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1000 ‎Rochester Hills Dr‎. ‎

Rochester Hills, MI ‎

48309‎

(‎248‎) ‎656‎-‎4600‎

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Rochester Hills

Minutes

Planning Commission

7:00 PM

1000 Rochester Hills Drive

Tuesday, February 6, 1996

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

Gene Ferrera ‎(‎enter ‎8‎:‎25 ‎p‎.‎m‎.)‎

Eugene Nowicki‎

James Rosen‎

Audrey Ruggiero‎

Patricia Somerville‎

Absent PC‎: ‎Paul Funk‎

Quorum present‎

Also present; Patricia Goodwin, Planning Director‎

Angelene Jones, Recording Secretary‎

APPROVAL OF MINUTES

2000-1596

January ‎16‎, ‎1996 ‎Regular Meeting‎

MOTION‎ by Boswell, support by Nowicki, to ‎approve the minutes of ‎

January ‎16‎, ‎1996‎ ‎as submitted‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Funk ‎MOTION CARRIED‎

Approved

COMMUNICATIONS

1‎)‎Response from City of Rochester regarding the rezoning request for ‎

Parcels ‎15‎-‎10‎-‎226‎-‎019 ‎and ‎020‎

2‎)‎Letter from Janice Hopkins inviting commissioners to inspect the subject ‎

parcel pertaining to the Singh Development rezoning request‎

3‎)‎Planning Commission By‎-‎Laws and Rules of Procedure‎

4‎)‎Land Use Tools and Techniques and ‎2020 ‎Regional Development ‎

Summary prepared by SEMCOG‎

5‎)‎December, ‎1995 ‎issue of Planning & Zoning News‎

NEW BUSINESS

2000-1597

Request for an Extension of the Tentative Approval of the Preliminary Plat ‎- ‎File ‎

No‎. ‎93‎-‎374 ‎- ‎Michelson Meadows Subdivision, located at the southwest corner ‎

of John R and Michelson, Parcel No‎. ‎15‎-‎35‎-‎476‎-‎009‎, zoned R‎-‎3‎, One Family ‎

Residential, Dan Brown, ‎3565 ‎Bendelow, Rochester Hills, MI ‎48307‎, Applicant‎

Mr‎. ‎Dan Brown, developer, was present‎.‎

The Chair asked Ms‎. ‎Goodwin if she had comments regarding this request ‎

in addition to what is contained in the Planning Commission packet‎.‎

Ms‎. ‎Goodwin said she had nothing further to add‎. (‎Staff memo dated ‎

2‎/‎1‎/‎96 ‎has been placed on file and by reference becomes part of the ‎

record hereof‎.)‎

MOTION‎ by Somerville, support by Nowicki, in the matter of File No‎. ‎

93‎-‎374‎, Michelson Meadows Subdivision, that the Planning Commission ‎

recommend approval of the Extension of Tentative Preliminary Plat‎ ‎

to expire ‎2‎/‎6‎/‎97‎, incorporating the findings and conditions in the original ‎

approval of ‎6‎/‎15‎/‎94‎.‎

FINDINGS‎:‎

1‎.‎The proposed subdivision plat drawings contain all information required ‎

by the State of Michigan Subdivision Control Act of ‎1967‎, as well as ‎

the Subdivision Control Ordinance and Zoning Ordinance for the ‎

City of Rochester Hills‎.‎

2‎.‎A design concept sketch, Environmental Impact Statement, topography ‎

and slope gradient sketch, soil sketch, drainage pattern sketch and ‎

tree survey have been provided‎.‎

3‎.‎Municipal water and sewer service are available to serve the ‎

development‎.‎

4‎.‎A reasonable lot layout and orientation are shown on the plat‎.‎

5‎.‎The plat appears to meet the policies of the adopted Master Land Use ‎

Plan pertaining to single family development in the city‎.‎

CONDITIONS‎:‎

1‎.‎That a maintenance agreement be provided concerning the detention ‎

pond for the lot owners and that it shows the dedication and ‎

identifies who will maintain the pond‎.‎

2‎.‎That the note be changed concerning the sump leads for Lots No‎. ‎6 ‎and ‎7 ‎

to show that the leads will drain to the storm sewer system and not to ‎

the detention pond‎.‎

3‎.‎That a revised tree replacement plan be submitted to the Planning ‎

Department; that a revised cost estimate be provided along with a ‎

tree replacement bond; that city staff determine the tree replacement ‎

plan is in compliance with the city's Tree Conservation Ordinance; ‎

and that a Tree Removal Permit be obtained‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Funk ‎MOTION CARRIED‎

Recommended for Approval to the City Council Regular Meeting

2000-1598

Request for Revised Tentative Approval of the Preliminary Plat ‎

Recommendation ‎- ‎File No‎. ‎93‎-‎364 ‎- ‎Dee's Subdivision, a ‎5‎-‎lot subdivision on ‎

1‎.‎85 ‎acres, located north of Auburn, east of Adams, Parcel No‎. ‎15‎-‎30‎-‎376‎-‎018‎, ‎

zoned R‎-‎3‎, One Family Residential, Dan Brown, ‎3565 ‎Bendelow, Rochester ‎

Hills, MI ‎48307‎, Applicant‎

MOTION‎ by Nowicki, support by Somerville, in the matter of File No‎. ‎

93‎-‎364‎, Dees Subdivision, that the Planning Commission ‎recommend ‎

that City Council approve the Extension of the Tentative Preliminary ‎

Plat‎, to expire ‎5‎/‎18‎/‎97‎, incorporating the previous findings and conditions ‎

in the original approval of ‎5‎/‎18‎/‎94‎.‎

FINDINGS‎:‎

1‎.‎The proposed subdivision plat drawings contain all information required ‎

by the State of Michigan Subdivision Control Act of ‎1967‎, the City of ‎

Rochester Hills Subdivision Control Ordinance and the City's Zoning ‎

Ordinance No‎. ‎200‎.‎

2‎.‎A design concept sketch, Environmental Impact Statement, topography ‎

and slope gradient sketch, soil sketch, drainage pattern sketch and ‎

tree survey have been provided‎.‎

3‎.‎Municipal water and septic service are available to serve the ‎

development‎.‎

4‎.‎A reasonable lot layout and orientation are shown on the plat‎.‎

5‎.‎The plat appears to meet the policies of the adopted Master Land Use ‎

Plan pertaining to single family development in the city‎.‎

CONDITIONS‎:‎

1‎.‎Easements to install a storm drainage system must be obtained by the ‎

proprietor of the plat from the property owners of Parcels No‎. ‎

15‎-‎30‎-‎376‎-‎014‎, ‎15‎-‎30‎-‎376‎-‎019‎, ‎15‎-‎30‎-‎376‎-‎020 ‎and ‎

15‎-‎30‎-‎376‎-‎021‎.‎

2‎.‎Sidewalks should be shown on the Final Preliminary Plat unless a waiver ‎

is granted by the Council pursuant to a formal application for waiver ‎

by the proprietor of the plat‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Funk ‎MOTION CARRIED‎

Recommended for Approval to the City Council Regular Meeting

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

Mr‎. ‎Tom King, President of K Y Development, was present‎.‎

Ms‎. ‎Goodwin noted, in addition to her staff memo, that when the Land ‎

Improvement Permit is ready to be issued, staff would be requiring a ‎

landscape bond in the amount of $‎28‎,‎000‎.‎00 ‎as conditioned in the ‎

Planning Commission minutes dated February ‎1‎, ‎1994 ‎and February ‎7‎, ‎

1995‎.‎

The Chair asked if there were any changes to the Zoning Ordinance that ‎

would cause them to review this before extending the site plan approval‎.‎

Ms‎. ‎Goodwin replied that there are no new ordinances that would affect this ‎

site‎.‎

Member Nowicki expressed some concern that the landscape bond ‎

amount of $‎28‎,‎000 ‎may not be sufficient with the increased costs since ‎

1994‎.‎

Ms‎. ‎Goodwin responded that the bond is intended to cover the installation ‎

of the plant materials as indicated on the landscape plan, as well as a ‎

two‎-‎year maintenance bond for the survivability of the plant material once ‎

it's planted‎. ‎She noted that the plant material will be inspected by Linda ‎

Lemke, Woodlands Consultant, at the time it's installed and she will verify ‎

that those plant materials are as they are indicated on the plan‎. ‎If, for some ‎

reason, the plant materials change in species or size or location, then a ‎

revised landscape plan would have to come back before the Planning ‎

Commission‎.‎

The Chair said that perhaps if this comes back for extension next year, they ‎

will probably want a recommendation from Linda Lemke before ‎

proceeding‎.‎

Member Rosen asked Mr‎. ‎King if he had a projected start time‎.‎

Mr‎. ‎King said they are in the process of negotiating with a number of ‎

tenants‎. ‎They are having architectural drawings drawn up and they are ‎

quoting the projects‎. ‎They are anxious to get started as soon as the frost is ‎

gone‎. ‎

MOTION‎ by Rosen, support by Boswell, in the matter of File No‎. ‎93‎-‎353‎, ‎

that the Planning Commission ‎grant an extension of site plan approval ‎

to expire on ‎2‎/‎1‎/‎97 ‎with the prior findings and condition from the Planning ‎

Commission minutes of ‎2‎/‎1‎/‎94‎.‎

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.‎

CONDITION‎:‎

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).‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Funk ‎MOTION CARRIED‎

2000-0887

Request for Site Plan Approfval ‎- ‎File No‎. ‎82‎-‎316 ‎- ‎Marathon Station Rebuild, ‎

located at the southwest corner of Rochester and Tienken, ‎1497 ‎Rochester ‎

Rd‎.‎, Tracy Koss, Marathon Oil Company, ‎539 ‎South Main St‎.‎, Findlay, OH ‎

45840‎-‎3295‎, Applicant‎

Mr‎. ‎Tracy Koss, Construction Engineer for Marathon Oil Co‎.‎, was present‎.‎

In addition to her staff report, Ms‎. ‎Goodwin clarified that the rebuild involves ‎

the removal of two ‎6‎,‎000 ‎gallon underground storage tanks as well as two ‎

10‎,‎000 ‎gallon tanks, one ‎5‎,‎000 ‎gallon tank and one ‎1‎,‎000 ‎gallon tank‎. ‎All ‎

of these underground storage tanks are to be removed‎. ‎According to the ‎

site plan, the applicant will install one ‎10‎,‎000 ‎gallon tank, one ‎15‎,‎000 ‎gallon ‎

tank and one ‎4‎,‎000 ‎gallon diesel tank‎. ‎

Further, Ms‎. ‎Goodwin stated that the canopy that would face Rochester Rd‎. ‎

does meet current setbacks and is permitted under the zoning ordinance‎. ‎

The canopy that was previously proposed for the rear yard has been ‎

eliminated as it was denied by the Zoning Board of Appeals‎. ‎

The Chair asked Mr‎. ‎Koss if he had any presentation to make to the ‎

Planning Commission‎.‎

Mr‎. ‎Koss said they've been working with the ZBA and have made several ‎

revisions to their plan‎. ‎They believe they've arrived at a site plan that will ‎

significantly improve this location and is in everyone's best interest‎. ‎He ‎

said there will no longer be service bays at this station and they plan to ‎

have all state‎-‎of‎-‎the‎-‎art equipment, both above ground and below ground, ‎

as well as a nicely landscaped site‎.‎

Member Rosen provided some background and history on the variances ‎

that have been requested in this matter‎. ‎

Member Nowicki asked Mr‎. ‎Koss if there would be any testing of the ‎

ground where the old storage tanks will be removed to see if there is any ‎

contamination‎.‎

Mr‎. ‎Koss said that testing has been done and further testing will continue ‎

because the DNR requires it‎. ‎The DNR will come out to the site and ‎

inspect the testing where the old tanks were removed‎. ‎He said they will ‎

also evaluate and investigate what type of remediation could be done ‎

during construction‎.‎

The Chair asked Ms‎. ‎Goodwin for clarification that the Planning ‎

Commission is not being asked to modify the buffer or setbacks, but rather ‎

to evaluate the site within those parameters that have already been created ‎

by the applicant and the Zoning Board of Appeals‎.‎

Ms‎. ‎Goodwin said that is correct‎. ‎She said the landscape plan review ‎

reflects landscaped area in an amount that represents the standard of the ‎

ordinance for landscaped islands‎. ‎One condition of the recommendation is ‎

that the applicant clarify on the plans that the required dimension of parking ‎

spaces have been met per Section ‎21‎.‎05‎. ‎For gasoline stations, the ‎

requirement is one space for each pump on site and one for each ‎

employee‎. ‎The plan shows twelve parking spaces at the pump location‎. ‎In ‎

this instance, parking space islands would not be feasible or practical, ‎

therefore the applicant has proposed a landscape plan scheme which ‎

involves larger islands at the entrances which meet the formula of the ‎

ordinance were they to be required to provide islands for that number of ‎

spaces‎. ‎Ms‎. ‎Lemke is recommending approval of the plan on that basis‎.‎

Mr‎. ‎Koss added that there is one handicap parking space on the north side ‎

of the building‎.‎

Member Nowicki pointed out that the plan shows the handicap space ‎

located the furthest distance from the entrance of the building‎. ‎The ADA ‎

requirements state that the handicap space should be the most easily ‎

accessible to the nearest entrance of the building‎. ‎

Mr‎. ‎Koss said it would be difficult to put another door at that end of the ‎

building‎. ‎

The Chair asked why the doors have to be at the central part of the building‎.‎

Mr‎. ‎Koss replied that they try to center the building and the doors in ‎

relationship with the islands‎. ‎They try to have the doors in some close ‎

proximity to the attendant counter for various reasons, safety and security ‎

included‎. ‎The attendant needs to be able to see customers coming and ‎

going as well as all of the dispensing islands‎. ‎

Mr‎. ‎Koss said they could look at locating a parallel handicap space at the ‎

south end of the building adjacent to the restrooms‎. ‎He said they may even ‎

be able to flip the whole building ‎180 ‎degrees‎.‎

Member Rosen expressed concern about the remaining parking spaces‎.‎

Mr‎. ‎Koss commented that a ‎10‎' x ‎23‎' space is required for parallel parking‎. ‎

They are in the process of marking up the drawings accordingly‎. ‎Also, they ‎

intend to revise the site plan drawing to be consistent with the ‎

Environmental Impact Statement which notes that there will be three ‎

employees‎. ‎The plan will reflect the two additional parallel parking spaces ‎

along the west side of the property at the edge of the pavement‎. ‎During ‎

shift changes and possibly stocking, it may be possible to have up to three ‎

employees on site at one time‎.‎

MOTION‎ by Rosen, support by Ruggiero, in the matter of File No‎. ‎

82‎-‎316‎.‎2‎, that the Planning Commission ‎approve the site plan‎ with the ‎

four findings and condition from the staff report dated ‎1‎/‎31‎/‎96 ‎and adding ‎

two conditions; ‎

FINDINGS‎:‎

1‎)‎The plan can meet applicable zoning and code of ordinance ‎

requirements ‎(‎except where appropriate variances have been ‎

granted by the ZBA‎).‎

2‎)‎The plan has been developed so as to provide safe ingress to and ‎

egress from the site‎. ‎The plan can provide the required number of ‎

off‎-‎street parking spaces and will not create safety hazards on ‎

adjoining streets‎. ‎Eight‎-‎foot asphalt pathways are proposed on the ‎

plans as required‎.‎

3‎)‎The plan includes appropriate landscaping‎. ‎The site is being remodeled ‎

so as to be more attractive and convenient for motorists and citizens ‎

in the surrounding area‎.‎

4‎)‎The development is not expected to have any harmful effects on natural ‎

features and characteristics of the site as documented in the ‎

applicant's Environmental Impact Statement‎.‎

CONDITIONS‎:‎

1‎)‎Clarify on the plans that the required dimension of parking spaces have ‎

been met per Section ‎21‎.‎05 ‎of Zoning Ordinance No‎. ‎200‎.‎

2‎)‎That the handicap space would be adjacent to the restroom area of the ‎

building and that that be accomplished by either by flipping the ‎

building or moving the handicap space, as approved by staff, in light ‎

of the construction and building codes applicable‎.‎

3‎)‎That a bond, surety or letter of credit be provided in the amount of ‎

$‎3‎,‎592‎.‎00 ‎to cover the cost of landscaping‎.‎

Member Boswell asked Mr‎. ‎Koss if the additional parking spaces on the ‎

west property line and south property line would negatively impact the ‎

maneuverability of tanker trucks entering and exiting the site‎.‎

Mr‎. ‎Koss said the drivers of the tankers will typically wait until the customers ‎

move their vehicles if maneuverability would be a problem‎. ‎The employees ‎

would be parking where it would not affect the tanker movement‎.‎

The vote on the motion is recorded as follows‎:‎

Ayes‎:‎Boswell, Nowicki, Rosen, Ruggiero, Somerville, Kaiser‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Funk ‎MOTION CARRIED‎

Member Rosen asked Mr‎. ‎Koss if he had any idea when they might begin ‎

construction‎.‎

Mr‎. ‎Koss said they are ready to submit technical permits and if they don't ‎

run into any problems with MDOT, they hope to get started this summer and ‎

completed within ‎10‎-‎11 ‎weeks from the time they shut the station down and ‎

re‎-‎open‎.‎

Mr‎. ‎Koss then asked what the status was of revising the ordinance ‎

concerning canopy height and the setback requirements for canopies‎. ‎He ‎

stated that Mr‎. ‎Einhauser, the owner of the property and the business, ‎

would still like to see the canopy in the rear if they could get it‎.‎

Ms‎. ‎Goodwin said the Planning Department hopes to bring this ordinance ‎

amendment to the Planning Commission sometime this year‎. ‎She is aware ‎

that there has been quite a bit of documentation on it already by the ‎

Building Department‎.‎

(‎Ref‎. ‎plans dated Received ‎11‎/‎6‎/‎95‎, Sheets ‎7307‎-‎1 ‎through ‎5 ‎prepared by ‎

Marathon ‎Oil Co‎.)‎

Approved

2000-1445

Request for Revised Site Plan Approval ‎- ‎File No‎. ‎85‎-‎584 ‎- ‎University Square ‎

Shopping Center, located at the northwest corner of Walton Blvd‎. ‎and Adams, ‎

Parcel No‎. ‎15‎-‎07‎-‎476‎-‎006‎, zoned B‎-‎3‎, Shopping Center Business, International ‎

Banking Technologies, ‎1770 ‎Indian Trail Rd‎.‎, Norcross, GA ‎30093‎, Applicant‎

Mr‎. ‎John Levandowski, L & L Food Center, Mr‎. ‎Alan Kolof and Ms‎. ‎Kim ‎

Schmal from International Banking Technologies, were present‎.‎

Ms‎. ‎Goodwin explained that in July, ‎1995‎, International Banking ‎

Technologies ‎(‎IBT‎) ‎contacted staff with regard to plans they had submitted ‎

to the Building Department‎. ‎The Building Department referred those plans ‎

to the Planning Department for a determination as to use and zoning‎. ‎At ‎

that time, staff reviewed the preliminary set of construction drawings and ‎

noted that the new bank facility would be added to the vestibule‎. ‎Staff ‎

expressed substantial concern to the applicant with regard to pedestrian ‎

safety‎. ‎She explained that the enclosed vestibule acts as a walkway from ‎

that end of the shopping center as you traverse north through the center‎. ‎

The applicant chose to submit a site plan anyway and staff resolved to see ‎

if they could work together to come up with some way of dealing with the ‎

concerns of pedestrian safety while allowing this use to occupy the L & L ‎

Food Center‎.‎

Ms‎. ‎Goodwin added that a staff review meeting was held at which time the ‎

city's traffic engineer, as well as the city's planning consultant and herself ‎

continued to express concern about the elimination of that covered walkway ‎

and the fact that the circulation aisle would not be acceptable‎. ‎The issues ‎

dealt with the difference in grades from the curb to the parking area as well ‎

as the loss of that enclosed walkway as an unencumbered area, now to be ‎

occupied by a ‎446 ‎square foot addition‎. ‎She said staff has had ‎2 ‎or ‎3 ‎

meetings with the applicant and has tried hard to find a workable solution‎. ‎

The problem is that there isn't a lot of area there to work with‎. ‎The driveway ‎

is existing currently at the minimum requirements making it difficult if not ‎

impossible to extend it further‎. ‎The applicant cannot afford to lose any ‎

parking spaces‎.‎

Ms‎. ‎Goodwin explained that the proposal is to extend the vestibule to the ‎

south, move the cart storage area into that location, and then allow the ATM ‎

bank facility to occupy the existing addition within the vestibule‎. ‎She said ‎

the city does not have a technical standard, nor does the Zoning Ordinance ‎

require a dimension for walkways‎. ‎However, she noted that there are ‎

standards for site plan approval that the Planning Commission must ‎

consider which have to do specifically with pedestrian safety and also ‎

maintaining a satisfactory and harmonious relationship between ‎

developments on the site‎. ‎She said staff continues to object to the plan as ‎

it's presented‎. (‎Revised plans dated Received ‎2‎/‎1‎/‎96‎, prepared by ‎

Raymond J‎. ‎Donnelly & Assoc‎.‎, Inc‎.).‎

ENTER MEMBER FERRERA ‎- ‎8:25‎ P‎.‎M‎.‎

Mr‎. ‎Kolof explained that the type of facility they're proposing is called a ‎

"‎bubble out‎." ‎He said whenever they look at a location for a financial ‎

institution in a store, a bubble out is always the last alternative‎. ‎They've ‎

researched every possible alternative in the store before choosing this ‎

method, particularly because a bubble out solution is more expensive‎. ‎

With regard to the pass‎-‎through vestibule, Mr‎. ‎Kolof said the build‎-‎out is ‎

consistent with the front of the building‎. ‎It would be an extension of what ‎

exists at this point‎. ‎He said they would agree to continue the walkway in ‎

front of the build‎-‎out in a raised fashion rather than a painted fashion as ‎

was shown on the original plan for the L & L Food Center expansion‎. ‎He ‎

deferred to Mr‎. ‎John Levandowski to address the issue of pedestrian traffic ‎

through that walkway‎. ‎Mr‎. ‎Kolof stated that he believes that the existence of ‎

the bank in the proposed space does not prohibit people from walking ‎

through the vestibule‎. ‎If they desire to do so, it does require a slight jog to ‎

the left as you walk through there from the south to the north‎. ‎

Mr‎. ‎Levandowski, L & L Food Center, said that once they realized this was ‎

a concern, they started monitoring the traffic flow at the front end‎. ‎They ‎

found, on the average, over a three‎-‎week period, there were five people ‎

that would enter from the south and exit directly out the north‎. ‎

The Chair asked Mr‎. ‎Levandowski if it was possible that people could be ‎

entering the store from the south, do some shopping and then exit through ‎

the north‎. ‎He said they only monitored the walk through traffic, when the ‎

safety issue would address ‎any‎ pedestrian who is going from the south into ‎

the building for any period of time and then exiting through the north‎. ‎He ‎

said he doesn't see the difference between people that simply walk through ‎

as opposed to those that walk in one end, shop or conduct business inside ‎

the building, and then walk out the other end‎.‎

Mr‎. ‎Levandowski said they did not monitor people that would walk in and ‎

then go back out to the north‎.‎

Member Rosen asked the applicant if they propose to move the east wall of ‎

the entrance area of L & L Food Center further into the parking lot or were ‎

they moving that wall at all‎.‎

Mr‎. ‎Kolof replied that they were not proposing to move that wall at all‎. ‎They ‎

propose to add a section on to the south end of the vestibule‎.‎

Member Rosen said the issue seems to be whether a three‎-‎foot wide ‎

painted walkway is sufficient to provide for safety of pedestrians on the east ‎

side of the vestibule into the ‎

parking lot‎.‎

Mr‎. ‎Levandowski said there are two issues here‎. ‎One is extending a ‎

two‎-‎foot bump‎-‎out to the south for the length of the expansion or to add a ‎

three‎-‎foot striped area in front in lieu of the two‎-‎foot walkway or bump‎-‎out‎. ‎

He said they are asking that the existing condition be left as it is‎.‎

Member Rosen asked if they would be adding a three‎-‎foot painted ‎

walkway, but not a raised walkway‎.‎

Mr‎. ‎Levandowski said he would agree with painting a three‎-‎foot walkway in ‎

front of the two‎-‎foot bump‎-‎out‎.‎

Member Rosen asked if the three‎-‎foot walkway would take away from the ‎

traffic path by three feet‎.‎

Mr‎. ‎Levandowski said it most likely would‎. ‎

Member Nowicki said he is also concerned about the walkway‎. ‎He said ‎

the traffic is moving north and south in front of the building and there are ‎

people circling around to make parallel parking on the east side of the ‎

building‎. ‎He said he's not comfortable putting a business in a walkway ‎

situation, particularly because it sets a precedent for other businesses in ‎

that center who may wish to expand their business into the walkway‎.‎

Ms‎. ‎Schmal clarified that the painted three feet was something staff had ‎

proposed‎. ‎She said they only need the ‎2 ‎foot bump‎-‎out and the extension ‎

of the vestibule‎.‎

Mr‎. ‎Kolof said when they put a bank in a store, it's not only a matter of size, ‎

but also shape, flow through the store, and harmonious with the business‎. ‎

He noted that the supermarket industry is very competitive and the addition ‎

of a bank in the store increases its viability‎. ‎

Member Ruggiero expressed concern about the impact this use would ‎

have on traffic safety‎. ‎She said there is a serious problem with people who ‎

park their cars in front of several of the stores in the ‎"‎no parking‎" ‎zone to run ‎

in and run back out‎. ‎She has watched people park their cars in front of the ‎

dry cleaners, the child care facility and the Pic‎-‎A‎-‎Deli rather than locate a ‎

parking space in the lot‎. ‎She is concerned that people waiting to use the ‎

ATM machine will park in front of the store, run in to use the machine and ‎

come back out‎.‎

The Chair said they're basically being asked to allow a new business to be ‎

on a sidewalk‎. ‎He thought of other businesses in that center who might ‎

want to expand their business in the front right out to the curb and let ‎

customers walk through so they won't have to go out in the street‎. ‎He ‎

recalled that this site was adjusted two years ago and that the Planning ‎

Commission spent a lot of time trying to figure out how to move traffic ‎

through there when there are already dangerous conditions‎. ‎He said he ‎

doesn't believe this proposal is safe‎. ‎Further, he doesn't believe that, to ‎

pretend that all the customers have to do is jog a little bit further to one side, ‎

justifies doing something which goes against everything else that planning ‎

in this community has been about in the last ten years‎.‎

Mr‎. ‎Levandowski said that, with L & L Food Center being the anchor tenant, ‎

the owner is concerned about the viability of their business to draw people ‎

to the center and attract various tenants‎. ‎He said they are also concerned ‎

about safety, however, they really don't think it's a safety issue‎. ‎Again, he ‎

said they are asking that they maintain the conditions as they currently exist‎. ‎

He said the last resort is to have a five‎-‎foot sidewalk in front and ask the ‎

pedestrians to walk in front of the door between the building and the major ‎

traffic flow of the plaza‎. ‎They really want to avoid that‎.‎

Ms‎. ‎Schmal pointed out that the south end of the L & L Food Center is the ‎

southernmost building in the entire center‎. ‎She said that is why the number ‎

of customers is so low of people who would actually be using this as a ‎

sidewalk‎.‎

The Chair asked Ms‎. ‎Schmal what marketing study they've done that ‎

causes them to say that the bank is needed to keep the viability of the ‎

shopping center going‎.‎

Ms‎. ‎Schmal said the grocery business is a tough, competitive business‎. ‎

Putting banks in stores is a very growing concept‎. ‎Obviously, there are ‎

benefits for the banks, but for the store, it's a loyalty factor‎. ‎She said there ‎

are retailers throughout the country who have conducted their own studies ‎

that have shown that sales have increased when a bank is located on site, ‎

therefore the profits of the supermarket have increased‎.‎

The Chair said he doesn't dispute that, however, he doesn't accept that that ‎

finding should cause the Planning Commission to put this bank on a ‎

sidewalk‎. ‎He believes that when this plan was approved in ‎1987‎, it was an ‎

error to allow that vestibule to extend over the sidewalk in the first place, ‎

with all due respect to whoever participated in that decision‎. ‎He said he ‎

doesn't usually make a practice of compounding an error‎. ‎

With regard to Member Ruggiero's concern, the Chair agreed that people ‎

would be pulling up to the fire lane for the sole purpose of running in, getting ‎

their cash and getting back in their car‎. ‎People will not stop doing that just ‎

because a sign is posted or they were verbally asked not to do it‎. ‎With that ‎

in mind, he said the Planning Commission has standards to comply with, ‎

which is to plan so as to be harmonious and not create dangerous ‎

situations for cars or pedestrians‎. ‎He said he doesn't see a way around ‎

that problem‎. ‎

Mr‎. ‎Kolof said they appreciate the Planning Commission's concerns‎. ‎

However, in all the banks they've designed into supermarkets, this has ‎

never been an issue across the country‎. ‎He said there are signs, fire lanes, ‎

enforcement rules and people have to be expected to adhere to those ‎

standards and they need to be enforced‎. ‎Regardless of whether the bank ‎

was in the store or in a bubble‎-‎out situation, they would still face some of ‎

these same issues‎. ‎He said the supermarket‎/‎banking relationship is a ‎

tried and true concept that's used throughout the country and it's a concept ‎

where the bank is considered to be a department of the store‎. ‎

The Chair said he would like to know how many of the thousand banks that ‎

IBT has done around the country were done with this configuration and how ‎

many of these ‎"‎bubble‎-‎out‎" ‎banks in grocery stores were done with the ‎

already compact and narrow drive lane‎. ‎He would also be interested in ‎

knowing, of this thousand banks, how many are situations are further ‎

complicated with the situation of someone parking their car in a space ‎

closest to the door of the grocery store so they can run in and use the ATM, ‎

leaving only one place for another car to pass, and also where there are ‎

handicap spaces across from where cars are passing in the wrong lane to ‎

get around the stopped car‎.‎

Mr‎. ‎Kolof said he was sure there were some of those situations in the ‎

banks they've designed, however, he would have to take a look at those ‎

statistics to find out how many‎.‎

Member Ferrera said it's clear to him that, as a commissioner, they have a ‎

great concern over the existing condition‎. ‎He agrees that it is an unsafe ‎

condition for a pedestrian‎. ‎Their proposal definitely changes the activity ‎

that will be going on, as they will have customers transacting their banking ‎

business for an extended period of time‎. ‎If all they were doing was putting ‎

a bank in the grocery store, they wouldn't even have to come before the ‎

Planning Commission‎. ‎However, they're trying to expand the building and ‎

that's why they are here tonight‎. ‎He believes they are taking an existing ‎

problem in this community and making it worse, and that's what is ‎

bothersome to the Planning Commission‎. ‎

Mr‎. ‎Kolof asked if he could have a few minutes to discuss some of these ‎

issues with his group‎.‎

The Chair called for a ‎7‎-‎minute recess‎.‎

RECESS ‎9:23‎ p‎.‎m‎. - ‎9:30‎ p‎.‎m‎.‎

The Chair reconvened the meeting at ‎9‎:‎30 ‎p‎.‎m‎.‎

Mr‎. ‎Kolof said they felt the best thing to do is to have this matter tabled until ‎

they've had an opportunity to discuss this further‎.‎

The Chair asked Mr‎. ‎Koss what drives the decision to not put this facility ‎

inside the store somewhere‎.‎

Mr‎. ‎Kolof said there simply is not an alternative that worked‎.‎

Ms‎. ‎Schmal said there was no space available to put it in‎. ‎She said that in ‎

a ‎44‎,‎000 ‎square foot store such as L & L, they usually cannot put a bank in ‎

unless the customer count is ‎15‎,‎000 ‎or below‎. ‎Their customer count is ‎

between ‎18‎,‎000 ‎- ‎20‎,‎000‎. ‎

The Chair asked how many employees would be at the bank‎.‎

Mr‎. ‎Kolof said they are typically staffed with ‎5‎-‎6 ‎FTE ‎(‎full‎-‎time equivalent‎) ‎

employees to cover the hours the bank is open‎. ‎That may relate to a total ‎

employee count of ‎8 ‎or ‎9 ‎people‎. ‎Anywhere from ‎2‎-‎5 ‎would be there at one ‎

time‎.‎

MOTION‎ by Rosen, support by Somerville, in the matter of File No‎. ‎85‎-‎584‎, ‎

University Square Branch Bank Facility, that the Planning Commission‎ ‎

table the matter‎ ‎at the applicant's request‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Funk ‎MOTION CARRIED‎

Tabled

UNFINISHED BUSINESS

2000-1594

Request for Rezoning Recommendation ‎- ‎File No‎. ‎95‎-‎046 ‎- ‎Singh Development, ‎

5‎.‎30 ‎acres from R‎-‎4‎, One Family Residential to SP, Special Purpose, located ‎

west of Rochester Rd‎.‎, south of Tienken, Parcel Nos‎. ‎15‎-‎10‎-‎226‎-‎019 ‎and ‎-‎020‎, ‎

Singh Development Company, ‎219 ‎Elm St‎.‎, Birmingham, MI ‎48009‎, Applicant‎

(‎NOTE‎: ‎This item is presented only for the purposes of providing a ‎

resolution to forward this item to City Council with the final report of the ‎

Planning Commission and no further action on the request‎.)‎

Location‎:‎West of Rochester Rd‎. ‎between Tienken and University‎

Parcels‎:‎15‎-‎10‎-‎226‎-‎019 ‎and ‎020‎

Applicant‎:‎Singh Development Company‎

219 ‎Elm St‎.‎

Birmingham, MI ‎48009‎

The Chair said this notation was made following a conversation he had with ‎

Ms‎. ‎Goodwin, which followed a couple of conversations she had with Mr‎. ‎

Staran‎. ‎Mr‎. ‎Staran reported that, in the by‎-‎laws, he does not interpret the ‎

word ‎"‎absent commissioner‎" ‎to include a vacant seat on the Planning ‎

Commission‎. ‎He believes it refers only to someone who is not present at ‎

the meeting‎. ‎Mr‎. ‎Staran also indicated that the Planning Commission is not ‎

required to provide a recommendation for approval or disapproval to City ‎

Council, but that they are required to hold a public hearing‎. ‎In the failure of ‎

a motion to recommend approval of a rezoning request by a ‎5‎-‎person vote, ‎

they could just send this on to City Council with the results of their public ‎

hearing, the result of the minutes and vote, and that City Council can do ‎

thereafter what it wants to do‎.‎

The Chair added that another discussion he had was that, arguably, the ‎

Planning Commission could wait until the vacant Planning Commission ‎

seat is filled‎. ‎He said it's been suggested that this would probably be unfair ‎

to all kinds of people‎. ‎To make the new Planning Commissioner that ‎

tie‎-‎breaker on a rezoning matter might be unfair‎. ‎He said it might be unfair ‎

to the applicant because there would be a commissioner who is new to the ‎

process, more likely than not‎. ‎It might be unfair to the community because ‎

the new commissioner may not be experienced and may make decisions ‎

based on what they think the appointing authority expects them to do‎. ‎He ‎

felt it would be all the wrong reasons to put the decision in this matter on the ‎

new person's shoulders‎.‎

Member Ferrera asked if another alternative would be for the applicant to ‎

come back to the Planning Commission with some modified proposal‎.‎

The Chair replied, ‎"‎absolutely‎." ‎

Member Ferrera said he would have expected the item to come back to the ‎

Planning Commission rather than to City Council‎. ‎He felt that by forwarding ‎

this to the City Council at this stage, it would be so without a ‎

recommendation‎.‎

The Chair said they wouldn't be forwarding a tabled matter‎. ‎What would ‎

happen, if anything, if it were consistent with the notes on the agenda, is ‎

that it would be removed from the table, then there would be a motion or ‎

resolution to send it on to City Council with a report of the Planning ‎

Commission's findings, which would be the minutes and vote and the fact ‎

that they held the public hearing‎.‎

Member Ferrera said he felt that the applicant and residents left the ‎

meeting believing this was coming back to the Planning Commission ‎

before it would be forwarded to City Council‎. ‎

Ms‎. ‎Goodwin said she anticipated that and, in speaking with the applicant, ‎

explained that she discussed this issue with the city attorney‎. ‎She ‎

explained that there could only be a motion to reconsider at the next ‎

regularly scheduled meeting of the Planning Commission, which is this ‎

meeting‎. ‎She said if this is to be forwarded to City Council and the ‎

applicant wishes to present some revised or modified proposal, as long as ‎

it would be of a lesser nature than what was advertised and held at the ‎

public hearing, the City Council could consider that and then decide ‎

whether or not they want to send it back to the Planning Commission for ‎

further review‎. ‎

The Chair said he's comfortable sending this on to City Council‎. ‎He does ‎

not want to put the ninth member of the Planning Commission in the hot ‎

seat‎. ‎

MOTION‎ by Rosen, support by Ruggiero, to ‎remove from the table,‎ File ‎

No‎. ‎95‎-‎046‎, request to rezone Parcel Nos‎. ‎15‎-‎10‎-‎226‎-‎019 ‎and ‎020 ‎from ‎

R‎-‎4 ‎to SP‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Funk‎

MOTION CARRIED‎

MOTION‎ by Nowicki, to ‎reconsider the motion on the table‎ for File No‎. ‎

95‎-‎046‎, which is a motion to deny the request to rezone Parcel Nos‎. ‎

15‎-‎10‎-‎226‎-‎019 ‎and ‎020‎.‎

MOTION FAILED FOR LACK OF A SECOND‎

MOTION‎ by Boswell, support by Somerville, that the Planning Commission ‎

resolves to forward File No‎. ‎95‎-‎046 ‎on to City Council with a final report ‎

and minutes from ‎1‎/‎16‎/‎96 ‎and tonight's meeting that there was a motion to ‎

deny the rezoning which failed due to a tie vote and that there was no ‎

recommendation reached; further that when it is scheduled before City ‎

Council, that all property owners with ‎300‎' of the subject parcel be notified ‎

of the meeting, indicating that this is all in the absence of a request by the ‎

applicant to modify their own request‎.‎

Ms‎. ‎Goodwin said Mr‎. ‎Kahm was not anxious to return to the Planning ‎

Commission without having another opportunity to meet with the residents ‎

before it came back to the Planning Commission or City Council‎. ‎

Ayes‎:‎Ferrera, Nowicki, Rosen, Ruggiero, Somerville, Boswell, Kaiser‎

Nays‎:‎None‎

Absent‎:‎Funk ‎MOTION CARRIED‎

Recommended for Approval to the City Council Regular Meeting

ANY OTHER BUSINESS

Member Somerville asked Ms‎. ‎Goodwin if a public hearing on commercial ‎

vehicles was scheduled yet for a Planning Commission meeting‎.‎

Ms‎. ‎Goodwin said a study has been prepared by the Building Department ‎

as requested by the Planning Commission‎. ‎Staff will probably bring that ‎

forward on the ‎20‎th of February for discussion and then later for a public ‎

hearing‎.‎

Member Nowicki expressed concern about a paragraph in the Planning ‎

Commission by‎-‎laws ‎(‎Article VII‎. ‎Section ‎2‎) ‎where it states the rules of ‎

procedure with regard to quorum and voting‎. ‎One of the sentences in that ‎

paragraph reads‎: ‎

"‎If any recommendation relative to a zoning or rezoning fails to obtain five ‎

(‎5‎) ‎votes and any member of the Planning Commission is absent, ‎

the request shall be tabled to the next regular scheduled meeting ‎

of the Commission or such other time as set by the Commission, ‎

and the recommendation for approval or denial shall be ‎

determined at such later meeting by a majority vote of the ‎

Commission members present at said later meeting‎."‎

Member Nowicki felt that they should review the language in that paragraph ‎

to see if it can be worded to clarify that the absence of a member is not ‎

intended to include vacancies on the Planning Commission as was ‎

interpreted in the situation with the Singh Dev‎. ‎rezoning request ‎(‎meeting of ‎

1‎/‎16‎/‎96‎).‎

The Chair said an easy way to address this would be to define or add the ‎

words ‎"‎absent, or if there's a vacant seat,‎" ‎so at least there is a mechanism ‎

that automatically covers that situation‎. ‎He said he doesn't know if there's a ‎

better way to deal with tie‎-‎breaking‎.‎

The Chair suggested that Ms‎. ‎Goodwin ask John Staran what could be ‎

done to address this situation and whether it's just to add to the word ‎

"‎absent‎" ‎or ‎"‎there is a vacant seat‎(‎s‎)" ‎or do they want to get into a more ‎

complicated tie‎-‎breaking situation‎. ‎He, personally, did not want to see the ‎

tie‎-‎breaking mechanism get any more complicated‎.‎

_______________________‎

Ms‎. ‎Goodwin explained that she met with the owner from Hepplewhites, ‎

who would like to move their business into the old IMC Plastics building at ‎

the corner of Rochester Rd‎. ‎and Tienken next to the old Twist Drill site‎. ‎The ‎

property is currently zoned I‎-‎1‎, Light Industrial‎. ‎The use would incorporate ‎

interior designers, both for residential and commercial sites, a showroom ‎

and a warehouse‎. ‎

Ms‎. ‎Goodwin said that she has looked at the proposal and has determined ‎

that it does not meet the intent of the I‎-‎1 ‎district‎. ‎The site is master planned ‎

for ORT, Office‎-‎Research‎-‎Technology‎. ‎However, staff is not sure if the use ‎

is suitable for this district because of the vagueness of the design aspect of ‎

the use‎. ‎She said she advised the owner to seek an interpretation of the ‎

ORT zoning district from the Zoning Board of Appeals‎. ‎She believes this ‎

particular use is unique‎. ‎She said that the Scott Shuptrine Furniture Store ‎

is in an I‎-‎1 ‎district in the City of Troy at ‎14 ‎Mile and John R‎. ‎There are ‎

some needs for that type of use‎. ‎There are changing trends in the furniture ‎

marketplace‎. ‎People are less interested in going to a formal showroom ‎

and buying furniture‎. ‎They are buying the design service and then ordering ‎

the pieces from a warehouse‎. ‎

The Chair asked what would happen if the Zoning Board gave an ‎

interpretation that this particular use would be permitted in the ORT district ‎

and then the plan came before the Planning Commission and they did not ‎

believe it fit the intent of that district‎.‎

Member Ferrera said he never thought of a furniture store as being a use ‎

intended for the ORT district‎. ‎If they're proposing something like the ‎

Michigan Design Center in the City of Troy, that would be a possibility‎. ‎

However, if they're thinking of putting what they currently have in the new ‎

location, it's still a furniture store‎. ‎He does not believe that direct retail ‎

showroom sales to the general public fits in the ORT district‎. ‎He said if ‎

they're proposing a showroom limited to designers to the trade with design ‎

studios and other ancillary facilities to assist the trade, that's a different ‎

scenario‎. ‎He added that, even though the new location is a separate parcel ‎

than those surrounding it, this use would be a detriment in trying to ‎

redevelop that whole corner as ORT at some future date‎.‎

Member Rosen referenced Sections ‎19‎.‎00‎, ‎19‎.‎01 ‎and ‎19‎.‎02 ‎of Zoning ‎

Ordinance No‎. ‎200 ‎where it talks about ‎Principle Uses Permitted‎, ‎

Accessory Uses‎, and ‎Special Approval Uses‎. ‎Section ‎19‎.‎02 ‎Special ‎

Approval Uses‎ states‎:‎

"‎The following uses, when conducted entirely within a completely ‎

enclosed building, may be permitted by the Planning Commission ‎

after review of a site plan and a determination of compliance with ‎

the standards contained in Section ‎23‎.‎17‎, paragraph d‎. ‎and ‎

subject further to such required conditions as may be deemed ‎

necessary‎:" (‎Refer to this section for the list of special uses‎.)‎

Ms‎. ‎Goodwin said, based on that, it's possible that the owner could go to ‎

the Planning Commission without going before the ZBA for an ‎

interpretation‎. ‎

Member Nowicki said, ‎"‎if you don't know what the principle uses are going ‎

to be, how can you determine what the similar uses would be?‎"‎

Member Rosen replied, ‎"‎unless it's in Section ‎19‎.‎00 ‎Principle Uses ‎

Permitted‎, and if it's not one of the accessory uses to a principle permitted ‎

use, then they would have to fit in under Section ‎19‎.‎02 ‎Special Approval ‎

Uses‎, which is determined by the Planning Commission‎.‎

Ms‎. ‎Goodwin said the design services under Paragraph ‎(‎i‎) ‎in Section ‎19 ‎is ‎

a permitted use‎. ‎As she understands it, design services would not take up ‎

the majority of the space, but rather the showroom would‎. ‎The design ‎

services and the warehousing would maybe take up over one‎-‎third of the ‎

space‎. ‎Ms‎. ‎Goodwin concluded that going to the ZBA would not be ‎

necessary, however, she thought she would pursue it further with John ‎

Staran‎.‎

____________________‎

Ms‎. ‎Goodwin polled the Planning Commission for a special meeting on ‎

February ‎27‎, ‎1996 ‎for Elro Corporation, developers of the Clear Creek ‎

Subdivision‎. ‎They are requesting a Wetland Use Permit, Tree Removal ‎

Permit, Open Space Plan Option and Tentative Preliminary Plat‎.‎

It was agreed unanimously to hold a special meeting on February ‎27‎, ‎1996 ‎

for Elro Corporation, noting that the developer would pay the additional cost ‎

of a special meeting‎.‎

____________________‎

Member Nowicki said he just received a report from the EPA regarding ‎

water testing that was conducted on the J & L Landfill site in May, ‎1995‎. ‎

Based on the testing that was done, the EPA issued an order in June, ‎1995 ‎

to LTV to install a landfill cap on the property‎. ‎Later, he received a letter ‎

dated January, ‎1996 ‎stating that site work would begin in the middle of ‎

January‎. ‎In the meantime, they have not started‎. ‎A meeting was held with ‎

the city Engineering Department and the LTV engineers and attorneys to ‎

bring the city up to date‎. ‎A letter was then sent to the residents stating that ‎

there was information at the Rochester Hills Public Library and Rochester ‎

Hills Municipal Offices‎. ‎So far, they have not been advised of what has ‎

been going on since the public hearing‎. ‎He said a meeting was held a ‎

couple of days ago with the city Engineering Department, Pat Goodwin and ‎

himself‎. ‎He said they discussed how they were going to cover this site‎. ‎In ‎

the meantime, they will continue monitoring the water to see if there is any ‎

pollution down at the bottom‎. ‎They will be doing some geo‎-‎probing after ‎

they put the cover on‎. ‎He raised the question at the meeting that if they do ‎

geo‎-‎probe testing on it that they would be puncturing the cap‎. ‎They ‎

responded that it is possible to plug the hole that they make‎. ‎It's not likely ‎

that they will start work on this site until about the middle of ‎1996‎. ‎They ‎

have started to haul in fill to build the cap and the fill is coming from the ‎

development at Mound & M‎-‎59‎. ‎The city put a stop work order on it ‎

because they didn't provide the plans and other required information‎. ‎The ‎

day following the stop work order, they posted a $‎10‎,‎000 ‎cash bond‎.‎

NEXT MEETING DATE

The Chair announced that the next meeting will be February ‎20‎, ‎1996‎.‎

ADJOURNMENT

Hearing no further business to come before the Planning Commission, ‎

Chairperson Kaiser adjourned the regular meeting at ‎10‎:‎45 ‎p‎.‎m‎.‎