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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, September 21, 1993

CALL TO ORDER

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

in the Auditorium‎.‎

ROLL CALL

Present PC‎: ‎Chairperson Eric Kaiser‎

Scot Beaton‎

William Boswell‎

Jeff Hauswirth‎

Eugene Nowicki‎

James Rosen‎

Patricia Somerville‎

Absent PC‎: ‎Gene Ferrera‎

George Sadowski‎

Quorum present‎

Also present‎: ‎Patricia Goodwin, Planning Director‎

Brian McBroom, Planner‎

Angelene Jones, Recording Secretary‎

APPROVAL OF MINUTES

2000-1439

August ‎17‎, ‎1993 ‎Regular Meeting‎

Page ‎4‎, fifth paragraph, replace the word ‎"‎instruction‎" ‎with ‎"‎construction‎."‎

Page ‎4‎, sixth paragraph, replace the word ‎"‎interned‎" ‎with ‎"‎interred‎."‎

Page ‎6‎, third full paragraph, first line, add the words ‎"‎of Tienken Road‎" ‎

after the word ‎"‎curve‎" ‎for clarification‎.‎

Page ‎7‎, fourth paragraph from the bottom, last sentence, replace the word ‎

"‎disbursal‎" ‎with ‎"‎dispersal‎."‎

Page ‎9‎, fifth full paragraph, beginning of first sentence, add the word ‎

"‎Chair‎" ‎after the word ‎"‎the‎."‎

Page ‎10‎, second paragraph, third sentence, delete the word ‎"‎there‎."‎

Page ‎11‎, bottom paragraph, amend the first sentence to read, ‎"‎Member ‎

Boswell said he could understand‎...."‎

Page ‎13‎, first sentence of last paragraph, amend the sentence to read, ‎"‎Mr‎. ‎

Harmon said that the Rochester Hills administration‎...."‎

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

17‎, ‎1993 ‎as amended‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Sadowski ‎MOTION CARRIED‎

Approved as Amended

COMMUNICATIONS

Letter dated September ‎7‎, ‎1993 ‎to Mayor Ireland from Thaddeus and ‎

Nancy Schroeder concerning the Sheldon Road extension‎.‎

NEW BUSINESS

2000-1440

Request for Tree Removal Permit ‎- ‎File No‎. ‎87‎-‎902 ‎- ‎Pine Creek Estates, ‎10 ‎

homesites on ‎9‎.‎1 ‎acres, located south of Tienken, west of Adams, Parcel No‎. ‎

15‎-‎07‎-‎100‎-‎016‎, zoned R‎-‎2‎, One Family Residential, F&M Construction, Inc‎.‎, ‎

3675 ‎Tienken Rd‎.‎, Rochester Hills, MI ‎48306‎, Applicant‎

Mr‎. ‎Frank Ferro and Mr‎. ‎Matteo Ferro were present‎.‎

Ms‎. ‎Goodwin presented her staff report dated September ‎14‎, ‎1993‎. (‎Staff ‎

report has been placed on file and by reference becomes part of the record ‎

hereof‎.)‎

The applicant plans to develop ‎10 ‎homesites on the ‎9‎.‎1‎-‎acre parcel‎. ‎The ‎

site has ‎372‎.‎34 ‎feet of frontage on Tienken Rd‎.‎, a ‎120‎' right‎-‎of‎-‎way‎. ‎There ‎

is ‎662‎.‎89 ‎feet of frontage along Falcon Drive, an ‎86‎' collector road recently ‎

constructed with the development of Falcon Estates Subdivision‎. ‎There are ‎

2‎.‎18 ‎acres of regulated wetlands on the site‎. ‎There are ‎30 ‎regulated trees ‎

on site, of which ‎7 ‎are proposed for removal‎.‎

The development will be served by city water and sanitary sewer‎. ‎Storm ‎

drainage will be detained within the subdivision in a detention pond ‎

designed to handle a ‎10‎-‎year storm‎. ‎The storm water contribution area ‎

consists of the pond, park, wetlands and lots totalling ‎9‎.‎19 ‎acres‎. ‎The ‎

developer proposes to outlet storm drainage to an off site storm sewer in ‎

the adjoining Falcon Estates Subdivision‎. ‎Evidence of a drainage ‎

easement and detention basin agreement will be necessary prior to ‎

construction‎.‎

Ms‎. ‎Goodwin pointed out that the detention maintenance agreement and ‎

the drainage easement is a critical issue in this project‎. ‎The storm ‎

drainage, as proposed, would need to flow off site and be contained in the ‎

adjoining property owner's detention pond‎. ‎She said that it was her ‎

understanding, as of late last week, that this agreement is not imminent‎. ‎

She was under the impression that discussions had been entered into and ‎

that an agreement was close to being worked out on this issue‎. ‎However, ‎

she was advised by Mr‎. ‎Randazzo, the developer of Falcon Estates, that he ‎

has not had any discussions and that no agreement has been sought‎. ‎She ‎

said that she would strongly suggest that any action on this plat this evening ‎

have due and full consideration of that issue‎.‎

The site contains ‎2‎.‎18 ‎acres of wetlands which are regulated by both the ‎

MDNR and the City of Rochester Hills‎. ‎There is an extensive file on the ‎

wetlands and wetland activities that have taken place on this property‎. ‎The ‎

applicant is requesting a permit to fill a ‎.‎168 ‎acre of wetlands with ‎132 ‎

cubic yards of sand fill for road and driveway construction‎. ‎Of primary ‎

concern is the access to the site‎. ‎There was strong encouragement to ‎

locate the entrance to the subdivision from Falcon Drive instead of Tienken ‎

Rd‎. ‎for the purpose of wetland preservation‎.‎

The wetland buffers, as shown on the drawings, are unacceptable‎. ‎Dr‎. ‎

Jaworski recommends that the final preliminary plat show the required ‎

building envelope and the appropriate wetland buffer‎. ‎

The applicant has agreed to reflect the changes concerning the berms on ‎

the final preliminary plat drawing when it is submitted‎. ‎

The ‎7 ‎trees proposed for removal will be limited to the area proposed for ‎

roadway and other utility installations‎. ‎The cost estimate for the tree ‎

replacement plan is $‎5‎,‎600‎.‎00‎. ‎Linda Lemke, Woodlands Consultant, has ‎

offered two conditions in her recommendation that should be included if the ‎

tree removal permit request is acceptable to the Planning Commission‎.‎

DISCUSSION‎:‎

Mr‎. ‎Frank Ferro commented that he did contact Mr‎. ‎Randazzo ‎

approximately one year ago‎. ‎regarding an agreement to adjoin their on site ‎

retention pond with Mr‎. ‎Randazzo's retention pond‎. ‎He said that Mr‎. ‎

Randazzo would only agree for him to hook up to his retention pond if he ‎

would give him half of his lots‎. ‎Mr‎. ‎Ferro told him that it would be out of the ‎

question, so this was the reason they revised the plat with their own ‎

retention and detention areas using natural flows that already exist on the ‎

site‎. ‎He did not feel that a maintenance agreement with Mr‎. ‎Randazzo will ‎

happen‎.‎

Ms‎. ‎Goodwin asked Mr‎. ‎Ferro where the storm water will ultimately go, ‎

given that they don't have a way to outlet to the storm sewer from that ‎

detention pond‎. ‎

Mr‎. ‎Ferro replied that it will go into an existing drainage ditch that runs from ‎

north to south in the center of the property‎.‎

Ms‎. ‎Goodwin said that it would not be the same flow that exists now ‎

because they will be adding more than the normal agricultural rate of flow‎. ‎

Therefore, Mr‎. ‎Ferro would have to detain and outlet that water somewhere‎. ‎

She referenced a memo dated August ‎20‎, ‎1993 ‎from Jim Dietrick, City ‎

Engineer, which states that they have reviewed and approved the revised ‎

site plan‎. ‎It further states that the applicant is advised that a detention basin ‎

maintenance agreement will be required prior to the issuance of a land ‎

improvement permit‎. ‎Ms‎. ‎Goodwin stated that the applicant ‎must‎ have a ‎

maintenance agreement to drain that water off of the site‎.‎

Mr‎. ‎Ferro asked why he would have to obtain this agreement, given the ‎

natural flows that now exist‎. ‎It seemed to him that this would be asking to ‎

do the same thing that's already happened‎. ‎He did not feel that developing ‎

this site would change the natural course of the water with the size of his ‎

detention pond‎.‎

The Chair replied that the Planning Commission needs to be certain when ‎

they approve a site plan that it's not going to create problems‎.‎

‎

Ms‎. ‎Goodwin stated further, that the only reason she brought this project ‎

forward at this time is because there was a belief that the detention ‎

maintenance agreement was being worked on and could, in fact, be ‎

presented to the City Council at the time that the Tentative Preliminary Plat ‎

would be considered for approval‎. ‎This is the same procedure for every ‎

project in the city‎.‎

Mr‎. ‎Ferro commented that the only reason the plat was revised again with ‎

their own retention pond, is that there was talk between himself and the city ‎

engineer that there was a possibility that there wouldn't have to be a ‎

maintenance agreement‎. ‎He asked what would deter them from putting ‎

their subdivision in as long as they could control the flow of water to be the ‎

same as it is currently‎.‎

Member Nowicki explained to Mr‎. ‎Ferro that he would be changing the ‎

configuration of the land, therefore, what he has in agricultural runoff now is ‎

not going to be the same once they build homes, roofs, driveways, etc‎.‎, so ‎

the calculations will be different‎. ‎Currently, they have a farm‎-‎type ‎

atmosphere, which does absorb some of that water‎. ‎He said that Mr‎. ‎Ferro ‎

would not have the same run‎-‎off going to that wetland, plus there will be a ‎

road intervening in between there‎.‎

Mr‎. ‎Matteo Ferro said that before Tienken Rd‎. ‎was paved, all of the water ‎

went to the wetland‎. ‎After Tienken Rd‎. ‎was paved and storm sewers were ‎

installed, it didn't stop the water‎. ‎It seemed to him that there would be less ‎

water after the subdivision was done‎.‎

Member Beaton wondered if the applicant could retain all of his storm water ‎

on site, and would it still be necessary to obtain a maintenance agreement ‎

from Mr‎. ‎Randazzo‎.‎

Ms‎. ‎Goodwin said if they detain the water on site, eventually the water has ‎

to leave the site‎. ‎There is no storm sewer outlet to take the water from the ‎

road and driveways off of the site‎. ‎

Member Beaton said if the applicant could retain their water on site without ‎

having a maintenance agreement and convince the city engineer that they ‎

could do this, then the Planning Commission can discuss it when the ‎

tentative preliminary plat comes back‎.‎

MOTION‎ by Somerville, support by Rosen, in the matter of File No‎. ‎87‎-‎902‎, ‎

Pine Creek Estates, to ‎table the tentative preliminary plat‎ until the ‎

following information is provided‎:‎

CONDITIONS‎:‎

1‎.‎That evidence of an agreement for detention pond maintenance and a ‎

drainage easement with the Falcon Estates Subdivision be ‎

presented to the Planning Commission when the Tentative ‎

Preliminary Plat is returned to the table ‎or‎ the Engineering Services ‎

Division approves an alternative plan for storm water detention on ‎

this site‎.‎

2‎.‎That the berms which encroach the wetland buffers on Lots ‎8‎, ‎9‎, ‎10‎, ‎1 ‎and ‎

2 ‎be deleted from the plat drawing‎.‎

3‎.‎Any encroachment proposed in the wetland buffer will require that ‎

detailed drawings be submitted with the Final Preliminary Plat for ‎

City Council review at that time‎.‎

4‎.‎On the current drawing, the building envelopes are very large, particularly ‎

on Lots ‎1‎, ‎2‎, ‎9 ‎and ‎10‎. ‎A prudent layout could greatly reduce any ‎

need for wetland buffer encroachment show the building envelope as ‎

defined by the setback requirements indicated in Schedule ‎1700 ‎of ‎

Zoning Ordinance No‎. ‎200‎.‎

Ayes‎:‎Beaton, Boswell, Hauswirth, Nowicki, Rosen, Somerville, Kaiser‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Sadowski‎

MOTION CARRIED‎

The Planning Commission had informal discussion to give Mr‎. ‎Ferro some ‎

guidance as to issues he needed to address before bringing a revised plan ‎

back to the table‎.‎

The Chair suggested the applicant be prepared with certain engineering ‎

calculations in order to convince them that there will be no water problems‎.‎

Member Hauswirth suggested using an existing dirt‎-‎type drive at the ‎

northeast corner of the site ‎(‎behind Lot #‎2‎) ‎as a temporary construction ‎

traffic route versus bringing it in to Falcon Drive which is newly landscaped‎.‎

Member Hauswirth suggested installing an irrigation system for the berm on ‎

Tienken Rd‎. ‎which would provide screening for Lots ‎1 ‎and ‎2 ‎bordering ‎

Tienken Rd‎. ‎He stressed the importance of irrigating the berm because of ‎

the number of trees that had to be replaced on the Falcon Estates ‎

Subdivision berm‎.‎

Mr‎. ‎Ferro said that the trees he's just planted are natural trees that were ‎

already on site‎. ‎He said they took a few of the trees out of the wetlands and ‎

transplanted them‎. ‎Regarding the temporary construction route, Mr‎. ‎Ferro ‎

said that the road would have to be enhanced, plus he would have to cross ‎

the wetlands‎. ‎Also, the road would go through the center of where the ‎

detention pond is proposed‎.‎

Member Hauswirth disagreed and said that the entire area where Lot No‎. ‎2 ‎

exists is barren‎. ‎He didn't feel that building this road would create any more ‎

damage in crossing the entire wetlands area than would occur with the ‎

proposed Rosewood Dr‎. ‎

Member Nowicki expressed concern about the sidewalks in the wetlands, ‎

as well as the fill for the driveways‎. ‎He wondered if there would be a ‎

disturbance to the wetlands when the driveways are filled‎. ‎He pointed out ‎

that Section ‎4‎-‎13‎.‎07‎.‎01 ‎of the ordinance says that you cannot conduct any ‎

activity in the watercourse or wetland or within a ‎40‎' buffer of the boundaries ‎

of the wetland‎. ‎The drawing shows a ‎10‎' minimum and a ‎20‎' minimum ‎

wetland buffer‎.‎

Mr‎. ‎Ferro said the buffers were suggested by Dr‎. ‎Jaworski to be ‎10‎' and ‎

20‎'‎. ‎He was told that they could probably reduce them as long as they had ‎

some kind of protection between the wetlands and the building envelope‎. ‎

He said that this is why he proposed the trees along the wetlands‎.‎

Ms‎. ‎Goodwin said that Dr‎. ‎Jaworski's most recent letter states that he ‎

believes that the homes can be situated on those lots without encroaching ‎

the wetland buffer‎. ‎What he meant was that the wetland buffer should be ‎

defined by some tree line or some fence or physical barrier, but not a berm‎. ‎

Ms‎. ‎Goodwin stated that if the building envelope is defined by the setback ‎

requirements for that district, there would probably not be a need to pursue ‎

a wetland buffer reduction‎.‎

Ms‎. ‎Goodwin said that the berms are to be deleted and the ‎40‎' buffer is to ‎

be shown when these plans come back as noted‎. ‎She said approval of the ‎

wetland use permit is requested to allow the filling to cross the wetlands ‎

with driveway and road‎. ‎However, Dr‎. ‎Jaworski is not recommending any ‎

reduction in the wetland buffer‎. ‎He's recommending that ‎no‎ encroachment ‎

be shown‎. ‎

Member Rosen asked Mr‎. ‎Ferro why it was necessary to remove Tree No‎. ‎

7‎, which is a ‎30‎" ‎Oak Tree‎.‎

Mr‎. ‎Ferro said that he thought it was because of it's proximity to where the ‎

excavation is to occur, as well as the sidewalk installation‎. ‎He felt that the ‎

root system of the tree would be destroyed‎.‎

Member Rosen asked Mr‎. ‎Ferro if he would work with Dr‎. ‎Jaworski to see if ‎

there were any alternatives they could explore to save that tree‎. ‎Mr‎. ‎Ferro ‎

said he would certainly explore any alternatives that might save the tree‎.‎

It was noted that since this issue was tabled, it would be noticed again for a ‎

public hearing when it was ready to come back before the Planning ‎

Commission‎.‎

Postponed

2000-1441

Request for Wetland Use Permit Recommendation ‎- ‎File No‎. ‎87‎-‎902 ‎- ‎Pine ‎

Creek Estates‎

Postponed

2000-1442

Request for Tentative Preliminary Plat Recommendation ‎- ‎File No‎. ‎87‎-‎902 ‎- ‎Pine ‎

Creek Estates‎

Postponed

2000-1443

Request for Site Plan Approval ‎- ‎File No‎. ‎93‎-‎368 ‎- ‎St‎. ‎Luke's United Methodist ‎

Church Addition, a proposed ‎6‎,‎660 ‎square foot addition to the existing church ‎

building and ‎62‎-‎space parking lot, located on the north side of Walton Blvd at ‎

the western City limits, Parcel No‎. ‎15‎-‎07‎-‎352‎-‎028‎, zoned R‎-‎3‎, One Family ‎

Residential, St‎. ‎Luke's United Methodist Church, ‎3980 ‎Walton Blvd‎.‎, Rochester ‎

Hills, MI ‎48309‎, Applicant‎

Present was Tom Cantor, Chairman of Building Committee, Sam Wardlow, ‎

Landscape Architect, and Paul Weisenbach, contractor‎.‎

Mr‎. ‎McBroom presented his staff report dated September ‎15‎, ‎1993‎. (‎Staff ‎

report has been placed on file and by reference becomes part of the record ‎

hereof‎.) ‎

Proposed is a ‎6‎,‎660 ‎square foot addition to the existing church building, ‎

which is currently ‎4‎,‎700 ‎sq‎. ‎ft‎. ‎in size ‎(‎a ‎2‎,‎470 ‎sq‎. ‎ft‎. ‎first floor and a ‎2‎,‎230 ‎

sq‎. ‎ft‎. ‎basement‎). ‎Also proposed is a ‎62‎-‎space parking lot north of the ‎

church‎. ‎The addition will consist of a ‎6‎,‎300 ‎sq‎. ‎ft‎. ‎main floor and a ‎300 ‎sq‎. ‎

ft‎. ‎basement‎. ‎The new basement will be connected to the existing ‎

basement‎.‎

Mr‎. ‎McBroom noted that all relevant ordinance requirements have been met ‎

except for the Type ‎"‎B‎" ‎Buffer required on three sides of the site and ‎

extending the pathway across the site's entire Walton Blvd‎. ‎frontage‎. ‎The ‎

applicant is working with the City Engineer to properly locate the pathway ‎

as it approaches the western city limits‎. ‎

Mr‎. ‎McBroom continued by stating that the church has asked for a ‎

modification of the buffer requirement and has submitted an alternate ‎

landscape plan which they believe meets the intent of the ordinance, ‎

although not the specific letter of the Type ‎"‎B‎" ‎Buffer‎.‎

Member Beaton questioned what color the block material to be used on the ‎

church addition would be painted‎. ‎He also asked if they had considered ‎

using vinyl or aluminum siding‎.‎

Mr‎. ‎Weisenbach pointed out that the material is a designed block with a ‎

slight aggregate and that the color had not been chosen‎. ‎The block was ‎

chosen to be compatible with the apartments to the west‎. ‎He commented ‎

that the foundation is being built with brick ledge so that eventually they can ‎

lay brick over the block‎.‎

Member Nowicki expressed some concern that the scale of the drawing ‎

showed two different size septic fields‎. ‎He asked if the existing septic field ‎

would be used for the new addition‎. ‎He asked what the old church building ‎

would be used for‎.‎

Mr‎. ‎Cantor replied that the new facility will tie on to the southern end of the ‎

present building‎. ‎The old structure would be used as a fellowship hall for ‎

meetings, banquets, etc‎.‎

Member Nowicki felt that this use would require additional capacity in the ‎

septic field‎. ‎He thought that the existing septic field appeared to be very ‎

limited at the present time based on the site plan that has been presented ‎

this evening‎. ‎Regarding sanitation, he wondered if staff had addressed this ‎

issue based on the increased use, additional parking and potential ‎

increase in number of people attending services, etc‎.‎

Mr‎. ‎McBroom said that the adequacy of the existing septic field would be ‎

further explored when they apply for a building permit‎. ‎

Member Nowicki wondered if there were any standards with the county, ‎

who would be approving the septic field‎.‎

Mr‎. ‎McBroom said that he was sure there were standards, but was not ‎

aware of what they were‎.‎

Member Nowicki recalled that there was discussion of sewers at the time ‎

Waltonshire Estates was going to be developed ‎(‎east of the church‎) ‎

regarding sewer and water extensions‎. ‎He also expressed concern that the ‎

detention pond shows the water flowing out of it and down a rip‎-‎rap on the ‎

north side‎. ‎He said that the report notes that the detention basin will drain ‎

along the north property line‎. ‎He said the landscape plan shows gardens in ‎

there‎. ‎He wondered if there was any concern for flooding since it's downhill ‎

from that site to the residential area‎. ‎He wondered how the water would get ‎

to the drain along the north property line‎.‎

Mr‎. ‎McBroom said the water would fall naturally down the slope to the ‎

existing drain along the north property line‎. ‎He noted that the ditch is the ‎

outlet that the city engineer has approved‎. ‎

Member Beaton asked how tall the proposed lights would be in the parking ‎

lot‎.‎

Mr‎. ‎McBroom said that the plan notes the lights at a maximum height of ‎25‎', ‎

but that it was likely that they would be lower‎.‎

Member Beaton asked if the applicant would consider more light poles at a ‎

lower height to accomplish the same goals as the two ‎25‎' light poles‎. ‎

Mr‎. ‎Weisenbach said that the reason the light poles are proposed at ‎25‎' is ‎

because that is what the ordinance allows‎. ‎He said they could reduce them ‎

to any height‎. ‎He added that they would take an extreme amount of effort to ‎

keep the lights as low as possible and aesthetically pleasing to everyone ‎

around‎. ‎

Mr‎. ‎Cantor said he likes the idea of lower light poles but added that he ‎

would need to have his architect review it to see where they could be ‎

placed‎.‎

The Chair commented that the handicap parking spaces are located quite ‎

a distance from the entrance to the building‎. ‎He asked if any thought had ‎

been given to a different location for those spaces‎.‎

Mr‎. ‎Cantor said that this is why they've installed a circular drive which goes ‎

up to the front of the church‎. ‎He anticipated that handicapped or disabled ‎

persons would be dropped off at the door‎. ‎

Mr‎. ‎Nowicki said that he doesn't think this meets the requirements of the ‎

law‎. ‎The law says that handicapped parking will be most readily available ‎

at the most convenient entrance‎. ‎He said the law doesn't allow for ‎

someone to park a car for someone else, however, the law does require ‎

that the handicap parking be located nearest the entrance of the building‎.‎

Mr‎. ‎Weisenbach said that there is handicap parking in the parking lot below ‎

and a ‎40‎' concrete walkway that leads to the elevator‎. ‎This is the main ‎

point of entrance for the handicapped‎.‎

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

93‎-‎368‎, that the Planning Commission approve the site plan as presented, ‎

including the findings and conditions in the staff report dated ‎9‎/‎15‎/‎93‎, plus ‎

one additional condition to resolve the location of the bike path, and ‎

addressing the concern about the septic field‎.‎

FINDINGS‎:‎

1‎.‎All ordinance requirements ‎can‎ be met‎.‎

2‎.‎The proposed plan provides adequate on site circulation and improves ‎

ingress to and egress from the site‎.‎

3‎.‎The proposed plan provides a reasonable adaptation to the existing site‎.‎

4‎.‎The development will not negatively affect the environment‎.‎

CONDITIONS‎:‎

1‎.‎Approval of the alternate screening plan as discussed in the proceedings ‎

is necessary before the site plan may be approved‎.‎

2‎.‎Two landscape bonds are required for the parking lot islands and the ‎

buffer, as follows‎:‎

Parking Lot Islands‎:‎$ ‎592‎.‎00‎

Buffer‎:‎$‎10‎,‎696‎.‎00‎

Total‎:‎$‎11‎,‎288‎.‎00‎

3‎.‎Resolve the location of the bike path‎.‎

4‎.‎Address the concern of the septic field as noted in these proceedings‎.‎

Ayes‎:‎Hauswirth, Nowicki, Rosen, Somerville, Beaton, Boswell, Kaiser‎

Nays‎:‎None‎

Absent‎:‎Gene Ferrera, George Sadowski ‎MOTION CARRIED‎

(‎Ref‎: ‎Site Plan dated Received August ‎3‎, ‎1993 ‎and prepared by AES ‎

Engineers & Surveyors; Landscape Plan Received August ‎3‎, ‎1993 ‎and ‎

prepared by Donald C‎. ‎Westphal, Landscape Architect‎).‎

Ms‎. ‎Lemke, landscape consultant, does not support the plan and notes the ‎

deficiencies in the proposed buffer in her letter of July ‎1‎, ‎1993‎. ‎The primary ‎

concern is providing adequate screening between the parking lot and the ‎

surrounding homes and apartments‎. ‎She recommends changes to the ‎

landscape plan to better meet the intent of the ordinance‎. ‎Proposed ‎

landscaping is estimated to cost $‎11‎,‎288‎.‎00‎.‎

Mr‎. ‎McBroom noted that if the Planning Commission were to grant the ‎

requested buffer modification, the Planning Department would recommend ‎

approval of the site plan, provided an acceptable location of the pathway as ‎

it approaches the western portion of the property, is indicated on the plans‎. ‎

Approved

2000-1444

Request for a Buffer Modification ‎- ‎File No‎. ‎93‎-‎368 ‎- ‎St‎. ‎Luke's United Methodist ‎

Church Addition, a proposed ‎6‎,‎660 ‎square foot addition to the existing church ‎

and a ‎62‎-‎space parking lot, located on the north side of Walton Blvd‎.‎, at the ‎

western City limits, Parcel No‎. ‎15‎-‎07‎-‎352‎-‎028‎, zoned R‎-‎3‎, One Family ‎

Residential, St‎. ‎Luke's United Methodist Church, ‎3980 ‎Walton Blvd‎.‎, Rochester ‎

Hills, MI ‎48309‎, Applicant‎

Mr‎. ‎Weisenbach displayed a drawing of the site which showed the existing ‎

vegetation as well as proposed additional landscaping‎. ‎He informed the ‎

Planning Commission that the property to the rear ‎(‎residential Lots ‎18‎, ‎19 ‎

& ‎20‎) ‎is currently very low‎. ‎One of the homes is completely screened and ‎

has no view of the church property‎. ‎The other two homes have an existing ‎

buffer, although one of those homes sits on an angle and has a view of the ‎

neighboring apartment development rather than the church‎. ‎He passed ‎

around some pictures which showed the buffers and landscaping of the ‎

rear of those three homes‎. ‎Approximately ‎30‎' or ‎40‎' feet of the church ‎

property is being maintained very nicely by those residents‎. ‎There are ‎

gardens and a play house that are on church property‎. ‎He said if they were ‎

to install a fence, it would cut right through the area being occupied by the ‎

adjoining neighbors‎. ‎He said it would serve no value, in their view, to further ‎

screen the property when it's elevation is almost ‎14‎' below the grade ‎

behind the church‎. ‎

Mr‎. ‎Weisenbach commented that there has been continual contact ‎(‎from ‎

2‎-‎4 ‎visits‎) ‎with the landowners to the north‎. ‎He said they are aware of the ‎

church's plans and have expressed the normal concerns that any landowner ‎

would have‎. ‎The church has made every effort to meet all the needs that ‎

have been requested by the landowners to the rear‎. ‎They've even tried to ‎

go beyond what an alternate Type ‎"‎B‎" ‎Buffer might require‎. ‎

One of the items mentioned in Ms‎. ‎Lemke's letter is that irrigation is not ‎

provided‎. ‎The church has since run a ‎3‎/‎4‎" ‎water line out into the parking ‎

area where there will be manual irrigation, however, it will not be a sprinkler ‎

system‎.‎

Member Beaton complimented the applicants on the beautiful proposal for ‎

this site and added that the elevations look great‎. ‎More specifically, he ‎

liked the traditional style of the church with its tall steeple that can be seen ‎

for miles, retaining the ‎"‎small town character look‎". ‎

Member Hauswirth asked Mr‎. ‎Weisenbach what the location would be for ‎

the proposed screening‎. ‎He expressed concern that the screening would ‎

not be as full in the winter as it exists now‎. ‎He wondered if there would be ‎

significant screening for those homeowners once the trees dropped their ‎

leaves‎.‎

Addressing the location of the screening, Mr‎. ‎Weisenbach replied that the ‎

screening is at the highest point of the property and would consist of a ‎

variety of plants‎. ‎Regarding the issue of whether or not the screening would ‎

be significant during the fall and winter months, he said that, although he ‎

didn't know the exact number, there are a fair amount of austrian pine trees ‎

in that particular northeast corner‎. ‎He recalled that in the ‎2 ‎years he's ‎

worked on this project, there's always been a sufficient amount of green ‎

back there during the winter, but obviously, not as much as is proposed‎.‎

Member Hauswirth recalled that the issue of winter versus summer ‎

screening was discussed not too long ago and he wondered if this entire ‎

issue had been looked at‎. ‎He did note that, from the pictures, it appears ‎

that there are a lot of evergreen trees‎.‎

Ms‎. ‎Goodwin replied that this issue has been raised with the consultant and ‎

it has been reviewed‎. ‎Ms‎. ‎Lemke believes that there could be some ‎

vegetation added to supplement what is there‎. ‎Ms‎. ‎Goodwin said that she ‎

did meet with Mr‎. ‎Cantor to discuss this issue‎. ‎She recalled that the ‎

Planning Commission made some very rigorous requirements of the ‎

Jehovah's Witness Church down the street‎. ‎Ms‎. ‎Goodwin said she has not ‎

received any calls or complaints from any of the residents‎. ‎She believed ‎

that the church has done a good job of contacting the neighbors and have ‎

tried to be responsible in providing something that would be reasonable ‎

and compatible with the surrounding homes‎. ‎

The Chair asked if there were any abutting homeowners to the church who ‎

wished to speak to this issue‎. ‎There was no response from the audience‎.‎

Member Rosen expressed concern about the lack of landscaping on the ‎

south half of the east property line, which currently abuts vacant land‎. ‎He ‎

didn't feel that the four trees ‎(‎which are a mix of austrian pines and ash ‎

trees‎) ‎would obscure any future development on the abutting property‎. ‎He ‎

wondered if cost was a factor in not providing sufficient screening‎.‎

Mr‎. ‎Cantor cited many different costs incurred during the site plan approval ‎

process so far and said that they have already spent almost $‎100‎,‎000 ‎

before doing anything towards the addition to the building‎. ‎He said that ‎

they are not eager to spend much more money on landscaping, however, if ‎

they have no choice, they may have to put off their program for awhile to ‎

take care of other things‎.‎

Member Rosen said that he didn't feel that the applicant was meeting the ‎

spirit of the ordinance as to the trees and landscaping that was proposed‎. ‎

He agreed that a wall placed along the property line would not be ‎

appropriate, but felt that more trees should be added to the berm to provide ‎

more of a visual obstruction of the church and parking lot from the ‎

neighbors‎. ‎He felt that additional trees were also needed on the north and ‎

west side of the parking lot‎.‎

Mr‎. ‎Weisenbach said that they inadvertently listed six additional trees in the ‎

drawing which have yet to be located‎. ‎He said that they could be placed on ‎

the berm on the north side where additional landscaping is desired‎. ‎

Mr‎. ‎Cantor said that oftentimes trees are given to the church as memorial ‎

gifts and perhaps this area might be considered for future plantings, either ‎

as memorial gifts or as the church raises additional funds‎. ‎

Member Somerville commented that the idea of dedicating trees, ‎

particularly deciduous, was a great way to fill in that berm gradually‎.‎

The Chair told the Planning Commissioners that they need to look toward ‎

approving a modification that they can live with and hope that the church will ‎

add to it as the years go by, on their own‎.‎

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

93‎-‎368‎, that the Planning Commission approve the modification of buffer ‎

requirement with one condition‎.‎

CONDITION‎:‎

1‎.‎That the church will plant six additional ‎3‎'‎-‎4‎' austrian pine trees ‎30‎' on ‎

center on the north berm between the retention pond and parking lot‎. ‎

‎

Ayes‎:‎Boswell, Hauswirth, Nowicki, Rosen, Somerville, Beaton, Kaiser‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Sadowski ‎MOTION CARRIED‎

Approved

2000-1445

Request for Extension of Site Plan Approval ‎- ‎File No‎. ‎85‎-‎584 ‎- ‎University ‎

Square Shopping Center Accition, located at the northwest corner of Walton ‎

Blvd‎. ‎and Adams, Parcel No‎. ‎15‎-‎07‎-‎476‎-‎006‎, zoned B‎-‎3‎, Shopping Center ‎

Business, David C‎. ‎Adams, ‎104 ‎Grosse Pines Dr‎.‎, Rochester Hills, MI ‎48309‎, ‎

Applicant‎

Ms‎. ‎Goodwin noted that she spoke with Mr‎. ‎Adams on the phone and that ‎

she advised him that she didn't feel it would be necessary for him to attend ‎

the meeting since there were no new ordinances that would apply to his ‎

plan‎. ‎Mr‎. ‎Adams indicated to her that he expects to proceed very shortly‎. ‎

At this time, they are pursuing building permits for the expansion of the L & ‎

L Supermarket‎. ‎The free standing retail site would be forthcoming ‎

sometime next year‎.‎

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

extend the site plan approval to November ‎24‎, ‎1994‎, as previously ‎

approved on November ‎24‎, ‎1992‎:‎

FINDINGS‎:‎

1‎.‎It appears that all applicable zoning ordinance requirements can be met‎.‎

2‎.‎The site now reflects curbed and landscaped islands in the appropriate ‎

number with plant materials and ground covering as prescribed in ‎

Section ‎1805 ‎of Zoning Ordinance No‎. ‎200‎.‎

3‎.‎The proposed development will be compatible and harmonious with ‎

surrounding properties and will enhance the tax base of the city‎.‎

4‎.‎Safe traffic flow and circulation will be enhanced by the addition of ‎

landscaped islands in the existing portion of the mall‎.‎

5‎.‎The proposed development conforms with stated policies of the adopted ‎

Master Land Use Plan pertaining to commercial development in the ‎

city‎.‎

6‎.‎That the Planning Department approve the facade and elevations prior to ‎

the applicant proceeding and that a bond be posted relative to the ‎

landscape islands in the amount of $‎24‎,‎229‎.‎00‎.‎

CONDITION‎:‎

1‎.‎That all elevations and facades of the new building and addition be ‎

provided to the Planning Department and that they be reviewed for ‎

continuity with the existing building‎.‎

Ayes‎:‎All‎

Nays‎:‎None‎

Absent‎:‎Ferrera, Sadowski ‎MOTION CARRIED‎

Approved

ANY OTHER BUSINESS

Ms‎. ‎Goodwin updated the Planning Commission on the child care bill that is ‎

before the State Legislature‎. ‎She said that she spoke with Representative ‎

Crissman's office, learning that the latest version of the bill was before the ‎

legislature today for second reading‎. ‎She recommended that the Planning ‎

Commission ‎not‎ proceed with a public hearing in October because it does ‎

appear that the state is about to take some type of action on Senate Bill ‎

162‎. ‎

‎

The Chair mentioned that the Sheldon Road extension topic will be on ‎

tomorrow evening's City Council agenda‎. ‎There was a request that Ms‎. ‎

Goodwin and Mr‎. ‎Dearing appear to make summaries of their prior ‎

comments made to the Planning Commission during their joint session with ‎

the City of Rochester‎. ‎He noted that Ms‎. ‎Goodwin is reluctant to speak for ‎

the Planning Commission on this matter‎. ‎He said that he would not be able ‎

to attend the meeting because of a prior commitment‎. ‎He said that his ‎

review of the minutes would seem to indicate that those of the Planning ‎

Commission that supported the western route was based on the overall ‎

cost of having it in that location as well as the minimum intrusion that would ‎

occur‎. ‎He believed that a safer intersection would be created out of the ‎

western route as opposed to the more eastern route‎. ‎If none of the other ‎

Planning Commissioners are able to attend tomorrow evening's City ‎

Council meeting, he asked Council representative Beaton if he could carry ‎

that message to President Buller and the rest of the council members‎.‎

Member Nowicki asked if the City Council had been provided with a set of ‎

the original minutes of the first joint meeting with the Rochester Planning ‎

Commission‎. ‎He felt that they should have an opportunity to see what was ‎

originally discussed, which was an easterly route‎.‎

The Chair said that he would encourage that City Council be provided ‎

those minutes also‎. ‎He felt that they should avoid discussing which side of ‎

the cemetery the road should go on, but rather, just deal with whether or not ‎

they want an extension‎. ‎

NEXT MEETING DATE

October ‎19‎, ‎1993 ‎Regular Meeting‎

ADJOURNMENT

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

meeting was adjourned at ‎10‎:‎20 ‎p‎.‎m‎.‎