City of Auburn Hills Planning Commission Agenda March 16, 2016 Meeting Agenda Item No. 5a

133 Pages·2016·32.23 MB·English

by  Kathleen Novak

AGENDA
The City of Auburn Hills
Planning Commission Meeting
Wednesday, March 16, 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 – February 3, 2016 and February 16, 2016

5. PETITIONERS

5a. 3300 University Drive (Redevelopment of former GKN Building)
Public Hearing / Motion - Recommendation to City Council for Special Land Use Permit, Site Plan and
Tree Removal Permit approval to redevelop the existing building for office and light industrial use.

5b. Staybridge Suites and Holiday Inn Express & Suites
Public Hearing / Motion - Recommendation to City Council for Special Land Use Permit (building height
over two stories and hotel use), Site Plan, and Tree Removal Permit approval to allow the construction
of two hotels.

6. OLD BUSINESS

6a. Northeast Corner Neighborhood Master Plan
Public Hearing / Motion – Support the Draft Amendment to the Northeast Corner Neighborhood Master
Plan in Concept and Forward to the City Council Requesting Permission to Distribute Per State Law

7. NEW BUSINESS

8. COMMUNICATIONS

9. NEXT SCHEDULED MEETING – Wednesday, April 13, 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 March 28, 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
February 03, 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, Justice, Ochs, Ouellette, Pierce, Shearer
Absent: Hitchcock, Mendieta

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 THE MINUTES

Moved by Mr. Pierce to approve the minutes of January 13, 2016.
Supported by Ms. Shearer
VOTE: YES: All
NO: None Motion Carried (7-0)

5. PETITIONERS

5a-b. Villa Montclair – PUD (7:01 p.m.)
a. PART ONE - Public Hearing / Motion - Recommendation to City Council for approval of rezoning from R-1A One
Family Residential to R-1 One Family Residential district.

b. PART TWO - Public Hearing / Motion - Recommendation to City Council for combined PUD Step One –
Qualification / Step Two – Site Plan approval, along with Tree Removal Permit approval, to construct a single
family residential development.

Mr. Keenan introduced the request from Moceri Custom Homes, LLC that consist of two parts. The first part relates to
agenda item 5a which is a request to rezone the 30 acre parcel located on the west side of N. Squirrel Road, between
Dutton Road and Tienken Road, from R-1A, One Family Residential to R-1, One Family Residential district. All parcels to
the north, south and west are zoned R-1A, while parcel to the east is zoned R-1, One Family Residential and the parcel to
the southeast is zoned R-3, One Family Residential.

Mr. Keenan noted that last November the Northeast Corner Neighborhood Master Plan was amended for this parcel to
allow a residential open space development at a density of up to 3.2 units per gross acre. The change was made to
facilitate the development of an 88-unit detached single-family home condominium project called Villa Montclair on the
site. The City Council received and placed on file the amendment to the Northeast Corner Neighborhood Master Plan,
adopted by the Planning Commission.

Mr. Keenan explained the City’s Adopted Master Land Use Plan identifies the parcel as residential land use and that the
rezoning of this parcel to R-1, One Family Residential will allow an open space development to occur. He also described
that the adopted City of Auburn Hills Master Land Use Plan depicts subject parcel as “residential” land use and the
adopted Northeast Corner Neighborhood Master Plan identifies the parcel as “single family residential”.

Mr. Keenan described Part 2 which relates to agenda item 5b, which includes a request from Moceri Custom Homes, LLC
to construct an open space residential development on the parcel. The proposed Planned Unit Development will consist
of 88 detached single-family homes and one clubhouse. Approximately 36% of the development will consist of open
space with walking trails and a community garden. The overall density of Villa Montclair will be 2.92 units per acre.

Mr. Keenan noted the development will provide a number of “recognizable net public benefits” to the City, including its
formal commitment to offer a variety of housing types that are also low maintenance. This project is designed to meet the
City’s formal commitment to become an Age-Friendly Community by offering ranch style housing options, with low
maintenance exterior siding, wider doorways, adequate maneuvering space in kitchen and bathrooms, switches and
Planning Commission Meeting – February 3, 2016
Page 2 of 9

handles that are easy to reach and operate, slide-out shelving, and main floor master bedrooms. This high-quality
development will also help strengthen the character of the North Squirrel Road area now and well into the future. He also
mentioned the proposed landscape plans call for the planting of 805 replacement trees and an additional 88 ornamental
trees will be planted as part of each housing unit landscape plan.

Mr. Keenan explained that natural resource protection is a key element to the overall design preserves roughly 2.65 acres
of wetlands. Wetland buffers will be enhanced with additional native seed plantings. The preservation of open space and
wetlands will help fulfill one of the goals identified in the Northeast Corner Neighborhood Master Plan to preserve
sensitive natural lands.

Mr. Keenan highlighted some of the key issues including the developments offering of four housing styles; the high
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12 units PARK 60 units Electric Vehicle Ready”; and the request to MDEQ to fill in approximately 2,550 square feet (2%) of wetlands found on the
site.

Mr. Keenan explained the four deviations from the underlying R-1, One-Family Residential district zoning. The first
deviation relates to the minimum front yard setback for corner houses. Units 81 and 88 do not meet the minimum front
yard setback for the R-1 Zoning District, which is 25 feet. Both units have two front yards being that each are located at a
corner. The east front yard setback for unit 81 is only 15 feet, 10 feet short however the developer intends to plant a row
of evergreen trees along the north side of unit 82 to help diminish any visual impact attributed to unit 81’s front yard
encroachment. The south front yard for unit 88 is also 10 feet short. However unit 88 will not extend past the front yard
setback of neighboring unit 56 to the west thereby still providing visual continuity along Vendome Drive.

The second deviation relates to the minimum front yard setback for the covered porches. The plans identify an area for a
covered front porch that extends up to six feet into the front yard setback. The intent of the front porch extension is to
provide additional room to allow architectural variation to the front porch for a more customized appearance.

Mr. Keenan explained the third deviation is associated with the City’s 25 foot wide natural vegetative buffer requirement
along regulated wetlands. The plans call for the encroachment into the 25 foot wetland buffer near eight housing units
(Units 15, 16, 24, 25, 64, 65, 69, and 70) and in areas around the center detention basin. However, the landscape plan
call for the reestablishment and enhancement of a natural buffer along a majority of the areas being disturbed using a
native plant seed mix. The proposed buffer and plantings should provide adequate wetland protection.

Mr. Keenan described the last deviation relates to required greenbelt along N. Squirrel Road. The City’s ordinance
requires a 15 foot wide landscape greenbelt area along any public road. The plans identify two areas along N. Squirrel
Road were the greenbelt will be less than the required. The first area is a 75 foot long section east of the cul-de-sac
where the greenbelt will narrow down to five feet. The greenbelt was reduced in this area to make room for the sidewalk
around the outer perimeter of the cul-de-sac. Additional tree plantings are provided in this area on the east side of the
City’s pathway. The second area is a 65 foot long section located on the east side of the northern detention pond, where
the greenbelt narrows down to seven feet. Additional tree plantings are being provided along this area on the east edge
of the detention pond.

Mr. Keenan informed the Planning Commission that construction for this project is expected to begin the summer/fall of
this year and is anticipated to take approximately five to six years to complete, depending on market conditions. The
overall investment of Villa Montclair is estimated at $17.5 million.

Motion by Mr. Beidoun to remove Villa Montclair as a tabled item at the 01-13-16 Planning Commission Meeting.
Supported by Ms. Ochs.
VOTE: YES: All
NO: None Motion Carried (7-0)

Mr. Brandon Guest of Moceri Companies, 3005 University Dr., Auburn Hills, MI stressed Villa Montclair is a 55 and
older community. Per the Fair Housing Act, there can be 20% of the residents being all ages, but 80% must be age 55
years and older. Mr. Guest gave a brief overview of the Villa Montclair development. Mr. Guest stated that Villa Montclair
is a great community and is a perfect development to go along with the N. Squirrel Road reconstruction and it fits the
overall NE Master Plan. Mr. Guest is available to take any questions from the Planning Commission.

Mr. Pierce inquired if any units will have second story windows.

Mr. Guest said there will be units with second story windows that will simply be dormers.
Planning Commission Meeting – February 3, 2016
Page 3 of 9

Mr. Piece asked it the windows would be able to open to the inside so they can be washed.

Mr. Guest answered yes, they would open to the inside.

Mr. Beidoun inquired about the wetland review and some trees being listed as unregulated that should have been listed
as regulated. Mr. Beidoun questioned if that issue has been addressed.

Mr. Guest stated the Villa Montclair and the City of Auburn Hills woodlands consultants have been working together to get
those minor items straightened out.

Mr. Ouellette questioned the location of the 2,500 square foot area that will be filled in.

Mr. Guest indicated the areas are generally located by units 15 and 20. Mr. Guest also stated the areas to be filled in
would be less than 1/10th of an acre.

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

Mr. David Heilbrun, 4260 Bald Mountain Rd., Auburn Hills, MI asked about the NE Corner Meeting that discussed the
future density of this area. He asked why the density for this development is being increased prior to the outcome of what
the residents of the City want has been completed. Mr. Heilbrun questioned why this is being pushed forward before the
NE Corner process has been resolved.

Mr. Keenan explained in August and November 2015, notices went out to amend the neighborhood master plan for this
one parcel only. Support was given indicating this development would benefit the community. It will also help the
development to move along without any interruptions. Mr. Keenan stated the preliminary review of some of the comments
at the NE Corner meeting seem to be in line with what is occurring.

Mr. Heilbrun feels personally this is putting the cart before the horse and before the information from the NE Corner
Neighborhood Master Plan has been processed and resolved. He also thinks there is too much density on Squirrel Road.
The middle lane is not functioning properly and this will just add to that congestion.

Mr. Jeremy Dunn, 4190 Bald Mountain Rd., Auburn Hills, MI is concerned with trespassing in the area. He
understands that 80% of the residents are 55 and older, but there is a possibility of kids running through his woods. Mr.
Dunn is representing five properties in that area and mentioned trespassing will not be tolerated at all.

Mr. Guest also confirmed that Villa Montclair would not want anyone trespassing in that area.

Mr. Dunn voiced his concern with the trail that goes near his property.

Mr. Guest discussed the previous concept plan for the trail was revised to take into consideration Mr. Dunn’s comments
from a prior meeting. Villa Montclair worked with their engineers and revised the plan, based on Mr. Dunn and his
neighbor’s comments.

Mr. Dunn stated he does not have a problem with the trail, his concern is trespassing. If anything else is stolen from Mr.
Dunn’s property, he intends to prosecute anyone that crosses his property line and will set up cameras to catch them.

Mr. Pierce talked about his neighborhood, Heritage in the Hills, being a similar development of 55 and older. He discussed
how they had trespassing issues at one time, but it was from people that did not live in the development. He does not
think the residents that will be living in Villa Montclair will be the type of individuals that will cause a trespassing problem.

Mr. Dunn questioned if there will be signage indicating residents should stay on the walking path and not walk through the
forest areas. Mr. Dunn also voiced his concerned about some of the beautiful wetland areas being removed.

Mr. Guest said the areas of question along the walking path are quite swampy and he did not think residents would
wander off the path. Mr. Guest clarified the areas to be filled in and informed Mr. Dunn and noted the stream would still
be intact along with the swamp area which contained many beautiful flowers and plants.

Mr. Dunn was very pleased the wetland areas would remain and the beauty of the foliage would stay intact for all to enjoy.

Mr. Ouellette asked for clarification on the location of Mr. Dunn’s residence to Villa Montclair and the walking path.
Planning Commission Meeting – February 3, 2016
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Mr. Dunn indicated his rear property line abuts the northwest corner of the development.

Mr. Keenan noted how the residents living in the development can be an extra set of eyes and ears to help deter any
trespassing from occurring and help dissuade kids from going onto adjacent properties.

Mr. Dunn asked what section of the development would be designated as 55 and older.

Mr. Guest stated by law they could not guide or steer anyone toward a specific area or lot.

Mr. Burmeister asked Mr. Keenan to indicate the property lines for the development and also where the five property lines
are located that Mr. Dunn is representing.

Mr. Keenan identified the property lines on the map. Mr. Dunn indicated the specific locations and also listed the
residents he is representing.

Mr. Burmeister made a comment about having a place up north and the fewer the eyes around, the more his place gets
broken into. Mr. Burmeister stated, hopefully the extra eyes, due to the development, will help alleviate the issues Mr.
Dunn has had with trespassing.

Mr. Tom Morey, 3422 Paramount Lane, Auburn Hills, MI asked if there would be a perimeter fence surrounding Villa
Montclair and if it will be a gated community.

Mr. Ouellette informed Mr. Morey those discussions occurred in previous meetings, but confirmed Villa Montclair will not
have a perimeter fence and it will not be gated.

Mr. Guest also added, because Villa Montclair will be a private development, the plans do include for the HOA to have the
ability to install a gatehouse at a future date, if so desired. The entrance will be prepped for a future gatehouse allowing
the HOA to make that determination.

Mr. Pierce inquired about the cul-de-sac on the north edge of the development and if it has an emergency access.

Mr. Guest said there is not on access due to topographic reasons. There is about a 10 foot drop between the cul-de-sac
and N. Squirrel Road.

Mr. Keenan confirmed that grade and that a connection was explored. He also stated that a sidewalk connection is
provided to the pathway along N. Squirrel Road.

Mr. Guest added that is the main reason a boulevard entrance was included was to provide two methods of entering in an
emergency situation.

Chairperson Ouellette closed the public hearing at 7:30 p.m.

Moved by Mr. Beidoun to recommend to City Council approval of the rezoning of parcel 14-01-100-018 from R-1A,
One Family Residential to R-1, One Family Residential district.
Supported by Ms. Shearer.
VOTE: YES: Beidoun, Burmeister, Justice, Ochs, Pierce, Ouellette, Shearer
NO: None Motion Carried (7-0)
Moved by Mr. Pierce to recommend to City Council approval of combined PUD Step One – Qualification /Step
Two – Site Plan and Tree Removal permit for the Villa Montclair PUD subject to staff and consultants’ conditions.
Supported by Ms. Ochs.
VOTE: YES: Beidoun, Burmeister, Justice, Ochs, Pierce, Ouellette, Shearer
NO: None Motion Carried (7-0)
Planning Commission Meeting – February 3, 2016
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5c-d. Northern Sign Company, Inc. (7:33 p.m.)
c. PART ONE - Public Hearing / Motion - Recommendation to City Council for approval of rezoning from B-2,
General Business to I-1, Light Industrial district.
d. PART TWO - Motion - Recommendation to City Council for Site Plan and Tree Removal Permit approval to
construct an industrial building.

Mr. Keenan introduced the request from Northern Sign Company, LLC, that consist of two parts 5c and 5d. The first part,
agenda item 5c, relates to the request to rezone three and one-half parcels of land located at 2163, 2181, 2199 and 2215
Walton Boulevard from B-2, General Business to I-1, Light Industrial district. The parcels total 1.44 acres of land and are
located on the north side of Walton Boulevard between N. Opdyke Road and Lapper Road. All parcels to the north, east
and west are zoned B-2, General Business, while parcels to the south are zoned B-2, General Business and I-1, Light
Industrial.

Mr. Keenan explained the reason for the rezoning is that the applicant wishes to build an 18,585 square foot light
industrial building on the site. The I-1 zoning classification is also compatible with the existing I-1 zoning classifications
and uses located on the south side of Walton.

Mr. Keenan noted the Light Industrial designation for this site reflects the City’s long range plan for the area as identified
in the City’s Master Land Use Plan, which characterizes the use classification as non-residential. The Future Land Use
Plan for the Opdyke Road Corridor identifies the City’s desire to consolidate multiple parcels within the Walton Triangle
District to allow for land uses such as business parks. He stated that staff believes the rezoning of these parcel to I-1,
Light Industrial district will fulfill the Districts goal to redevelop the area in an orderly fashion.

Mr. Keenan described Part 2, agenda item 5d, which includes a request to construct an 18,585 square foot light industrial
building on the 1.44 acre parcel. The parcel is currently zone B-2, General Business district, however the applicant is
currently seeking a rezoning of the parcel to I-1, Light Industrial district.

Mr. Keenan explained that approximately 2,400 square feet of the building will be used for shop area/fabrication,
approximately 11,565 square feet is designated as warehouse, and the remaining 4,620 square feet will be utilized as
office space. A portion of the office space area may be leased to another appropriate business use.

Mr. Keenan stated that construction for this project is expected to begin in March 2016 with the demolition of the two
existing buildings on the site. Project completion is anticipated to take place in July 2017. The overall investment is
estimated at $1.4 million.

Ms. Justice read a correspondence from a property owner at 2545 N. Opdyke regarding the Northern Sign proposed
development.
Planning Commission Meeting – February 3, 2016
Page 6 of 9

Mr. Dan Rush of Construction Design Service, 2867 Glenwood Ct., Lake Orion, MI, Representative for Rick
Kielbasa, owner of Northern Sign Company, Inc. gave a brief overview of Northern Sign Company. The business is
currently located on Walton Blvd / Baldwin Road in Pontiac. They have been looking for a property in Auburn Hills to
relocate and expand their business. The Walton Boulevard location in Auburn Hills will be an excellent improvement to
the current location, which they have outgrown at this time. It will also allow for future expansion. Mr. Rush stated
Northern Sign is a very successful business.

Mr. Burmeister made a comment about the number of outside vehicles he has observed at the current location in Pontiac.
He asked for clarification regarding the need for outside storage with the Auburn Hills property.

Mr. Rush explained it is an issue that currently exists due to the expansion and growth of the company. Northern Sign
Company’s desire is for no outside storage. The expanded warehouse will allow for adequate storage inside for all
vehicles, equipment and materials. There are no plans for any outside storage on the site.

Mr. Keenan confirmed there will be no outside storage on the site as stated in the general notes on the site plan.

Mr. Ouellette referenced the City’s tree consultant’s report about his recommendation to substitute two trees, a White
Spruce and a Colorado Spruce. Mr. Ouellette asked if they are in the process of finalizing the landscape plan.

Mr. Rush stated he would work with Eric Olson and will make any changes to a species that are recommended.

Chairperson Ouellette opened the public hearing at 7:42 p.m.

Mr. Craig Redner of 101 E. Walton Blvd., Pontiac, MI said he is an employee of Northern Sign. Mr. Redner explained
his question was from Mr. Kielbasa and was regarding a request for an automatic changeable copy (ACC) sign to be
allowed. The sign is allowed across the street at a car wash business due to a different zoning. The property for the
Northern Sign location is not zoned to allow for such a sign. Mr. Redner asked if the zoning could potentially be changed
if they applied for a variance which would allow for an ACC sign.

Mr. Keenan stated he spoke with Mr. Kielbasa regarding desire to have an ACC sign on the site. He explained the
ordinance does not permit the ACC signs in Industrial zoned districts, which is what this location must be zoned for the
type of business use being proposed. The site across the street where the car wash is located is zoned B-2, which does
permit the ACC sign. Northern Sign cannot apply for a variance, since it would be a use variance, which is not permitted.

Mr. Ouellette inquired if it was a PUD, would a variance be a possibility.

Mr. Keenan answered the underlying zoning district would be Industrial where it is not allowed.

Mr. Ouellette remarked he understands the request, since they are a sign company. Mr. Ouellette said the sign ordinance
was just reviewed and nothing can be done at this time. If there is a future change to the ordinance, the City will notify
Northern Sign.

Chairperson Ouellette closed the public hearing at 7:45 p.m.

Moved by Mr. Burmeister to recommend to City Council approval of the rezoning of parcels 14-11-353-029, 14-11-
353-030, 14-11-353-031, and part of parcel 14-11-353-032 from B-2, General Business to I-1, Light Industrial
district.
Supported by Ms. Ochs
VOTE: YES: Beidoun, Burmeister, Justice, Ochs, Pierce, Ouellette, Shearer
NO: None Motion Carried (7-0)
Moved by Ms. Ochs to recommend to City Council approval of the Site Plan and Tree Removal Permit for
Northern Sign Company, LLC subject to staff and consultants’ conditions.
Supported by Mr. Beidoun
VOTE: YES: Beidoun, Burmeister, Justice, Ochs, Pierce, Ouellette, Shearer
NO: None Motion Carried (7-0)
Planning Commission Meeting – February 3, 2016
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5e. Auburn Marketplace (7:48 p.m.)
Public Hearing / Motion – Recommendation to City Council for Site Plan and Special Land Use approval to construct
a shopping plaza with a drive-through facility and outside seating area.

Mr. Keenan introduced the request from Markus Management Group to construct a 12,206 square foot shopping center
with a drive-through facility and outdoor seating area on a 1.88 acre site zoned B-2, General Business district. The
property is located at the northwest corner of North Squirrel Road and University Drive, which is the site of the now closed
Palm Palace restaurant.

Mr. Keenan explained the building is designed to accommodate up to six businesses. Approximately 10,004 square feet
of the building is planned for retail space, while the remaining 2,202 square feet, located on the south end of the building,
is designated for a restaurant with a drive-through and outdoor seating area. Both the drive-through and the outdoor
seating area require Special Land Use Permit approval. Starbucks Coffee is anticipated to fill that end cap space.

Mr. Keenan noted three key issues the first being the plan for a drive-through facility for the southernmost tenant. Four
queuing spaces are provided from the window to the order board and ten queuing spaces from the order board and back.
The queuing lane is clearly separated from the maneuvering lane with a five foot wide landscaped island. This design
meets the City’s zoning ordinance requirements and will help assure the stacking of vehicles during peak hours does not
inhibit safe ingress and egress from/to the main thoroughfare.

The second issue relates to the outdoor seating area located on the east side of the buildings southern restaurant unit.
The area is designed to be utilized as a dining area for the restaurant or coffee shop that will occupy the space at the
south end of the building.

The third item relates to the proposal building’s architectural features. Staff believes the buildings design will have a
dramatic and positive impact on the “Golden Triangle” area including the much traveled intersection of North Squirrel
Road and University Drive. The new modern style building will replace the now closed Palm Palace restaurant.

Mr. Keenan stated that ground breaking is scheduled to take place in April 2016 with the grand opening occurring
sometime in October 2016. The estimated cost of the project, which does not include the costs associated with tenant
improvements, is $2.75 million.

Mr. Doraid Markus of 640 N. Old Woodward, Ste. 204, Birmingham, MI member of University Plaza Partners, the
ownership entity which owns the property gave an explanation and overview of the access doors and entryways for
the development, sidewalks and drive-thru lane.

Mr. Ouellette inquired if there would be access to the back of the building for employees.

Mr. Keenan answered there was no customer access in the rear of the building and Mr. Markus could explain further.

Mr. Markus stated the front door entry will face Squirrel Road and the second access door, which is required, will be
beside the drive-thru lane.

Mr. Ouellette asked if there would be a conflict with employees walking in the drive-thru lane.

Mr. Markus explained they anticipate employees parking along the side street and walking to the back entrances to gain
access to the businesses. There is a seven foot sidewalk that abuts the building between the drive-thru lane and the
building.

Mr. Ouellette questioned the traffic flow and if it would be the same as the existing business. Mr. Ouellette also asked if
the curb cuts would remain the same as they currently exist.

Mr. Markus answered all curb cuts and traffic flow will remain the same, with the exception of one curb cut that will be
eliminated. There will be no change to the impact of the road.

Mr. Ouellette asked if Mr. Markus built the development at Auburn and Rochester Road.

Mr. Markus answered yes, he did.

Mr. Ouellette noted the development was nice looking and sold out fast.
Planning Commission Meeting – February 3, 2016
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Mr. Markus feels this development will look nicer than their Rochester Hills site and commended the City staff for their
diligent work and trading of ideas back and forth. It helped them to get where they are now. Mr. Markus thanked the staff
for their hard work.

Mr. Ouellette inquired if there is communication with other potential tenants.

Mr. Markus informed the Planning Commission he has been speaking with a many potential tenants. There are probably
more tenants than space available. At this time the tenants are still confidential until a lease is signed, however, Mr.
Markus assured the Planning Commission that all potential tenants are national, high end, Class A tenants.

Mr. Pierce requested clarification on the traffic flow regarding the entrance and exit.

Mr. Markus explained the traffic flow on the site including how vehicles will access and exit the drive-thru facility.

Mr. Burmeister asked if this new Starbucks will replace the existing Starbucks approximately one-half mile away.

Mr. Markus said he doesn’t think they are closing the current Starbucks location. He stated there is a need for the two
stores since they are in different trade areas, but he can’t say for sure if it will remain open. Mr. Markus said, this
Starbucks is going to be their new prototype store.

Mr. Ouellette talked about the challenge of the parking for students at Oakland University and how would they handle
students leaving their cars parked at Starbucks to walk over to the University.

Mr. Markus answered they will work with the proper authorities. Cars will be towed away, if that is needed.

Ms. Ochs inquired about the foot traffic on the southeast corner from Oakland University.

Mr. Markus explained there is no access from the corner of University, unless they are walking through or jumping over
landscaping. However, there is a sidewalk connection from the development to the pathway long Squirrel Road that leads
to a proper crossing further down at the University corner.

Ms. Ochs told Mr. Markus he had a very nice plan for the development.

Chairperson Ouellette opened the public hearing at 7:59 p.m.

Mr. Jim Carroll of 3626 Camden Ct, Auburn Hills asked for clarification on the location of the unloading zone and how
trucks delivers will be handled in reference to the drive-thru lane. Mr. Carroll also asked if ample space is provided for the
parking of box trucks or semi-trucks making deliveries.

Mr. Keenan indicated the loading / unloading zone is located on the north side of the building. He explained how
deliveries would utilize the seven foot sidewalk for access to the business entrances located at the back of the building.

Mr. Carroll asked if the size or space for the unloading zone allowed for just one truck at a time.

Mr. Keenan informed Mr. Carroll the size of the unloading zone, is designed to accommodate one truck at a time and that
the size of the unloading zone meets the City’s ordinance.

Mr. Carroll voiced concern about the possibility of trucks piling up while they are waiting to utilize the unloading zone.

Mr. Keenan explained there have not been any problems in the past, that they are aware of, with any locations involving
unloading zones in the City. Many times the businesses will time deliveries so there will not be a conflict.

Mr. Ouellette asked Mr. Markus if there are delivery problems at any of their other locations.

Mr. Markus answered any issues are managed. The delivery drivers work very well together and manage any conflicts of
deliveries. The drivers seem to work out any conflicts or problems.

Chairperson Ouellette closed the public hearing at 8:02 p.m.
Planning Commission Meeting – February 3, 2016
Page 9 of 9

Moved by Ms. Shearer to recommend to City Council approval of the Site Plan, Special Land Use Permit to allow
the construction of a shopping center with a drive-through facility and outdoor seating area subject to staff and
consultants conditions.
Supported by Mr. Pierce
VOTE: YES: Beidoun, Burmeister, Justice, Ochs, Pierce, Ouellette, Shearer
NO: None Motion Carried (7-0)

6. OLD BUSINESS - None

7. NEW BUSINESS - None

8. COMMUNICATIONS (8:05 p.m.)

Mr. Keenan read a letter from Kensington Church related to the NE Corner and the property they have located at the
corner of Dutton and Bald Mountain Road.

9. NEXT SCHEDULED MEETING –

10. ADJOURNMENT

The meeting was adjourned at 8:09 p.m.

Respectfully Submitted,

Mary Cox
Clerk III