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1000 ‎Rochester Hills Dr‎. ‎

Rochester Hills, MI ‎

48309‎

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Rochester Hills

Minutes

Planning Commission

7:00 PM

1000 Rochester Hills Drive

Tuesday, December 3, 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

Paul Krupa‎

Eugene Nowicki‎

Christian Ramanauskas‎

Gerald Robbins‎

James Rosen‎

Audrey Ruggiero‎

Patricia Somerville‎

Absent PC‎: ‎None‎

Quorum present‎

Also present‎: ‎Paul Rizzardi, Planner‎

Susanne Vergeldt, Recording Secretary‎

COMMUNICATIONS

A‎.‎ Planning and Zoning News, October ‎1996‎

UNFINISHED BUSINESS

2000-1686

Request for an Extension of the Tentative Preliminary Plat Approval ‎- ‎File No‎. ‎

92‎-‎347 ‎- ‎Ingram Acres, a ‎5‎-‎lot subdivision on ‎3‎.‎28 ‎acres, located on the west ‎

side of Livernois, south of Auburn, Parcel No‎. ‎15‎-‎33‎-‎426‎-‎013‎, zoned R‎-‎4‎, One ‎

Family Residential, Steve Ingram, ‎3610 ‎S‎. ‎Livernois, Rochester Hills, Mi ‎48309‎, ‎

Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated November ‎22‎, ‎1996 ‎has ‎

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

The Chair reviewed the three requests‎. ‎

Present were Steve and Diane Ingram of ‎3610 ‎South Livernois‎.‎

Mr‎. ‎Rizzardi presented the staff report and had nothing further to add to it‎.‎

The Planning Commission granted tentative approval of the preliminary plat on January ‎

5‎, ‎1994‎. ‎The tentative approval of the preliminary plat was extended on January ‎5‎, ‎

1995 ‎for one more year‎. ‎Thus, the current approval expired January ‎5‎, ‎1996‎.‎

Extension of Tentative Preliminary Plat Approval‎

MOTION‎ by Boswell, seconded by Somerville, in the matter of File No‎. ‎92‎-‎347 ‎

(‎Ingram Acres‎)‎, that the Planning Commission ‎grant ‎an extension until January ‎6‎, ‎

1997 ‎of Tentative Preliminary Plat Approval consistent with the previous findings and ‎

conditions of the Planning Commission and City Council‎.‎

FINDINGS‎:‎

1‎.‎ The proposed subdivision plat drawings contain all information required by the ‎

State of Michigan Subdivision Control Act of ‎1967‎, and the City of Rochester ‎

Hills Subdivision Control Ordinance and 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 sewer service is available to serve the development‎.‎

4‎.‎ A reasonable lot layout and orientation is 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.‎ The applicant must resolve the relocation of the barn and corn crib with the ‎

Historic Districts Commission prior to requesting Final Preliminary Plat ‎

Approval‎.‎

2‎.‎ That the plat presented at the time of the request for Final Approval of the ‎

Preliminary Plat show sidewalks unless a waiver from the Sidewalk Ordinance ‎

is granted to eliminate the sidewalk on the north side of Ruby‎.‎

3‎.‎ That corrections be made as to the lot line and characterization of the square ‎

footage shown on Site Plan dated Received ‎6-23-93‎ by the City of Rochester ‎

Hills Planning Department, prepared by RK Engineering & Surveying ‎

Associates, Inc‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

2000-1687

Request for a Waiver from the Sidewalk Ordinance ‎- ‎File No‎. ‎92‎-‎347 ‎- ‎Ingram ‎

Acres‎

Mr‎. ‎Ingram stated that the historic barn and corn crib are in the process of being ‎

relocated‎.‎

Commissioner Somerville pointed out that the Sidewalk Ordinance Chapter ‎4‎-‎01‎.‎16 ‎

applies to developments of at least nine lots; the subject development contains only ‎

five lots‎. ‎The proposed development also has frontage on Ruby Street where there ‎

currently are no pathways or sidewalks, and it would serve no purpose to require a ‎

sidewalk for five homes along Ruby Street‎.‎

MOTION‎ by Somerville, seconded by Robbins, in the matter of File No‎. ‎92‎-‎347 ‎

(‎Ingram Acres‎)‎, that the Planning Commission ‎recommend approval ‎to waive ‎

sidewalk requirements consistent with the findings as stated in the Staff Report dated ‎

November ‎22‎, ‎1996‎.‎

FINDINGS‎:‎

1‎.‎ The final preliminary plat indicates that only five lots are proposed‎.‎

2‎.‎ There is no sidewalk located at the western terminus of the required sidewalk‎.‎

3‎.‎ The Ruby Street frontage west of the subject site is developed‎. ‎There are five ‎

homes consisting of about ‎650‎ feet of frontage‎. ‎Since these properties are ‎

developed, it is unlikely for a sidewalk ever to be constructed and connect to ‎

the required sidewalk for Ingram Acres‎.‎

4‎.‎ There are no sidewalks located along the platted property on the opposite side of ‎

Ruby from the property‎.‎

Discussion on the Motion‎:‎

Commissioner Boswell recommended eliminating Finding No‎. ‎4 ‎since the same ‎

argument has been used in the past to require a sidewalk‎.‎

Complete Motion as Amended‎:‎

MOTION‎ by Somerville, seconded by Robbins, in the matter of File No‎. ‎92‎-‎347 ‎

(‎Ingram Acres‎)‎, that the Planning Commission ‎recommend approval ‎to waive ‎

sidewalk requirements consistent with the findings as stated in the Staff Report dated ‎

November ‎22‎, ‎1996‎.‎

FINDINGS‎:‎

1‎.‎ The final preliminary plat indicates that only five lots are proposed‎.‎

2‎.‎ There is no sidewalk located at the western terminus of the required sidewalk‎.‎

3‎.‎ The Ruby Street frontage west of the subject site is developed‎. ‎There are five ‎

homes consisting of about ‎650‎ feet of frontage‎. ‎Since these properties are ‎

developed, it is unlikely for a sidewalk ever to be constructed and connect to ‎

the required sidewalk for Ingram Acres‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Recommended for Approval to the City Council Regular Meeting

2000-1688

Request for Final Prelminary Plat Approval Recommendation ‎- ‎File No‎. ‎92‎-‎347 ‎- ‎

Ingram Acres‎

MOTION‎ by Boswell, seconded by Robbins, in the matter of File No‎. ‎92‎-‎347 ‎

(‎Ingram Acres‎)‎, that the Planning Commission ‎recommend approval ‎of the Final ‎

Preliminary Plat citing the findings and conditions in the Staff Report dated November ‎

22‎, ‎1996‎.‎

FINDINGS‎:‎

1‎.‎ The applicant has taken the necessary measures to address the conditions of the ‎

preliminary plat approval granted by City Council on January ‎5‎, ‎1994‎.‎

2‎.‎ If the sidewalk waiver is granted, the submitted plans meet all the requirements of ‎

the Subdivision Control Ordinance for Final Approval of the Preliminary Plat‎.‎

3‎.‎ All applicable requirements of the Zoning Ordinance and other applicable ‎

ordinances can be met as demonstrated in the plat drawings referenced ‎

below‎.‎

CONDITIONS‎:‎

1‎.‎ The barn be relocated to the location indicated on the Final Preliminary Plat prior ‎

to submitting the plat for Final Approval‎.‎

2‎.‎ The applicant revise the Tree Protection and Tree Replacement Plan to indicate ‎

the additional trees that will be affected by the expansion of the detention ‎

pond and delete references to trees which are in the existing right‎-‎of‎-‎way and ‎

have been removed by the City of Rochester Hills‎.‎

3‎.‎ That the plat indicate sidewalk locations along Ruby unless a sidewalk waiver is ‎

granted by City Council‎.‎

Discussion on the Motion‎:‎

Commissioner Ruggiero pointed out that there is only one additional tree that will be ‎

affected by the expansion of the detention pond, and was concerned that the applicant ‎

may at some time in the future be held responsible for additional ‎"‎trees‎" ‎rather than just ‎

one tree‎. ‎Mr‎. ‎Ingram asked if would be permissible to change the ‎"‎five‎" ‎replacement ‎

trees to ‎"‎six‎" ‎administratively rather than be required to have new plans drawn up, in ‎

light of the number of drawings he has submitted and the fact that there are no other ‎

changes required‎. ‎Staff was agreeable to this procedure‎.‎

Ayes‎: ‎ All‎

Nays‎:‎ None‎ MOTION CARRIED‎.‎

Mr‎. ‎Ingram questioned whether or not a problem would occur in the event that this ‎

matter did not go to City Council before the expiration of the Tentative Preliminary ‎

Plat Approval on January ‎6‎, ‎1997‎. ‎Staff advised that a second extension could be ‎

granted at this time, and no public notice requirements would apply‎.‎

MOTION‎ by Boswell, seconded by Krupa, that the Planning Commission ‎

recommend extension of the Tentative Preliminary Plat Approval‎ until January ‎

6‎, ‎1998 ‎incorporating all prior findings and conditions‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Plans prepared by Reichert Surveying and dated received by the City of ‎

Rochester Hills Planning Department on October ‎23‎, ‎1996‎; Staff Report dated ‎

November ‎22‎, ‎1996‎; letters dated August ‎9‎, ‎1996 ‎and July ‎13‎, ‎1993 ‎from Linda ‎

Lemke‎.)‎

Recommended for Approval to the City Council Regular Meeting

NEW BUSINESS

2000-1601

Request for a Tree Removal Permit ‎- ‎File No‎. ‎95‎-‎019 ‎- ‎Autumn Hills ‎

Subdivision, located on the east side of John R, south of Hamlin, Parcel Nos‎. ‎

15‎-‎25‎-‎302‎-‎002‎, ‎-‎009‎, ‎-‎010 ‎and ‎15‎-‎25‎-‎301‎-‎014‎, zoned R‎-‎4‎, One Family ‎

Residential, Millcreek Building Company, Michael Guerra, ‎707 ‎E‎. ‎Maple, Susite ‎

102‎, Troy, MI ‎48083‎, Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated November ‎25‎, ‎1996 ‎has ‎

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

Revised Tree Removal Permit‎

Mr‎. ‎Michael Guerra of Millcreek Building Company, and Mr‎. ‎Jim Jones of MCS ‎

Associates, were present‎. ‎Mr‎. ‎Guerra stated that they have addressed all the issues ‎

of the Planning Department‎. ‎The Tree Removal Permit is being revised because an ‎

outlot has been added which changed the tree count‎. ‎There are a total of ‎690 ‎

regulated trees on the site‎. ‎419 ‎trees are to be removed in order to construct the ‎

roads, clear building envelopes, and install utilities‎. ‎The previous application was for ‎

the removal of ‎404 ‎trees‎. ‎They now intend to save ‎279 ‎trees resulting in a ‎

preservation percentage exceeding the ‎37 ‎percent minimum required by ordinance‎. ‎

They feel that is a very conservation percentage‎. ‎There is also the possibility of ‎

additional trees being saved, particularly on the deeper lots, because they will not be ‎

taking out the entire building envelope, and this of course would raise the percentage ‎

saved‎. ‎One of the reasons for creating the outlot was to preserve some additional ‎

trees to compensate for the possible removal of some of the original trees‎. ‎In ‎

addition, the detention basin has been shifted to the west to provide a buffer zone ‎

between the detention basin and the existing subdivision to the east‎.‎

Mr‎. ‎Rizzardi presented the staff report and had nothing further to add to it‎. ‎He read ‎

to the commission Linda Lemke‎’‎s letter dated ‎10‎/‎30‎/‎96 ‎containing the updated tree ‎

counts‎.‎

The Chair invited any comments from the public‎. ‎No persons came forward to speak ‎

on this matter‎.‎

Mr‎. ‎Guerra described the proposed road improvements on the east side of John R to ‎

create a center left‎-‎turn lane, which will result in three lanes on John R all the way up ‎

to Hamlin Road‎. ‎He confirmed that there will be two access points to the proposed ‎

subdivision ‎-- ‎from Gravel Ridge and John R‎.‎

Mr‎. ‎Guerra stated he would follow up with all public agencies to assure that all ‎

submittal letters have been received by the city, including letters of no authority as ‎

applicable‎.‎

MOTION‎ by Boswell, seconded by Ruggiero, in the matter of File No‎. ‎95‎-‎019 ‎

(‎Autumn Hills Subdivision‎)‎, that the Planning Commission ‎approve ‎the Revised Tree ‎

Removal Permit consistent with the collection of Linda Lemke letters including the ‎

letter dated October ‎30‎, ‎1996‎, and including the two conditions in the Staff Report ‎

dated November ‎25‎, ‎1996‎, and a tree replacement bond‎.‎

CONDITIONS‎:‎

1‎.‎ Tree calculations and replacement credits be revised to incorporate the changes in ‎

the final design of the detention basin‎.‎

2‎.‎ The cost estimate for the tree replacement plan remain at ‎$50,750‎, to be secured ‎

by a bond, letter of credit or surety in said amount‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None‎ MOTION CARRIED‎.‎

Approved

2006-0456

Request for Final Approval of the Preliminary Plat ‎(‎City File No‎. ‎95‎-‎019‎) - ‎Aubumn ‎

Hills Subdivision, a ‎27 ‎lot subdivision on ‎10 ‎acres, located on the east side of John R ‎

between Hamlin and Auburn Roads, zoned R‎-‎4‎, One Family Residential, Parcel Nos‎. ‎

15‎-‎25‎-‎302‎-‎002‎, ‎-‎009‎, ‎-‎010 ‎and ‎15‎-‎25‎-‎301‎-‎014‎, Michael Guerra, Millcreek Building ‎

Company, applicant‎. ‎Recommended for approval at the February ‎20‎, ‎1996 ‎PC meeting ‎

MOTION‎ by Rosen, seconded by Ruggiero, that in the matter of File No‎. ‎95‎-‎019 ‎

(‎Autumn Hills Subdivision‎)‎, that the Planning Commission ‎recommend Final ‎

Approval of the Preliminary Plat ‎citing the two findings and one condition in the ‎

Staff Report dated November ‎25‎, ‎1996 ‎and referencing the plans dated received by ‎

the City of Rochester Hills Planning Department on ‎11‎/‎20‎/‎96‎.‎

FINDINGS‎:‎

1‎.‎ All applicable Code of Ordinances and Zoning Ordinance requirements can be ‎

met as depicted in the revised preliminary plat drawing‎.‎

2‎.‎ The proposed preliminary plat is in close agreement with the tentatively approved ‎

preliminary plat and appears to adequately incorporate the conditions as ‎

stipulated to the applicant and by City Council‎.‎

CONDITION‎:‎

1‎.‎ The applicant has not yet submitted the required certified list of all authorities to ‎

whom the preliminary plat is required to be submitted as outlined in Sections ‎

113‎ to ‎119‎ of the Subdivision Control Act‎. ‎Such documentation should be ‎

provided to the Planning Department before proceeding to the City Council ‎

for Final Approval of the Preliminary Plat‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Plans dated Revised ‎11‎/‎19‎/‎96‎, prepared by MCS Associates, Inc‎. ‎And ‎

dated received by the City of Rochester Hills Planning Department on ‎11‎/‎20‎/‎96‎, ‎

Sheets ‎1‎-‎5‎; Landscape Plan dated Revised ‎10‎/‎9‎/‎96 ‎by Calvin Hall and Associates; ‎

Linda Lemke‎’‎s review letters of ‎10‎/‎30‎/‎96‎, ‎10‎/‎7‎/‎96‎, ‎9‎/‎11‎/‎96‎, ‎6‎/‎2‎/‎95‎, and ‎11‎/‎16‎/‎95 ‎as ‎

well as the letter of recommendation dated ‎1‎/‎22‎/‎96‎.)‎

__________________________________________‎

Recess ‎8‎:‎20 ‎p‎.‎m‎. - ‎8‎:‎28 ‎p‎.‎m‎.‎

Recommended for Approval to the City Council Regular Meeting

2000-1559

Request for a Tree Removal Permit ‎- ‎File No‎. ‎88‎-‎068‎.‎2 ‎- ‎Village Green Phase II ‎

of Rochester Hills, located on the west side of Dequindre, north of M‎-‎59‎, Parcel ‎

No‎. ‎15‎-‎36‎-‎426‎-‎008‎, zoned RM‎-‎1‎, Multiple Family Residential, Ken Davis, Village ‎

Green Residential Properties, ‎30833 ‎Northwestern Hwy‎.‎, Suite ‎300‎, Farmington ‎

Hills, MI ‎48334‎, Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated November ‎22‎, ‎1996 ‎has ‎

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

Messrs‎. ‎Jeff Roberts, Ken Davis and Brad Froling of Village Green Residential ‎

Properties were present‎. ‎Mr‎. ‎Roberts displayed a combined rendering showing ‎

Phase I and II of Village Green Apartments‎.‎

Mr‎. ‎Roberts was concerned with the requirement to extend the bikepath beyond the ‎

boundaries of the subject site to the adjacent Aspen Meadows driveway to the south‎. ‎

Beyond their site the bikepath runs into the Michigan Department of Transportation ‎

right‎-‎of‎-‎way associated with the M‎-‎59 ‎interchange‎. ‎They had not expected to extend ‎

the bikepath beyond their property boundaries‎. ‎Mr‎. ‎Roberts offered to contribute to ‎

the bikepath fund in lieu of getting involved with all the associated intricacies‎. ‎Mr‎. ‎

Rizzardi stated that the city cannot require the applicant to perform off‎-‎site ‎

improvements unless the applicant agrees to them‎. ‎A condition to an approval could ‎

be stated as an option for the applicant to decide whether or not to extend the ‎

bikepath when it is constructed‎. ‎Commissioner Somerville thought the best choice ‎

would be to deposit money in the bikepath fund‎. ‎Mr‎. ‎Rizzardi recommended further ‎

discussion with the city engineer to determine the feasibility of earmarking funds for the ‎

subject portion of the bikepath; the feasibility of constructing the bikepath beyond the ‎

property boundaries of Village Green in light of the presence of a ditch; dealing with ‎

Michigan Department of Transportation bureaucracies‎. ‎The Chair suggested including ‎

a note on the site plan stating that the applicant has voluntarily agreed to engage in ‎

further discussions with the City Engineer and others to either construct or contribute ‎

to the construction of the bikepath beyond the property boundaries if and when it ‎

becomes feasible‎.‎

Tree Removal Permit‎

MOTION‎ by Rosen, seconded by Somerville, in the matter of File No‎. ‎88‎-‎068‎.‎2 ‎

(‎Village Green Phase II‎)‎, that the Planning Commission ‎approve ‎the Tree Removal ‎

Permit, consistent with the conclusions of staff and Linda Lemke, citing the three ‎

findings in the Staff Report dated November ‎26‎, ‎1996‎, plus a condition requiring the ‎

provision of $‎24‎,‎000 ‎for tree replacement‎.‎

FINDINGS‎:‎

1‎.‎ The existing trees are primarily apple trees which were a part of a former orchard‎. ‎

Many of the trees are in fair to poor condition‎.‎

2‎.‎ The applicant is proposing to replace the trees with ‎158‎ replacement credits which ‎

far exceeds the minimum ordinance requirements‎.‎

3‎.‎ The replacement trees consist of eight different species which increases the ‎

biological diversity of the site‎.‎

CONDITION‎:‎

1‎.‎ A cash bond or letter of credit or surety in the amount of ‎$24,000‎ shall be ‎

provided to guarantee replacement of the trees‎. ‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

Approved

2000-1426

Request for Site Plan Approval ‎- ‎File No‎. ‎88‎-‎068‎.‎2 ‎- ‎Village Green Phase II, a ‎

49‎-‎unit apartment complex on ‎7‎.‎7 ‎acres, located on the west side of Dequindre, ‎

north of M‎-‎59‎, Parcel No‎. ‎15‎-‎36‎-‎426‎-‎008‎, zoned RM‎-‎1‎, Multiple Family ‎

Residential, Kenneth R‎. ‎Davis, Development Director, Village Green Residential ‎

Properties, ‎30833 ‎Northwestern Hwy ‎- ‎Suite ‎300‎, Farmington Hills, MI ‎48334‎, ‎

Applicant‎

MOTION‎ by Rosen, seconded by Somerville, in the matter of File No‎. ‎88‎-‎068‎.‎2 ‎

(‎Village Green Phase II‎)‎, that the Planning Commission ‎grant ‎Site Plan Approval, ‎

citing the five findings and two conditions in the Staff Report dated November ‎26‎, ‎

1996‎, with Condition No‎. ‎1 ‎reworded regarding the extension of the bikepath, plus a ‎

third condition regarding a landscape surety‎.‎

FINDINGS‎:‎

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

2‎.‎ The applicant is proposing adequate ingress and egress‎. ‎Safe access can be ‎

provided for the new units through the existing ingress and egress for the site‎.‎

3‎.‎ The design of the parking lot promotes safety‎. ‎Sidewalks are provided along the ‎

buildings to provide safe pedestrian access within the parking areas‎. ‎Also, the ‎

applicant has provided adequate vehicular turn‎-‎around bays‎.‎

4‎.‎ The development is proposed to be harmonious with the existing development‎. ‎

The buildings will be consistent in design, and the site is designed to integrate ‎

with Phase I‎. ‎Furthermore, the applicant is proposing screening, which is not ‎

required, along the existing nonconforming residences located adjacent to the ‎

property‎.‎

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.‎ There be a note on the site plan indicating that the applicant has voluntarily agreed ‎

to continue discussions with the City Engineer and any other pertinent entities ‎

in order to either construct or contribute to the construction of the bikepath ‎

across the two‎-‎lot site to the southeast of the subject property along ‎

Dequindre Road‎.‎

2‎.‎ Indicate and label required landscaping‎. ‎Required landscaping and replacement ‎

trees shall not be located within ‎15‎ feet of underground utilities‎.‎

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

letter of credit or surety in the amount of ‎$3,000‎.‎

Discussion on the Motion‎:‎

Commissioner Somerville complimented the applicant on going above and beyond ‎

what has been required‎. ‎The development is an asset to the city, and surrounding ‎

residents have told her they are very pleased with the appearance of the complex‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

(‎Reference‎: ‎Site Plans prepared by Nowak & Fraus, Inc‎.‎, dated received by the City ‎

of Rochester Hills Planning Department on November ‎1‎, ‎1996‎; Landscape Plan ‎

prepared by Kenneth Weikal received by the Planning Department on November ‎1‎, ‎

1996‎; Staff Report dated November ‎22‎, ‎1996‎; letter from Linda Lemke dated ‎

October ‎21‎, ‎1996‎.)‎

2000-1689

Request for Site Plan Approval ‎- ‎File No‎. ‎96‎-‎031 ‎- ‎Laherty Project, Rochester ‎

hills Corporate Center Lot ‎18‎, a ‎17‎,‎600 ‎square foot industrial building on ‎1‎.‎1 ‎

acres, located on the south side of Waterview, north of Auburn, parcel no‎. ‎

15‎-‎30‎-‎377‎-‎003‎, zoned I‎-‎1‎, Light Industrial, James Laherty, ‎995 ‎S‎. ‎Eton, ‎

Birmingham, MI ‎48009‎-‎2201‎, Applicant‎

(‎Reference‎: ‎Staff Report prepared by Paul Rizzardi dated November ‎22‎, ‎1996 ‎has ‎

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

Present were Mr‎. ‎James Laherty, the applicant; Tim Affolder of Hexagon General ‎

Contractors, the developer; Doug Woodard, partner‎. ‎A current tenant in the park will ‎

be occupying the subject building as well as his current building to build specialty ‎

tools‎. ‎No toxic materials or activity are anticipated‎.‎

Mr‎. ‎Rizzardi pointed out two points in his staff report‎. ‎Regarding the Recommended ‎

Condition, the applicant has provided documentation that a cross‎-‎access easement ‎

has been recorded with the property located directly east of the subject site‎. ‎

Regarding Linda Lemke‎’‎s statement that adequate island space needs to be provided ‎

as stated in her letter dated November ‎7‎, ‎1996‎, staff believes there are sufficient ‎

parking islands on the subject property‎.‎

Regarding the wetland determination by Dr‎. ‎Jaworski dated July ‎18‎, ‎1996 ‎(‎Revised‎)‎, ‎

it appears that the subject development will not directly affect the pond on the site as ‎

storm water will not be discharged directly into the pond‎. ‎The subject site is the last ‎

vacant parcel in the industrial park, and staff believes that development should not be ‎

precluded because of the eutrophic condition of the wetland‎. ‎All the parcels in the ‎

park have probably contributed to the decay of the wetland, and it would not be right ‎

to single out the subject applicant to make all the necessary corrections to the wetland‎. ‎

Commissioner Nowicki complimented the applicant on providing full‎-‎size handicap ‎

parking spaces rather than merely meeting the federal requirement to provide adjacent ‎

spaces to share an exit area‎.‎

MOTION‎ by Rosen, seconded by Boswell, in the matter of File No‎. ‎96‎-‎031 ‎

(‎Laherty Project‎)‎, that the Planning Commission ‎grant ‎Site Plan Approval including ‎

the four findings from the Staff Report dated November ‎22‎, ‎1996 ‎plus a condition for ‎

a bond or surety for landscaping‎.‎

FINDINGS‎:‎

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

2‎.‎ All the buildings are designed to be compatible with other industrial buildings ‎

within Rochester Hills Corporate Center‎.‎

3‎.‎ The building will have a positive financial impact on the community by providing ‎

additional tax base to the City‎.‎

4‎.‎ 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 shall provide a landscape plan guarantee in the form of a bond, ‎

letter of credit or surety in the amount of ‎$11,310.00‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None ‎MOTION CARRIED‎.‎

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

Department on November ‎21‎, ‎1996‎; letter from Linda Lemke dated November ‎7‎, ‎

1996‎; letter from Robert J‎. ‎Dixon, RA, dated November ‎12‎, ‎1996‎; Wetland ‎

Determination by Eugene Jaworski, PhD dated July ‎18‎, ‎1996 ‎[‎Revised‎].)‎

ANY OTHER BUSINESS

A‎.‎ Commissioner Nowicki reported that the Edison problem on Rockhaven ‎

has been resolved‎. ‎Detroit Edison installed a new post and relocated ‎

the wires‎.‎

B‎.‎ A parking lot and small storage unit have been administratively approved ‎

for Crittenton Hospital which were not shown on the site plan for the ‎

recent cancer addition‎. ‎It was not known where the heliport has been ‎

relocated to accomplish this‎.‎

C‎.‎ Commissioner Somerville announced that this would probably be her last ‎

Planning Commission meeting as a new City Council representative ‎

will probably be appointed‎. ‎She has enjoyed immensely her tenure on ‎

the commission and will miss everyone very much‎.‎

NEXT MEETING DATE

Chairperson Kaiser reminded Commissioners that the next meeting is a Special ‎

Meeting scheduled for next Tuesday, December ‎10‎, ‎1996‎. ‎The next Regular Meeting ‎

is scheduled for Tuesday, December ‎17‎, ‎1996‎.‎

ADJOURNMENT

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

Kaiser adjourned the regular meeting at ‎9‎:‎30 ‎p‎.‎m‎. ‎Michigan time‎.‎