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Rochester Hills

Minutes

Planning Commission

7:00 PM

1000 Rochester Hills Drive

Tuesday, August 25, 1998

CALL TO ORDER

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

the Auditorium‎.‎

ROLL CALL

Present PC‎: ‎Chairperson Eric Kaiser‎

Paul Corneliussen‎

John Gaber‎

Paul Krupa‎

Eugene Nowicki‎

James Rosen‎

Audrey Ruggiero‎

Absent PC‎: ‎William Boswell‎

Christian Ramanauskas‎

Quorum present‎

Also present‎: ‎Patricia Goodwin, Director of Planning‎

Penny Papke, Planning Technician‎

Paul Rizzardi, Planner‎

Katherin Beebe, Katherine Beebe & Associates‎

Barry Murray, JJR, Inc‎.‎

APPROVAL OF MINUTES

2000-1873

June ‎23‎, ‎1998 ‎Special Meeting‎

MOTION ‎by Nowicki, supported by Rosen, that the Minutes dated June ‎23‎, ‎1998 ‎

be accepted as presented‎.‎

Ayes‎:‎ All‎

Nays‎:‎ None‎

Absent‎:‎ Boswell, Ramanauskas ‎MOTION CARRIED‎.‎

Approved

COMMUNICATIONS

A‎.‎ Workshop Brochure on Preserving Oakland County‎’‎s Heritage‎

B‎.‎ SEMCOG Regional Update‎

UNFINISHED BUSINESS

2000-1823

Master Land Use Plan Update ‎- ‎Discuss Residual Area Recommendations‎: ‎

South side of Auburn ‎(‎Area east of Livernois frontage to west of Norton Lawn‎)‎; ‎

Livernois and Hamlin; North side of Hamlin, West of Crestline; Michelson ‎(‎south ‎

of M‎-‎59‎)‎

Ms‎. ‎Beebe reviewed the current status of the Master Land Use Plan Update for the ‎

Planning Commission‎.‎

The first four opportunity areas will be discussed this evening‎. ‎The areas for ‎

discussion at this study session included the following‎:‎

Livernois and South Boulevard‎

Auburn and Crooks‎

South Boulevard and Crooks‎

Adams and South Boulevard‎

Ms‎. ‎Beebe explained that the update now consists of ‎11 ‎opportunity areas; the first ‎

four which will be covered this evening‎. ‎The ‎11 ‎areas are characterized as smaller ‎

opportunity areas and usually involve no more than six or eight parcels‎. ‎In addition to ‎

the ‎11 ‎areas are four much larger areas which include Rochester Road, Auburn ‎

Road‎/‎Old Towne area, the landfill areas and the area north of Auburn between ‎

Adams and Crooks‎. ‎

Ms‎. ‎Beebe indicated that a description has been put together for each of the ‎11 ‎areas ‎

along with aerial photographs and graphics and explanations of the ‎1992 ‎Master Plan ‎

for the subject areas, current zoning, current land use and comments from the work ‎

sessions‎. ‎At the conclusion of the discussions, Ms‎. ‎Beebe would like to hear the ‎

Planning Commissioner‎’‎s recommendations‎. ‎Ms‎. ‎Beebe then detailed the first ‎

opportunity area‎.‎

Livernois and South Boulevard‎

Existing Uses‎: ‎On the northwest corner, vacant Stiles Elementary School and on the‎

northeast corner, the Moose Lodge and a vacant lot used for parking and a veterinary ‎

clinic‎.‎

1992 ‎Master Plan‎: ‎Northwest Corner, Elementary School; Northeast corner, ‎

convenience or comparison commercial; Vacant lot, single family residential‎.‎

Current Zoning‎: ‎Northwest corner, single family residential ‎(‎R‎-‎4‎)‎, Northeast corner, ‎

General Business ‎(‎B‎-‎2‎) ‎and single family residential ‎(‎R‎-‎2‎).‎

(‎Enter Patricia A‎. ‎Goodwin at ‎7:45‎ p‎.‎m‎.)‎

Mr‎. ‎Kaiser asked about the existing zoning and uses on the south side of Crooks in ‎

the City of Troy‎. ‎Ms‎. ‎Beebe said that‎ ‎there is day care, convenience‎/‎commercial and ‎

single family residential which is vacant‎. ‎There are existing plans being reviewed at the ‎

City of Troy for the southern side of this intersection‎. ‎The City of Troy does not ‎

desire an increase in commercial development for this area‎. ‎The City of Troy is trying ‎

to reduce their number of commercial corners‎.‎

Mr‎. ‎Nowicki asked about the zoning of the vacant piece of property near the Moose ‎

Lodge‎. ‎Ms‎. ‎Beebe indicated that this vacant area is zoned single family but it is used ‎

for parking which is a nonconforming use‎. ‎Mr‎. ‎Nowicki suggested that this situation ‎

should probably be looked into‎. ‎This vacant piece should be rezoned for what it is ‎

currently being used for rather than trying to master plan the parcel for something else‎. ‎

Mr‎. ‎Nowicki is very concerned about this situation‎.‎

Continuing, Ms‎. ‎Beebe reported that there was a representative from the Moose ‎

Lodge at the work session‎. ‎This representative indicated that this unpaved parking lot ‎

is used for the Moose Lodge and for spillover from community activities at Stiles ‎

Elementary‎.‎

Ms‎. ‎Beebe also pointed out that the alternatives being reviewed are for residential ‎

amenity approach or senior housing‎. ‎The two options to the existing master land use ‎

plan were then presented by Mr‎. ‎Barry Murray‎.‎

Alternative Approach #‎1‎

Senior Housing on the northwest corner, including the reuse of the existing Stiles ‎

Elementary School for a fine arts academy, child care, in addition to open space and ‎

park options‎. ‎The open space and park options were not well received by the ‎

property owners‎. ‎It was noted that no representatives were in attendance from ‎

Avondale Schools; however, they were notified‎.‎

The senior housing alternative assumes one‎/‎two story structures with a ‎50 ‎foot buffer ‎

area to adjacent uses‎. ‎Approximately ‎25 ‎to ‎50 ‎units ‎(‎8 ‎acres‎) ‎in addition to this, the ‎

school structure could be accommodated on the site‎.‎

On the northeast corner, the lot east of the existing veterinary clinic could be added as ‎

commercial use to create a larger commercial use area, enabling retention of existing ‎

businesses and the Moose lodge or future redevelopment of the Moose Lodge ‎

property with the vacant parcel for amenity commercial use‎. ‎This alternative would ‎

provide an opportunity of adding approximately ‎6‎,‎300 ‎gross square feet of ‎

commercial use plus parking‎.‎

Alternative Approach #‎2‎

Residential amenity on the northwest corner, including the reuse of the existing Stiles ‎

Elementary School‎. ‎An example being an academic institution with parking area and ‎

improved open space assuming a ‎50 ‎foot buffer area to adjacent uses‎.‎

Both alternatives allow for a ‎“‎green‎” ‎area dedicated at the corner for introduction of ‎

an attractive gateway image‎.‎

Ms‎. ‎Joann McDonald, ‎3070 ‎Bathurst‎, reported that at recent school board ‎

meetings it has been indicated that Avondale Schools is looking at leasing the building ‎

to Oakland‎/‎Steiner Schools‎. ‎

‎

Mrs‎. ‎Ruggiero asked if the Moose Lodge needs this additional parking‎. ‎Ms‎. ‎Beebe ‎

indicated that they are using this area for their overflow parking‎. ‎

Mrs‎. ‎Ruggiero then expressed her concern about the improvement of this corner with ‎

another commercial use; what does this to do to the parking situation for the Moose ‎

Lodge‎. ‎Ms‎. ‎Beebe said that an improvement would consolidate the parking into one ‎

lot‎.‎

Mr‎. ‎Corneliussen inquired about any commentaries from the property owners in ‎

reference to the concept regarding the gateway entrance‎.‎

Mr‎. ‎Murray remarked that this subject was discussed with the representative from the ‎

Moose Lodge and they considered the gateway entrance concept as a positive ‎

environment‎. ‎The owner of the veterinary clinic was generally positive about the ‎

changes being considered for this area‎.‎

Ms‎. ‎Beebe also pointed out that at the meeting there were several comments ‎

indicating that the south end of the city has been neglected for a while and that the idea ‎

of a gateway in this area would be good‎. ‎The two alternatives for this area will show ‎

that through master planning and zoning you can provide for some gateway treatment ‎

and still have enough land area for the parking and building‎. ‎

Minutes ‎- ‎Special Planning Commission Meeting‎ Page ‎4‎

Tuesday, August ‎25‎, ‎1998 ‎

Ms‎. ‎Beebe added that the additional ‎6‎,‎300 ‎square feet for the northeast corner could ‎

be a small strip center possibly with a single user, a barber‎/‎beauty shop, convenience ‎

store or service businesses; some type of uses compatible with senior housing‎.‎

Mr‎. ‎Nowicki inquired about the properties north of the Moose Lodge, which are ‎

zoned residential‎. ‎Ms‎. ‎Beebe said that it was decided not to incorporate this northern ‎

portion as a change area because the area has such a strong residential development‎.‎

Mr‎. ‎Rosen indicated that he was not thinking about a commercial strip center to ‎

service this area‎. ‎Mr‎. ‎Rosen also pointed out that the veterinary clinic had a very ‎

difficult time in meeting the required setbacks for this area when the remodeling was ‎

done on this building‎.‎

Ms‎. ‎Beebe added that in terms of leasable area, you would be talking about ‎4‎,‎800 ‎

square feet which is the equivalent of four to six small scale stores‎. ‎Mr‎. ‎Murray also ‎

pointed out that the veterinary clinic would have to give up some of their parking ‎

space in front in order to make this concept work‎.‎

Mr‎. ‎Nowicki indicated that he has a problem with discussing this as a commercial ‎

area‎. ‎The area would be very tight‎. ‎

Mr‎. ‎Kaiser recalls the concept of residential amenity for this subject area, however, it ‎

was never clearly defined‎. ‎Generically, this just means some type of commercial‎. ‎The ‎

words residential amenity would not necessarily mean a strip center where any type of ‎

commercial can go in‎. ‎It might mean a nice specialized party store or a few other ‎

types of uses‎. ‎

Ms‎. ‎Beebe pointed out that this is very difficult to do‎. ‎Once you allow the commercial ‎

use the use would be hard to control‎. ‎The residential amenity is really being ‎

considered for the northwest corner with the school approach‎. ‎If the commission ‎

wants the northeast corner left alone, this can be done‎.‎

Mr‎. ‎Nowicki said that you can‎’‎t really ignore the fact that in the City of Troy there is ‎

some commercial on the west side which has had difficulty existing‎. ‎

Mr‎. ‎Rosen added that he does like the idea of opening the east side of Livernois up ‎

and consolidating the parking in this area for the Moose Lodge and the veterinary ‎

clinic‎. ‎It was suggested that the parking be pulled away from the corner to ease up on ‎

the veterinary clinic so that they don‎’‎t have such a difficult situation and at the same ‎

time this would provide a broader area for a residential amenity‎.‎

Ms‎. ‎Beebe also pointed out that additional residential amenities could also include ‎

cultural and service institutions, church, community facility, private school, day care ‎

and commercial facilities that would support the senior housing‎. ‎Ms‎. ‎Beebe also ‎

suggested some kind of a special purpose area which allows for the uses that have ‎

been identified that are compatible with residential and senior housing‎. ‎It was also ‎

suggested that a PUD could possibly be considered for this region‎.‎

Mr‎. ‎Gaber likes the concept of the residential amenity and renovating the existing ‎

Stiles Elementary‎. ‎Senior housing might possibly work in this area, however, the ‎

entire city needs to be looked at in order to figure out what senior housing ‎

opportunities may be available‎. ‎It is difficult just to isolate this one area without ‎

looking at the entire context of the city‎. ‎Mr‎. ‎Gaber likes the idea of squaring off the ‎

northwest corner in order to make the use more cohesive‎. ‎Mr‎. ‎Gaber also likes the ‎

concept of a gateway, however, he expressed concern about the mechanisms that ‎

would be used to achieve this goal‎.‎

Mr‎. ‎Beebe explained that the groundwork would be laid in the master plan language ‎

and then it would be followed with zoning for the site‎. ‎

Mr‎. ‎Gaber also likes the idea of some type of commercial‎/‎service use that would be ‎

compatible with and service the surrounding residential areas‎. ‎There is not really the ‎

ability in the zoning ordinance to say whether there should be an upscale party store or ‎

a strip mall‎. ‎

Mr‎. ‎Rizzardi added that there might be some confusion with the B‎-‎1 ‎neighborhood ‎

commercial zoning district that may not meet the intent of this concept‎. ‎Careful ‎

consideration should be taken on how the wording is written‎. ‎Mr‎. ‎Rizzardi also ‎

pointed out that B‎-‎1 ‎allows for small retail, party stores and any retail business that ‎

employs less than five employees‎.‎

As an added comment, Ms‎. ‎Beebe, indicated that the master plan doesn‎’‎t distinguish ‎

between B‎-‎1 ‎and B‎-‎2 ‎it simply states commercial‎.‎

Mr‎. ‎Rosen asked if there is any way to indicate in the master plan that this is the type ‎

of outcome that the city is looking at‎. ‎An example would be a reexamination and a ‎

consolidation of parking to maintain the two current uses and provide for an area for ‎

additional use‎. ‎Mr‎. ‎Rosen does feel that this has the potential to give a much better ‎

visual approach‎.‎

Ms‎. ‎Beebe said that this can be illustrated and examples can be included within the ‎

document‎.‎

Mr‎. ‎Rosen then inquired about incentives for the Moose Lodge to get involved in this ‎

proposal‎.‎

Ms‎. ‎Beebe indicated that the incentive would basically be financial and they would in ‎

turn use a portion of their parking area for commercial use‎. ‎This would improve the ‎

overall environment‎. ‎Mr‎. ‎Kaiser added that the only incentive that the Moose Lodge ‎

will have is to attract additional members‎. ‎

Mr‎. ‎Kaiser then explained that one of the very fundamental issues that must be dealt ‎

with in the first opportunity area is that the consultant is looking for more concrete ‎

direction than in the past‎. ‎In the last master land use plan update the commission ‎

identified in words and by actions that one of the goals was to reduce the commercial ‎

property in the city‎. ‎This was accomplished by the design of the new master plan and ‎

rezonings‎. ‎The commission must be careful to identify any real philosophical changes ‎

in the goals in order to eliminate any inconsistencies with the previous update of the ‎

plan‎.‎

Mr‎. ‎Rosen expressed his support for the increased commercial use; however, it ‎

should not get any larger or more intrusive then a very small service or retail operation‎. ‎

Ms‎. ‎Beebe also pointed out that this is the only area where commercial has been ‎

introduced‎.‎

Mrs‎. ‎Goodwin explained that this concept is more of a refinement of the policy‎. ‎The ‎

city is now looking for opportunities not to expand the commercial but where it is ‎

logical, to expand areas that are already commercial in nature ‎(‎e‎.‎g‎. ‎Wabash and ‎

Rochester Road‎).‎

In reference to the senior housing in this area, Mr‎. ‎Nowicki pointed out that all of the ‎

current senior housing facilities in the city are next door to convenient shopping ‎

centers‎. ‎Mr‎. ‎Nowicki does not believe that a small shopping center on the northeast ‎

side of this area will satisfy the commercial use‎. ‎There will be a request to go further ‎

into the residential district in order to provide something viable that can service the ‎

senior housing‎

Ms‎. ‎Beebe indicated that the number of senior housing units in this area would not be ‎

sufficient to drive the location of a major retail business‎. ‎There is not enough ‎

additional residential being introduced to this area to change the attractiveness of the ‎

corner or to make it into a major retail site‎. ‎The senior housing would also be ‎

considered more independent because of the school building remaining in the area‎. ‎

Mrs‎. ‎Ruggiero said that she would be interested in someone having a discussion with ‎

the school district about Stiles‎. ‎Mrs‎. ‎Ruggiero is not sure that she would like to ‎

represent senior housing as an alternative for this site if the school district is opposed ‎

to this concept‎. ‎The commission needs to establish what the school district would like ‎

to see‎.‎

Mr‎. ‎Corneliussen added that the area for passive recreation is very valuable to not ‎

only Avondale Schools but to the Rochester Schools and the Rochester Hills ‎

community in general‎. ‎This has always been of great concern to the Avondale School ‎

District‎. ‎Ms‎. ‎Beebe will contact Dr‎. ‎Bird to discuss this matter‎.‎

Mr‎. ‎Rosen asked for information about the use of the Stiles Elementary building still ‎

being viable‎. ‎Mrs‎. ‎Goodwin said that the school district is trying to identify a ‎

conforming use‎. ‎

Mrs‎. ‎Joann McDonald reported that there was a public hearing at a school board ‎

meeting about a month ago‎. ‎It was specifically stated at this hearing that the building ‎

would be kept in the hands of the school district‎. ‎The building does need a new roof ‎

and the grounds will still be available for public use‎.‎

Ms‎. ‎Beebe then summarized the commission‎’‎s concerns‎. ‎The preference is to leave ‎

the use of the school for community purposes and not to consider senior housing as a ‎

master plan objective‎.‎

Mr‎. ‎Kaiser said that when he reviews all of the areas in the city which are being ‎

considered for senior housing he will then be able to make a decision‎. ‎Mr‎. ‎Kaiser ‎

feels that the identification of additional senior housing is an important goal of the ‎

update‎. ‎Mr‎. ‎Kaiser is not prepared to make a decision on this issue‎.‎

Auburn and Crooks‎

Existing Uses‎: ‎Vacant, retail commercial, office commercial and single family ‎

residential‎.‎

1992 ‎Master Plan‎: ‎Automotive commercial and convenience or comparison ‎

commercial and single family residential‎.‎

Current Zoning‎: ‎Corner is General Business ‎(‎B‎-‎2‎) ‎with adjacent area to the east‎. ‎

Local Business ‎(‎B‎-‎1‎)‎, Single family residential ‎(‎R‎-‎4‎).‎

Ms‎. ‎Beebe reported that representatives from nearly all of the affected parcels were ‎

present at the work session‎. ‎One major concern was the effect of the proposed ‎

changes on commercial property values‎. ‎Most of the owners would like to see an ‎

alternative that provides for retaining commercial use with a conversion of the existing ‎

B‎-‎1 ‎area to B‎-‎2‎. ‎All of the property owners could see the benefits of treating the ‎

area as single use type; consolidation made sense to them‎. ‎Most of the attendees ‎

were not supportive of the community amenity alternative because they believe it ‎

would make their property less valuable‎. ‎Office use was considered reasonable, ‎

however, existing office zoned parcels have not sold‎. ‎In addition to this, asking prices ‎

for some parcels make it difficult to support residential amenities‎. ‎

The property owners also asked for clarification on the impact of the master plan ‎

changes in reference to zoning and rights of use‎. ‎It was also indicated that because of ‎

the heavy traffic on Crooks no one will buy the parcels for residential use‎. ‎There also ‎

appears to be difficulty in finding stable renters‎. ‎The property owners also found it ‎

reasonable to extend the corner use south to June Street‎.‎

Alternative Approach #‎1‎

The area shown for this alternative comprises approximately ‎4‎.‎24 ‎acres, which could ‎

accommodate ‎24‎,‎000 ‎square feet of single story office use plus parking‎. ‎This ‎

alternative provides for ‎50 ‎foot landscaped buffer areas adjacent to the residential ‎

uses‎. ‎This alternative creates a single use for the entire area, creating sufficient area ‎

for building development, parking and open space‎.‎

Alternative Approach #‎2‎

This alternative describes a residential amenity for the same property area‎. ‎With a ‎30 ‎

foot buffer area, the site area could accommodate a residential amenity plus open ‎

space‎. ‎An example would be an academic institution‎. ‎Other examples include public ‎

or institutional uses such as a day care center, cultural facilities and recreational or ‎

fitness centers‎.‎

Ms‎. ‎Beebe indicated that current plans call for the widening of Crooks Road which ‎

may include a take of properties on the east side of the road‎. ‎Auburn Road is not ‎

scheduled for widening‎. ‎The property owner would like to see the entire area zoned ‎

B‎-‎2‎, however, Ms‎. ‎Beebe does not see a community need to increase the commercial ‎

use to this intensity‎.‎

Mr‎. ‎Gaber pointed out that the drawing being detailed this evening includes the ‎

widening of Crooks Road‎. ‎Ms‎. ‎Beebe noted that the drawing is just the existing ‎

right‎-‎of‎-‎way‎. ‎The reuse potential in this area will be difficult‎. ‎

Mrs‎. ‎Goodwin suggested the concept of mixed‎-‎use for this area ‎(‎e‎.‎g‎.‎, ‎

office‎/‎residential development‎) ‎or a Brownstone development‎.‎

Mrs‎. ‎Beebe said that you could allow for the uses as a mix with office‎. ‎Anything that ‎

would further increase the residential community would not be consistent with the ‎

goals of the master land use plan update‎.‎

Mr‎. ‎Nowicki asked about the planning for the southwest corner where there is ‎

residential and commercial‎. ‎This corner has always been a problem‎. ‎Mr‎. ‎Nowicki ‎

feels that there is going to be a similar situation at South Boulevard and Crooks Road‎. ‎

It looks like this section of Crooks Road between South Boulevard and Auburn ‎

would also turn into a commercial‎/‎office strip area‎.‎

Ms‎. ‎Beebe indicated that this portion of the plan encompasses senior housing and ‎

automotive service‎. ‎Currently, there is not a desire to extend the automotive service ‎

or expand the retail‎. ‎Ms‎. ‎Beebe would like to rework the existing use to improved ‎

uses as to opposed to adding square footage rather than starting a pattern‎.‎

Mr‎. ‎Nowicki stated that this would be an intrusion into the residential zoning which is ‎

on the opposite side of the street ‎(‎the west side of Crooks Road‎). ‎

Mrs‎. ‎Ruggiero asked for an explanation about the third alternative from the property ‎

owners which was the conversion of B‎-‎1 ‎to B‎-‎2‎.‎

Ms‎. ‎Beebe pointed out that the outlined area would be designed as a more intense ‎

commercial development and this would also bring with it a higher value per square ‎

foot‎. ‎The property owners felt that this would make the area more consistent‎.‎

Mr‎. ‎Gaber also pointed out that when the road expansion come through, there will be ‎

a major intersection in this area‎. ‎The residential uses will not be viable anywhere ‎

around this intersection‎. ‎Mr‎. ‎Gaber does not feel that this is a good use for the ‎

property‎.‎

Mr‎. ‎Kaiser said that it appears that the commission agrees that this area should be ‎

zoned and used similarly rather than a hodge podge of different uses‎. ‎The question ‎

really is should it be designed as office and‎/‎or business‎. ‎Office use would be very ‎

appealing on this corner‎.‎

Ms‎. ‎Beebe noted that this corner is too busy; you would not have many people using ‎

the district‎. ‎This area is an opportunity to reuse the older properties in a way that ‎

would be more economically viable and attractive‎.‎

Mr‎. ‎Rizzardi expressed his concern about the implementation of office use‎. ‎The ‎

parcels are zoned commercial and a property owner would not be interested in ‎

downzoning their own property‎. ‎The city might have to come in and ask for a ‎

rezoning‎. ‎The end result would be that this would create a lot of nonconforming uses‎. ‎

The city has a difficult time eliminating nonconforming uses‎. ‎In addition to this, a lot of ‎

the buildings can be reused independently with a master reuse‎. ‎

Mr‎. ‎Rosen added that this parcel is very attractive for the right kind of use even if it ‎

was turned into an office use‎. ‎This would still be more appealing than a hodge podge ‎

of different uses‎.‎

Mr‎. ‎Krupa suggested that the northeast side of this corner could possibly be an ‎

assemblage of commercial zoning‎. ‎

Mr‎. ‎Gaber asked about retaining the office zoning on the northwest side‎.‎

Ms‎. ‎Beebe does not see why this couldn‎’‎t remain as office‎. ‎It would be very ‎

beneficial to retain the office use near the freeway‎.‎

Mr‎. ‎Rizzardi also pointed out that there are a lot of wetlands on the northwest corner ‎

which doesn‎’‎t leave much intense use for this land‎. ‎Office use is really the only thing ‎

that can fit into this area‎.‎

South Boulevard and Crooks‎

Existing uses‎: ‎ On the west side, automotive commercial and vacant property‎.‎

‎ On the east side, vacant‎.‎

1992‎ Master Plan‎:‎ ‎ On the west side, automotive commercial and single family‎.‎

On the east side, single family‎.‎

Current Zoning‎: ‎On the west side, Automotive Service and R‎-4‎.‎

On the east side, R‎-‎4‎.‎

Alternative approach #‎1‎

On the west side, expansion of the automotive service area north, providing for ‎

expansion of the existing service station and relocation of Crooks Road north‎. ‎A ‎30 ‎

foot side yard setback‎/‎buffer and a ‎40 ‎foot rear yard setback‎/‎buffer‎.‎

On the east side, the provision for use of the site as a residential amenity comprising ‎

approximately five acres ‎(‎e‎.‎g‎.‎, a recreation‎/‎activities center with parking‎). ‎Access to ‎

the site would be from Crooks with an opportunity for landscaped features at the ‎

intersection‎.‎

Alternative Approach #‎2‎

On the west side, the same as alternative one‎.‎

On the east side, the allocation of the ‎5‎.‎5 ‎acre site to senior housing development ‎

would provide for approximately ‎40 ‎units of single family story and ‎80 ‎units of two ‎

story housing‎. ‎This alternative lays out a site with ‎30 ‎and ‎40 ‎foot side yard ‎

setback‎/‎buffer areas‎. ‎Access would be from Crooks Road‎.‎

The alternatives were reviewed in a work session and representatives from the ‎

commercial property on the northwest corner attended‎. ‎No representatives were in ‎

attendance from the northeast corner‎.‎

The owner of the Shell service station showed the alternative site plans which were ‎

developed for the site at the work session‎. ‎The suggested changes could be ‎

accommodated under alternatives one and plan‎. ‎The proposed plan calls for ‎

increasing the number of pumps and adding a single drive‎-‎through car wash‎.‎

Mr‎. ‎Kaiser suggested increasing the automotive service use to the west of the current ‎

Shell station rather than continuing with another hodge podge of uses‎. ‎The city cannot ‎

master plan just for one property owner‎. ‎The plan must really consider the entire ‎

area‎.‎

Mr‎. ‎Murray reported that this possibility was discussed with the property owner and ‎

the idea of possibly combining parcels to allow for a more modern business‎.‎

Mr‎. ‎Nowicki ascertained that the concept of the senior housing on the northeast ‎

corner looks promising especially with the Farmer Jack on the opposite corner‎.‎

Mr‎. ‎Rosen likes the apartment style senior housing and then asked about the ‎

possibility of a condominium development in this vicinity‎.‎

Ms‎. ‎Beebe reported that you could go to higher density housing‎. ‎However, there are ‎

already a lot of condominium developments in the city‎. ‎What the city does not have is ‎

designated senior housing‎.‎

Mrs‎. ‎Goodwin added that the city does not have senior housing zoning and most ‎

called ‎“‎seniors‎” ‎do not move out of their homes until they are ‎82 ‎years old‎. ‎At what ‎

point is someone considered a senior versus just someone wanting to live in a smaller ‎

house‎.‎

Ms‎. ‎Beebe noted that the Special Purpose zoning encompasses senior housing‎. ‎These ‎

providers are now seeing a need for independent units which is more of an apartment ‎

style as well as assisted living and congregate care‎. ‎The zoning would control the ‎

intensity of the use‎.‎

Mr‎. ‎Kaiser noted that the alternatives at this location clearly recognize an increase in ‎

tax dollars‎. ‎Mr‎. ‎Kaiser finds senior housing on the northeast corner an appropriate ‎

use, however, he would like to review all of the proposed senior housing areas in the ‎

city before making a decision‎. ‎On the west side, Mr‎. ‎Kaiser is not convinced about ‎

the alternative proposal; it makes more sense to square off the corner for automotive ‎

service use‎. ‎Right now the alternative is being driven by the request of the property ‎

owner for additional land‎.‎

Mr‎. ‎Rosen agreed with Mr‎. ‎Kaiser about the west side, however, on the east side Mr‎. ‎

Rosen feels that the opportunities could be broader‎. ‎It currently goes from RCD to a ‎

single family cluster development to a nursing home‎. ‎It is a much wider continuum‎.‎

Ms‎. ‎Beebe then pointed out that if this area was not senior housing, a residential PUD ‎

could probably fit into this area‎. ‎This would then allow for a nice area of mixed use‎.‎

Mr‎. ‎Gaber concurred with Ms‎. ‎Beebe‎’‎s suggestion, however, he feels that this area is ‎

a prime location for senior housing‎. ‎On the east side of the road Mr‎. ‎Gaber would ‎

like to see the potential of allowing enough space to facilitate modern businesses ‎

instead of being stuck with old buildings and facilities that don‎’‎t allow for ‎

redevelopment for improved use, a better tax base and improved accommodations for ‎

the residents‎. ‎The parcels are still too small and the automotive service use is too ‎

small for a modern type of automotive service business entity‎. ‎It may make sense to ‎

have a more modern facility on this parcel to better service the needs of the residents‎. ‎

Ms‎. ‎Beebe pointed out that another difference here is that as you go north of the ‎

current property line it is a really healthy residential area and there is not an adjacency ‎

to the freeway‎. ‎Ms‎. ‎Beebe does not see a strong need to expand the automotive use ‎

but she does sympathize with the plight of the business owner‎.‎

Mr‎. ‎Kaiser said that what bothers him is the way the issue is being presented‎. ‎The ‎

suggested change is totally being driven by the request of the property owner‎. ‎The ‎

commission should really disregard the request being made and should really be ‎

looking at the entire northwest side‎. ‎It would really make sense to not make a further ‎

incursion into any residential area but to take what is already in the area and make that ‎

the larger area that can be developed for the automotive service business‎. ‎

Mr‎. ‎Gaber asked if the area north of the automotive service can be used for residential ‎

construction because of the valley and the drain running through the area‎. ‎Ms‎. ‎Beebe ‎

indicated that if both parcels were combined, this could be accomplished but who ‎

really wants to locate their house next to a gas station‎. ‎

(‎The commission recessed at ‎9:38‎ p‎.‎m‎. ‎and reconvened at ‎9:48‎ p‎.‎m‎.)‎

( ‎Mr‎. ‎Rizzardi exited at ‎9:40‎ p‎.‎m‎.)‎

Adams and South Boulevard‎

Existing uses‎:‎ Single family residential and vacant‎.‎

1992‎ Master Plan‎:‎ Single family residential‎.‎

Current Zoning‎:‎ Special Purpose ‎(‎1998‎) ‎Change and Single Family Residential ‎

(‎R‎-4‎)‎

Alternative Approach #‎1‎

There is a single alternative to existing master plan presented for this area‎. ‎The ‎

alternative provides for ‎“‎squaring off‎” ‎the special purpose area to make a parcel ‎

equivalent of approximately ‎16‎.‎8 ‎acres‎. ‎This results in an area of sufficient size to add ‎

approximately ‎88 ‎units ‎(‎one‎-‎story‎) ‎or ‎160 ‎units ‎(‎two story‎) ‎of senior housing in a ‎

campus environment‎. ‎This would allow for separate buildings with landscaped areas ‎

and ‎60 ‎to ‎100 ‎foot setback buffer areas adjacent to existing housing‎. ‎There is a ‎30 ‎

foot side yard setback from American House‎. ‎Water retention areas are provided for ‎

on site, creating an amenity for the community‎. ‎Access to the property is from Adams ‎

Road‎.‎

Mr‎. ‎Kaiser acknowledged ‎Mrs‎. ‎Miller who lives at ‎3681 ‎S‎. ‎Adams‎ and her letter ‎

indicating her desire to not have this area changed in the master land use plan‎.‎

Ms‎. ‎Beebe also reported that the property owner on the northern portion of this site ‎

expressed his concern about the fact that a master plan change would increase his ‎

taxes‎. ‎This resident feels that he is being ‎“‎eaten up‎” ‎by the senior housing use‎.‎

Ms‎. ‎Beebe noted that the American House representatives favored the alternative‎. ‎It ‎

was explained that the larger parcel enables the senior housing to provide additional ‎

units in a more attractive environment with a club house and other amenities‎. ‎This ‎

would allow them to cater to more independent seniors as well as their existing ‎

clientele‎. ‎The two facilities in this special purpose district have waiting lists‎.‎

Mrs‎. ‎Goodwin indicated that she has a problem with the barracks‎/‎prison type looking ‎

structure‎. ‎It appears like we are putting the senior citizens into some sort of complex‎.‎

Mr‎. ‎Nowicki commented that there is a development at the corner of Squirrel and ‎

Tienken that is being designed as individual homes for senior citizens‎. ‎

Mr‎. ‎Murray noted for the record that American House is planning to design ranch ‎

style units, low density for independent type living‎. ‎It was also noted that Peachwood ‎

could also create a contiguous district of approximately ‎30 ‎acres‎.‎

Mr‎. ‎Gaber asked if there might be an issue about squaring these parcels off and then ‎

having access from York Street‎.‎

Ms‎. ‎Beebe pointed out that the access would come off Adams Road and buffering ‎

would be put in place‎.‎

Mr‎. ‎Rosen expressed his concern about locating all of the seniors in one specific area ‎

Will there be any discriminatory aspects to doing something like this?‎

Mr‎. ‎Kaiser said that there would not be any legally discriminatory aspects to this, ‎

however, the city should make sure that others in the community are provided for in ‎

this process‎. ‎The seniors will need access to other areas in the city‎.‎

Mr‎. ‎Nowicki added that the city already has these types of units in other areas of the ‎

city ‎(‎e‎.‎g‎.‎, City of Auburn Hills‎) ‎the area that is being discussed this evening would be ‎

in addition to what the city already has‎. ‎In the event the city wants to go further north ‎

beyond Walton, there are really no options available‎. ‎Any land that is currently ‎

available is located on the south side of the city‎.‎

Mr‎. ‎Gaber also noted that in ‎20 ‎or ‎30 ‎years to a large extent the south side will be ‎

redeveloped with new subdivisions or family housing‎. ‎

Ms‎. ‎Beebe said that the density which is being discussed this evening for the senior ‎

housing is very popular and is difficult to find‎. ‎

Mrs‎. ‎Ruggiero asked if all of the parcels owners affected by these changes were at the ‎

work session meetings‎.‎

Ms‎. ‎Beebe said that American House representatives were in attendance, however, ‎

Mrs‎. ‎Miller who lives at ‎3681 ‎S‎. ‎Adams and the property owner just to the south and ‎

the property owner on the corner were not in attendance‎. ‎

Mrs‎. ‎Ruggiero does not have a good feeling about the concept for this area of the city; ‎

with the one of the reasons being that there are not any support services available ‎

anywhere around this area‎. ‎

Ms‎. ‎Beebe indicated that you do have support services within a mile of this area up at ‎

Auburn and in the City of Troy‎.‎

Mr‎. ‎Gaber pointed out that right now your only looking at people that can drive your ‎

not talking about congregate care or assisted living where you really need the ability to ‎

have people walk to the shopping centers‎. ‎In this area people are going to be able to ‎

drive where they want to‎. ‎In addition to this, a lot of people like the idea of not living ‎

next to a shopping center‎.‎

Mrs‎. ‎Ruggiero then asked about the traffic impact with an additional ‎88 ‎single story ‎

units‎. ‎What could be developed if the area was squared off as single family‎.‎

Discussed

Ms‎. ‎Beebe said that a maximum of about ‎70 ‎homes could be built‎. ‎Currently, the city ‎

will not be moving someone out or changing the zoning and second it may be an area ‎

which could be considered for higher density or a condominium development‎. ‎This ‎

would help the tax base but would not necessarily meet the needs of the community‎. ‎

Ms‎. ‎Beebe also pointed out that this is one of the few areas in the city where senior ‎

housing could be located‎. ‎

Mr‎. ‎Kaiser indicated that if this area is master planned for senior housing it is still the ‎

next step to rezoning and the city will not be dictating the amount of rates which will be ‎

charged whether it is subsidized or privately owned; this is not a function of this ‎

process‎. ‎The market will drive these issues‎.‎

Ms‎. ‎Beebe reported that she will returning back to the commission with a report on ‎

recommendations for all of the ‎11 ‎areas‎. ‎These reports will require a response and ‎

the policies will then be incorporated into the master land use plan‎. ‎At this time the ‎

commission will be providing resolutions to accept the total recommendations, accept ‎

in part with modifications, reject the total recommendations or provide an entire new ‎

idea‎. ‎

Ms‎. ‎Beebe feels that she has enough information on the first three areas this evening, ‎

however, she is unsure about the fourth area‎. ‎For the fourth area, she is unsure how ‎

many acres will be added for senior housing as a result of the update process‎. ‎This ‎

can be easily shown on a map at the next meeting‎.‎

Mrs‎. ‎Ruggiero noted that the senior housing in this area will significantly change the ‎

character and density of this neighborhood‎. ‎

Ms‎. ‎Beebe pointed out that when she reviews this area she looks at what is occurring ‎

on South Boulevard with Peachwood and Pine Trace already being in place which are ‎

less dense developments‎. ‎As you go up Adams on the west side, there are more ‎

cluster type developments and when you put yourself at street level with ‎80 ‎units that ‎

are buffered it would really be less dense then all of the gated communities up and ‎

down along South Boulevard‎. ‎It is not really a lot of housing for ‎16 ‎acres‎.‎

Mr‎. ‎Kaiser struggles with this because of the fact that it looks like all of the old people ‎

are being put into the southwest corner of the city‎. ‎Mr‎. ‎Kaiser needs to review this ‎

concept a lot more‎.‎

Mr‎. ‎Rosen pointed out that there are four houses that will be impacted with this ‎

change and will this really be a smart decision‎. ‎If the site plan was done well, it could ‎

be a nice development‎. ‎It is difficult at the present time to see how everything could ‎

fit together‎.‎

Ms‎. ‎Beebe said that the Peachwood parcel needs to be separated out of the process ‎

right now‎. ‎The efficiencies should come out of American House and the remaining ‎

parcels that will be squared off‎. ‎The future will take care of what the market and the ‎

people want‎. ‎Limiting the structure to one or two stories will allow for consistency ‎

with the surrounding residential area and will provide for lower density senior housing‎.‎

Mr‎. ‎Rosen suggested that if the parcels were squared off and the property owners ‎

refused to sell, would the area end up being significantly different or would it really ‎

make any difference‎. ‎Mr‎. ‎Rosen would be concerned if it does make difference in the ‎

quality of life available to the residents‎.‎

Mr‎. ‎Gaber mentioned that when this area was looked at from the rezoning perspective ‎

with the current parcel, the conclusion was that they could not build in the front ‎

because of land contours and topographical concerns‎. ‎The current scenario is really ‎

not feasible‎. ‎The current zoning would allow for some type of a senior development ‎

without the four parcels‎. ‎If the parcel is master planned to include the other four ‎

parcels, it does have potential for a better development then it currently would be with ‎

the current boundaries‎. ‎Mr‎. ‎Gaber does not see any harm in making the change from ‎

a land use standpoint‎. ‎It makes sense to do it altogether‎. ‎

Mr‎. ‎Nowicki favors the concept due to the fact that there is a development in the area ‎

for senior citizens for all kinds of units that are available‎. ‎In addition, Peachwood is ‎

going to have a second phase out toward the front of their development which was on ‎

the original master plan which has never materialized‎. ‎This change may move ‎

Peachwood towards completing the second phase‎.‎

Mr‎. ‎Kaiser noted for the record that in the year ‎2020‎, ‎20 ‎percent of the population ‎

will be over ‎65 ‎years of age‎. ‎This will be a major increase in the aging population‎.‎

Ms‎. ‎Beebe also indicated that the other issue is that the city will become an older ‎

community‎. ‎There are a lot of people that want to stay in Rochester Hills and there ‎

will be more pressures‎. ‎Ms‎. ‎Beebe will lay out a map indicating the existing senior ‎

housing facilities in the entire city‎.‎

Mr‎. ‎Kaiser then noted for the record that there were five members of the public in ‎

attendance at the meeting this evening‎.‎

Mr‎. ‎Rosen said that Mr‎. ‎Nowicki‎’‎s discussion about the village as opposed to the ‎

dumping ground helped his decision‎. ‎Mr‎. ‎Rosen feels that the plan is a good ‎

mainstream alternative‎. ‎However, the commission needs to be sensitive to some of ‎

the issues that were brought up this evening especially since ‎60 ‎percent of the housing ‎

units will be designated for seniors‎. ‎

Discussed

ANY OTHER BUSINESS

Mr‎. ‎Nowicki asked about the letter from Mrs‎. ‎Miller who resides at ‎3681 ‎S‎. ‎Adams; ‎

it appears that she is concerned about rezoning‎. ‎Mrs‎. ‎Goodwin indicated that Mrs‎. ‎

Miller received the notice regarding the master land use plan update meetings‎. ‎Mr‎. ‎

Nowicki want to be sure that Mrs‎. ‎Miller is informed that her property will not be ‎

rezoned and that it is just a matter of master land use plan into the year ‎2010‎.‎

Mrs‎. ‎Goodwin updated the commission on the Meadowbrook Mall matter‎. ‎This item ‎

will appear before the commission again on September ‎15‎, ‎1998‎. ‎A special meeting ‎

will not be necessary‎. ‎The SOCCRA case was held over by the Zoning Board of ‎

Appeals‎.‎

Mrs‎. ‎Goodwin said that it has been announced that Country Club Village is being ‎

withdrawn‎. ‎The property owners are planning to keep the golf course and improve ‎

the golf course, cart paths and make improvements to the club house‎. ‎A formal ‎

announcement and campaign will be communicated at a later date‎.‎

NEXT MEETING DATE

The commission members were informed that the next Regular meeting will take place ‎

on September ‎1‎, ‎1998‎.‎

ADJOURNMENT

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

Kaiser adjourned the Special Meeting at ‎10‎:‎35 ‎p‎.‎m‎. ‎Michigan time‎.‎