Title
Request for Approval of Preliminary Site Condominium Plan - City File No. 05-011 - The Commons South, a proposed twelve-unit site condominium development on 3.98 acres, zoned R-4, located off of Shortridge, east of Livernois, known as Parcel Nos. 15-34-301-005 and 15-34-326-001, D & F Development, L.L.C., applicant
Body
Resolved that the Rochester Hills City Council hereby approves the Preliminary Site Condominium Plan for The Commons South, a twelve-unit site condominium development on 3.98 acres, located east of Livernois off of Shortridge, zoned R-4, One Family Residential, known as Parcel Nos. 15-34-301-005 and 15-34-326-001, based on plans dated received by the Planning Department on October 27, 2005 with the following findings and conditions:
Findings:
1. Upon compliance with the following conditions, the preliminary plan meets all applicable requirements of the Zoning Ordinance and One-Family Residential Detached Condominiums Ordinance.
2. Adequate utilities are available to properly service the proposed development.
3. The preliminary plan represents an acceptable comprehensive development plan that connects an existing subdivision to the west with an approved site condominium development to the east.
4. The preliminary plan represents the only possible street layout and a reasonable lot orientation.
5. The Environmental Impact Statement shows that this development will have no substantially harmful effects on the environment.
Conditions:
1. The sanitary sewer should have a 20' "clearance area," centered on the sanitary sewer, for City access. The portion of "clearance area" outside of the road right-of-way should be in an easement and shown on the plans, to be reviewed and approved by Staff prior to construction plan approval.
2. Relocate the water main at the approach outside of the road influence on revised plans to be reviewed and approved by Staff prior to issuance of a Land Improvement Permit.
3. Tree Protective Fencing must be installed, inspected and approved by the City's Landscape Architect prior to issuance of a Land Improvement Permit.
4. Plant additional trees around the proposed detention area to, where possible, screen the area from surrounding residential homes. Indicate the proposed screening on revised plans to be reviewed and approved by the City's Landscape Architect prior to Final approval by Staff.
5. Indicate the removal of the existing curb cut along Shortridge Drive on revised plans to be reviewed and approved by Staff prior to final approval.
6. Prior to final review by City Council that the applicant include restrictions for Unit 12 in the Master Deeds and Bylaws reflecting a side access to Shortridge Drive and a facade compatible with the existing single family homes along Shortridge Drive.
7. In the proposed open space area, add a park bench and trees to the plan, to be reviewed by Staff prior to Final Plan approval.