City of Auburn Hills Planning Commission Agenda August 10, 2016 Meeting Agenda Item No. 5a.

127 Pages·2016·32.19 MB·English

by  Keenan, Shawn

AGENDA
The City of Auburn Hills
Planning Commission Meeting
Wednesday, August 10, 2016  7:00 p.m.
LOCATION: City Council Chamber
1827 N. Squirrel Road  Auburn Hills MI
PHONE: [phone]  www.auburnhills.org
Meeting minutes are on file in the City Clerk’s office.

1. MEETING CALLED TO ORDER

2. ROLL CALL OF PLANNING COMMISSION

3. PERSONS WISHING TO BE HEARD (regarding items not on the agenda)

4. APPROVAL OF MINUTES – July 13, 2016

5. PETITIONERS

5a. Public Hearing / Motion – Recommendation to City Council for Combined PUD Step One – Concept
Plan and PUD Step Two – Site Plan approval and Tree Removal Permit approval with variance /
Reserves of Auburn Hills

5b. Public Hearing / Motion – Recommendation to City Council for approval of rezoning from I-1, Light
Industrial District to T&R, Technology and Research District / FEV North America, Inc.

5c. Public Hearing / Motion - Recommendation to City Council for PUD Step Two - Site Plan / Parkways
PUD – Blossom Park

6. OLD BUSINESS

6a. Final Selection of Planning Commission Members to Attend MAP Conference in October 26-28, 2016

7. NEW BUSINESS

7a. Adopt Y2015-2016 Planning Commission Annual Report

8. COMMUNICATIONS

9. NEXT SCHEDULED MEETING – Wednesday, September 14, 2016 at 7:00 p.m. in the City Council
Chamber

10. ADJOURNMENT

 NOTE: Anyone planning to attend the meeting who has need of special assistance under the Americans with Disabilities
Act (ADA) is asked to contact the City Clerk's Office at 248-370-9402 or the City Manager's Office at 248-370-9440 48
hours prior to the meeting. Staff will be pleased to make the necessary arrangements. If you wish to receive the Planning
Commission meeting agenda on a regular basis via e-mail please call 248-364-6900 and request to be added to the
distribution list.

IMPORTANT NOTICE TO PETITIONERS
Items will be presented to the City Council on August 22, 2016. It will be necessary for you to have a
representative present to answer any questions from the City Council. CITY COUNCIL WILL NOT

ACT ON YOUR ITEM IF YOU OR YOUR REPRESENTATIVE ARE NOT PRESENT.
CITY OF AUBURN HILLS
PLANNING COMMISSION
MINUTES
July 13, 2016

1. CALL TO ORDER: Planning Commission Chairperson Ouellette called the meeting to order at 7:00 p.m.

2. ROLL CALL OF PLANNING COMMISSION:
Present: Beidoun, Burmeister, Hitchcock, Ochs, Ouellette, Pierce
Absent: Justice, Mendieta, Shearer
Also Present: Assistant City Planner Keenan
Guests: 21

LOCATION: City Council Chamber, 1827 N. Squirrel Road, Auburn Hills, MI 48326

3. PERSONS WISHING TO BE HEARD - None

4. APPROVAL OF MINUTES

Moved by Mr. Hitchcock to approve the minutes of June 8, 2016, June 15, 2016, and June 29, 2016.
Supported by Beidoun.

VOTE: YES: All
NO: None Motion Carried (6-0)

5. PETITIONERS

5a. DEI Properties – Light Industrial Building (7:04 p.m.)
Public Hearing/ Motion - Recommendation to City Council for combined PUD Step One – Qualification / Step
Two – Site Plan approval to construct an industrial building.

Mr. Keenan introduced the request from DEI Properties to construct a 53,000 square foot speculative office / light
industrial building on a 12 acre site located at the Northeast corner of Auburn Road and Opdyke Road. The
proposed building will be built on a 4 acre portion of the site located along Opdyke Road, and north of Clinton
River. The property is zoned B-2, General Business district.

Mr. Keenan indicated DEI proposes to dedicate a little over 8 acres of land on both sides of the Clinton River to the
City, which includes the site of the former Country Kitchen Restaurant. DEI will remove the driveways and parking
lot for the former restaurant and revegetate the area with grass later this year. He explained the park land
dedication was envisioned in the 2007 Opdyke Road Land Use Plan and offered by DEI to the City as a “net public
benefit” for PUD qualification.

Mr. Keenan explained that a five foot tall vinyl fence coupled with a 23 foot wide landscaped greenbelt will be
provided to help screen the development from the residential houses to east, which are more than 400 feet in
distance from the property line. He also mentioned the houses will be further screed by the existing wooded area
between the houses and the development.

Mr. Keenan noted two deviations. The first is to allow a light industrial building in the B-2, General Business
District. The City’s Master Land Use Plan identifies that area as non-residential and the light industrial land use is
consistent with the industrial zoning classification to the north and south of the property along Opdyke Road. He
explained the proposed use would also be consistent with Opdyke Road Land Use Plan that includes a use such
as an industrial park. The second deviation is to allow a part of the greenbelt along Opdyke Road to be less than
15 feet in width. He pointed out that the landscape along Opdyke Road will not be impacted and will look like any
other streetscape.

Mr. Keenan indicated the total investment is estimated at $5 million.

View of the proposed building looking south from Auburn
Planning Commission Meeting – July 13, 2016
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Mr. Chris Cousino, DEI Properties, 12935 23 Mile Road, Shelby Township, MI 48315, said Mr. Keenan
summarized the development very thoroughly and he didn’t have anything to add at this time but was happy to
answer any questions. Mr. Pierce asked if there were any tenants in mind for the building or if it was totally
speculative. Mr. Cousino said at this time it was completely speculative but they are not concerned because there
is a demand for this size building in the area. Mr. Pierce asked Mr. Keenan if the old Country Kitchen parking lot
was going to be turned into a park or if it was just going to be a grass area. Mr. Keenan stated for now it was
would just be kept as a grass area. There have been discussions of possibly having a kayak/canoe launch on the
site with a small parking lot but there are currently no plans drawn up. Mr. Pierce asked if there were any
environmental concerns on the property and Mr. Cousino responded that they have done the research and
concluded there were no underground storage tanks or any other concerns.

Mr. Burmeister asked if there had been any soil borings done on the site. Mr. Cousino stated that no soil borings
had been done. Mr. Burmeister asked how high the fence would be along the east side of the building which backs
up to a residential neighborhood. Mr. Keenan stated the fence would be 5 feet tall and there would be a 23 foot
greenbelt as a buffer.

Mr. Ouellette asked Mr. Keenan if the trucks that were currently using the old Country Kitchen parking lot would be
a nonissue as the development gets underway and Mr. Keenan assured him the trucks would not be able to park
on the site.

Mr. Ouellette opened the public hearing at 7:16 p.m.

Mr. Ouellette closed the public hearing at 7:16 p.m.

Moved by Ms. Ochs to recommend to City Council approval of the combined PUD Step One – Concept Plan
and PUD Step Two – Site Plan for DEI Properties – Light Industrial Building subject to the administrative
review team’s conditions.
Supported by Beidoun.
VOTE: YES: Beidoun, Burmeister, Hitchcock, Ochs, Ouellette, Pierce
NO: None Motion Carried (6-0)

5b. Renishaw (7:17 p.m.)
Public Hearing / Motion - Recommendation to City Council for Site Plan and Tree Removal Permit approval to
construct a technology and research building.

Mr. Keenan introduced the request from General Development Company to construct a 20,070 square foot
technology and research facility at the south end of Deepwood Drive. The 3.77 acre parcel is located in the
Oakland Technology Park and zoned T&R, Technology and Research. He described the building as having
approximately 8,155 square feet of office space, 9,555 square feet of shop area and 2,360 square feet of
warehouse space.

Mr. Keenan noted the amount of woodlands being preserved on the site as well as the plans for the eight foot wide
walking path along Deepwood Drive.

Mr. Keenan indicated Renishaw is one of the world’s leading engineering and scientific technology companies with
expertise in precision measurement and health care. The new facility will enable Renishaw to provide turnkey
measuring solutions to the automotive industry.

Mr. Keenan indicated the total investment in the project is estimated at $5 million and that construction is expected
to begin in July of this year with completion taking place in May 2017.

Ms. Teresa Sinelli, General Development, 2 Towne Square, Suite 850, Southfield, MI, wanted to add that
Renishaw is currently located in Rochester Hills but they have outgrown their current 3,000 square foot facility and
they are excited about this upgrade. They currently have 17 employees and are hoping to expand. The Auburn
Hills location will allow for this.
Planning Commission Meeting – July 13, 2016
Page 3 of 5

Mr. Tim Griswold, Renishaw, responded to Mr. Burmeister’s questions regarding the number of employees they
are expecting to have and he stated they are currently trying to hire 5 more but could go up to as many as 40
employees. Mr. Burmeister asked about the bright color on the building and Mr. Griswold responded that the
corporation is based in the U.K and that is their color scheme.

Mr. Ouellette opened the public hearing at 7:20 p.m.

Mr. Ouellette closed the public hearing at 7:20 p.m.

Moved by Ms. Ochs to recommend to City Council approval of the Site Plan and Tree Removal Permit
approval for Renishaw, subject to the conditions of the administrative review team.
Supported by Pierce.
VOTE: YES: Beidoun, Burmeister, Hitchcock, Ochs, Ouellette, Pierce
NO: None Motion Carried (6-0)

5c. Brown Road Speculative Building (7:21 p.m.)
Public Hearing / Motion - Recommendation to City Council for Special Land Use Permit (landbank parking)
and Site Plan approval to construct an industrial building.

Mr. Keenan introduced the request from JB Donaldson Company to construct a 130,000 square foot industrial
building located at the southwest corner of Brown Road and North Atlantic Boulevard. The site is 8 acres in size
and zoned I-1, Light Industrial. He stated about 40,000 square feet of the building will be office space, 72,000
square feet is industrial and the remaining 18,000 square feet will be warehouse. He mentioned an eight foot
wide pathway will be provided along Brown Road and North Atlantic Boulevard.

Mr. Keenan noted two key issues associated with the proposed development. The first relates to the eight
replacement trees required to be planted on the site as required by the Tree Removal Permit approved in 1999 for
the former Ryder Truck facility, located to the south which is currently home to Gardner White. Mr. Keenan
indicated the landscape plan includes the eight required landscape trees.

Mr. Keenan explained the second issue relates to the request to landbank 62 parking spaces which requires
Special Land Use Permit approval. The 212 parking spaces proposed is based upon the needs of the company
currently interested in the site and that the company wishes to remain anonymous.

Mr. Keenan stated the total investment in the project is estimated at $11 million. Construction is expected to begin
in September 2016 and take one year to complete.

Mr. Bennett Donaldson, J.B. Donaldson Company, 37610 Hills Tech Drive, Farmington Hills, MI, wanted to
emphasize how pleasing the design looks and the windows will provide a lot of natural light for the workers which
they are excited about. With regards to the landbank parking, it is a business that just doesn’t require a lot of
parking so there is no reason to go to the expense of having it. The more green area the better for everyone
involved. They are meeting the ordinance without going overboard.

Mr. Burmeister complimented the design but wanted to know if the building would block advertising of the Gardner
White store located behind the proposed development. Mr. Donaldson stated Gardner White would sit higher than
their building.

Mr. Ouellette opened the public hearing at 7:28 p.m.

Mr. Steve Tronstein, Gardner White, 4445 N. Atlantic Blvd, Auburn Hills, MI was also pleased with the design
of the building but he was very concerned with how it will impact the visibility of the Gardner White store from
Brown Road. The original design for the building was 75,000 square feet but with the building now being proposed
at 130,000 square feet no one will be able to see Gardner White or the monument sign currently in place.

Mr. Beidoun asked Mr. Tronstein if there had been any previous discussions with the City with regards to the
location. It is obvious it is not in a typical retail location. Mr. Tronstein responded that this meeting is actually the
first step taken to express Gardner White’s concerns. He is not opposed to the development, but he would like to
open the discussion now.
Planning Commission Meeting – July 13, 2016
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Mr. Keenan stated it would have to be discussed with staff to see if anyone could come up with an idea to help
customers locate the Gardner White store. It’s been known all along that the Gardner White store was not in a
typical retail location and the parcel in front of it was not going to remain undeveloped permanently.

Ms. Ochs questioned what could be done with the entrance road to help Gardner White’s visibility. Mr. Ouellette
stated the problem is that it is not Gardner White’s property so any sign put there would be considered an
accessory sign and in most cases not permitted.

Mr. Keenan stated that the City is definitely open to investigating ideas to help the situation. Mr. Ouellette
suggested the possibility of the applicant of this new development also being involved in the discussions.

Mr. Ouellette closed the public hearing at 7:33 p.m.

Moved by Ochs to recommend to City Council approval of the Special Land Use Permit and Site Plan for
Brown Road Speculative Building, subject to the conditions of the administrative review team.
Supported by Beidoun.
VOTE: YES: Beidoun, Burmeister, Hitchcock, Ochs, Ouellette, Pierce
NO: None Motion Carried (6-0)

5d. Nostalgic Motoring L.T.D. (7:37 p.m.)
Motion - Recommendation to City Council for Site Plan approval to construct a building addition.

Mr. Keenan introduced the request from One Star Inc. to construct a 5,000 square foot building addition on the
existing industrial building located at 1240 Doris Road. The site is 2.25 acres in size and zoned Light Industrial.

Mr. Keenan explained proposed building addition is located on the south side of the existing building, increasing
the building size to 10,808 square feet. He noted the plans also include the construction of a new parking lot on
the west side of the building increasing the onsite parking total to 24 spaces.

Mr. Keenan described Nostalgic Motors L.T.D. as an indoor storage space for car enthusiast to safely store their
vehicles and that the proposed addition will allow Nostalgic Motors to grow their business.

Mr. Keenan indicated the total investment in the project is estimated at $300,000. Construction is expected to
begin in August with completion expected to take place in November of this year.

Mr. Mark Liberman, Nostalgic Motoring, 1240 Doris Road, Auburn Hills, MI is excited for the opportunity to
expand and explained that he deals in classic, antique and special interest automobiles only. His business is mostly
internet sales and he does not have a lot of walk in customers. Even though his building will be expanding he
really does not need additional parking. His website is NostalgicMotoring.com if anyone is interested in learning
about what he does. Responding to Mr. Ouellette’s question about ownership, Mr. Liberman explained that One
Star owns the building and Nostalgic Motoring is the dealer.

Mr. Hitchcock questioned how many more vehicles will be stored onsite with this expansion and Mr. Liberman
answered about 15 additional vehicles.

Moved by Mr. Pierce to recommend to City Council approval of the Site Plan for Nostalgic Motoring L.T.D.,
subject to the conditions of the administrative review team.
Supported by Beidoun.
VOTE: YES: Beidoun, Burmeister, Hitchcock, Ochs, Ouellette, Pierce
NO: None Motion Carried (6-0)

6. OLD BUSINESS - MAP Conference will be held October 26th through the 28th in Kalamazoo.

7. NEW BUSINESS – Development Status Report

8. COMMUNICATIONS- None
Planning Commission Meeting – July 13, 2016
Page 5 of 5

9. NEXT SCHEDULED MEETING - Wednesday, August 10, 2016 at 7:00 p.m. in the City Council Chamber.

10. ADJOURNMENT - The meeting was adjourned at 7:45 p.m.

Respectfully Submitted,

Christy Worrell
Clerk III
City of Auburn Hills
Planning Commission Agenda
August 10, 2016 Meeting Agenda Item No. 5a.

To: Chairperson Greg Ouellette and the Planning Commission
From: Steven J. Cohen, Director of Community Development
Submitted: August 3, 2016
Subject: Public Hearing / Motion – Recommendation to City Council for Combined PUD Step One – Concept Plan
and PUD Step Two – Site Plan approval and Tree Removal Permit approval with variance / Reserves of
Auburn Hills

INTRODUCTION
This is a request from Grandview Building Company (Grandview) to develop a 65 attached-unit condominium on 14.94
acres of land located at 3100 and 3034 N. Squirrel Road. The homes will be owner-occupied. The property is zoned
R-1, One-Family Residential district. The master plan designates the property to be developed at 4.5 units per acre
and the proposed density is 4.35 units per acre. The initial cost to prepare the property for the first building will be $3.5
million. The project’s total investment is estimated at $16 million.

Grandview is currently finishing out the once-stalled Auburn Grove Condominiums located on Shimmons Road and
desires to build this new development to meet market demand.
Site Plan

Residents of the Reserves of Auburn Hills Condominiums will enjoy services and amenities such as lawn and snow
maintenance, landscape care, and exterior building maintenance. All homes will have two car garages, nine foot
ceilings, hard wood floors, and gourmet kitchens with custom cabinetry. Homes will range in size from 1,300 to 1,900
square feet and will offer ranch and split level floor plans. The anticipated base price of the units will range from
$225,000 to $275,000.

Rendering of Building Elevations
Page 2

MASTER PLAN DESIGNATION
The property was designated as “Single-Family Residential Transitional” in the 2001 Northeast Corner Neighborhood
Master Plan.

The master plan states the following:
“This area on the plan was identified as single-family residential transitional due to its unique relationship of being
a transitional area between the Beacon Hill and Knollwood Place Apartments to the south, Courtyard Manor and
Meadow of Auburn Hills Senior Housing projects to west, and low density detached single-family homes to the
north. The City wishes to encourage the property to be developed as owner-occupied homes with open spaces.
Attached housing styles may be warranted for sound development of the area.”

As outlined previously, the City’s Master Land Use Plan calls for the land to be developed at 4.5 units per acre.

SITE
Aerial Photo of the Site

VARIANCE REQUESTED TO THE WOODLANDS ORDINANCE
The site is heavily wooded, which has required the planting of 648 replacement trees. Working with City staff,
Grandview has maximized every possible space to plant 239 trees on the site. Thus, they are 409 short per Ordinance.
They would have to pay $155,420 ($380 x 409 trees) to the City’s Tree Fund, which would cause a hardship for them.

The Woodlands Ordinance does allow for saved trees to be credited (1½ trees for each protected tree saved) toward
the required replacement trees. Grandview proposes to save 241 trees in their 2.1 acre park. That would have given
them a 361 tree credit and lowered their required replacement trees to just 287 trees. However, the Ordinance does
not allow the incentive to be implemented for PUD projects. As discussed above, the project will include 239 trees
which is 48 trees shy of the incentive adjusted number of 287 trees if permitted to be applied.

Thus, staff has worked closely with Grandview to create an alternative solution that honors the intent of the Woodlands
Ordinance and provides relief to their practical difficulty of complying with the strict requirements of the law. The
requested variance will allow a “residential” project to provide a public benefit estimated at $77,362.50 in off-
site improvements in lieu of paying $155,420 to the City’s Tree Fund.
Page 3

VARIANCE TO THE WOODLANDS ORDINANCE (cont.)
The ordinance provision, which was created in March 2014, only envisioned “non-residential” projects using the option,
so a variance is necessary to allow it to be applied to this “residential” project.

Section 34-310(b)(4)
“Payment into City Tree Fund. Where the applicant has clearly established that due to site conditions
planting of all required replacement trees on site is not possible and that an appropriate off-site location
is not available, the applicant may elect to pay the City a non-refundable amount, established by City
Council resolution, for each replacement tree not planted, or in the alternative, for projects located on
properties in nonresidential zoning districts, if there is a minimum balance in the Tree Fund of $250,000
as of the date that the City and applicant reach the following described mutual agreement, the City and
the applicant can by mutual agreement provide for some other improvement to be made and or paid for
by the applicant, if said improvement is documented in a recognized plan approved by the City and
constitutes a public benefit or provides a public value subject to the review and recommendation by the
Planning Commission and approval by the City Council.”

Staff recommends approval of the variance due to the following rationale:
1. Grandview has maximized the amount of trees that can be planted on the site.
2. Grandview has preserved 2.1 acres and saved 241 protected trees on the site, but will not receive a tree
preservation incentive credit for the saved trees since the project is a PUD.
3. Grandview would need to build more homes, fill wetlands, and remove additional trees in the eastern part of the
property (park) to financially afford to plant the replacement trees necessary.
4. Grandview has offered to finish improvements waived by the City Council on October 17, 2011 for the Auburn
Grove Condominiums project. The improvements shown on the plan below are estimated at $77,362.50, which
includes the planting of 50 trees and the installation of internal pathways, a gazebo, and six benches. This
proposal is a win-win-win solution for the City of Auburn Hills, Grandview, and the Auburn Grove HOA.
5. Per the Finance Department, the City’s Tree Fund balance is $604,484.53.

Improvements Proposed at Auburn Grove Condominiums
Page 4

STAFF RECOMMENDATION
This project has been reviewed by the City’s Administrative Site Plan Review Team and has received a
recommendation for approval. The applicant has met all applicable requirements to seek both PUD Step One
and Two approvals concurrently.

We recommend Approval of the PUD Step One – Concept Plan and offer the following discretionary findings of fact:
1. The project is eligible for the PUD option because it provides a recognizable net public benefit to the health, safety,
and welfare of the residents of the City of Auburn Hills and accomplishes the following:
a. Permits flexibility in the regulation of land development.
b. Encourages innovation in land use and variety in design, layout, and type of structures constructed.
c. Achieves economy and efficiency in the use of land, natural resources, energy, and the provision of public
services and utilities.
d. Preserves open space.
e. Provides better housing opportunities particularly suited to the needs of the residents of the City of Auburn
Hills.
View of the proposed building looking south from Auburn
Road 2. The concept plan contains sufficient basic information required for a recommendation.
3. The PUD Concept Plan promotes the land use goals and objectives of the City of Auburn Hills.
4. There is an adequate means of disposing of sanitary sewage and of supplying the development with water.
5. The road system and storm water drainage system are adequate.

We recommend Conditional Approval of the PUD Step Two - Site Plan and offer the following discretionary findings of
fact:
1. The Site Plan contains sufficient basic information required by the Zoning Ordinance for a recommendation.
2. The requirements of Section 1815, Items 7A-7E of the Zoning Ordinance can be met as follows:
a. All requirements and standards of the Zoning Ordinance, and other City Ordinances, can be met.
b. Safe, convenient vehicular and pedestrian ingress/egress has been depicted; primary access will be to N.
Squirrel Road.
c. Traffic circulation features within the site avoid common traffic problems and can promote safety.
d. A satisfactory and harmonious relationship will exist between the proposed development and surrounding
area.
e. The proposed use will not have an unreasonable, detrimental or injurious effect upon the natural
characteristics of the subject parcel, or the adjacent area.
3. The “PUD Step Two - Final Site Plan” contains sufficient basic information required by the Zoning Ordinance for a
recommendation.
4. Deviations requested to the R-1 zoning district and applicable Zoning Ordinance requirements are the following:
a. Allow attached single-family homes
b. Allow 30 foot rear yard setback in lieu of 35 feet for Buildings 14-18 adjacent to the south property line.
c. Allow 20 foot front yard setback in lieu of 25 feet for Buildings 10-13 adjacent to Brentwood Drive.
d. Allow 60 foot spacing between Buildings 12-13, in lieu of 70 feet.
e. Planting of shrubs in lieu of one tree per 30 feet along the south side of Buildings 10-13 adjacent to
Brentwood Drive.
5. Parking requirements will be met. No parking will be permitted on the streets per Fire Code. All units will have two
car garages with ample room for two guest parking spaces in the apron in front of each garage without blocking the
sidewalks. Since parking will not be permitted on the streets, 33 parking spaces will be distributed throughout the
development to accommodate visitors attending large gatherings at the homes.

All the driveways within the
development have been intentionally
designed with approximately 25 feet

of apron space (or more) between

the garage and the sidewalk.

This was done so that vehicles
parking in the driveways would not
block the walkway for pedestrians.