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Rochester Hills, MI ‎

48309‎

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Rochester Hills

Minutes

Planning Commission

7:00 PM

1000 Rochester Hills Drive

Tuesday, February 18, 1997

CALL TO ORDER

Chairperson Eric Kaiser called the Regular Meeting to order at ‎7‎:‎30 ‎p‎.‎m‎. ‎in ‎

the Auditorium‎.‎

ROLL CALL

Present PC‎: ‎Chairperson Eric Kaiser‎

William Boswell‎

John Gaber‎

Paul Krupa‎

Eugene Nowicki‎

Christian Ramanauskas‎

Gerald Robbins‎

James Rosen‎

Audrey Ruggiero‎

Absent PC‎: ‎None‎

Quorum present‎

Also present‎: ‎Paul Rizzardi, Planner‎

Susanne Vergeldt, Recording Secretary‎

APPROVAL OF MINUTES

2000-1711

January ‎7‎, ‎1997 ‎Regular Meeting‎

MOTION‎ by Nowicki, seconded by Krupa, that the Minutes dated January ‎

7‎, ‎1997 ‎be accepted as printed‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Approved

COMMUNICATIONS

A‎.‎ Letter dated February ‎7‎, ‎1997‎ regarding File No‎. ‎85-594.2‎. ‎on tonight‎’‎s ‎

agenda‎.‎

B‎.‎ Historic Districts Commission agenda for February ‎13‎, ‎1997‎

C‎.‎ Planning & Zoning News‎, January ‎1997‎

D‎.‎ Ordinance Amendments Nos‎. ‎200-82‎, ‎200-83‎, ‎200-84‎, ‎200-85‎

E‎.‎ Addendum to Staff Report dated February ‎3‎, ‎1997‎ regarding File No‎. ‎85‎

-594.2‎ to be distributed at the appropriate time‎. ‎

UNFINISHED BUSINESS

2000-1710

Public Hearing‎: ‎To consider an amendment to Sections ‎23‎.‎00‎, ‎23‎.‎09 ‎and ‎23‎.‎13 ‎

of Zoning Ordinance No‎. ‎200 ‎to redesignate Zoning Ordinance violations as ‎

municipal civil infractions and repeal conflicting Ordinances‎

THIS ITEM HAS BEEN RESCHEDULED FOR MARCH ‎4‎, ‎

1997‎.‎

Discussed

2000-1437

Request for an Extension of Site Plan Approval ‎- ‎File No‎. ‎93‎-‎353 ‎- ‎King Centre ‎

West Office Building, located on the north side of Barclay Circle, east of ‎

Hampton Circle, Parcel Nos‎. ‎15‎-‎26‎-‎327‎-‎001‎, ‎-‎002‎, ‎-‎003 ‎and ‎15‎-‎526‎-‎302‎-‎002‎, ‎

zoned O‎-‎1‎, Office Business, K Y Development, ‎305 ‎Barclay Circle, Suite ‎1000‎, ‎

Rochester Hills, MI ‎48309‎, Applicant‎

(‎Reference‎: ‎Memo prepared by Paul Rizzardi dated February ‎6‎, ‎1997 ‎has been ‎

placed on file and by reference becomes part of the record hereof‎.)‎

Present was Ms‎. ‎Janet Drobnich, property manager for KY Development‎. ‎They ‎

hope to begin construction this Summer and have the building completed by Fall‎.‎

Mr‎. ‎Rizzardi had nothing to add to the staff report‎.‎

MOTION‎ by Rosen, seconded by Robbins, in the matter of File No‎. ‎93‎-‎353 ‎(‎King ‎

Centre West Office Building‎)‎, that the Planning Commission ‎grant an extension of ‎

Site Plan Approval‎ until February ‎1‎, ‎1998 ‎with the same findings and conditions ‎

from the previous approval‎.‎

FINDINGS‎:‎

1‎.‎ The requirements of all applicable city ordinances can be met‎.‎

2‎.‎ The proposed screening appears to meet the intent of the landscape screening ‎

requirements in the Zoning Ordinance‎.‎

3‎.‎ The adopted Master Land Use Plan of the City of Rochester Hills proposes office ‎

use on this property and the proposed development appears to help achieve ‎

the plan‎’‎s office goals and objectives‎.‎

4‎.‎ The proposed development will be compatible with existing development in the ‎

area‎.‎

CONDITIONS‎:‎

1‎.‎ That a bond, letter of credit or its equivalent, be submitted to the city in an amount ‎

sufficient to cover the cost of required landscaping‎. (‎Required landscaping is ‎

estimated to cost ‎$28,000.00‎).‎

Discussion on the Motion‎:‎

Member Nowicki questioned whether the original landscape bond of $‎28‎,‎000 ‎would ‎

be sufficient to cover increased costs in the intervening years‎. ‎Mr‎. ‎Rizzardi conceded ‎

that the cost of landscaping has probably increased since the site plan was originally ‎

approved in ‎1994‎. ‎However, the bond is only to insure that the landscaping is ‎

installed‎. ‎There are other means available to the City to accomplish the same thing‎. ‎

Staff would not be opposed to the applicant submitting a revised landscape cost ‎

estimate to reflect current costs‎. ‎Ms‎. ‎Drobnich indicated they have not done a revised ‎

landscape cost estimate‎. ‎The maker and seconder of the Motion amended the ‎

Motion to include a revised landscape cost estimate‎. ‎

COMPLETE MOTION AS AMENDED‎:‎

MOTION‎ by Rosen, seconded by Robbins, in the matter of File No‎. ‎93‎-‎353 ‎(‎King ‎

Centre West Office Building‎)‎, that the Planning Commission ‎grant an extension of ‎

Site Plan Approval‎ until February ‎1‎, ‎1998 ‎with the same findings and conditions ‎

from the previous approval‎.‎

FINDINGS‎:‎

1‎.‎ The requirements of all applicable city ordinances can be met‎.‎

2‎.‎ The proposed screening appears to meet the intent of the landscape screening ‎

requirements in the Zoning Ordinance‎.‎

3‎.‎ The adopted Master Land Use Plan of the City of Rochester Hills proposes office ‎

use on this property and the proposed development appears to help achieve ‎

the plan‎’‎s office goals and objectives‎.‎

4‎.‎ The proposed development will be compatible with existing development in the ‎

area‎.‎

CONDITIONS‎:‎

1‎.‎ That a bond, letter of credit or its equivalent, be submitted to the city in an amount ‎

sufficient to cover the cost of required landscaping‎. (‎Required landscaping is ‎

estimated to cost ‎$28,000.00‎).‎

2‎.‎ That an updated landscape cost estimate be provided, and that City staff be ‎

allowed to determine whether or not it is adequate‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Memo prepared by Paul Rizzardi dated February ‎6‎, ‎1997‎)‎

Approved

NEW BUSINESS

2000-1712

Request for Conditional Land Use Recommendation ‎- ‎File No‎. ‎85‎-‎594‎.‎2 ‎- ‎

FANUC Robotics, for building addition and parking lot expansion, located on the ‎

north side of Hamlin, west of Adams, Parcel No‎. ‎15‎-‎30‎-‎101‎-‎003‎, zoned R‎-‎O, ‎

Research Office, W‎. ‎Ken Stamps, Harley Ellington Design, ‎26913 ‎Northwestern ‎

Hwy‎.‎, Suite ‎200‎, Southfield, MI ‎48034‎-‎3476‎, Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated February ‎3‎, ‎1997 ‎has been ‎

placed on file and by reference becomes part of the record hereof‎.)‎

The Chair distributed to commissioners the addendum to the staff report regarding ‎

square footage referenced under ‎"‎Communications‎."‎

Mr‎. ‎Rizzardi presented the staff report‎. ‎He mentioned that the subject site is the only ‎

property in the City that is currently zoned R‎-‎O, Research Office‎. ‎The applicant is ‎

proposing ‎105‎,‎000 ‎square foot addition to the existing ‎268‎,‎000 ‎square foot building ‎

for a Customer Technology Center‎. ‎He referenced the addendum which showed the ‎

square footage of assembly versus nonassembly area‎. ‎The Research Office zoning ‎

district provisions in the ordinance has a maximum percentage of square footage that ‎

can be used for assembly purposes ‎-- ‎40 ‎percent‎. ‎The proposed addition would ‎

actually reduce the percentage of floor area devoted to assembly purposes ‎-- ‎to ‎25 ‎

percent‎. ‎

Present for the applicant were the following FANUC Robotics personnel‎: ‎Bruce ‎

Potts, Sr‎. ‎Vice President for Human Resources and Facilities; Bob Fincher, Vice ‎

President Manufacturing; The following Harley Ellington Design personnel were ‎

present‎: ‎Ken Stamps, a principal; and Sam Bayne‎. ‎Gordon Andringa of LCF ‎

Associates was also present as he will be involved with the construction of the ‎

proposed facility‎.‎

Mr‎. ‎Potts displayed a colored rendering, gave a brief history of the company, and ‎

described the proposed addition ‎- ‎a three story building comprised of a Customer ‎

Technology Center and office and support areas‎. ‎Within the Customer Technology ‎

Center will be a ‎150‎-‎seat auditorium and a conference area comprising ‎42‎,‎500 ‎square ‎

feet of the total ‎105‎,‎000 ‎square feet proposed‎. ‎The office and support areas will ‎

accommodate ‎350 ‎people for future growth and parking for ‎450 ‎cars, comprising ‎

62‎,‎500 ‎square feet of the total‎. ‎He predicted that in ‎1997 ‎the current facility will be ‎

close to ‎100 ‎percent utilized‎. ‎The proposed expansion is very necessary for their ‎

future growth and continued leadership in the automation field‎. ‎Three objectives will ‎

be accomplished with the expansion‎: ‎enhanced quality of work life for employees by ‎

preserving the environment for the resident herd of deer and other wildlife on the site; ‎

maintaining a consistent exterior architecture; retaining a secluded view from Adams ‎

Road ‎(‎Hamlin Road‎). ‎Some of the proposed changes were part of a previous ‎

expansion plan and were never enacted‎. ‎In order to expand the parking area, the ‎

existing service drive would need to be relocated‎. ‎The proposed service drive, at ‎100 ‎

feet from the property line, would remain at a lower elevation than Adams Road ‎

(‎Hamlin Road‎) ‎as it currently is so that vehicles using the service drive would not be ‎

visible from the main road‎. ‎Heavy landscaping would provide additional obscuring for ‎

adjacent residential properties‎.‎

Member Nowicki confirmed with Mr‎. ‎Potts that the parking lot expansion will be ‎

primarily for employee vehicles, but additional parking will be provided for customers ‎

in another part of the parking lot‎.‎

Mr‎. ‎Stamps explained that the landscaping was planned to provide additional ‎

screening from the adjacent residential properties of Rookery Woods‎. ‎The proposed ‎

landscaping exceeds the ‎‘‎Type A‎’ ‎buffer requirements of the ordinance‎. ‎

The Chair ‎opened the public hearing‎.‎

Bob and Joanne Harlos, currently building on ‎3745 ‎Sleepy Fox Drive‎, ‎

spoke in favor of the proposed expansion‎. ‎The company is a good corporate ‎

neighbor, and the development does not appear to infringe on the residential ‎

lifestyle‎.‎

Letter dated February ‎7‎, ‎1997 ‎from ‎Mark J‎. ‎Erickson, Esquire, Frankel ‎

Associates, Somerset Place, ‎2301 ‎W‎. ‎Big Beaver Road, Suite ‎900‎, ‎

Troy, Michigan ‎48084‎,‎ attorney for Rookery Swan Development ‎

Company, indicating his client has no objection to the subject request‎.‎

There being no more persons wishing to speak, the Chair ‎closed the public hearing‎.‎

Member Nowicki asked why the new parking area is not closer to the proposed ‎

addition‎. ‎Mr‎. ‎Potts replied that the detention pond and floodplains prevent ‎

construction in the area of the proposed addition‎. ‎Also, most of the employees work ‎

in the area of the proposed parking lot expansion‎. ‎The Chair pointed out that the ‎

renovation of Winchester Mall has included a cement cap over the detention pond to ‎

provide parking room on top‎. ‎Mr‎. ‎Stamps added that they would not be allowed to ‎

raise the elevation of the floodplain area in order to place additional parking on the ‎

west side of the site‎. ‎The floodplain is significantly lower in elevation than the existing ‎

parking lot‎. ‎Mr‎. ‎Stamps urged the commissioners to consider that one of the ‎

concepts in the development of the original building was to optimize the natural ‎

features of the site by not placing parking between the building and the Clinton River‎. ‎

Mr‎. ‎Potts added that FANUC is participating in discussions with the Oakland Land ‎

Conservancy to guarantee that the floodplain and the land bordering the river would ‎

remain in its natural state‎.‎

Member Ramanauskas complimented the applicants on the architecture of the new ‎

building‎. ‎

Member Krupa concurred but questioned the approximate ‎10 ‎foot drop in grade ‎

between the adjacent residential properties and the proposed service drive and ‎

whether that might pose a hazard for wandering young children‎. ‎Of the several ‎

options they considered, Mr‎. ‎Stamps explained that they chose the proposed one to ‎

provide maximum green space from the residential properties‎.‎

Mr‎. ‎Stamps explained that they have not yet received approval from the City of ‎

Auburn Hills for that portion of the proposed addition which would lie within that city‎. ‎

Mr‎. ‎Rizzardi stated that an inter‎-‎local agreement between the City of Auburn Hills and ‎

the City of Rochester Hills in the mid‎-‎1980‎s, and still in effect today, stipulates that ‎

parking requirements for both cities are to be considered in light of the entire ‎

development; parking ratios are the same for both cities‎. ‎

Mr‎. ‎Rizzardi stated that Linda Lemke will do a landscape and tree review at the site ‎

plan approval stage‎. ‎Mr‎. ‎Stamps described how they tried to save as many trees as ‎

possible on the site‎.‎

Delivery times for semi trucks visiting the site range from ‎8‎:‎00 ‎a‎.‎m‎. ‎to ‎4‎:‎00 ‎p‎.‎m‎.‎, ‎

peaking around ‎10‎:‎00 ‎a‎.‎m‎.‎, at the rate of approximately one truck per hour‎. ‎

Member Gaber asked if the proposed ‎450 ‎parking spaces meet ordinance ‎

requirements, and Mr‎. ‎Rizzardi responded that the proposed parking exceeds ‎

ordinance requirements‎. ‎Member Gaber wondered why ‎450 ‎spaces would be ‎

required for ‎350 ‎additional employees, to which Mr‎. ‎Potts responded that they ‎

presently are out of parking spaces and customers sometimes park in unauthorized ‎

places‎. ‎The additional spaces will also accommodate additional customers and ‎

attendees to auditorium events‎. ‎

Member Gaber considered alternatives to the proposed service drive location‎. ‎Mr‎. ‎

Stamps explained the alternatives they considered were rejected because of the ‎

topography of the site‎.‎

The Chair explained that all four requests require recommendations to City Council ‎

instead of just the conditional land use request as outlined in Article ‎17‎. ‎R‎-‎O ‎

Research‎-‎Office District of Zoning Ordinance ‎200‎. ‎City Council gave the final ‎

approvals on four similar requests in ‎1985 ‎when the original building was proposed‎. ‎

The Planning Commission will confer site plan approval at the appropriate time‎.‎

Item ‎4 ‎(‎Conditional Land Use Approval for Building Addition and Parking Lot ‎

Expansion‎)‎:‎

MOTION‎ by Robbins, seconded by Boswell, in the matter of File No‎. ‎85‎-‎594‎.‎2 ‎

(‎FANUC Robotics‎)‎, that the Planning Commission ‎recommend approval of a ‎

Conditional Land Use ‎for the ‎105‎,‎000 ‎square foot building addition and the parking ‎

lot expansion, consistent with the findings in the staff report dated February ‎3‎, ‎1997 ‎

and pursuant to the plans dated received February ‎13‎, ‎1997 ‎by the City of Rochester ‎

Hills Planning Department, plus one condition‎.‎

FINDINGS‎:‎

1‎.‎ The existing use and proposed expansion of the existing facility meets the intent ‎

and purpose of this ordinance‎. ‎The use of the expansion is proposed for ‎

support activities to a robotics research and development facility‎. ‎This use is ‎

permitted in the zoning and is consistent with the Master Land Use Plan‎.‎

2‎.‎ The proposed facility expansion is expected to be compatible with the existing and ‎

planned character of the area‎. ‎The expansion will be designed to be similar in ‎

appearance to the existing portion of the site‎. ‎The building mass is being ‎

increased on the side away from existing residential development with most of ‎

the building expansion occurring within Auburn Hills in the Oakland ‎

Technology Park‎. ‎Although some wooded area will be impacted by the ‎

parking lot expansion, the concept plans shows that the parking lot is being ‎

expanded in a manner so that the least amount of natural features will be lost‎.‎

3‎.‎ The site can be adequately served by public facilities‎. ‎The City currently provides ‎

police and fire protection and current levels of service are expected to be able ‎

to accommodate this new development‎. ‎Also, adequate public facilities exist ‎

to service this site‎.‎

4‎.‎ The expansion is expected to be compatible with the future residences located ‎

adjacent to the existing facility‎. ‎The parking lot is proposed to be located ‎

along the eastern property line where Rookery Woods Subdivision is being ‎

constructed‎. ‎The parking will, however, be located not closer than ‎100‎ feet ‎

to the subdivision‎. ‎Also, it is expected that additional screening will be ‎

provided along the subdivision property line‎.‎

5‎.‎ The proposed use will not require additional requirements at public cost‎. ‎Any ‎

improvements to infrastructure to service this site will be borne by the owner ‎

of the project‎. ‎Furthermore, this development will increase the tax base of the ‎

community and help pay for general public services and facilities used by ‎

residents of the community‎.‎

CONDITION‎:‎

1‎.‎ That Linda Lemke provide an opinion after review that the natural features have ‎

been preserved to the greatest extent possible‎.‎

Discussion on the Motion‎:‎

Member Robbins asked if a parking deck had been considered for the portion of ‎

parking located in Auburn Hills‎.‎

Mr‎. ‎Potts stated that, if their request is denied, they would have no good business ‎

options to expansion that would allow the company to keep their leadership position in ‎

the industry‎. ‎They would expect not to outgrow the current facilities and the proposed ‎

addition for many years to come‎. ‎If that were to happen, they would then take a look ‎

at the situation and make decisions appropriate for those circumstances‎.‎

The Chair reviewed Section ‎17‎.‎01‎.‎b‎. ‎of Ordinance ‎200 ‎to assure that the natural ‎

features on the site will be preserved to the greatest extent possible‎.‎

Several commissioners suggested eliminating one row of parking spaces and putting ‎

them on the west side of the site‎. ‎At first Mr‎. ‎Stamps did not think that would be ‎

possible to do because of the floodplains; but he stated that they would take another ‎

look at it‎. ‎This would allow for a larger buffer area between the subject site and the ‎

adjacent Rookery Woods by placing the service drive farther away from the ‎

residential area‎. ‎Mr‎. ‎Rizzardi pointed out that a wetland determination for the site ‎

indicates that regulated wetlands are present‎. ‎

Member Rosen expressed concern with the amount of noise generated by large ‎

delivery trucks in negotiating the change in grade while traveling to and from the ‎

loading dock‎. ‎He suggested burying or recessing part of the truck access to minimize ‎

noise, even to the extent of building a trench‎. ‎Mr‎. ‎Stamps indicated they are still in the ‎

process of engineering the access drive‎.‎

The Chair suggested two possible conditions‎: ‎a conservation easement or other ‎

mechanism to guarantee preservation of Clinton River banks on the subject site; obtain ‎

assurance from Linda Lemke that the natural features are being preserved to the ‎

greatest extent possible‎. ‎Mr‎. ‎Potts was agreeable to those conditions and was willing ‎

to meet with Linda Lemke prior to site plan consideration‎.‎

Roll call vote‎:‎

Ayes‎:‎ Boswell, Gaber, Kaiser, Krupa, Nowicki, Ramanauskas, Robbins, Rosen, ‎

Ruggiero‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Recommended for Approval to the City Council Regular Meeting

2000-1713

Request for Buffer Modification ‎- ‎File No‎. ‎85‎-‎594‎.‎2 ‎- ‎FANUC Robotics Building ‎

Addition‎

Mr‎. ‎Rizzardi commented that staff is recommending the waiver of required screening ‎

per Section ‎17‎.‎01‎.‎d‎. ‎of Ordinance ‎200‎. ‎Since the referenced ordinance has been ‎

adopted for the Research‎-‎Office zoning district, a new buffer and screening ‎

requirement has been added‎. ‎The newer zoning ordinance Section ‎21‎.‎12 ‎buffer and ‎

screening requirements are more stringent than the standards specified in Article ‎17‎. ‎

The applicant will still be required to meet the screening requirements of Section ‎

21‎.‎12‎, which will be finalized during the site plan approval process‎. ‎

MOTION‎ by Rosen, seconded by Robbins, in the matter of File No‎. ‎85‎-‎594‎.‎2 ‎

(‎FANUC Robotics‎)‎, that the Planning Commission ‎recommend approval ‎of a ‎

waiver of the required screening under Section ‎17‎.‎01‎.‎d‎. ‎of Ordinance ‎200 ‎with the ‎

findings and conditions in the staff report dated February ‎3‎, ‎1997‎.‎

FINDINGS‎:‎

1‎.‎ The screening requirements of Section ‎21.12‎ of the zoning ordinance provide ‎

more screening than those of Section ‎17.01‎.‎d‎.‎

2‎.‎ The screening requirements of Section ‎21.12‎ will meet the intent of Section ‎

17.01‎.‎d‎.‎

3‎.‎ The Planning Commission has the ability to waive or modify the screening ‎

requirements as part of the Site Plan review process‎. ‎That will ensure that ‎

where the retention of natural features provides a better screen than the ‎

ordinance requirements, these natural features may be preserved‎.‎

CONDITIONS‎:‎

1‎.‎ The applicant must meet the provisions of Section ‎21.12‎ or be granted the ‎

necessary buffering and screening modifications by the Planning Commission ‎

when the site plan is reviewed‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Recommended for Approval to the City Council Regular Meeting

2000-1714

Request for Approval of Building Length in e xcess of ‎200 ‎feet ‎- ‎File No‎. ‎

85‎-‎594‎.‎2 ‎- ‎FANUC Robotics Building Addition‎

MOTION‎ by Krupa, seconded by Nowicki, in the matter of File No‎. ‎85‎-‎594‎.‎2 ‎

(‎FANUC Robotics‎)‎, that the Planning Commission ‎recommend approval ‎of the ‎

building length in excess of ‎200 ‎feet citing the findings and condition in the staff report ‎

dated February ‎3‎, ‎1997‎.‎

FINDINGS‎:‎

1‎.‎ The building is characteristic of other buildings in the Oakland Technology Park ‎

which exceed ‎200‎ feet in length‎.‎

2‎.‎ The building is in low profile and is designed to set into the site so as to not be put ‎

out of proportion in mass as compared to the surrounding area‎.‎

3‎.‎ The facade is broken and varied along all sides to avoid monotony and to provide ‎

a pleasant appearance‎.‎

4‎.‎ Buildings in excess of ‎200‎ feet have been approved in the past in the City‎.‎

5‎.‎ The current building has been approved for a length of ‎828‎ feet‎.‎

6‎.‎ Building length will not hamper fire protection or any other public service‎.‎

CONDITION‎:‎

1‎.‎ That the site plan shall reflect in concept the plan submitted and reviewed for the ‎

Conditional Use Approval‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Recommended for Approval to the City Council Regular Meeting

2000-1715

Request for Approval of Exterior Construction and Materials ‎- ‎File No‎. ‎85‎-‎594‎.‎2 ‎- ‎

FANUC Robotics Building Addition‎

MOTION‎ by Boswell, seconded by Ruggiero, in the matter of File No‎. ‎85‎-‎594‎.‎2 ‎

(‎FANUC Robotics‎)‎, that the Planning Commission ‎recommend approval ‎of the ‎

exterior construction and materials citing the findings and condition in the staff report ‎

dated February ‎3‎, ‎1997‎.‎

FINDINGS‎:‎

1‎.‎ Although the building exceeds ‎200‎ feet in length, the break‎-‎up of the fascia tends ‎

to avoid a monotonous appearance‎.‎

2‎.‎ The building addition is proposed to be constructed of similar materials and design ‎

as the existing building‎.‎

3‎.‎ All heating, ventilation, air conditioning, and mechanical equipment for the addition ‎

are proposed to be enclosed within a mechanical room‎. ‎No roof top or ‎

ground mounted mechanical equipment is proposed‎.‎

4‎.‎ The architectural treatment of the face of the building addition provides ‎

resemblance to an office building‎.‎

5‎.‎ Although the building will be in excess of ‎380,000‎ square feet, the exterior ‎

treatment allows the building to blend into the landscaped background and ‎

into the site, without appearing obtrusive or dominating the site‎.‎

CONDITION‎:‎

1‎.‎ That the site plan shall reflect in concept the plan submitted and reviewed for the ‎

Conditional Use Approval, and the building elevations shall reflect the ‎

conceptual drawings submitted for the Conditional Use Approval‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Site Concept Plan dated received by the City of Rochester Hills Planning ‎

Department on February ‎13‎, ‎1997‎; Staff Report prepared by Paul Rizzardi dated ‎

February ‎3‎, ‎1997‎.)‎

______________________________‎

[‎Recess ‎9:25‎ p‎.‎m‎. - ‎9:35‎ p‎.‎m‎.]‎

Recommended for Approval to the City Council Regular Meeting

2000-1716

Request for a Tree Removal Permit ‎- ‎File No‎. ‎96‎-‎047 ‎- ‎AT&T Wireless Tower, a ‎

wireless telephone monopole tower in the rear portion of the Clymer ‎

Manufacturing Parcel, located south of Hamlin, east of Crooks, Parcel No‎. ‎

15‎-‎28‎-‎126‎-‎009‎, zoned I‎-‎1‎, Light Industrial, AT&T Wireless Services, ‎26877 ‎

Northwestern Hwy‎.‎, Suite ‎350‎, Southfield, MI ‎48034‎, Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated February ‎10‎, ‎1997 ‎has ‎

been placed on file and by reference becomes part of the record hereof‎.)‎

Present were David Donnellon, architect and planner with the Architectural ‎

Consortium; Jill Bahm, zoning manager with SBA, Inc‎. ‎Ms‎. ‎Bahm helps AT&T ‎

coordinate with communities to determine where monopoles are permitted‎.‎

Mr‎. ‎Rizzardi added nothing to the staff report regarding the details of the subject ‎

project‎. ‎He pointed out the list in the staff report which indicates other current sites of ‎

cellular towers in the city‎. ‎The staff report also includes informational comments not ‎

specifically related to the subject site which will be useful in future reviews of cellular ‎

towers by the Planning Commission‎. ‎The Planning Department is experiencing an ‎

influx of applications for monopoles‎. ‎Applications have been received for three ‎

additional sites‎: ‎Sprint is requesting co‎-‎location on the Edison Tower in the Bloomer ‎

Park area; Air Touch wants to rezone property to Industrial off Hamlin Road which is ‎

master planned for Industrial; AT&T is looking at an antenna on Crittenton Hospital‎. ‎

Monopoles are very site specific and have a very limited target range for their ‎

locations‎. ‎Through the increase in use and the number of competitors in the market, ‎

more such facilities need to be constructed‎. ‎The Planning Department attempts to ‎

maximize co‎-‎location opportunities with all the wireless providers‎. ‎The maximum ‎

number of antennas on one pole is generally two; usually anything more requires a ‎

change in the pole structure to a lattice‎-‎type structure‎. ‎The City of Rochester Hills ‎

ordinance specifically requires monopole structures‎. ‎Most of the towers currently ‎

being constructed in the city can accommodate two users‎. ‎The problem is that it is not ‎

always possible to add a second carrier to an existing tower because of range ‎

difficulties‎. ‎To make matters worse, Ameritech and AirTouch, the established ‎

companies, are very reluctant to let their competitors co‎-‎locate on their towers; ‎

however they are willing to trade one‎-‎for‎-‎one‎. ‎But since they are already ‎90 ‎percent ‎

built and AT&T is only ‎10 ‎percent built, they still would have the advantage‎. ‎In ‎

talking with AT&T , Sprint and Nextel, the three newest franchises authorized by the ‎

federal government, they all have agreed to allow each other to co‎-‎locate on their ‎

towers‎. ‎The deadline issued by the federal government for all franchises to get their ‎

networks in place is August ‎31‎, ‎1997‎; but that deadline has since been relaxed‎. ‎

That‎’‎s why we are seeing so many applications now‎.‎

Mr‎. ‎Donnellon encouraged the Planning Commission to require co‎-‎location, even if it ‎

requires some modification of the zoning ordinance‎. ‎He indicated that AT&T is ready ‎

to adhere to all the recommendations stated in the staff report‎. ‎

The traffic safety hazard presented by the configuration of the proposed gravel road to ‎

access the lease area of the site was discussed‎. ‎Staff is recommending that the road ‎

be straightened out along a small segment to eliminate the severe reverse curves ‎

between the trees‎. ‎The landscape consultant is recommending winding the road ‎

through the trees to impact the trees as little as necessary‎.‎

‎

Mr‎. ‎Donnellon indicated that he had not contacted the adjacent property owner ‎

regarding the possibility of cross‎-‎access‎. ‎He was not opposed to the idea but did not ‎

believe it was very practical‎. ‎

Mr‎. ‎Donnellon discussed highlights of the booklet titled ‎"‎AT&T Wireless Services, ‎

Application for Site Plan Approval, ‎1645 ‎Hamlin Rd‎." ‎which had been distributed to ‎

commissioners in their packets‎. ‎In discussing the required height of monopoles, he ‎

stated that in urban areas the poles do need to be ‎100 ‎feet in height; in rural areas ‎

they need to be taller yet but fewer in number‎. ‎In some cases the antennas can be ‎

attached to tall buildings as the proposed one on Crittenton Hospital‎. ‎The antennas ‎

measure ‎8 ‎inches wide, ‎2 ‎inches thick, and ‎2 ‎feet tall, and can be painted a color to ‎

match the building to be virtually invisible‎. ‎They are pursuing locations in neighboring ‎

communities with the same degree of concentration‎.‎

Ms‎. ‎Bahm described examples of co‎-‎location by AT&T‎. ‎They have an agreement ‎

with Nextel for co‎-‎location on the Winchester Mall site; a similar agreement with ‎

Sprint is pending‎. ‎The area they have leased at Winchester Mall is large enough for ‎

three equipment shelters and the pole will be tall enough‎. ‎AT&T also has a proposed ‎

site at Oakland University which would be used by the university for their ‎

communications as well‎. ‎Ms‎. ‎Bahm pointed out that AT&T has actually planned for ‎

co‎-‎location, as indicated on the submitted site plan for the subject site which shows ‎

spaces for additional equipment shelters‎. ‎

Ms‎. ‎Bahm displayed a graphic illustrating AT&T and other carriers‎’ ‎search rings and ‎

described the process of establishing them‎. ‎Nextel and AT&T use a similar size ‎

equipment shelter ‎-- ‎10 ‎feet by ‎20 ‎feet; Sprint uses cabinets that are smaller and ‎

frequently can be stacked‎. ‎Therefore, Sprint needs less room for all their locations‎. ‎

She also displayed a graphic showing the coverage areas expected‎. ‎

Member Rosen suggested a workshop to discuss all the issues related to wireless ‎

communication facilities, particularly co‎-‎location, and invite representatives of all the ‎

wireless carriers‎. ‎The City of Rochester Hills has experienced difficulties in the past ‎

regulating communication towers and has attempted to strengthen the ordinance in an ‎

attempt to eliminate future difficulties‎. ‎Since that has had limited success, a workshop ‎

may be the answer to providing direction to the industry to encourage cooperation‎. ‎

The applicants supported wholeheartedly the idea of a workshop, but cautioned ‎

against possible antitrust or competitive barriers‎. ‎Ms‎. ‎Bahm also pointed out the ‎

possibility of any carrier under‎- ‎or overestimating their tower needs and requiring ‎

appropriate adjustments at a later date‎.‎

Member Boswell asked what would happen to the structures in the future when ‎

wireless monopoles become obsolete‎. ‎Mr‎. ‎Donnellon suggested making it a condition ‎

that the pole be removed when it becomes obsolete‎. ‎However, the likelihood of ‎

obsolescence would be very slim‎.‎

The Chair pointed out that the trees numbered ‎252‎, ‎267‎, and ‎284‎, recommended for ‎

removal in the Staff Report, would no longer require removal in light of the conditions ‎

placed on the site plan approval‎. ‎The Chair also recommended a landscape bond be ‎

added as a condition‎.‎

MOTION‎ by Boswell, seconded by Ruggiero, in the matter of File No‎. ‎96‎-‎047 ‎

(‎AT&T Wireless Services Monopole at Clymer Manufacturing‎)‎, that the Planning ‎

Commission ‎approve the tree removal permit‎ based on the site plan dated ‎

received January ‎6‎, ‎1997 ‎by the City of Rochester Hills Planning Department, ‎

including the findings as appropriate from the Staff Report dated February ‎10‎, ‎1997‎, ‎

and conditions ‎3 ‎and ‎4 ‎from the Staff Report dated February ‎10‎, ‎1997 ‎plus two ‎

additional conditions regarding a landscape bond and the cross‎-‎access agreement‎.‎

FINDINGS‎:‎

1‎.‎ The applicant is attempting to preserve as many trees as possible‎. ‎The applicant is ‎

locating most of the site improvements into a clearing where no trees will be ‎

affected‎. ‎Also, the applicant is proposing to jog the access road around ‎

stands of trees‎.‎

2‎.‎ The proposed trees are not of historic character or unique size‎. ‎Nearly all of the ‎

trees are red pines which have been planted as part of a plantation‎.‎

3‎.‎ The applicant has indicated to replace these trees on site‎.‎

CONDITIONS‎:‎

1‎.‎ The applicant change the species of the replacement tree from Norway Maple‎.‎

2‎.‎ The applicant indicate on the plans the additional tree protection fencing ‎

referenced by Linda Lemke and Gerald Lee‎.‎

3‎.‎ The applicant shall provide a landscape plan guarantee in the form of a bond, ‎

letter of credit or surety in the amount of ‎$5,475.00‎.‎

4‎.‎ The Tree Removal Permit shall be void if a cross‎-‎access agreement is obtained‎. ‎

Roll call vote‎:‎

Ayes‎:‎ Boswell, Gaber, Kaiser, Krupa, Nowicki, Ramanauskas, Rosen, Ruggiero‎

Nays‎:‎ Robbins ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Site Plans and Landscape Plan prepared by Fluor Daniel received by the ‎

City of Rochester Hills Planning Department ‎1‎/‎6‎/‎97‎; Staff Report prepared by Paul ‎

Rizzardi dated ‎2‎/‎10‎/‎97‎.)‎

Approved

2000-1717

Request for Site Plan Approval ‎- ‎File No‎. ‎96‎-‎047 ‎- ‎AT&T Wireless Tower‎

MOTION‎ by Krupa, seconded by Nowicki, in the matter of File No‎. ‎96‎-‎047 ‎

(‎AT&T Wireless Services Monopole at Clymer Manufacturing‎)‎, that the Planning ‎

Commission ‎grant site plan approval‎ based on the site plan dated received January ‎

6‎, ‎1997 ‎by the City of Rochester Hills Planning Department, incorporating the five ‎

findings and two conditions contained in the Staff Report dated February ‎10‎, ‎1997‎, ‎

plus three additional conditions‎.‎

FINDINGS‎:‎

1‎.‎ The site plan indicates that all ordinances can be met‎.‎

2‎.‎ Proposed equipment shelter and lease area will not be visible from Hamlin Road ‎

or other residential properties‎.‎

3‎.‎ The applicant is attempting to preserve as many trees as feasible‎.‎

4‎.‎ The site improvements will produce virtually no additional traffic‎.‎

5‎.‎ The development is not expected to have any harmful effects on the natural ‎

features of the site as documented in the applicant's Environmental Impact ‎

Statement‎.‎

CONDITIONS‎:‎

1‎.‎ The applicant reduces the tight reverse curves just south of the existing access ‎

drive‎.‎

2‎.‎ The applicant indicate the legal description of the ingress‎/‎egress easement on the ‎

site plan‎.‎

3‎.‎ The site plan indicate that this site is to prepare for and allow for co‎-‎location in the ‎

future‎.‎

4‎.‎ That the applicant make best efforts to obtain a cross‎-‎access agreement prior to ‎

construction and operation to eliminate the need for the road altogether, and ‎

that documentation be provided to the Planning staff‎.‎

‎

5‎.‎ The site plan shall become void upon the monopole no longer being used for its ‎

intended purpose‎.‎

6‎.‎ The road be noted on the site plan as a gravel road and in the configuration as ‎

originally conceived‎.‎

Discussion on the motion‎:‎

Member Rosen suggested a modification to the site plan to revert to the original gravel ‎

road as depicted on the original plans‎. ‎Based on the anticipated once‎-‎per‎-‎month ‎

visits to the tower, he felt it would not be necessary to remove any trees and straighten ‎

the road‎. ‎

COMPLETE MOTION AS AMENDED‎:‎

MOTION‎ by Krupa, seconded by Nowicki, in the matter of File No‎. ‎96‎-‎047 ‎

(‎AT&T Wireless Services Monopole at Clymer Manufacturing‎)‎, that the Planning ‎

Commission ‎grant site plan approval‎ based on the site plan dated received January ‎

6‎, ‎1997 ‎by the City of Rochester Hills Planning Department, incorporating the five ‎

findings contained in the Staff Report dated February ‎10‎, ‎1997‎; and Condition No‎. ‎2 ‎

in the Staff Report dated February ‎10‎, ‎1997‎, plus four additional conditions‎.‎

FINDINGS‎:‎

1‎.‎ The site plan indicates that all ordinances can be met‎.‎

2‎.‎ Proposed equipment shelter and lease area will not be visible from Hamlin Road ‎

or other residential properties‎.‎

3‎.‎ The applicant is attempting to preserve as many trees as feasible‎.‎

4‎.‎ The site improvements will produce virtually no additional traffic‎.‎

5‎.‎ The development is not expected to have any harmful effects on the natural ‎

features of the site as documented in the applicant's Environmental Impact ‎

Statement‎.‎

CONDITIONS‎:‎

1‎.‎ The applicant indicate the legal description of the ingress‎/‎egress easement on the ‎

site plan‎.‎

2‎.‎ The site plan indicate that this site is to prepare for and allow for co‎-‎location in the ‎

future‎.‎

3‎.‎ That the applicant make best efforts to obtain a cross‎-‎access agreement prior to ‎

construction and operation to eliminate the need for the road altogether, and ‎

that documentation be provided to the Planning staff‎.‎

‎

4‎.‎ The site plan shall become void upon the monopole no longer being used for its ‎

intended purpose‎.‎

5‎.‎ The road, if required because cross‎-‎access with the adjacent site to the east was ‎

denied, be noted on the site plan as a gravel road and in the configuration as ‎

originally conceived‎.‎

Ayes‎:‎ All‎

Nays‎:‎ Robbins ‎MOTION CARRIED‎

Approved

ANY OTHER BUSINESS

MOTION‎ by Rosen, seconded by Robbins, that City Staff invite all wireless ‎

communication providers to participate in a study session with the Planning ‎

Commission and City Attorney to discuss the ‎"‎master plan‎" ‎for monopoles ‎

within the City of Rochester Hills for the next five to ten years, with emphasis ‎

on encouraging co‎-‎location by all wireless communication providers and the ‎

need for ordinance amendments; and that a report be made to City Council ‎

regarding the findings of such study session‎.‎

Discussion on the motion‎:‎

Mr‎. ‎Rizzardi recommended scheduling the study session at the earliest ‎

possible date in light of the August ‎31‎, ‎1997 ‎deadline imposed by the federal ‎

government on wireless communication providers‎. ‎The tentative date selected ‎

was March ‎25‎, ‎1997‎. ‎The commissioners, city attorney and providers will be ‎

notified accordingly‎. ‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

NEXT MEETING DATE

Chairperson Kaiser reminded Commissioners that the next Regular Meeting is ‎

scheduled for March ‎4‎, ‎1997‎.‎

ADJOURNMENT

Hearing no further business to come before the Planning Commission, Chairperson ‎

Kaiser adjourned the regular meeting at ‎10‎:‎27 ‎p‎.‎m‎. ‎Michigan time‎.‎