Mackinaw City Mulls New Uses in Its Marina District

Written legal advice is being sought to help the Mackinaw City Planning Commission determine whether to expand the types of businesses to be allowed in the marina commercial district. The district runs from the state dock to the village marina and may be extended to Etherington Street, which includes an un-zoned area encompassing Shepler's Mackinac Island Ferry property.

Marina waterfront zoning is more restrictive than other districts in Mackinaw City. The planning commission debated the pros and cons of increasing the types of allowed uses along the shore at its Thursday, May 8, meeting, but did not focus on expansion of the district.

Residents will weigh in on whether to expand the size of the district at a public hearing Thursday, May 22, at the village hall at 7 p.m.

The district is used heavily by tourists and residents. Unlike the bordering B2 district, which allows hotels, the view of the lake front from the marina commercial district is almost unimpeded.

Current zoning in the marina district allows museums, marinas, performance shells, off-street parking, charter boat operations, and ferry operations.

Retail stores and restaurants should be allowed, also, Commissioner Jeff Hingston said.

"Restaurant and retail is found in many areas of marina districts in different parts of the state, and other states. I do not think it is unreason- able to allow that use in this area," he said.

Owing to a number of empty stores in other areas of the village, which could be filled with new businesses, there is no need to open up this area of the waterfront for new uses, said Commissioner Nancy Dean, adding that public comment at a recent planning commission meeting opposed adding new types of businesses to the waterfront.

The opposition was not representative of all viewpoints, Mr. Hingston argued. One property owner has suggested that the area allow hotels, Village Manager Jeff Lawson said.

Several months of debate recently led to a planning commission recommendation to require more space between buildings in the B2 hotel district. The idea is to ensure that at least some view of the water remains open between buildings.

The marina commercial district has a much more open view of the water than the B2 district, noted Commissioner Rosada Mann. Owing to increasing demand for village action to preserve the view of the Straits of Mackinac, she suggested that allowing more types of buildings in the district would be step backward for the village.

Six allowed uses does not mean the area is overly restricted, she noted. Some districts are restricted to three.

Restricting the number of uses does not necessarily keep the view of the Straits open, Mr. Lawson said.

"Regardless of whatever types of uses we have, anything that is allowed can block the viewshed," including currently allowed structures like performance shells or museums, he said.

Buildings associated with charter boat operations, ferries, and marinas can block the view, noted Planning Commission Chairman Robert Most.

Zoning in the marina commercial district allows for buildings up to 30 feet tall. The only building approaching that height in the area is Shepler's Marine Service and Ship Store.

How to determine what to allow on properties, while seeking to retain aspects precious to the village - notably the lake view - is a challenge for the planning commission, Mr. Most acknowledged.

Some operations with retail elements, such as Shepler's Ship Store, were already in place when the area was zoned a marina commercial district about 10 years ago, creating a gray area that concerns some planning commissioners. Such operations were allowed to continue after re-zoning, Mr. Lawson said.

Part of the marina commercial district includes the state dock, which is not under village control. The state decided not to include shops or restaurants on its property and the village followed suit in the district, partly for the sake of consistency, Mr. Lawson said.

To add aesthetic appeal to the area and make it more accessible, Commissioner Paul Allers suggested building a boardwalk across the waterfront, similar to the boardwalk in St. Ignace.

"I think it would be a great thing for our tourists," he said.

Such a project is already underway, Mr. Lawson said. A sidewalk runs along the waterfront at Conkling Park, which includes a wooden observation deck. The state plans to provide a connecting sidewalk along the state dock property. In the past, the Little Traverse Bay Bands of Odawa Indians has approved the sidewalk along its property, and the village may approach Arnold Line Transit Company and Shepler's to request extending the sidewalk across their parcels, also, Mr. Lawson said.