Crystal Report Viewer

1000 ‎Rochester Hills Dr‎. ‎

Rochester Hills, MI ‎

48309‎

(‎248‎) ‎656‎-‎4600‎

Home Page‎: ‎

www‎.‎rochesterhills‎.‎org‎

Rochester Hills

Minutes

Planning Commission

7:00 PM

1000 Rochester Hills Drive

Tuesday, January 26, 1999

CALL TO ORDER

Chairperson Eric Kaiser called the Special Planning Commission Study ‎

Session to order at ‎7‎:‎30 ‎p‎.‎m‎. ‎in the Auditorium‎.‎

ROLL CALL

Present PC‎: ‎Chairperson Eric Kaiser‎

William Boswell‎

Paul Corneliussen‎

John Gaber‎

Paul Krupa‎

Eugene Nowicki‎

Christian Ramanauskas‎

James Rosen‎

Audrey Ruggiero‎

Absent PC‎: ‎None‎

Quorum present‎

Also prsent‎: ‎Patricia Goodwin, Director of Planning‎

Penny Papke, Planning Technician‎

Katherine Beebe, Katherine Beebe & Associates‎

Barry Murray, JJR, Inc‎.‎

Kofi Boone, JJR, Inc‎.‎

APPROVAL OF MINUTES

2000-1930

MOTION‎ by Nowicki, supported by Ruggiero, to approve the Minutes of ‎

the Special Study Session of October ‎13‎, ‎1998‎, as submitted‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Approved

COMMUNICATIONS

A‎.‎ Detroit Free Press‎ article announcing a judgment against the City of Novi‎.‎

UNFINISHED BUSINESS

2000-1823

Master Land Use Plan Update ‎- ‎Continue ro Review Recommendations for ‎

Rochester Road Corridor and Landfills‎

Dr‎. ‎Beebe introduced Mr‎. ‎Barry Murray and Mr‎. ‎Kofi Boone from JJR, Inc‎. ‎Dr‎. ‎

Beebe indicated that at the previous meeting the alternatives were discussed for ‎

Rochester Road in conjunction with the Transportation Plan and any alternative ‎

alignments which might be involved‎. ‎

Dr‎. ‎Beebe then detailed the two alternatives for laying the alignments in along ‎

Rochester Road‎. ‎Dr‎. ‎Beebe pointed out that both alignments are ‎180 ‎feet with an ‎

even amount of acquisition along both sides of Rochester Road‎. ‎

However, in some cases because of the right‎-‎of‎-‎ways and easements, the lines don‎’‎t ‎

exactly match what you would see as an improved property‎. ‎The snake it through ‎

alternative allows for the appropriate amount of distance to accomplish curves or shifts ‎

in the road and at the same time minimizes the impact on adjacent properties‎. ‎The ‎

alternative being reviewed is really the long‎-‎term plan on how Rochester Road should ‎

look in the overall Master Plan‎. ‎

Continuing, Dr‎. ‎Beebe said that at the last meeting the commission was unable to ‎

review the two residual parcel areas on Rochester Road‎. ‎One is on the east side of ‎

Rochester Road by Bordines and on the west side of Rochester Road, the Juengels ‎

Orchards Properties‎. ‎These specific properties contain the longer, deeper lots‎. ‎

The Juengels Orchards alternatives ‎(‎west side of Rochester Road‎) ‎consist of ‎

multiple‎-‎family, office and the opportunity for day care use‎. ‎The east side of ‎

Rochester Road would contain commercial on the corner of Hamlin and Rochester ‎

Road ‎(‎northeast side‎) ‎and housing and office on the other side of Rochester Road‎. ‎In ‎

terms of fit, for the best use of Rochester Road, the area would combine several ‎

different alternatives‎. ‎

‎

The residential alternative wraps the edge of Rochester Road with attached housing ‎

(‎townhouse style‎) ‎with established setbacks of about ‎50 ‎feet from the front lot line ‎

along Rochester Road‎. ‎The units were pushed back and parking was put in the rear ‎

in addition to an extensive buffer on both sides with a density of ‎5‎.‎4 ‎units per acre ‎

totaling about ‎47 ‎units‎. ‎Child care at the corner would also be considered a good ‎

complimentary use‎.‎

Mr‎. ‎Gaber indicated that this is his district and there may be some problems in ‎

developing these units on Rochester Road because of the noise factors‎. ‎Mr‎. ‎Gaber ‎

has heard complaints from the residents in this area‎. ‎Mr‎. ‎Gaber does not see this ‎

being a feasible area for any type of permanent housing‎.‎

In reference to the residential scheme, Mr‎. ‎Corneliussen, asked if the existing scheme ‎

is under the existing land use in residential, could you assume a doubling of the current ‎

density? What impact would this have on the traffic in the area‎.‎

Dr‎. ‎Beebe said that this is neglible there just isn‎’‎t enough square footage‎.‎

Mr‎. ‎Rosen indicated that it has been noted many times that the parcels look large on ‎

the drawing, however, they are not really all that large‎. ‎The pressure would be to put ‎

as much as possible in the area in order to maximize the use of the property and its ‎

viability‎. ‎At the commercial end there is pressure to move west; which means the ‎

proposal for commercial will be difficult to market‎. ‎Office will be easier but will also ‎

be somewhat difficult to market‎. ‎Mr‎. ‎Rosen feels that single‎-‎family residential is ‎

probably not realistic‎.‎

Dr‎. ‎Beebe ascertained that some type of business use should still be considered‎. ‎Dr‎. ‎

Beebe is concerned about the end piece that is across from the mall and the potential ‎

for commercial use in this area; service business on the northern most parcel and office ‎

on the balance of the area‎. ‎In policy terms, the area needs to have more business ‎

oriented frontage with the proper buffers to the rear of the residential‎.‎

Mr‎. ‎Kaiser said that in order to make this area work as office it would have to be ‎

two‎-‎story buildings‎.‎

Dr‎. ‎Beebe added that unless you have a user occupant ‎(‎e‎.‎g‎.‎, veterinary clinic‎) ‎they ‎

would not have the same parking requirements as a retail use‎.‎

Mr‎. ‎Kaiser noted that this cannot be dictated from the outset you have to be a ‎

user‎/‎owner‎. ‎In order to make this area viable, the plan needs a two‎-‎story building ‎

which would then require a modification of the parking ordinance or the creation of a ‎

new zoning district that allows for modified parking‎.‎

Dr‎. ‎Beebe pointed out that you would want to provide enough parking to meet the ‎

needs; you don‎’‎t want parking problems in this area‎. ‎Different policies could be ‎

described for this area and incorporated within the Master Land Use Plan‎.‎

Mr‎. ‎Gaber asked about the proposed size for a one‎-‎story office building‎.‎

Dr‎. ‎Beebe said that you would probably need a ‎40‎,‎000 ‎square foot office building in ‎

order to make any type of an investment‎.‎

Dr‎. ‎Beebe added that in terms of the economic base, she does not prefer residential in ‎

this area because of the economic base and appropriate use for the type of frontage ‎

that is along Rochester Road‎.‎

The northern most block, adjacent to Boyken and the Walgreens and directly ‎

opposite Hampton Square retail would be planned for business use‎. ‎This would ‎

create a consistent pattern on the east and west sides of Rochester Road‎. ‎The ‎

remaining parcels would be planned for low‎-‎density office development, similar to the ‎

neighboring Regal Office Plaza‎.‎

The area located north of Hamlin on the east side of Rochester Road; two land use ‎

alternatives were evaluated for this second area‎. ‎A mix of residential densities is ‎

possible with a residential PUD approach ‎(‎not including the Bordines‎’‎s property‎). ‎

Single‎-‎family and cluster housing would be encouraged in a site plan arrangement ‎

which would trade open‎-‎space on Rochester Road frontage for cluster density behind ‎

the frontage‎. ‎The property located under the power transmission lines, would be ‎

encouraged for single‎-‎family use, which is consistent with the adjacent area‎.‎

In an additional alternative mixed‎-‎use was also considered ‎(‎which included the ‎

Bordines‎’‎s property‎). ‎The mixed‎-‎use would permit commercial development ‎(‎retail ‎

and‎/‎or office, senior housing and a mix of residential and cluster densities‎.‎

Mr‎. ‎Rosen, pointing out the Regal Colony area, indicated that it may make sense for ‎

one or more of the southern parcels in the townhouse or multiple use and one or two ‎

parcels master planned for office‎. ‎Some form of residential might also make sense‎.‎

Dr‎. ‎Beebe felt that this could be a possibility as long as the buffering is put in place‎.‎

Mr‎. ‎Kaiser, referring to the squaring off at Hamlin and the west side of Rochester ‎

Road, asked if this would meet some aesthetic concern proposed by Mr‎. ‎Gaber‎.‎

Mr‎. ‎Gaber feels that this would make good planning sense for aesthetic and use ‎

characteristics‎. ‎Mr‎. ‎Gaber then cited the discussions which were held on ‎

Meadowbrook Mall and the reasoning which was used for the residential extension on ‎

the northern portion of this parcel‎. ‎Some of the same arguments could also apply in ‎

this case‎.‎

Mr‎. ‎Kaiser also noted that the day care option on the northern most portion appears ‎

to also work in this area it would be accessible and close to employment areas‎.‎

Minutes ‎- ‎Special Planning Commission Study Session‎

Mr‎. ‎Ramanauskas noted that he prefers a mixed‎-‎use approach and the concept of the ‎

day care scenario and possibly apartments‎. ‎

Dr‎. ‎Beebe added that she would like to look at the northern most piece as office or ‎

possibly some other type of commercial use‎. ‎Dr‎. ‎Beebe would like some direction ‎

on this issue‎.‎

Mr‎. ‎Boswell pointed out that the northern most square could be considered for some ‎

type of commercial use and‎/‎or day care use‎. ‎The southern most corner with office on ‎

both sides may put pressure on the condos currently located in the area to revert back ‎

to office‎.‎

Mr‎. ‎Gaber encouraged the commissioners to talk to the residents that live on ‎

Rochester Road in order to obtain their perspective on what it is like to live on ‎

Rochester Road before a decision is made on allowing residential in this area‎.‎

Mrs‎. ‎Ruggiero, in reference to the northern most square, agreed that whatever is ‎

decided should be economically feasible for someone purchasing and developing the ‎

property‎. ‎Mrs‎. ‎Ruggiero doesn‎’‎t want to make a decision and then find out that it ‎

may be cost prohibitive‎. ‎While the city desires to maximize the area for economics, the ‎

commission should be sure that they are allowing someone reasonable development ‎

of the property‎. ‎

Continuing, Mrs‎. ‎Ruggiero said that this is a very visible part of the city‎. ‎Mrs‎. ‎

Ruggiero would like to see something nice located in the areas that are left‎. ‎The ‎

streetscape should be completed and the residents should be buffered from any noise ‎

and confusion that occurs on Rochester Road‎. ‎The northern piece could be a day ‎

care and any type of owner occupied business would be very desirable‎. ‎They typically ‎

look nice and the owners care more about their property‎. ‎In reference to the southern ‎

portion, Mrs‎. ‎Ruggiero is concerned about cut‎-‎through traffic especially if the area ‎

being developed becomes too intense‎.‎

Mr‎. ‎Kaiser then asked the commissioners if there are any commercial uses that they ‎

would not prefer in the northern most block‎.‎

Mr‎. ‎Rosen does not want to see car washes or automobile laundries and Mr‎. ‎Kaiser ‎

also suggested the elimination of fast food drive through or automotive uses‎.‎

Mr‎. ‎Nowicki said that he is leaning towards a combination of office, multiple or ‎

townhouses‎. ‎Once commercial is introduced in this area, there will be a problem with ‎

curb cuts and everything else‎. ‎The size of the parcel and the parking will then control ‎

a lot of the office, multiple and townhouse‎. ‎Parking will be one of the major items that ‎

will control the development in this area‎.‎

Mr‎. ‎Boone then reviewed the parcels encompassing the area north of Bordines and ‎

east of Rochester Road‎. ‎A description of the current area identifies residential ‎

development with a ‎200 ‎foot setback, Bordines at the corner, border housing and the ‎

cemetery‎. ‎

The first alternative for this section would consist of a residential PUD with a ‎

combination of different densities of housing‎. ‎Where the old farm house is located, an ‎

integrated entry could be developed for the exiting single family with a nice buffer‎. ‎

The cultural significance of the area could be played up and the Rochester Road ‎

frontage could be treated as a greenbelt and‎/‎or a new community facility which would ‎

compliment the entry‎. ‎

Higher density projects would include townhouses around Bordines and further down ‎

Rochester Road with the addition of an adequate buffer‎. ‎Advantage should be taken ‎

at this time to really define a higher density edge and weave single family in where it ‎

might be convenient and the tie‎-‎in of the traffic patterns‎. ‎Mr‎. ‎Boone also discussed ‎

the concept of preserving the working housing area for cultural significance‎. ‎

Historically, the preservation of this area is very important‎.‎

Mr‎. ‎Boone added that town home development is where people share common walls, ‎

typically two‎-‎story and the structures are very narrow and skinny‎. ‎They range from ‎

17 ‎to ‎25 ‎feet wide‎. ‎This would introduce a new density and a new level of housing ‎

types and residential directly on Rochester Road without a greenbelt‎.‎

Mrs‎. ‎Ruggiero then asked about the impact of the northern piece being considered for ‎

senior housing‎. ‎

Mr‎. ‎Boone said that because the units are being located near a buffer, the senior ‎

housing would not be in conflict‎. ‎

Mr‎. ‎Corneliussen pointed out that he likes this particular stretch of Rochester Road ‎

because of the scenery before driving into downtown Rochester‎. ‎Mr‎. ‎Corneliussen ‎

likes the idea of respect for the green space, however, are there two many layers ‎

parallel with Rochester Road and this area may become too confusing‎.‎

Mr‎. ‎Boone added that it is really an issue of scale as you travel down through ‎

Rochester Road‎.‎

Mrs‎. ‎Goodwin indicated that it is interesting that the civic center component has been ‎

picked‎-‎up‎. ‎Back in the early ‎1990‎'s this area was offered for the library site‎. ‎The ‎

project never materialized‎.‎

Mr‎. ‎Boone then discussed the high‎-‎rise option or a multiple use PUD consisting of ‎

senior housing with ample parking and potential for co‎-‎relocation of a small clinic ‎

between the retail and the worker housing and the introduction of office development ‎

with the potential to use the drain that currently moves through the area as an amenity‎.‎

Mr‎. ‎Kaiser then pointed out that this would move the commercial and office uses on ‎

the east side of Rochester Road further north then they currently are making the area ‎

less congruent with the west side of Rochester Road‎.‎

Dr‎. ‎Beebe added that in policy terms, the entire area would be designed as a PUD‎. ‎

This calls for commercial and senior use permitted for the intersection which is subject ‎

to site plan review‎. ‎

Mr‎. ‎Gaber asked about the current master plan use plan for Bordines‎.‎

Mrs‎. ‎Goodwin explained that this area is currently master planned for B‎-‎3 ‎and the ‎

nursery on the site, which is currently a commercial use, is zoned and planned ‎

single‎-‎family residential‎. ‎Bordines has had the benefit of residential zoning for ‎

commercial use‎. ‎

Mr‎. ‎Nowicki, inquiring about the concept of six‎-‎story senior housing, indicated that ‎

this will never be approved‎.‎

Mr‎. ‎Gaber added that the ‎150 ‎foot greenbelt may be sufficient for buffering any ‎

residential on Rochester Road, however, Mr‎. ‎Gaber still suggests that this issue should ‎

be discussed with the residents living along Rochester Road‎.‎

Minutes ‎- ‎Special Planning Commission Study Session‎

Mrs‎. ‎Goodwin noted for the record that the property owner deliberately held the ‎

property out of the Eddington Farms development in hopes that something would ‎

happen in this area‎. ‎The property owner is in no way thinking about having his land ‎

used as a greenbelt‎.‎

Dr‎. ‎Beebe indicated that by increasing the density to a PUD, the owner may be able ‎

to retain some value from his property‎. ‎Bordines is being pulled into the PUD and ‎

mixed‎-‎use is being provided for across the entire property‎. ‎Dr‎. ‎Beebe stated a ‎

preference for looking at mixed‎-‎use which would include commercial‎. ‎Dr‎. ‎Beebe ‎

likes the idea of being able to mix the office and commercial within the site and ‎

provide the opportunity for senior housing at a commercial corner‎. ‎Under the current ‎

master plan the entire parcel is mostly commercial‎.‎

Mr‎. ‎Boone then explained the importance of retaining the working housing area‎. ‎The ‎

working housing is reflective of an important period in American History and in Local ‎

History‎. ‎It does become an important culture resource if you can build momentum ‎

around from an interpreters standpoint and a historical standpoint‎. ‎It is something in ‎

terms of vision and master planning that is worth preserving‎. ‎

Mr‎. ‎Kaiser suggested that a decision should be made on what alternatives should be ‎

considered for the worker housing area‎. ‎The area needs to be addressed one way or ‎

the other‎.‎

Mr‎. ‎Rosen, in reference to the area south of Hamlin, noted that a comment was made ‎

that the area is not viable for single‎-‎family detached housing‎. ‎On the west side of ‎

Rochester Road by the Mercy building, is it being indicated that single‎-‎family ‎

detached is not appropriate for this area and what does this mean for the people ‎

across the street‎.‎

Mrs‎. ‎Goodwin pointed out that the area near Meadowfield Condos is being ‎

considered as a PUD with zero lot line development‎.‎

Mr‎. ‎Rosen suggested that the commission needs to be careful about the extent of ‎

forcing major changes in some of these areas‎. ‎There is a difference in being prepared ‎

for and accommodating the area versus forcing something that might not have ‎

happened or might of turned out differently‎.‎

Dr‎. ‎Beebe said that Bordines did participate in the workshop and that they are ‎

pleased with the current layout of their site‎. ‎If there is any pressure, it would be with ‎

the commercial use that is currently on the site‎.‎

Mr‎. ‎Kaiser added that to make it a mixed‎-‎use with PUD doesn‎’‎t necessarily drive the ‎

proposed layout; and this could leave Bordines as it is forever‎. ‎

Mr‎. ‎Nowicki recalled that Mr‎. ‎Bruce Bordine was at the meeting and that he wanted ‎

to be advised of what direction the plan was going if any further discussions occurred‎.‎

Mr‎. ‎Murray said that Mr‎. ‎Bordines was concerned about how the boulevard was ‎

going to impact his property and how this would accommodate his operation today ‎

and for any growth in the future‎. ‎

Mr‎. ‎Kaiser said that he chooses the second alternative as his choice for the Rochester ‎

Road corridor‎. ‎There are tremendous things that could happen if the second ‎

alternative was selected in a way that would not discourage a property owner from ‎

supporting the plan‎.‎

Mr‎. ‎Gaber concurred with Mr‎. ‎Kaiser‎’‎s choice for the second alternative with the ‎

exception that he would not consider a six‎-‎story high rise for senior housing‎. ‎Mr‎. ‎

Gaber would also like to see the alignment of Meadowfield with Yorktowne‎.‎

Mr‎. ‎Rosen feels that the second alternative will give in to pressure; the residential will ‎

become very dense with whatever is allowed‎. ‎

Mrs‎. ‎Goodwin indicated that with the PUD you do offer a lot of control and you are ‎

offering something; it is an option where you are transferring the density instead of ‎

spreading it out over several single‎-‎family homes‎. ‎It will also facilitate woodland, ‎

wetland and habitat preservation to cluster the units on the upland and leave some ‎

greenbelt which is the stated objective of the PUD‎.‎

Mr‎. ‎Kaiser noted that the most controversial part of the update is that the density right ‎

next to the single‎-‎family will now be different‎. ‎If you proceed with preferring one of ‎

the alternatives, somehow this needs to be addressed to make it acceptable to the ‎

citizens residing on the east side of Rochester Road‎.‎

Mr‎. ‎Gaber said you have this situation anywhere; what about the residents that live in ‎

Juengels Orchards that are contemplating seeing two‎-‎story offices right next to them‎. ‎

No matter where you have single‎-‎family you are going to have to confront this‎.‎

Mr‎. ‎Nowicki, in reference to the PUD, indicated that one of the original PUD‎’‎s was ‎

the ‎

square mile of Hampton where there is commercial, office, recreational and open ‎

space‎. ‎Density was then transferred from one apartment complex to another ‎

depending on how the area was developed‎. ‎Mr‎. ‎Nowicki sees the same thing ‎

happening with either one of the proposed alternatives until a difficult plan is submitted‎. ‎

You have the zoning and the density which will eventually control the PUD‎.‎

Mr‎. ‎Kaiser indicated that the question relates to letting the consultants know that we ‎

would consider residential PUD for the area and not include Bordines or should they ‎

consider a mix‎-‎used PUD which would incorporate the Bordines corner‎.‎

Mr‎. ‎Nowicki added that there is only one problem with the Bordines site; all of it is ‎

not zoned B‎-‎2 ‎just the building out in the front‎. ‎The rest of it is zoned residential‎. ‎This ‎

puts a problem onto the consultant‎. ‎Mr‎. ‎Nowicki would rather see the entire area as ‎

a PUD rather than isolating the little piece of commercial because you can extend the ‎

commercial in the PUD but if you isolate the current commercial corner and leave it ‎

out of the PUD it is going to put limitations on that piece of property‎.‎

Mr‎. ‎Krupa also expressed concern about the higher density‎. ‎Everything that is ‎

proposed is viable but it may stick out in the area because of the already developed ‎

single‎-‎family areas‎. ‎

Mr‎. ‎Nowicki recalled that you are talking about the people on the east side who have ‎

zero lot line homes which are back lotted to Rochester Road as well as the ‎

condominiums‎. ‎If the frontage was towards Rochester Road, he would have a ‎

different viewpoint‎. ‎

Mr‎. ‎Corneliussen likes the first alternative and the second plan seems like a natural ‎

progression to be considered‎. ‎Why put the shackles on existing zoning if the area is ‎

PUD potential; the entire site should probably be considered‎. ‎It is more of a global ‎

approach for a very large property potential‎. ‎

Mr‎. ‎Rosen pointed out that the area east of the drainage area might not make sense in ‎

being a part of the update‎. ‎You could make a case of having access from both sides ‎

and come up with a plan‎. ‎

Minutes ‎- ‎Special Planning Commission Study Session‎

Mrs‎. ‎Goodwin stated that the problem with this is that the width would not support a ‎

60 ‎foot right‎-‎of‎-‎way; economically this would not be feasible‎. ‎

Mr‎. ‎Rosen also indicated that he is not thrilled with the idea of crossing wetlands‎. ‎

Mrs‎. ‎Goodwin also reported that at one time there was a proposal to end the ‎

residential development and leave the back area as a park, however, this would be ‎

another transfer of density‎. ‎This would be left as woodlands but the density would be ‎

transferred to the upper portion‎. ‎In a PUD you could do this but without that then you ‎

are forcing development to be extended in order to pay for the infrastructure to ‎

support it‎.‎

Dr‎. ‎Beebe noted that this area is a single parcel and open space should be picked‎-‎up ‎

in order to balance the area‎. ‎

Mrs‎. ‎Ruggiero mentioned that she would like to see a lot of flexibility on the corner ‎

where Bordines is, whatever that might be‎. ‎There are some terrific options for this ‎

corner even for Mr‎. ‎Bordine to redevelop this corner as a nursery area‎.‎

In reference to the area of the nursery that is zoned residential, Mrs‎. ‎Ruggiero would ‎

like to protect the two areas‎. ‎Commercial should be put next to the working housing ‎

area‎. ‎This area is a real jewel for the city and should be enhanced‎.‎

Mr‎. ‎Kaiser asked for any further concerns on moving forward with the mixed‎-‎use ‎

PUD‎. ‎No further concerns were communicated by the commissioners‎.‎

(‎The commission recessed at ‎9:25‎ p‎.‎m‎. ‎and reconvened at ‎9:35‎ p‎.‎m‎.)‎

B‎.‎ Review Recommendations for Landfills‎

Mr‎. ‎Murray highlighted the draft report on the Landfills and reviewed the map which ‎

detailed the twelve landfills which are located in Rochester Hills and their individual ‎

status‎. ‎The landfills encompass a total of ‎500 ‎acres within the city‎.‎

Mr‎. ‎Murray reported that many of the landfills have already been considered for ‎

redevelopment opportunities‎. ‎One has been turned into a softball park and the landfill ‎

adjacent to School Road may be turned into a ‎9‎-‎hole golf course‎. ‎The landfill north of ‎

Avon may be disposed of for a residential housing development and the property has ‎

been advertised for this purpose‎. ‎The owners of the Highland Park site are agreeable ‎

to the concept of seeing their site redeveloped‎. ‎The Six Star Landfill to the south ‎

could be linked in with the parcels to the north for the development of housing and‎/‎or ‎

recreational use‎. ‎The industrial landfill sites grouped along Hamlin Road could be ‎

remediated and considered for reuse as a business‎/‎industrial park‎. ‎The two preferred ‎

alternatives for reuse of the landfill sites would include a mixed‎-‎use combination of ‎

housing, recreation and open space and‎/‎or a business‎/‎industrial park‎. ‎

Mr‎. ‎Nowicki, referencing the Six Star Landfill site, noted that he did attend the public ‎

hearings that were held by the EPA and this landfill is far from being clean‎. ‎A ‎

representative from the State of Michigan indicated that the state was still checking ‎

into this matter and until the state makes a final decision it will not be added to the ‎

EPA list‎. ‎Years ago, this landfill was planned as a park and because of the material ‎

that was put into the site the site contains water‎. ‎The water is now migrating toward ‎

the Clinton River‎. ‎This situation is currently being monitored‎. ‎Mr‎. ‎Nowicki is not in ‎

favor with the alternative that is being proposed for the Six Star Landfill‎.‎

Mrs‎. ‎Ruggiero expressed concern about the infrastructure which would be needed to ‎

support some of the underground services for the landfills in order to maintain the ‎

proposed alternatives‎.‎

Mr‎. ‎Murray pointed out that most of the areas which are being proposed for ‎

residential housing contain areas which were not used as a landfill‎. ‎Most of fill is ‎

dumped down at the back part of the hill and would contain an open space corridor‎. ‎

Most of the utilities would be obtained from Avon Road‎. ‎In reference to the industrial ‎

park, the utilities would have to be carefully put into this area‎.‎

Mrs‎. ‎Goodwin added that there are now economic incentives for the private sector ‎

and the utility companies‎. ‎Previously, the government did not have a whole lot of ‎

incentives to go beyond regulatory responses‎. ‎Consumer Powers now has a fund that ‎

would promote future projects ‎(‎Brownfield Development‎).‎

Dr‎. ‎Beebe recommended that the final colored version of the landfill report be ‎

designed as a stand‎-‎alone document‎. ‎The policies that are in the Master Land Use ‎

Plan would then be consistent in terms of land use‎.‎

Mr‎. ‎Murray feels that a stand‎-‎alone document could be forwarded to a Brownfield ‎

Redevelopment Authority which the city could create‎. ‎This would then promote ‎

follow‎-‎up on any future landfill activities‎.‎

Mr‎. ‎Kaiser then inquired about any advantages or disadvantages in adopting this ‎

document as a stand‎-‎alone document‎.‎

Mrs‎. ‎Goodwin pointed out that the landfill report being reviewed this evening is really ‎

in line with the scope of the feasibility study on residual parcels‎.‎

The commission then determined that a resolution should be prepared to recommend ‎

acceptance of the landfill document as a stand‎-‎alone item‎. ‎The Planning ‎

Commission‎’‎s role in adopting this document would require a resolution of acceptance ‎

from the Planning Commission and would then be sent to City Council for their ‎

approval‎. ‎Mr‎. ‎Kaiser would like this item on the Planning Commission agenda for ‎

next week‎.‎

Mr‎. ‎Kaiser then allowed comments from the residents that were in attendance at the ‎

meeting this evening‎.‎

Ms‎. ‎Pam Weiss, ‎who resides‎ at ‎1598 ‎Parke, ‎asked for consideration of the wildlife ‎

that live near the Six Star Landfill‎. ‎Ms‎. ‎Weiss also is concerned about what is in the ‎

landfill and that she would like to see this area cleaned up‎. ‎It is a dangerous piece of ‎

property with many deep crevices‎. ‎It was also indicated that the landfill behind ‎

School Road also needs to be cleaned up‎.‎

Mr‎. ‎Mark Trump, ‎who lives at ‎2140 ‎S‎. ‎Rochester Road, likes the idea of squaring ‎

off the commercial corner at Hamlin and Rochester Road‎. ‎He feels that this would ‎

blend in better with the surrounding area‎.‎

Discussed

ANY OTHER BUSINESS

Mr‎. ‎Gaber reported that City Council turned down the proposal for Easthampton ‎

Subdivision No‎. ‎2‎. ‎for the Wetland Use Permit and the Tentative Preliminary Plat‎.‎

Mrs‎. ‎Goodwin updated the commission on Hazelwood Subdivision which will now ‎

return as a condominium development‎.‎

Mrs‎. ‎Goodwin also indicated that Short Ridge Estates will also be returning to the ‎

commission in the near future‎.‎

Mr‎. ‎Gaber indicated that the Court of Appeals reversed the trial court on the first ‎

couple of counts for Meadowbrook Mall‎. ‎The trial court summary judgment report ‎

indicated that there were some vested rights‎. ‎The case will now proceed forward to ‎

trial on these issues‎.‎

Mr‎. ‎Nowicki indicated that the old Avon Township Hall is being remodeled‎. ‎The ‎

building was erected in ‎1860 ‎and they are spending $‎30‎,‎000 ‎to remodel the inside of ‎

the building‎.‎

Mr‎. ‎Nowicki will not be able to attend the next meeting on February ‎2‎, ‎1999‎. ‎He will ‎

be in Lansing for a meeting‎.‎

NEXT MEETING DATE

The next meeting will take place on Tuesday, February ‎2‎, ‎1999‎.‎

ADJOURNMENT

Hearing no further business to come before the Planning Commission, ‎

Chairperson Kaiser adjourned the Special Meeting at ‎10‎:‎25 ‎p‎.‎m‎. ‎Michigan ‎

time‎.‎