Planning Commission Agenda October 5, 2016 Meeting Agenda Item No. 5a.

124 Pages·2016·15.55 MB·English

by  Kathleen Novak

AGENDA
The City of Auburn Hills
Planning Commission Meeting
Wednesday, October 5, 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 – September 14, 2016

5. PETITIONERS

5a. Public Hearing / Motion - Recommendation to City Council for approval of an extension and expansion of the
previously approved Special Land Use Permit for outside storage of materials / Unique Fabricating.

5b. Public Hearing / Motion – Recommendation to City Council to approve the Special Land Use Permits and Site
Plan to allow the construction of a three-story Hilton Garden Inn Hotel.

5c. Motion – Recommendation to City Council to approve the establishment of a two unit condominium /
TownPlace Suites Hotel and Hilton Garden Inn Hotel.

6. OLD BUSINESS

7. NEW BUSINESS

8. COMMUNICATIONS – Oakland County Coordinating Zoning Committee Re: Orion Township Master Plan

9. NEXT SCHEDULED MEETING – Wednesday, November 16, 2016 at 7:00 p.m. in the City Council Chamber

11. 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 October 24, 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
September 14, 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 (arrived 7:02 p.m.), Mendieta, Ouellette, Pierce, Shearer
Absent: Ochs
Also Present: Community Development Director Cohen and Assistant City Planner Keenan
Guests: 20

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. Burmeister to approve the minutes of August 10, 2016.
Supported by Pierce

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

5. PETITIONERS

5a. Public Hearing / Motion – Adopt Amendment to the Northeast Corner Neighborhood Master Plan (7:03 p.m.)

Mr. Cohen stated this public hearing is the final step in amending the Northeast Corner Neighborhood Master Plan.
The discussions began in January with a lot of input from residents. There are four amendments at issue. The first
one changes the density for open space projects from 2.5 units per acre to 3 units per acre. The second change
allows for attached condominium units which the market demands. The third involves changing the density near
the curve on Shimmons Road. The last change involves changing the land use of the former Kensington Church
site and the Rochester Soccer Club site from Residential to Non-Residential Transitional. It makes sense because
it is already surrounded by industrial sites to the north and west. Final public comments are welcome at this time
before the final vote.

Mr. Ouellette opened the public hearing at 7:06 p.m.

Mr. Ouellette closed the public hearing at 7:06 p.m.

Moved by Mr. Beaudoin to adopt the enclosed amendment to the Northeast Corner Neighborhood Master
Plan.
Supported by Mr. Mendieta

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

5b. Public Hearing / Motion - Recommendation to City Council for Special Land Use and Revised Site Plan
approval / The HUB (7:07 p.m.)

Mr. Cohen introduced the plan to redevelop the old Big Buck Brewery site located at 2550 Takata Drive into a
football/bowling entertainment venue called The Hub. A special land use is requested for the proposed
entertainment along with a new outside deck. The revised site plan allows for the renovation of the building inside
and outside. The total investment is estimated at $3 million and staff recommends approval of the project.

Mr. Roman Bonislawski, Ron and Roman Architects, 275 E. Frank St. Birmingham, MI wanted to go into the
details of how the building will be remodeled and brought up to code. The building is obviously very large and has
Planning Commission Meeting – September 14, 2016
Page 2 of 5

been sitting empty for nearly 10 years. The new owner, Mr. Gary Tenaglia, has a vision to use the space in a very
exciting way to benefit the entire community. The building has terrific bones to work with but obviously it is
outdated and there are lots of things that need to be done to modernize the look. The large beer bottle outside will
be removed, the school house cupula will be removed, the green roof will be changed to a color called ebony, and
the landscaping will be improved. All of the original stone and wood will be brought back to its original vibrancy.
The structure of the building is in great shape, but after sitting vacant for so long the entire inside has been stripped
by scrappers so a lot of funding is required for the infrastructure. They are proposing an outside deck as well as
flexible banquet areas.

Mr. Burmeister stated he is very excited to finally see that the building will be occupied. He was interested in
knowing what will become of the beer bottle. Mr. Bonislawski stated it is made out of steel and it is being sold.

Mr. Ouellette opened the public hearing at 7:18 p.m.

Ms. Mabel Lynch, 500 Kuhn St. Pontiac, MI, just wanted to state that she did frequent Big Buck when it was
open and is looking forward to enjoying the new venue.

Mr. Ouellette closed the public hearing at 7:19p.m.

Moved by Mr. Burmeister to recommend to City Council approval of the Special Land Use Permit and
Revised Site Plan for The H.U.B., subject to the conditions of the administrative review team
Supported by Ms. Shearer

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

5c. Public Hearing / Motion – Recommendation to City Council for Special Land Use Permits and Site Plan
approval / Hilton Garden Inn Hotel. (7:20p.m.) (Request to be tabled to the October 5, 2016 meeting)

Moved by Mr. Pierce to table the Hilton Garden Inn Hotel to October 5, 2016.
Supported by Mr. Beidoun.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

5d. Motion – Recommendation to City Council to approve the establishment of a condominium / TownPlace Suites
Hotel and Hilton Garden Inn Hotel. (7:20 p.m.) (Request to be tabled to the October 5, 2016 meeting)

Moved by Mr. Pierce to table the TownPlace Suites Hotel and Hilton Garden Inn Hotel to October 5, 2016.
Supported by Beaudoin.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

5e. Motion – Recommendation to City Council to approve the establishment of a condominium / Staybridge Suites
and Holiday Inn Express. (7:21 p.m.)

Mr. Keenan introduced the request from Opdyke Hospitality Investments, LLC to establish a 2-unit condominium
for the future site of the Staybridge Suites and Holiday Inn Express. The property is located on the west side of
North Opdyke Road between Featherstone Road and Centre Drive.

Mr. Keenan noted the site plan for the two hotels received a recommendation for approval by the Planning
Commission on March 16, 2016 and was approved by City Council on March 28, 2016.

Mr. Keenan explained the condominium units are the hotel buildings and all other property is designated as
general common area. He indicated that staff recommended this form of parcel division to the applicant as the
easiest way to address all the shared agreements between the two hotels. If ownership were ever to change in the
Planning Commission Meeting – September 14, 2016
Page 3 of 5

future, all shared easements and agreements would be memorialized in the condominium Master Deed with all
rights and responsibilities clearly outlined.

Mr. Ouellette opened the public hearing at 7:24 p.m.

Mr. Ouellette clarified for Ms. Lynch what the term condominium meant in terms of this project. It did not mean that
multiple housing units were going to be placed there. It is just a formality on how the property will be laid out for
the two hotels that are already approved to be built there. Ms. Lynch was satisfied with the explanation.

Mr. Ouellette closed the public hearing at 7:25 p.m.

Moved by Mr. Mendieta to recommend to City Council approval of establishment of a two-unit
condominium on the property of the previously approved hotel development for Staybridge Suites and
Holiday Inn Express, subject to the administrative review team’s conditions.
Supported by Mr. Pierce.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

5f. PART ONE – Public Hearing / Motion - Recommendation to City Council for approval of rezoning of parcel 14-
14-176-009 from B-2, General Business to T&R, Technology and Research District or any other appropriate
zoning district. (7:28p.m.)

PART TWO – Public Hearing / Motion - Recommendation to City Council for Site Plan approval / Dembs
Development. (7:28 p.m.)

Mr. Keenan introduced part one which is a request from Dembs Development, Inc. to rezone a 1.76 acre parcel of
land located on the east side of Opdyke Road between Pontiac Road and Commercial Drive from B-2, General
Business to T&R, Technology and Research district. The parcel which was once owned by the City and the
location of old Fire Station #2.

Mr. Keenan explained the one parcel surrounding the subject parcel’s north, west and east side is zoned T&R.
Parcels on the west side of Opdyke Road are zoned I-1 and B-2. The subject parcel’s south side abuts two
parcels zoned B-2 and one parcel zoned T&R. He indicated the T&R, Technology and Research district
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.

Mr. Keenan noted that the 2007 Opdyke Corridor Master Land Use Plan identified the property as “business park.”
Staff believes the rezoning of the parcel to T&R, Technology and Research district will help fill the demand for
additional high-tech land.

Mr. Keenan indicated that since the adopted City of Auburn Hills Master Land Use Plan depicts subject parcel as
non-residential land use, staff is recommending approval of the rezoning from B-2, General Business to T&R,
Technology and Research district.

Mr. Keenan introduced part two, which is a request from Dembs Development, Inc. to construct a 142,346 sq. ft.
technology and research facility on the 6.92 acre parcel which was part of the former Showcase Cinema property.
The site is located between Pontiac Road and Commercial Drive just south GKN’s North American Headquarters.
The parcel is currently zoned B-2, General Business district. Mr. Keenan indicated approximately 43,200 sq. ft. of
the building will be utilized for office space and the remaining 65,000 sq. ft. is designated as high bay area.

Mr. Keenan mentioned one key issue related to traffic. He indicated great deal of discussion took place during the
review process about the traffic on Opdyke Road and the safety of those entering and exiting the site. As part of
the proposed development, additional signage and pavement marking will be placed at the main exit drive to
Opdyke Road, to clearly identify right and left turn only lanes. Mr. Keenan noted as a matter of convenience, the

City and Dembs will work with the future business to advise its employees and visitors that it will be easier and
faster to go north on Opdyke Road to travel to southbound I-75.
Planning Commission Meeting – September 14, 2016
Page 4 of 5

Mr. Keenan informed the commission that the applicant indicated a local business is interested in locating their
business at the site, however at this time the company wishes to remain anonymous.

Mr. Keenan indicated construction for this project is expected to begin this fall with completion anticipated to take
place in August 2017. The overall investment is estimated at $10.5 million.

Mr. Ryan Dembs, Dembs Development, 27750 Stansbury Drive, Farmington Hills, MI stated the new tenant
wishes to remain anonymous at this time but it will be another North American headquarters similar to GKN which
his company also built.

Mr. Pierce asked if the square footage is similar to GKN’s building and Mr. Dembs responded it will be slightly
smaller but used in the same way as far as the proportion of office and warehouse space. Traffic use will also be
similar with minimal truck traffic. A good plan will be put in place once both sites are occupied as far as traffic flow.
Mr. Dembs does not foresee any problems but will address them if they come up.

Mr. Burmeister asked if there were any soil concerns with this site and Mr. Keenan stated not that anyone was
aware of.

Mr. Ouellette opened the public hearing at 7:35 p.m.

Mr. John Finn, 2500 Commercial Dr. Auburn Hills, MI owns the property immediately north of GKN and this new
development. He has had drainage issues on his property since GKN was built and he has had meetings already
with Dembs Development’s superintendent, GKN, and City employees at the close of the project to discuss his
problem. He claims there is now foundry sand located on the site and he is requesting that GKN fix the problems
that were already discussed but never addressed. He wants mud removed from the catch basins on his property,
he wants a French drain installed that was agreed upon but never installed, and there is a drainage ditch
constructed on his property that was never agreed upon, and when the bulldozer pushed the foundry sand on his
property it was supposed to be removed but never was. He wants these issues to be added conditions to tonight’s
approval to the new development.

Mr. Ouellette, stated all these issues are between Mr. Finn, the developer and perhaps the Community
Development Department. These corrections cannot be conditions made under this new site plan. It is a separate
site plan from GKN. Mr. Finn sees it as the same site plan. Mr. Ouellette stated that although it is the same
developer, it is indeed a separate site plan. He definitely thinks the issues need to be addressed and urged Mr.
Finn to meet with the Community Development Department. He also urged Mr. Dembs to follow up on these
concerns.

Mr. Dembs stated he was not personally aware of any of these concerns. Everything that was done on the GKN
site was approved by the City and if there are any complications they are most definitely open to having further
discussions. He has a lot of pride in his company and situations like this are remedied whenever possible or they
would not being doing well as far as business goes.

Mr. Pierce agreed with Mr. Ouellette that this is a separate site plan from GKN, but after listening to Mr. Finn and
reading his document that he provided to the Commission, he too does not want Mr. Finn’s complaints to go by the
wayside and urges further discussions between Mr. Finn, the developer and the City.

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

Moved by Mr. Beidoun to recommend to City Council the approval of rezoning parcel 14-14-176-009 from
B-2, General Business to T&R, Technology and Research district or any other appropriate zoning district.
Supported by Mr. Pierce.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

Moved by Mr. Mendieta to recommend to City Council the approval of the Site Plan for Dems Development,
Inc., subject to the conditions of the administrative review team.
Supported by Mr. Pierce.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)
Planning Commission Meeting – September 14, 2016
Page 5 of 5

5g. Motion - Recommendation to City Council for Site Plan approval / Magnum Industrial (7:50 p.m.)

Mr. Keenan introduced the request from Magnum Industrial Building Company, Inc. to construct a 137,560 sq. ft.
industrial building located on the east side of Continental Road, between Harmon Road and Atlantic Boulevard.
The parcel is 9.28 acres in size and zoned I-1, Light Industrial. He indicated approximately 25,447 sq. ft. of the
building will be used as office space, 78,479 sq. ft. is designated as shop area and the remaining 33,634 sq. ft. of
the building will be utilized as warehouse.

Mr. Keenan mentioned the applicant indicated a local business is interested in locating their business at the site
however the company wishes to remain anonymous.

Mr. Keenan stated the total investment cost for the project is estimated at $9 million. Construction is expected to
begin in spring 2017 and take six to eight months to complete.

Mr. Joel Nosanchuck, Magnum property owner, P.O. Box 668 Bloomfield Hills, MI simply wanted to show
another rendering of the building from a different angle. They have built other buildings in the City and they are
excited and pleased to start this new building.

Mr. Ouellette opened the public hearing at 7:55 p.m.

Mr. Steve Tepper, Commercial Contracting 4260 N. Atlantic, Auburn Hills MI, located right across the street
from the proposed development, asked were the drive entrances to the site will be and wanted to know if there is
going to be a lot of truck traffic. Mr. Nosanchuck indicated that there are three drive entrances to the site and
stated most of the traffic would be associated with employees.

Mr. Ouellette closed the public hearing at 7:55 p.m.

Moved by Mr. Pierce to recommend to City Council approval for Magnum Industrial Building Company, Inc.
to construct an industrial building, subject to the conditions of the administrative review team.
Supported by Mr. Beaudoin.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

6. OLD BUSINESS None

7. NEW BUSINESS None

8. COMMUNICATIONS Mr. Ouellette wanted to recognize Mr. Cohen’s recent award he received for his work on
The Industrial Facilities report. Mr. Keenan stated other communities are asking for copies of the report.

9. NEXT SCHEDULED MEETING - Wednesday, October 5, 2016 at 7:00 p.m. in the City Council Chamber.

10. ELECTION OF OFFICER – Planning Commission Secretary (vacancy) (7:57p.m.)

Chairperson Ouellette opened the floor for Secretary nominations.

Moved by Mr. Burmeister to elect Mr. Mendieta
Supported by Ms. Shearer.

VOTE: YES: Beidoun, Burmeister, Hitchcock, Mendieta, Ouellette, Pierce, Shearer
NO: None Motion Carried (7-0)

11. ADJOURNMENT - The meeting was adjourned at 7:59 p.m.

Respectfully Submitted,

Christy Worrell
Clerk III
Planning Commission Agenda
October 5, 2016 Meeting Agenda Item No. 5a.

To: Chairperson Greg Ouellette and the Planning Commission
From: Shawn Keenan, Assistant City Planner
Submitted: September 30, 2016
Subject: Public Hearing / Motion - Recommendation to City Council for approval of an extension and expansion of
the previously approved Special Land Use Permit for outside storage of materials / Unique Fabricating

INTRODUCTION
Unique Fabricating, Inc. respectfully requests a four-year
Special Land Use (SLU) Permit to allow returnable totes and
wooden pallets to be stored outside their building on a site
zoned I-1, Light Industrial District. The property is located at
800 Standard Parkway.

Permit History
A five-year SLU permit was granted by the City Council on
August 6, 2007 for the site. Outside storage was restricted to
the designated area and limited to 12 ft. in height (as shown
below). The original one-year SLU Permit was approved in
2004, with renewals granted in 2005, 2006, and 2007. Site
inspections conducted by City Staff throughout the years have
found that the applicant has been in compliance with the
approved permit until this year. Materials had encroached
outside the designated storage area to accommodate the
growth of Unique Fabricating’s business. I

Aerial View of the Site

Sketch of Existing Outside Storage Area Sketch of Proposed Outside Storage Area

KEY ISSUES
1. Size and Location of Outside Storage Area – The current outside storage area covers approximately 3,000 sq. ft. and
is located at the southwest corner of the site, along Collier Road. The applicant wishes to increase the size of the
outside storage area to approximately 12,960 sq. ft. and relocate it behind the building along the west edge of the
parking lot. The new location will help reduce the view of the outside storage area from Collier Road as well as
reducing any noise associated with movement of materials.
Page 2

KEY ISSUES (Continued)
2. Screening – The current outside storage area is screened from
view by a row of evergreen trees planted along Collier Road.
The applicant proposes to construct an eight ft. tall decorative
fence along the north side of the evergreen trees along Collier
Road. The fence will provide an additional measure of screening
and also help reduce any potential noise associated with the
movement of stored materials. The fence coupled with the fact
that the storage area is approximately 13 ft. below the grade of
Collier Road the stored materials should be well screened from
view.

Example of Proposed Fence
3. Duration of the SLU Permit – As with the previous approvals,
staff recommends the SLU permit should last for four years,
since Unique Fabricating’s current lease is up for renewal in late 2020.

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

We recommend Approval of the four-year SLU Permit request and offer the following discretionary findings of fact:
1. The location of the use will not negatively impact adjacent areas, which are zoned non-residential to the north, east
and west and residential across Collier Road to the south.
2. The land will be used in accordance with its immediate character, which is planned and zoned for non-residential
development.
3. The requirements Section 1818 in the City’s Zoning Ordinance will be met.
4. The use will promote the purpose and intent of the City’s Zoning Ordinance.
5. The use will be consistent with the health, safety, and general welfare of the City of Auburn Hills, and purpose and
intent of the City’s Zoning Ordinance
6. The intent of Section 1807, Item 3 in the City’s Zoning Ordinance will be met.

Conditions:
1. The stacking height of materials shall be restricted to 12 ft. in height
2. Materials shall only be permitted in the designated area.
3. Replace dead or dying trees in the buffer
4. The installation of an 8 ft. high screening fence along the south side of the property, as indicated on the sketch plan.
5. Should additional parking spaces be needed in the future, the size of the outside storage area shall be reduced to
accommodate parking needs.
6. The permit shall be valid for a period of four years.
Recommended Action:
“Move to recommend to City Council approval of a four year extension and expansion of the previously
approved Special Land Use Permit for outside storage of materials for Unique Fabricating, subject to staff and
consultants’ conditions.”

Planning Commission
Public Notice

Meeting Date, Time, and Location: Wednesday, October 5, 2016 at 7:00 p.m.
City of Auburn Hills - City Council Chambers
1827 N. Squirrel Road, Auburn Hills, MI 48326

Project Name: Unique Fabricating

General Property Location: 800 Standard Parkway
Sidwell No. 14-09-126-005

Applicant: B.J. Tallent – 248-853-2333 ext. 1274

Nature of the Request: Recommendation to City Council for approval of an extension and
expansion of the previously approved Special Land Use Permit for
outside storage of materials.

City Staff Contact: Shawn Keenan, Assistant City Planner - 248-364-6926

Notice will be sent via U.S. Mail to properties within 1,000 feet of the site. The proposed application is
available for inspection prior to the meeting at the Community Development Department, located in the
municipal campus at 1827 N. Squirrel Road, Auburn Hills, MI 48326, during regular City business hours.

Persons wishing to express their views may do so in person at the meeting, or in writing addressed to the
Planning Commission c/o Shawn Keenan, Assistant City Planner at the above address.

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.

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