Planning Commission Agenda June 14, 2017 Meeting Agenda Item No. 5b

170 Pages·2017·35.33 MB·English

by  Kathleen Novak

AGENDA
The City of Auburn Hills
Planning Commission Meeting
Wednesday, June 14, 2017  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 – May 10, 2017

5. PETITIONERS

5a. Cornerstone Community Financial Credit Union – Parking Lot Expansion
PART ONE – Public Hearing / Motion - Recommendation to City Council for approval of the rezoning of 2025
Dexter Road from R-1B, One-Family Residential District to B-1, Limited Business District or any other
appropriate zoning district

PART TWO – Public Hearing / Motion - Recommendation to City Council for Site Plan approval

5b. INCOE Corporation – World Headquarters
Public Hearing / Motion - Recommendation to City Council for Special Land Use, Site Plan, and Tree
Removal Permit approval

5c. Valeo North America – Test Track
Public Hearing / Motion - Recommendation to City Council for Site Plan and Tree Removal Permit approval

5d. Autoliv – Parking Lot Expansion
Public Hearing / Motion - Recommendation to City Council for Site Plan and Tree Removal Permit approval

5e. The Palace of Auburn Hills
Public Hearing / Motion - Recommendation to City Council for approval of the rezoning of 6 Championship
Drive from I-2, General Industrial District to T&R, Technology & Research District or any other appropriate
zoning district

5f. Text Amendment to the Zoning Ordinance
Public Hearing / Motion – Recommendation to City Council for approval of a text amendment to amend
Article XII. T&R, Technology and Research Districts of the Zoning Ordinance

6. OLD BUSINESS

7. NEW BUSINESS

8. COMMUNICATIONS

9. NEXT SCHEDULED MEETING – Wednesday, July 12, 2017 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 June 26, 2017. 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

May 10, 2017

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

2. ROLL CALL: Present: Beidoun, Burmeister, Ouellette, Mendieta, Pederson, Pierce
Absent: Hitchcock, Ochs, Shearer
Also Present: Assistant City Planner Keenan and Recreation Director Marzolf
Guests: 13

Location: City Council Chamber, 1827 N. Squirrel Roads, Auburn Hills, MI 48326

3. PERSONS WISHING TO BE HEARD: None

4. APPROVAL OF MINUTES

Motion made by Mr. Pierce to approve the minutes of April 12, 2017.
Supported by Mr. Beidoun.

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

5. PETITIONERS

5a. AM General (7:03 p.m.)
Public Hearing/Motion - Recommendation to City Council for Special Land Use Permit approval for the
outside storage of vehicles.

Mr. Keenan introduced the request from AM General for Special Land Use Permit approval to allow the outside
storage of vehicles. The business is located at 1399 Pacific Drive on a 10 acre parcel zoned I-1, Light Industrial
District. The site will serve as home to their new engineering, advanced technology and prototype development
center, where they will manufacture heavy duty military and civilian vehicles. In 1994 the Haden company was
granted a special land use permit for outside storage however the permit does not transfer, which is why AM
General is here today.

The proposed outside storage area is approximately 30,180 square feet in size. To address the first key issue
of assuring the Fire Lane remains clear, the boundaries of the outside storage area will be outlined with a two-
foot wide black line. To further assure the Fire Lane remains clear of items, it will be striped with yellow paint
labeled “No Parking Fire Lane”.

To address the second key issue of screening the outside storage area, an eight-foot high vinyl fence along a
portion of the south and east property line. The building will also provide screening of the outside storage area
for motorist traveling along Pacific Drive and I-75. The applicant will be able to go into more detail on what will
be stored outside.

The third issue relates to the fuel storage tank and recycling operation. The applicant is proposing a 2,000
gallon above ground fuel storage tank and dumpsters for recycling to the east of the vehicle storage area. The
size of the fuel tank will require the applicant to obtain an Industrial Stormwater Permit from the MDEQ, as might
the recycled material operation. The permit will require AM General to develop a Stormwater Pollution
Prevention Plan. The applicant has provided a letter stating they will comply with all applicable Federal and
State regulations and provide the City with a copy of their Stormwater Pollution Prevention Plan.

AM General’s new facility on Pacific Drive will be home to their new engineering, advanced technology and
prototype development center, where they will manufacture heavy duty military and civilian vehicles.
Auburn Hills Planning Commission
May 10, 2016
Page 2 of 5

Mr. Jim Butler of PEA, Inc, 2430 Rochester Court Suite, 100, Troy, MI, 48083 and Ms. Kathleen Doherty of
AM General 12200 Hubbard St, Livonia, MI, 48150 were present to take questions.

Mr. Butler stated that the dumpsters for waste and recycled materials will be enclosed a masonry wall and with
gates. There will also be an above ground fuel storage tank that will be screened by the eight foot high vinyl
fence along the south and east property line. He also stated that there will be some vegetation to help with the
visual appearance and screening of the property.

Mr. Keenan added that there is currently a row of mature evergreen trees on the property that will stay and help
to maintain a positive visual appearance.

Ms. Doherty stated that the purpose for the eight foot high vinyl fence is to help screen the military vehicles,
Humvees, trailers and possible other vehicles.

Mr. Burmeister questioned the need to screening along the East side.

Mr. Keenan clarified that the screening is to help with the visual appearance along I-75 and more importantly for
the residents along Taylor Road.

Mr. Beidoun questioned the conditions from the Fire Marshall to ensure safety on the property.

Mr. Keenan clarified that the Fire Marshall wants to ensure accessibility around the building is maintained
should there be any reason for the Fire Department to respond. The striping should help assure the fire lane will
be kept clear. Mr. Keenan stated that AM General went above and beyond with the safety on this property.

Mr. Ouellette asked for clarification regarding the traffic patterns and security for the outside storage.

Ms. Doherty stated that some contents will be kept confidential due to the nature of the project however there
will be secure gates that will be monitored. There will be no assembly on this property, which will take place at
another location out of State.

Mr. Ouellette also questioned the items that will be recycled on this property.

Ms. Doherty clarified that any materials that will be recycled will be done per regulations. She also stated that
the only recycling on this property will be done for the materials on this property.

Mr. Ouellette opened the Public Hearing at 7:16 p.m.
Hearing no comments, Mr. Ouellette closed the Public Hearing at 7:16 p.m.

Motion made by Mr. Mendieta to recommend to City Council approval of the Special Land Use Permit for
the outside storage of vehicles for AM General subject to staff and consultants’ conditions.
Supported by Mr. Beidoun.

VOTE: Yes: Beidoun, Burmeister, Ouellette, Mendieta, Pederson, Pierce
No: None Motion Carried (6-0)

5b. The HUB Stadium (7:18 p.m.)
Public Hearing/Motion - Recommendation to City Council for Special Land Use Permit and Site Plan
approvals for a restaurant/banquet facility building addition.

Mr. Keenan introduced the request from HUB Stadium, LLC to construct a 9,212 square foot addition on the
existing building located at 2550 Takata Drive. The restaurant/banquet facility is a use that requires special land
use permit approval when located in a B-2, General Business District.
Auburn Hills Planning Commission
May 10, 2016
Page 3 of 5

The proposed addition is located on the west side of the building and will increase the building size to 35,757
square feet. The new area will serve as a banquet facility called “at the HUB”, and is designed to accommodate
up to 300 people with the ability to accommodate two smaller events at the same time if necessary.

The parking calculation is based on the building’s maximum occupancy load, 373 spaces are provided on the
site which is ten more spaces than required.

The new gathering place will offer residents, businesses and organizations alike a great option to hold an event.
Total investment in the project is estimated at $1.1 million. Construction is expected to begin in June 2017 with
completion expected to take place in November 2017.

Mr. Gary Tenaglia of The HUB 2550 Takata Dr, Auburn Hills, MI 48326 and Mr. Roman Bonislawski of
275 E. Frank Street, Birmingham, MI 48009 were present for questions and comments.

Mr. Bonislawski commented on the excitement and enthusiasm that this project offers as well as the benefit to
the Auburn Hills area. It has been designed with the purpose of what the current trends are in culture not just
what has been done before nor “hip”.

Mr. Bonislawski also stated that with the current infrastructure and the building codes this facility will be able to
house two events of 150 or one large event of 300. The parking lot is suited to hold that amount of traffic flow.

Ms. Pederson questioned the delivery of items to this facility.

Mr. Bonislawski stated that all delivers will take place on the opposite side of the building and prior to any
operating hours. The goal is also to clean up the area that faces I-75. That area is currently overgrown and
unsightly.

Mr. Ouellette opened the Public Hearing at 7:29 p.m.
Hearing no comments, Mr. Ouellette closed the Public Hearing at 7:29 p.m.

Motion made by Mr. Beidoun to recommend to City Council approval of the Special Land Use Permit and
Site Plan for The HUB Stadium, subject to the conditions of the administrative review team.
Supported by Ms. Pederson.

VOTE: Yes: Beidoun, Burmeister, Ouellette, Mendieta, Pederson, Pierce
No: None Motion Carried (6-0)

6. OLD BUSINESS: NONE

7. NEW BUSINESS:

7a. Draft Amendment of Master Plan (7:30 p.m.)
Motion – Support the Draft Amendment to the Master Land Use Plan in Concept and Forward to the City
Council Requesting Permission to Distribute Per State Law / 1500 and 1700 Brown Road

Mr. Keenan stated that the packet contains an amendment to the Master Land Use Plan that has been drafted
for the Planning Commission’s approval in concept.

The amendment would change the land use classification of the City’s DPW facility located at 1500 Brown Road
and Oakland County’s Animal Shelter and Pet Adoption Center located at 1700 Brown Road from public to non-
residential.

The use would match the non-residential use classification of the surrounding parcels, including the parcels on
the north side of Brown Road, in Orion Township.
Auburn Hills Planning Commission
May 10, 2016
Page 4 of 5

The purpose of the amendment is to facilitate the rezoning of 1700 Brown Road from R-1, One-Family
Residential District to either I-1, Light Industrial District or I-2, General Industrial District in August 2017. The
industrial zoning classification would be consistent with the surrounding industrial zoned parcels in the City and
in Orion Township.

Oakland County anticipates selling 1700 Brown Road once they relocate the animal shelter to a new facility in
the City of Pontiac and the change would enable them to effectively market the property for redevelopment as
an industrial building site.

This is the first step in a 2-½ month process with the goal of finishing up in July.

Mr. Keenan added that the staff recommends approval of the draft amendment since the proposed change will
be consistent with the future land use classifications of adjacent and surrounding properties in both the City of
Auburn Hills and Orion Township.

Mr. Ouellette asked if the DPW will relocate.

Mr. Keenan stated that there is nothing planned at this time but it could be considered if the right opportunity is
presented to the City.

Mr. Beidoun questioned the school district in this area.

Mr. Keenan clarified that it is the Pontiac School District.

Mr. Burmeister questioned if there would be any future opposition with this property.

Mr. Keenan clarified that staff does not anticipate any opposition in the future with this property since the
proposed change will provide consistency in land use and provide an opportunity to add more industrial
buildings in the future.

Motion made by Mr. Pierce to move to support the land use classification change within the Master Land
Use Plan, in concept, for 1500 and 1700 Brown Road from public to non-residential and forward the draft
amendment to the City Council for permission to distribute to adjacent governmental agencies, utilities,
and Oakland County for review and comment per State law.
Supported by Mr. Mendieta

VOTE: Yes: Beidoun, Burmeister, Ouellette, Mendieta, Pederson, Pierce
No: None Motion Carried (6-0)

8. COMMUNICATIONS:

8a. Parks and Recreation Master Plan Update and Development Update (7:40 p.m.)

Mr. Marzolf presented the current 2014-2018 Parks & Recreation Master Plan that expires on December 31,
2018. Progress made during current Master Plan (2014-2018) has been good and steady progress has been
made during this time period – with more limited financial resources than in the past 10-15 years, the City has
managed to make steady progress over the last few years – some examples include:

Park improvements and upgrades like the Clinton River Trail Look & Feel improvements and the completion of
the final of 6 sleeping cabins at the Hawk Woods Campground for example, and on a larger scale, something
we’ve been working toward for several years – we’ve reached a point where it looks to be a go for the downtown
amphitheater, plaza and splash pad (if we get good bid prices) there is a potential for fall construction start up.
Also, the City has received 3 awards for facilities recently 2014 Keep Michigan Beautiful Hawk Woods; 2016
Auburn Hills Planning Commission
May 10, 2016
Page 5 of 5

Keep Michigan Beautiful River Art at River Woods Park; and the American Public Works Michigan Chapter
Project of the Year for our Clinton River Trail Look & Feel Improvement project with the Rochester Hills,
Rochester and Oakland County.

Pedestrian improvements for a more walkable community – notably the elimination of a set of large and
dangerous stairs at Auburn Rd. and Oakmont; new cross-walks on North Squirrel, and new sidewalk
intersection upgrades for better accessibility and more walkability. Also in the crosswalk areas there is new
concrete with ADA accessibility grids.

Upgrades to the operational side of Parks and Recreation with the added use of technology (on-line
registration, Facebook, Instagram) and the additional of Teen Coordinator/Teen program as a few examples.

Review of tentative planning schedule:
Fall 2017 to late-Summer 2018 – gather public input/comments through various methods – popularity/use of
social media now should help us in this area
November 2018 – Draft plan ready for review
December 2018 – advertise Draft Plan available for public input
January 2019 – Hold Public Meeting for public input (hold one month after Draft Plan available and before the
plan is adopted by governing bodies)
February – adoption of plan by Planning (Recreation) Commission and City Council
March 1st – deadline to submit to the MDNR for approval

Moving forward:
As we move into the later part of 2017 and into early 2018, we’ll be back to provide more details on what has
been accomplished, what items we’ve not been able to get to, discuss the potential park projects and
developments as a group, and we’ll gather and provide more detail on input from our residents. We’re looking
forward to continuing to work together again with our residents, our city planning team, including this Recreation
Commission, to plan appropriately for the recreational needs of Auburn Hills.

Mr. Mendieta questioned if the plaza and splash pad were the same project.

Mr. Marzolf stated that yes the funding for this project will support both projects.

Mr. Burmeister questioned where he could find out more about the Teen Council.

Mr. Marzolf stated that the Teen Council meet every other week and are making plans for the summer. He
stated that he was very pleased with their organization and implementation of “Rock It”, an event that provided
Prom Gowns and accessories. The council is also reaching out to the 8th graders as they transition into High
School and are also keeping things active on social media.

8b. Update of Approved Developments (8:05 p.m.)

Mr. Keenan provided a spread sheet of the status of developments that have been approved from 2013 to
present. Several projects are yet to be started while others are still under construction.

9. NEXT SCHEDULED MEETING – Wednesday, June 14, 2017 at 7:00 p.m. in the City Council Chamber

10. ADJOURNED at 8:10 p.m.

Submitted by:
Kristine Klassen
Transcriptionist
City of Auburn Hills
Planning Commission Agenda
June 14, 2017 Meeting Agenda Item Nos. 5a

To: Chairperson Greg Ouellette and the Planning Commission
From: Steven J. Cohen, Director of Community Development
Submitted: June 8, 2017
Subject: Cornerstone Community Financial Credit Union
PART ONE - Public Hearing / Motion – Recommendation to City Council for approval of rezoning of 2025
Dexter Road (14-14-278-022) from R-1B, One-Family Residential to B-1, Limited Business District

PART TWO – Motion – Recommendation to City Council for Site Plan approval to construct a parking lot
expansion

OVERVIEW
An application has submitted by Cornerstone Community Financial Credit Union, located at 2955 University Drive, to
install additional parking behind their building that would provide much-needed room for their continued growth. The
credit union, which has been headquartered in Auburn Hills since 1992, wishes to rezone and purchase the home that is
situated directly north of their property at 2025 Dexter Road to facilitate this 30 space (net) parking lot expansion. The
reason for the parking lot expansion is to facilitate a build out of office space on the credit union’s second floor, which will
allow them to hire up to 15 additional people in the years ahead.

(PART ONE) REZONING REQUEST
Cornerstone has requested approval to rezone 2025 Dexter Road (14-14-278-022) from R-1B, One-Family Residential to
B-1, Limited Business District. The parcel currently has a house on it.

EXISTING CONDITIONS

Adjacent Properties Existing Land Uses Master Plan Designation Existing Zoning
North Home Residential R-1B
South Cornerstone Community Financial Credit Union Non-Residential B-1
West Home Residential R-1B
East – across Dexter Home Residential R-1B

R-1B
R-1B
SITE
B-1
R-1B
B-1
Aerial Photo of the Location

Aerial Photo
Page 2

STAFF RECOMMENDATION
The Adopted City of Auburn Hills Master Land Use Plan allows the property to be rezoned to a non-residential use since
the intent of the project is to combine this parcel with the credit union’s parcel to the south which has frontage on
University Drive. The Master Plan states “For the purposes of clarification, it is the intent of this Master Land Use Plan
that only property which has road frontage along the north side of University Drive, between Pontiac Road and Squirrel
Road shall be master planned for nonresidential use.”

Therefore, we are recommending Approval of the rezoning from R-1B, One-Family Residential to B-1, Limited Business
District based upon the Adopted Plan.

(PART TWO) SITE PLAN APPROVAL
Cornerstone has worked closely with City staff to design their parking lot expansion to be visually attractive and respectful
of their neighbors. They are proposing the construction of a six foot tall white vinyl screen fence and the installation of
large trees and landscaping along their north and west property lines. The buffer meets the 15 foot greenbelt width
required adjacent to the one-family residential zoning.

Fence and vegetative buffer that exists today. This same type of buffer will be replicated with the new parking expansion.
Page 3

KEY ISSUES
1. Lighting - Lighting will be designed with shorter poles and shielded so as to not cause a nuisance to adjacent
properties, while still providing safety and security for the area. The six new light poles are proposed at 12 feet in
height (previously designed at 17 feet in height), measured from grade, which is less than the permitted 30 foot
height. Light will be directed downward to address light trespass concerns. Note: The light poles in the current buffer
are 17 feet in height, but placed at a lower grade than the adjacent property to the north.

2. Grade Difference Between Old and New Parking Lots - The new parking lot will be at a higher grade than the
existing lot to the south. At the highest elevation difference (east side near Dexter), the new parking lot will be four
feet higher than the existing parking lot in order to match the grade of the adjacent residential lot to the north (2055
Dexter). From east to west, the existing lot and new lot will become closer in grade to each other.

Home to Remain
2055 Dexter
New light pole locations
Home to be Removed
Lot Expansion
New Buffer 2025 Dexter
Current Buffer
Illustrated Site Plan

3. Utility Lines in the New Buffer - Tree planting in the location of the existing utility lines inside the buffer will be
finalized at the time of construction to confirm an acceptable landscape buffer screen is created that does not grow
into the lines above. Note: The pole currently feeds 2025 and 2055 Dexter. The credit union’s engineer will consult
with DTE and other services utilizing the pole in regard to removing the pole and utility lines, thus refeed directly to the
home at 2055 Dexter. This re-routing would allow the buffer trees to grow unimpeded.

Service
Pole

Home to be Removed Home to Remain
2025 Dexter 2055 Dexter

View of utility lines in new buffer location
Page 4

4. Hours of Operation - The parking lot will only be used by credit union employees during the business hours of 8:00
a.m. to 6:00 p.m. and no vehicular access will be provided to Dexter Road, as their entrance and exit will remain on
University Drive. The credit union designates five spots in front of the building for visitor parking

5. Construction Hours - Construction for this project is expected to be completed by the end of Fall 2017. The credit
union has assured City staff that they will comply with the City’s Hours of Construction Activity Ordinance and take
steps to ensure that contractors are made aware of the ordinance and the need to take preventative steps to control
noise, dust, dirt/mud on roads, and other negative effects of the construction process. Note: The City’s ordinance
states “construction activity shall only be permitted during the hours of 7:00 a.m. to 7:00 p.m., or sunrise to sunset,
whichever is less, on Mondays through Saturdays, and no construction activity shall be permitted on Sundays or legal
holidays.”

STAFF RECOMMENDATION
Please be advised that this project has been reviewed by the City’s Administrative Review Team and has
received a recommendation for approval.

We recommend conditional approval of the 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
University Drive.
c) Traffic circulation features within the site and the location of parking areas 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. Based upon the number of employees and floor area 68 total parking spaces are required and 101 parking spaces
will be provided (net 30 additional spaces will be constructed).
4. The parking layout meets minimum requirements and parking spaces are provided for the handicapped (five are
required and six are provided). Three handicapped spaces are van accessible.
5. Building and parking setback requirements will be met.
6. Greenbelts will be provided.
7. Landscape requirements will be met and calculations have been submitted.
8. Loading/unloading area is not required.
9. A note indicates that lighting shall meet the requirements of the Zoning Ordinance. New light poles shall be limited
to 12 feet in height, measured from grade, adjacent to residential property. The lighting shall be shielded and
directed downward. Lamp bulbs and lenses shall not extend below the light fixture.
10. A note indicates that signs shall meet the requirements of the Zoning Ordinance.
11. A note indicates that parking spaces shall be double striped.
12. The required eight foot pathway along University Drive and five foot sidewalk on Dexter have already been installed.
13. A note indicates that there will be no pallet storage, overnight vehicles, or trailer storage.
14. Administrative Tree Removal Permit required. 15 replacement trees are required and 25 new trees are proposed.

Conditions:
1. Rezoning of 2025 Dexter from R-1B to B-1 District.
2. Combine the two parcels (2955 University Drive and 2055 Dexter) with the City’s Assessor’s Office.
3. Finalize tree placement within the new landscape buffer at the time of construction and review the feasibility of line
relocation for utilities serving 2055 Dexter.
4. Provide additional storm sewer improvements along the west property line in an effort to assist with drainage issues
experienced by adjacent properties.

Recommended Action (PART ONE):
“Move to recommend to City Council for approval of rezoning of 2025 Dexter Road
(14-14-278-022) from R-1B, One-Family Residential to B-1, Limited Business District.”
Recommended Action (PART TWO):
“Move to recommend to City Council the approval of the Site Plan for Cornerstone Community
Financial Credit Union subject to the conditions of the administrative review team.”