and the accessible striped area is shown as 5-by-19 feet but said the applicant could revise striping so the accessible area meets the 8-foot requirement.

Applicant representative (owner) Edmonds said she is the property owner and plans to hire an innkeeper who would sleep on site when guests are present; she told the commission she is prepared to modify the parking layout or angle spaces if that will help obtain ZBA approval. Staff and commissioners agreed the small, historic lot and a desire to keep existing screening and the historic structure limit how many spaces can fit without variances or redesign.

Terry, planning department staff, flagged additional procedural reviews that will be required: handicap ramps and any work visible from the street likely must go before the Historic District Commission for a certificate of appropriateness, and the site plan will be routed to building, public-works and other departments for technical sign-off. Commissioners agreed to make the site-plan approval conditional on ZBA approval of the dimensional-variance request and on bringing the parking dimensions and cruise lane into compliance with section 122-382 of the zoning ordinance (dimensional requirements for parking), as well as adding directional signage to make the driveway one-way and refuse/lighting requirements to the administrative permit review.

The motion to approve the special-use permit and site plan carried with no recorded opposing votes; the commission recorded the approval as contingent on (1) ZBA approval of the dimensional variance for the number/configuration of parking spaces, (2) compliance with section 122-382 parking dimensionality (angle, cruise lane, stall dimensions), (3) historic-district review as required for visible ramps and screening walls, (4) required directional signage to prevent entry from Center Avenue, and (5) administrative review of refuse, exterior lighting and emergency access.

Next steps for the project are a formal variance application to the Zoning Board of Appeals and follow-up technical reviews by building, public-works and other city departments before permits for ramps or electrical work are issued.