agenda the city of auburn hillsauburnhills.org/may 9, 2018 pc meeting packet.pdf · planning...

AGENDA

The City of Auburn Hills Planning Commission Meeting

Wednesday, May 9, 2018 7:00 p.m.

LOCATION: City Council Chambers 1827 N. Squirrel Road Auburn Hills MI

PHONE: 248-364-6900 www.auburnhills.org Meeting minutes are on file in the City Clerk’s office.

1. MEETING CALLED TO ORDER

2. ROLL CALL OF PLANNING COMMISSION

3. PERSONS WISHING TO BE HEARD (regarding items not on the agenda)

4. APPROVAL OF MINUTES – March 14, 2018

5. PETITIONERS

5a. Kasper Machine Company Public Hearing / Motion - Recommendation to City Council for Special Land Use Permit for land bank parking and Site Plan approval to construct a light industrial building.

5b. Oakland Technology Park – I-75 Signs Public Hearing / Motion - Recommendation to City Council for combined PUD Step One – Qualification / Step Two – Site Plan approval, along with Tree Removal Permit approval, to construct three business signs adjacent to I-75.

6. OLD BUSINESS - None

7. NEW BUSINESS - None

8. COMMUNICATIONS

9. NEXT SCHEDULED MEETING – Wednesday, June 13, 2018 at 7:00 p.m. in the City Council Chamber.

10. ADJOURNMENT NOTE: Anyone planning to attend the meeting who has need of special assistance under the Americans with Disabilities Act

(ADA) is asked to contact the City Clerk's Office at 248-370-9402 or the City Manager's Office at 248-370-9440 48 hours prior to the meeting. Staff will be pleased to make the necessary arrangements. If you wish to receive the Planning Commission meeting agenda on a regular basis via e-mail please call 248-364-6900 and request to be added to the distribution list.

IMPORTANT NOTICE TO PETITIONERS

Item 5a will be presented to the City Council on May 21, 2018. Item 5b will be presented to the City Council on June 11, 2018. It will be necessary for you to have a representative present to answer any questions from the City Council. CITY COUNCIL WILL NOT ACT ON YOUR ITEM IF YOU OR YOUR REPRESENTATIVE ARE NOT PRESENT.

http://www.auburnhills.org/

CALL TO ORDER: Chairperson Ouellette called the meeting to order at 7:03 p.m. ROLL CALL: Present: Beidoun, Hitchcock, Mendieta, Moniz, Ochs, Ouellette, Pederson, Pierce Absent: Shearer Also Present: Director of Community Development Steven Cohen, City Planner Shawn Keenan,

Recreation Director Brian Marzolf, DPW Deputy Director Aaron Stahly, City Consulting Engineer Timothy Juidici

Guests: 4

LOCATION: Robert W. Grusnick Public Safety Building, 1899 N. Squirrel Roads, Auburn Hills, MI 48326 3. PERSONS WISHING TO BE HEARD: 3a. Recognition of Mr. Keenan’s promotion to City Planner (7:06 p.m.) Mr. Cohen and Mr. Ouellette formally recognized Mr. Keenan’s recent promotion from Assistant City Planner to

City Planner. Cake and ice cream was served to celebrate the accomplishment. 4. APPROVAL OF MINUTES – February 14, 2018 Moved by Mr. Beidoun to approve the minutes of February 14, 2018. Supported by Mr. Pierce VOTE: Yes: All No: None Motion Carried (8-0)

CITY OF AUBURN HILLS PLANNING COMMISSION / RECREATION COMMISSION

MINUTES

March 14, 2018

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 2 of 8 5. PETITIONERS: None 6. SPECIAL PLANNING PROJECTS 6a. Recess as Planning Commission – Convene as Recreation Commission (7:25 p.m.)

Moved by Mr. Pierce to recess as Planning Commission and convene as Recreation Commission. Supported by Mr. Hitchcock. VOTE: Yes: All No: None Motion Carried (8-0)

6b. Michigan Natural Resources Trust Fund grant application (7:25 p.m.) Public Hearing/Motion – Approval to submit the proposed Michigan Natural Resources Trust Fund grant

application for Kayak Point Park. Mr. Marzolf presented the concept plan for Kayak Point Park for which the City is seeking a grant to construct. The property is vacant and located at 2041 Auburn Road. It is the former site of the Country Kitchen that the City took ownership of in 2017. The site is eight acres and has over 800 feet of river frontage on both sides of the Clinton River that flows in a southeasterly direction across the site. Mr. Marzolf explained that in the fall of 2017, a City Council workshop was held where the “Green Team” led by City Manager Tom Tanghe presented some alternatives to the Council for the redevelopment and improvement of this property. After careful consideration and much discussion, it was agreed that a passive park with river access would be the highest and best use for this property. A city park in this location with river access is consistent with the goals set forth in the 2009 City of Auburn Hills Riverwalk Master Plan as well as the 2014-2018 Parks & Recreation Master Plan. This type of park development also meets the goals of the Michigan Department of Natural Resources (MDNR), the Trust Fund grant program, the Michigan Statewide Comprehensive Outdoor Recreation Plan (SCORP), Southeast Michigan Council of Governments (SEMCOG)’s - Green Infrastructure Vision for Southeast Michigan, Partnering for Prosperity: Economic Development Strategy for Southeast Michigan, the Water Resources Plan for Southeast Michigan, and the Clinton River Watershed Council Water Towns program. Mr. Marzolf indicated that the project has the full support of DNR Fisheries, SEMCOG, Oakland County Economic & Planning, the Clinton River Watershed Council, the City of Rochester Hills, local businesses, and nearby property owners. Mr. Marzolf noted the development of the Clinton River as a recreational resource has been a top and long-standing goal of the City for many years, which is evident as we currently own and operate three popular parks along the banks of the Clinton River, which include Riverside Park, River Woods Park and the Skate Park. Mr. Marzolf explained in preparation for this project, that includes a new kayak/canoe launch point, the city’s DPW staff will coordinate our river maintenance with a local contractor to clean out and prepare a new two mile section of the Clinton River. These clean-up efforts, combined with this grant application for assistance with funding this park development project, will improve river conditions for the better for both fishing and paddling access in Auburn Hills. We believe the development of the Auburn Hills section, of the developing Clinton River “Water Trail”, will be very popular. Mr. Marzolf highlighted the features in the park’s concept plan that was developed by city staff and the City’s engineering consultants from OHM Advisors. This concept plan depicts the new park in an amount of detail necessary to gain a clear understanding of what is being proposed, and includes an estimated amount of associated costs based on the plan. The main elements include:

A new access point to the river

A kayak and canoe launch

Riverfront/access for fishing

Wildlife/river viewing areas

Pathways and nature trails

Entrance drive for vehicles from Auburn Road

Picnic shelter with seating

River wayfinding and safety signage

LED and solar site lighting

Landscaping with native plants/grasses, rock

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 3 of 8 Mr. Marzolf stated the grant application that is included in the commission’s packet must be approved and supported by Planning/Recreation Commission and the City Council prior to submittal by the April 1, 2018 deadline. In a very competitive state-wide process, the MDNR Trust Fund Board will make their recommendations for funding to the legislature at the end of 2018. If successful, the City would eventually enter into a project agreement with the DNR for the development of this project in 2019-20. Mr. Marzolf indicated the amount the City is requesting is $199,600, with a city matching amount of $70,200 ($60,000 cash/$10,200) of In-Kind match (26%) for a total estimated project cost of $269,682. When this park project gets developed in 2019-20, the City should anticipate additional costs of approximately $40,000+/- for engineering services related to the creation of an official site plan, bid documents and actual construction engineering services. Ms. Pederson asked if seven parking spaces are enough to handle the anticipated amount of park uses and if there are any takeout points downstream. Mr. Marzolf explained that in addition to takeout points at Riverside and River Woods park there are takeout points further downstream in Rochester Hills, Rochester, Shelby Township Utica and Sterling Heights. He also explained that kayakers will often leave a vehicle at the takeout point and share a ride with their kayaking partner to the launch point, thereby providing a way back to the vehicle parked at the launch site. Mr. Mendieta inquired about the type of vegetation that would be planted at the site and if there were any types of grants available to help cover the cost of the plantings. Mr. Marzolf indicated that staff will explore additional funding opportunities that may be available to help supplement the costs associated with the landscape plantings. Mr. Mendieta asked if the parking lot and pathways will be made with an impervious material. Mr. Marzolf indicated that the pathways and parking lot are intended to be asphalt as recommended by the City’s

engineers to assure the pathways and parking lot remain in place and in good condition after a flood event. It is

believed that any natural material would wash away during a flood. The runoff from the parking lot will be directed

towards one of the two rain gardens on the site to help clean and infiltrate any stormwater runoff.

Mr. Mendieta asked if there were any concerns about the waste water treatment plant just upstream of the site. Mr. Keenan stated that the operation of the waste water treatment plant has improved dramatically since the County took over its operation. There are no concerns. Mr. Moniz asked if there would be enough parking on the site or will potential users park on Hillfield, if ever a large event like Paddlepalooza were to take place at the site. Mr. Marzolf thought it was best to start off with the seven parking spaces and measure the parks usage. If it is determined in the future that more onsite parking is needed, we can add more spaces around the perimeter of the circle drive or provide temporary parking on the site during a large event. Mr. Moniz asked if there are any current plans to develop the parcel of land the City owns at the corner of Hillfield and Auburn Road. Mr. Marzolf stated that the proposed plan does not call for the City’s parcel on Hillfield to be utilized for parking. Mr. Ouellette asked if the site will be handicap accessible. Mr. Marzolf indicated that the site is designed to meet the handicap accessible requirements, which includes getting a person from the parking lot to the launch point. He indicated that there are no federal guidelines on getting an individual from launch point into the water. However, it is believed that the proposed design will provide adequate access for persons with a handicap. The City sought some guidance from the owner of Clinton River Canoe and Kayak Rental who has a customer that is a paraplegic. We were informed that that person would be able to access the river with the type of access included in the plan.

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 4 of 8 Mr. Marzolf also mentioned the importance of having at least two people in two separate water craft when out on the water. Two people in the same canoe or kayak would count as one. There should always be two or more people available to provide assistance to one another. There will be water safety and wayfinding signage at the site near launch area. The proposed signage will complement the river marker signs the city had installed along the river to help paddlers better identify their location in case of an emergency. Emergency personnel will know where each numbered sign is located. Each community has a different color sign to help distinguish what community they are in. Mr. Ouellette asked if the lockers identified in the plans are the type made to secure kayaks. Mr. Marzolf indicated that the lockers are designed to secure a kayak or canoe for a short amount of time. Mr. Ouellette asked if there will be any bike racks at the site. Mr. Marzolf indicated that there is not a bike rack identified on the concept plan but one could be installed in the future. Mr. Beidoun asked if the park will be open 24 hours a day seven days a week. Mr. Marzolf indicated the park will be open only during the day, from dawn to dusk, like all the other parks. Mr. Beidoun asked if there were plans to install a gate to close off the drive entrance to the park. Mr. Marzolf stated that there are no plans for a gate. He mentioned that there will be three solar power LED lights at the park with one located at the entrance to help the visibility into the park. Mr. Beidoun inquired if the park will be open during the winter.

Mr. Marzolf stated that a decision has not yet been made on how or if the entrance drive will be closed off during the winter. Mr. Ouellette asked how deep the river was at the site. Mr. Keenan indicated that the river level fluctuates throughout the year and that the river can drop as low as one foot during the summer months, when the water is held back to raise the water levels of the lake upstream. Ms. Pederson asked how anglers will access the river. Mr. Keenan indicated that anglers, wearing waders, would be able to gain access to the river by utilizing the launch area. They would also be able to fish from the river bank at the launch point and each of the two viewing areas. Ms. Pederson asked if the river was safe enough to use inflatables or a rubber raft. Mr. Marzolf said it could be possible but they might not be as practical as a more sturdy craft. Ms. Pederson asked if the river is suited for larger craft like a canoe so families with kids can enjoy the river together. Mr. Keenan stated that the river can support a canoe when the river level is high enough. Ms. Pederson asked how long the typical kayak season is. Mr. Marzolf indicated the typical season would last from March to November and is dependent upon the river’s water level. He noted that the experienced kayakers like to go out after a rain event when the river is higher and faster. However, each user’s ability to paddle down the river would be based on their experience and the condition of the river. Mr. Keenan provided a brief summary about the impact of the 21 lake level control structures, located upstream, have on the river level. Mr. Ouellette opened the Public Hearing at 7:54 p.m.

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 5 of 8 Mr. Haverstick of 25 Hillfield Road spoke in favor of the proposed Kayak Point Park and mentioned that he fully supports the City’s plan. Hearing no further comments, Mr. Ouellette closed the Public Hearing at 7:55 p.m. Moved by Mr. Pierce to recommend to City Council approval of the Michigan Department of Natural Resources Trust Fund grant application as presented for submittal by April 1, 2018. Supported by Mr. Moniz. VOTE: Yes: Beidoun, Hitchcock, Mendieta, Moniz, Ochs, Ouellette, Pederson, Pierce No: None Motion Carried (8-0) 6c. Recess as Recreation Commission – Convene as the Planning Commission (7:56 p.m.)

Moved by Mr. Pierce to recess as Planning Commission and convene as Recreation Commission. Supported by Mr. Mendieta. VOTE: Yes: All No: None Motion Carried (8-0) 7. OLD BUSINESS: None 8. NEW BUSINESS 8a. City of Auburn Hills Amphitheater and Splash Pad – Riverside Park (7:57 p.m.) Presentation and overview of project. Mr. Marzolf provided an overview of the amphitheater project beginning with the history of the City’s desire and plan to have an amphitheater in the City’s Downtown, since 1993. The plans for the amphitheater were further refined in 2009 in the Riverwalk Master Plan with the final location situated in Riverside Park. The City’s long standing commitment will come to fruition this summer when construction of the amphitheater and splash pad will begin. Mr. Juidici provided details of the plan beginning with the general location of the amphitheater which will be located in Riverside Park, just north of the existing play scape. OHM first began working the plans in 2010. The first element of the plan was implemented as part of the Squirrel Court streetscape improvements that were completed about four years ago. That project included the installment of a drop-off area along Squirrel Court right in front of the proposed plaza. The existing hill side, south of the stairs will be utilized for the tiered seating, utilizing the natural slope of the hill side. There is about a 10 foot elevation difference between the sidewalk along squirrel court and the dance floor in front of the stage. The tiered seating area will have seat walls with a 17 inch wide grass area that will be irrigated. The design allows for a number of seating arrangements and also includes improvements for ADA accessibility to the bottom level and mid-level seating areas. The plans also include a plaza that overlooks the amphitheater and can be utilized for a number of events like a farmers market, the car show or other similar events. The stairs from the plaza lead down to the splash pad area. The splash pad area is about 40’x40’ and is designed to be handicap accessible. The design of the area includes a number of planting beds for shrubs and flowers as well as areas for the planting of canopy trees, to provide some shade. The stage will be elevated about 18 inches above the dance floor and include a ramp in the back leading up to the main floor of the stage. The maximum seating capacity of the tiered seating area when fully utilized is estimated at approximately 400 people. The stage canopy structure is made of wood to provide a rustic look. Additional elements will be added to the structure to give it a more Auburn Hills flare. A half wall will be provided across the back made of similar stone used for the planter boxes along the road. The bottom of the pillars will also be wrapped in stone.

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 6 of 8 Ms. Pederson asked if there is a need to have a guard rail along the edge of the stage. Mr. Juidici stated that the height of the stage is about 24 inches which is low enough that a guard rail would not be required. Mr. Juidici provided information about the splash pad. The water features will be activated by a foot peddle. The City will have the ability to determine the duration in which the water will stay activated as well as the time it would operate. The fountain will be hooked up to the City’s municipal water source. The splash pad area will drain to an underground system to the existing pond in the park. Mr. Hitchcock asked if there was any consideration of incorporating a first aid station near the splash pad. Mr. Marzolf indicated that there are no plans for a first aid station since there has not been a need for one at the skate park. There are two types of surfaces the City is considering for the splash pad. The first is a poured in place rubber, that may be a little softer, and the second is brushed concrete. The City will be discussing the costs of each surface with the contractor to determine the actual cost of each surface type. Mr. Hitchcock stated that the poured rubber surface is a nice surface. Mr. Marzolf indicated that the poured rubber surface is preferred by the City.

Mr. Mendieta asked about the construction time frame. Mr. Juidici stated the tentative schedule is to begin construction in April or early May with completion taking place sometime in the fall. Some landscape plantings may occur in the spring of 2019. The hope would be to have an inaugural concert sometime this fall. The official ground breaking is scheduled for the afternoon of May 11th. Mr. Beidoun asked if there will be any additional restrooms. Mr. Juidici stated that the plans do not call for any additional restrooms but did indicate that during any large event the City could bring in some additional portable rest stations to handle the larger crowds. Mr. Mendieta asked about the existing pond. Mr. Juidici explained the existing pond will be expanded and converted into a rain garden to help filter the water going into it. Mr. Mendieta asked if there are any plans to repair the riverbank near the fishing dock. Mr. Juidici indicated that the TIFA board is providing funds to make improvements to the river bank and fishing dock. Mr. Ouellette asked how the splash pad area would be cleaned. Mr. Juidici indicated the surface would be cleaned similar to how one would clean a deck or patio. Mr. Ouellette asked if acoustics were taken into consideration in the design of the amphitheater. Mr. Juidici explained that the music would be amplified with portable speakers that would be directed toward the seating area. Mr. Marzolf stated it would be similar to how the music is projected during the concerts in the park. Mr. Ouellette asked if the seating area is large enough to accommodate commencements for Avondale High School. Mr. Marzolf indicated that the space would be too small for a school like Avondale High School but it might be able to accommodate a smaller school. Mr. Ouellette asked if any additional bike racks were going to be installed as part of the project.

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 7 of 8 Mr. Juidici indicated that there wasn’t a line item in the budget for the installation of a bike rack. He mentioned that a bike rack could easily be added at a later date. Mr. Ouellette moved up agenda item 9a, the general overview of the road construction project on Auburn Road in Downtown. Mr. Juidici gave an overview of the construction projects that will be occurring in Downtown this year. It is anticipated that construction will begin in in April. The work will take place on Auburn Road between the river and Cherryland Road, on the portion of North Squirrel Road by the clock tower intersection. The clock tower intersection will be converted into more of a roundabout and designed to accommodate a connection to the future extension of Parkway Boulevard. Mr. Juidici explained that the curb and gutter along Auburn Road will be removed and realigned to better align drive lanes and on-street parking stalls. The curbed islands will be extended out to make the crosswalks shorter and safer for pedestrians. Sidewalk ramps will be updated to current ADA accessibility standards. The planter boxes will be repaired and updated with new trees and new color changing LED lighting will be added. The new road surface will be asphalt which will make the striping for the parking spaces and drive lanes more visible. The waterline under Auburn Road will also be replaced and upsized as well as a small section along South Squirrel Road. Mr. Juidici indicated the timeframe for construction is anticipated to last from April to November. The plan is to always maintain at least one lane of traffic along Auburn Road. The City is developing a comprehensive public information campaign to inform the businesses and public about the project and project updates. A public meeting is scheduled with the downtown merchants on March 27th. All the sidewalks will be open since all the work will be taking place within the confines of the road. Mr. Beidoun asked if there will be any construction taking place during the weekend. Mr. Juidici explained that the contract allows construction to take place Monday through Saturday, with Saturday being used more as a make-up day. Construction is not allowed on Sundays without the City’s permission. Mr. Ouellette asked if the new roundabout is designed with one or two lanes. Mr. Juidici indicated that there will be one lane around the circle with a second lane dedicated right turn lane for southbound traffic to Squirrel Court. 8b. Master Land Use Plan (8:55 p.m.) Motion - Support the Draft Amendment to the Master Land Use Plan in Concept and Forward to the City Council

Requesting Permission to Distribute Per State Law.

Mr. Keenan presented the draft amendments made to the City’s Master Land Use Plan to the Commission. He explained that many of the amendments in the plan reflect the amendments that were made to neighborhood master plans, dating back to 2012. Mr. Keenan noted that it was the consensus of the Planning Commission, during their October 11, 2017 meeting, to amend the existing 2009 Master Land Use Plan and brochure format while keeping a focus on conducting neighborhood or subarea planning studies. He explained the revisions within the draft plan reflect the changes discussed during the October meeting. Mr. Keenan noted the primary editorial changes to the map include: 1. Adding the changes to the land use map relating to the Auburn Hills DPW Facility and Oakland County Animal

Control Shelter Property (2017), Northeast Corner Neighborhood Plan (2015/2016), and West Auburn Road Neighborhood Master Plan (2012) amendments.

2. Adding the Riverwalk Master Plan (2009), Age-Friendly Action Plan (2015), Industrial Property Analysis (2015), West Auburn Road Neighborhood Master Plan (2012), and the Palace of Auburn Hills Site Redevelopment Study (2017) to the list of plans on the document.

3. Re-writing the general description of the community, updating the land use calculations, and updating the list of public officials.

Auburn Hills Planning Commission / Recreation Commission March 14, 2018 Page 8 of 8 4. Clarifying in the interpretation section of the master plan that residential uses may be allowed within the non-

residential land use classification via Planned Unit Development Option (e.g. Five Points of Auburn Hills Apartments project).

5. Removing the Clinton River District call-out map and Commonwealth Neighborhood call-out map. 6. Amending the planned housing density for open-space developments within areas identified in the Northeast

Corner Neighborhood Master Plan from 2.5 units per acre to 3.0 units per acre. Mr. Keenan noted the primary new changes include: 1. Changing Oakland Community College’s property from Public to Non-Residential. 2. Amending the planned housing density for the parcel located on the north side of Squirrel Court, between the

former Yoursource building and Riverside Park, from 10.0 units per acre to 15.0 units per acre to reflect the density of the recently approved Riverside Townes PUD.

Moved by Mr. Mendieta to support the draft amendments to the Master Land Use Plan and brochure in concept and forward it to the City Council requesting permission to distribute per State law. Supported by Mr. Pierce. VOTE: Yes: Beidoun, Hitchcock, Mendieta, Moniz, Ochs, Ouellette, Pederson, Pierce No: None Motion Carried (8-0)

8c. Motion – To cancel the April 11, 2018 Regular Planning Commission meeting. Moved by Mr. Beidoun to cancel the April 11, 2018 scheduled Planning Commission Meeting. Supported by Ms. Pederson. VOTE: Yes: All No: None Motion Carried (8-0) 9. COMMUNICATIONS

Mr. Aaron Stahly, Deputy Director of DPW introduced himself to the Planning Commission and provided them with a brief summary of his background working in the public sector. He mentioned that he is very interested in the developments that had been approved by the City as well as the plans for the City’s amphitheater and proposed Kayak Point Park. He indicated that he looks forward working with Community Development Staff, Planning Commission, and City Council in preparation of its continued growth. Mr. Moniz provided the Planning Commission with a brief summery on what occurred at City Council’s February 26,

2018 meeting, as it relates to Midwest Innovation Lofts, Sumerlyn Condominiums, Riverside Townes, and Matrix Engineered Systems. He stated that all four projects were approved by City Council. 10. NEXT SCHEDULED MEETING – Wednesday, May 9, 2018, at 7:00 p.m. the City Council Chamber 11. ADJOURNMENT

The meeting was adjourned at 9:12 p.m. Submitted by: Shawn Keenan, AICP City Planner

Planning Commission Agenda

May 9, 2018 Meeting Agenda Item No. 5a.

To: Chairperson Greg Ouellette and the Planning Commission

From: Steven J. Cohen, Director of Community Development and Shawn Keenan, City Planner

Submitted: May 4, 2018

Subject: Kasper Machine Company Public Hearing / Motion – Recommendation to City Council for Approval of Special Land Use Permit and

Site Plan INTRODUCTION

An application has been submitted to the City of Auburn Hills by Cunningham-Limp Development Company to construct a new 33,520 square foot corporate headquarters and manufacturing facility for Kasper Machine Company. The 4.63 acre parcel, which is zoned I-1, Light Industrial District, is generally located on the south side of Atlantic Boulevard, just west of Giddings Road. The existing parking lot on the site was once used for overflow parking by a business that previously occupied the building to the east. The existing site to the east currently provides enough onsite parking for the existing use. Kasper Machine Company is a subsidiary of IMS Deltamatic and the Coeclerici Group which fabricates and refurbishes custom machine tools utilized by automotive and similar industries. Kasper is relocating from a leased facility in Ferndale, MI and has selected Auburn Hills because of their visibility and track record of fostering business growth. Construction is anticipated to begin in spring 2018 with completion anticipated in the first quarter of 2019. The total investment is estimated at $5 million.

Rendering of the proposed building looking northwest from I-75

Aerial view of the site

I

KEY ISSUE 1. Landbank Parking

The applicant is requesting Special Land Use Permit Approval to landbank 34 of the required 64 parking spaces, which means 30 parking spaces would be provided on site for employees and visitors. The applicant has explained that the manufacturing operation for Kasper Machine Company is not as intense as the typical light industrial business. This is due to the fact that their process involves the assembly, calibration and testing of extremely large components, which in turn translates to lower production volumes compared to most manufactures. As a result Kasper Machine Company will only have 15 employees onsite during their largest production shift. The 30 parking spaces on site should provide enough parking for the company’s existing and future needs.

Site Plan

STAFF RECOMMENDATION Please be advised that this project has been reviewed by the City’s Administrative Review Team and has received a recommendation for approval.

We recommend Approval of the Special Land Use Permit for the landbank parking of 34 parking spaces and offer the following discretionary findings of fact: 1. The location of the use will not negatively impact adjacent areas, which are zoned non-residential. 2. The land will be used in accordance with its immediate character, which is planned and zoned for non-residential

development. 3. The requirements Section 1818 in the City’s Zoning Ordinance will be met. 4. The use will promote the purpose and intent of the City’s Zoning Ordinance. 5. The use will be consistent with the health, safety, and general welfare of the City of Auburn Hills, and purpose and

intent of the City’s Zoning Ordinance.

We recommend Conditional Approval of the Site Plan and offer the following discretionary findings of fact: 1. The Site Plan contains sufficient basic information required by the Zoning Ordinance for a recommendation. 2. The requirements of Section 1815, Items 7A-7E of the Zoning Ordinance can be met as follows:

a) All requirements and standards of the Zoning Ordinance, and other City Ordinances, can be met. b) Safe, convenient vehicular and pedestrian ingress/egress has been depicted; primary access will be to Atlantic

Boulevard. c) Traffic circulation features within the site and the location of parking areas avoid common traffic problems and can

promote safety. d) A satisfactory and harmonious relationship will exist between the proposed development and surrounding area. e) The proposed use will not have an unreasonable, detrimental or injurious effect upon the natural characteristics of

the subject parcel, or the adjacent area.

PROPOSED BUILDING

LANDBANK PARKING

STAFF RECOMMENDATION (cont.)

3. Based upon the project’s total square footage, 64 parking spaces are required and 64 parking spaces are depicted, of which 30 parking spaces are to be built and 34 spaces are proposed to be landbanked. The applicant is seeking special land use approval to landbank 34 parking spaces.

4. The parking layout will meet minimum requirements and parking spaces are provided for the handicapped (two are required and three are provided). One space is van accessible.

5. Building and parking setback requirements will be met. 6. Greenbelts will be provided. 7. Landscape requirements will be met and calculations have been submitted. 8. A note indicates that exterior lighting shall meet the requirements of the Zoning Ordinance. Pole and wall-mounted

lighting shall be shielded and directed downward. Lamp bulbs and lens shall not extend below the light fixture shields. Light poles shall not be taller than the proposed height of 20 feet from grade.

9. A note indicates that signs shall meet the requirements of the Zoning Ordinance. 10. A note indicates that parking spaces shall be double striped. 11. Ground-mounted and roof-mounted mechanical equipment will be screened. 12. A note indicates that there will be no pallet storage, overnight vehicles, or trailer storage. 13. An eight foot pathway is not required on this site along Atlantic Boulevard according to the City’s Non-Motorized

Pathway Plan. 14. The developer has agreed to prep the parking lot for two electric vehicle charging stations. They will install electrical

stubs at planned station locations and will run conduit from the power source to the stubs at time of construction to support the future installation of the charging stations, when needed.

15. An administrative tree removal permit is required. 14 replacement trees are required and 14 replacement trees are proposed.

Conditions 1. The developer shall remove the existing pedestrian bridge that spans the existing watercourse to the east and assure

any disturbance to the streambank is properly restored to prevent bank erosion. 2. The developer shall provide adequate space between the proposed landbank parking stalls and any required vehicle

barrier. A minimum of 3 feet shall be provided between the landbank parking stall and the vehicle barrier. The final design and placement of the barrier shall be addressed during final engineering plan review and approval.

Recommended Action: “Move to recommend to City Council approval of the Special Land Use Permit, for the landbank parking of 34 parking spaces, and Site Plan for Kasper Machine Company

subject to the conditions of the administrative review team.”

Planning Commission Public Notice

Meeting Date, Time, and Location:

Wednesday, May 9, 2018 at 7:00 p.m. City of Auburn Hills - City Council Chambers 1827 N. Squirrel Road, Auburn Hills, MI 48326

Project Name: Kasper Machine Company

General Property Location: Generally located on the south side of Atlantic Boulevard between Giddings Road and Harmon Road. Sidwell No. 14-03-301-019

Applicant: Sam Ashley, Cunningham-Limp – 248-893-2311

Nature of the Request: Recommendation to City Council for Special Land Use Permit, for land bank parking, Site Plan and Tree Removal Permit approval to construct a light industrial building.

City Staff Contact: Shawn Keenan, AICP City Planner - 248-364-6926

Notice will be sent via U.S. Mail to properties within 1,000 feet of the site. The proposed application is available for inspection prior to the meeting at the Community Development Department, located in the municipal campus at 1827 N. Squirrel Road, Auburn Hills, MI 48326, during regular City business hours. Persons wishing to express their views may do so in person at the meeting, or in writing addressed to the Planning Commission c/o Shawn Keenan, City Planner at the above address. Anyone planning to attend the meeting who has need of special assistance under the Americans with Disabilities Act (ADA) is asked to contact the City Clerk's Office at 248-370-9402 or the City Manager's Office at 248-370-9440 - 48 hours prior to the meeting. Staff will be pleased to make the necessary arrangements.

LOCATION MAP

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May 4, 2018 Mr. Shawn Keenan, AICP City Planner CITY OF AUBURN HILLS 1827 Squirrel Road Auburn Hills, Michigan 48326 RE: Kasper Machine Company Site Plan 1st Review Dear Mr. Keenan: We have completed the site plan review for the above referenced project with respect to grading, paving, storm drainage/detention, and availability of municipal utilities to serve the site. The site plan, received by this office on May 2, 2018 was prepared by PEA, Inc. The review comments are noted below. PERMITS: Various permits will be required for this site, including but not limited to the following:

Soil erosion permit from O.C.W.R.C.

Water main extension permit from M.D.E.Q. GENERAL/PERMITS: The site is located on the south side of Atlantic Blvd. north of I-75, and west of Giddings Rd. The site consists of an existing parking lot and open grassland. The site is currently zone I-1, Light Industrial. The applicant is proposing to remove the existing parking lot and some of the existing storm conveyance system to add a 33,520 square-foot building along with two drive approaches and new parking areas. The development will include office and manufacturing space, two retaining walls, and multiple loading zones. The proposed parcel along with the adjacent properties is zoned I-1, Light industrial. A complete legal description of the parcel is shown on the plan. The City of Auburn Hills Standard Notes and Fire Department Notes are included on the plans. A landscape plan was included in the plan set and appears to be acceptable. The Auburn Hills Standard Details for Storm Sewer were not included in the plan set and will need to be in the engineering review submittal. Furthermore, a soil erosion and sedimentation control is needed for the engineering review. MUNICIPAL UTILITIES: There is existing 12-inch water main located along the south side of Atlantic Blvd. The applicant is proposing connect in two separate locations, forming a loop around the proposed building with 8-inch diameter public water main. Three hydrants are proposed on-site and appear to be spaced in a sufficient manner. A 12-foot easement is proposed along with the water main. The building service and fire suppression lead will connect to the main on the west side of the building. The existing water main diameter shall be called out in the topographic survey for the engineering review.

City of Auburn Hills Kasper Machine Company May 4, 2018 Page 2 of 3

An existing 12-inch sanitary sewer runs along the southern border of the site. The applicant is proposing to connect to an existing service stub with a new 6-inch sanitary sewer lead. Material and slope were called out in the preliminary utility plan and appear to be sufficient. Clean-outs were shown on the plans. No sanitary easement is shown on the plans, however, a private easement for storm and sanitary is called out on the plans. The width of the easement is shown to vary. The easement documents for the existing site utilities shall be provided with the engineering plan set. STORM SEWER AND DETENTION: The existing storm water management system sheet flows from the paved portion of the site into a series of catch basins that transport the runoff to the regional detention pond that is west of the site. The site is part of the Vinewood drainage district. The proposed storm water management system is comprised of a series of catch basins in the pavement areas that surround the building. Drainage will sheet flow from north to south into the basins which will then convey the water west to outlet into the existing regional detention pond. The applicant is proposing to place a storm water treatment unit prior to the outlet into the detention pond. The existing regional detention pond is sized to allow a site C-factor of 0.70. The proposed site C-factor is 0.68. Therefore, the existing detention pond has adequate capacity to detain the runoff for the proposed site. PAVING: The applicant is proposing two approaches on Atlantic Blvd. The proposed radii for these approaches is 30 feet, and shall be increased to 35’ to meet the City’s minimum entrance radii requirement. There appears to be one location in the drive that is above 8% slope. Pavement slopes are to remain between 1% and 6% for drive areas, and between 1% and 4% for parking areas. Pavement cross-sections were provided for the drives, parking areas, loading zones, approaches and sidewalks. The provided pavement sections appear to meet City standards. GRADING: The existing site generally slopes from the northeast to the southwest, and about half of the site drainage is conveyed in to catch basins that ultimately transport runoff to the detention pond to the west. The existing on-site slopes on the eastern and southern border meet or exceed a 1:3 slope. The applicant is proposing grading conditions similar to the existing conditions. Every effort should be taken to ensure that the proposed site slopes are not greater than the City maximum slope of 1:4. The applicant is proposing two retaining walls on the southeast and west sides of the site. A retaining wall submittal package was not provided in the site plan and will be required for the engineering review. TRAFFIC: The site currently consists of a paved parking lot with a single lot entrance on Atlantic Blvd. The proposed site includes two approaches on Atlantic Blvd. A single two-way drive loops around the south side of the building to the parking areas. Drive aisle dimensions appear to meet City standards.

City of Auburn Hills Kasper Machine Company May 4, 2018 Page 3 of 3

The proposed westerly approach appears to be aligned with the turnaround on Atlantic Blvd. The proposed radii for both drive approaches are 30 feet. The radii shall be increased to meet the City’s minimum requirement of 35 feet. The proposed orientation of the trash enclosure may make it difficult for trucks to service the dumpster. I recommend the enclosure either be turned to facilitate easier servicing or that turning movements for refuse vehicle servicing be shown on the plans. The plans should also show truck movements in and out of the proposed truck well. The western accessible ramp near the ADA parking spaces should be moved further west (approximately 4 feet) so the sidewalk adjacent to the 8-foot access aisle is flush with the pavement. The western-most accessible ramp appears to be aligned toward the drive, and ultimately a retaining wall. This ramp shall be re-aligned toward the proposed parking areas. Any ingress and egress on the north side of Atlantic Blvd. should be shown on the plans along with the centerline of Atlantic Blvd. RECOMMENDATIONS: The site plan is in substantial compliance with City of Auburn Hills requirements, and has been stamped “Approved” by our office. We ask that the site plan approval acknowledge the following:

1. The site improvement plan, designed in accordance with Ordinance No. 806, shall be submitted to the City for review and approval prior to construction. A detailed cost estimate for the improvements shall be submitted with the plans signed and sealed by the design engineer.

If you have any questions or are in need of any further information, please feel free to contact our office. Sincerely, OHM Advisors ______________________________________ Joe Lehman for Timothy J. Juidici P.E. Transmitted via e-mail to Shawn Keenan: May 4, 2018

cc: File P:\0101_0125\SITE_AUBURNHILLSCITY\2018\0120181XXX_KASPER MACHINE COMPANY\KASPER MACHINE COMPANY_SITE REV1_APP.DOCX

TO: Mr. Shawn Keenan

FROM: Lieutenant Jill McDonnell

SUBJECT: Site Plan Review for Kasper Machine Company

DATE: May 3, 2018

I have reviewed the site plans for the Kasper Machine Company development located in Auburn

Hills. We have no objections to the building project as presented in the plans.

1942 – 75 Years – 2017

Official Memorandum To: Shawn Keenan, City Planner From: Joshua Boyce, Fire Inspector Date: 5/4/18 Re: Site Plan PSP180002

PROJECT: Kasper – Atlantic Blvd. – second property west of giddings

XXX APPROVED

APPROVED Subject to the following:

DENIED

Joshua Boyce Auburn Hills Fire Department Fire Inspector

AUBURN HILLS FIRE DEPARTMENT

ORIGINAL ISSUE DATE:

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THIS DRAWING AND DESIGN ARE THE PROPERTY OFPEA, INC. THEY ARE SUBMITTED ON THE CONDITIONTHAT THEY ARE NOT TO BE USED, REPRODUCED, ORCOPIED, IN WHOLE OR IN PART, OR USED FORFURNISHING INFORMATION TO OTHERS, WITHOUT THEPRIOR WRITTEN CONSENT OF PEA, INC. ALL COMMONLAW RIGHTS OF COPYRIGHT AND OTHERWISE AREHEREBY SPECIFICALLY RESERVED. © 2015 PEA, INC.

CONSTRUCTION CONTRACTOR AGREES THAT INACCORDANCE WITH GENERALLY ACCEPTEDCONSTRUCTION PRACTICES, CONSTRUCTIONCONTRACTOR WILL BE REQUIRED TO ASSUME SOLEAND COMPLETE RESPONSIBILITY FOR JOB SITECONDITIONS DURING THE COURSE OF CONSTRUCTIONOF THE PROJECT, INCLUDING SAFETY OF ALL PERSONSAND PROPERTY; THAT THIS REQUIREMENT SHALL BEMADE TO APPLY CONTINUOUSLY AND NOT BE LIMITEDTO NORMAL WORKING HOURS, AND CONSTRUCTIONCONTRACTOR FURTHER AGREES TO DEFEND,INDEMNIFY AND HOLD DESIGN PROFESSIONALHARMLESS FROM ANY AND ALL LIABILITY, REAL ORALLEGED, IN CONNECTION WITH THE PERFORMANCEOF WORK ON THIS PROJECT EXCEPTING LIABILITYARISING FROM THE SOLE NEGLIGENCE OF THE DESIGNPROFESSIONAL.

PEA JOB NO. 2017-376

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CAUTION!!THE LOCATIONS AND ELEVATIONS OF EXISTINGUNDERGROUND UTILITIES AS SHOWN ON THISDRAWING ARE ONLY APPROXIMATE. NO GUARANTEE ISEITHER EXPRESSED OR IMPLIED AS TO THECOMPLETENESS OR ACCURACY THEREOF. THECONTRACTOR SHALL BE EXCLUSIVELY RESPONSIBLEFOR DETERMINING THE EXACT UTILITY LOCATIONS ANDELEVATIONS PRIOR TO THE START OF CONSTRUCTION.

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www.missdig.net1-800-482-7171(TOLL FREE)

Know what's belowCall before you dig

2430 Rochester Ct, Ste 100Troy, MI 48083-1872

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LAWN AND PLANT BEDS TO BE IRRIGATEDWITH AN IN GROUND SYSTEM

SEE SHT. T- 1.0 FOR TREE PROTECTIONDETAIL AND NOTES

SEED LAWN NOTE:LAWN SEED SHOULD BE A VARIETY NORMALLYFOUND GROWING IN OAKLAND COUNTY

= REPLACEMENT TREES

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= EXISTING TREE / TAG TOBE REMOVED

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APPLICABLE CODES:2015 MICHIGAN BUILDING CODE (MBC)2015 MICHIGAN PLUMBING CODE (MBP)2015 MICHIGAN MECHANICAL CODE (MMC)2014 NATIONAL ELECTRICAL CODE (NEC)2015 MICHIGAN ENERGY CODEMICHIGAN BARRIER FREE DESIGN LAW (PA 1 OF 1966 ASAMENDED) INCORPORATING THE 2015 MICHIGAN BUILDINGCODE WITH ICC/ANSI A -117.1,2009NFPA 13-2013, FIRE SPRINKLER SYSTEMNFPA 72-2013, FIRE ALARM SYSTEM

OCCUPANCY CLASSIFICATION:USE GROUP 'B' (BUSINESS) / 'F-1' (FACTORY)

NON SEPARATED MIXED USES - THE MOST RESTRICTIVE 'F-1' SHALL BE APPLIED TO ENTIRE BUILDING

CONSTRUCTION CLASSIFICATION:TYPE IIB

ALLOWABLE BUILDING AREA: USE MORE RESTRICTIVE 'F-1' USE FOR ENTIRE BUILDINGAREA ALLOWED = TABULAR AREA + FRONTAGE INCREASE

= TABULAR AREA AT + (AT x IF)

- TABULAR AREA (AT) ALLOWED (MBC TABLE 503, 'F-1' USE, 'II B' CONSTRUCTION = 62,000 S.F.

- FRONTAGE INCREASE (IF) ALLOWED (MBC 506.2)

100 OPEN PERIMETER - 0.25 W TOTAL PERIMETER 30

100 1,100'-0" L.F. -0.25 30 = 100 [0.75] (1) = 75% INCREASE ALLOWED 1,100'-0" L.F. 30

-SPRINKLER INCREASE (IS) ALLOWED (MBC 506.3) : 200%TOTAL AREA ALLOWED = 62,000 S.F. + (15,500 x 0.75)

= 62,000 S.F. + 11,625 = 73,625 S.F. PER FLOORTOTAL AREA ALLOWED = 73,625 S.F. > 33,520 S.F. FIRST FLOOR PROPOSED -OK

ALLOWABLE BUILDING HEIGHT:ALLOWABLE BUILDING HEIGHT = 75'-0"; 3-STORIESPROPOSED BUILDING HEIGHT = 44'-0"

OCCUPANCY:- PER MBC (MBC TABLE 1004.1.2)

FIRST FLOOR OCCUPANCY:- 5,920 S.F. GROSS MINUS 125 S.F. PERIMETER WALL THICKNESS = 5,795 S.F

- GENERAL OFFICE AREA: 5,795 S.F. / 100 S.F. PER OCC. = 58 OCC.

HIGH BAY AREA OCCUPANCY:- 27,600 S.F. GROSS MINUS 200 S.F. PERIMETER WALL THICKNESS = 27,400 S.F.

- INDUSTRIAL USE: 27,400 S.F. / 100 S.F. PER OCC. = 274 OCC.

- TOTAL BUILDING OCCUPANCY: = 332 OCC.

MINIMUM NUMBER OF EXITS:332 OCCUPANTS = 2 EXITS REQUIRED (MBC TABLE 1006.2.1)

6 EXITS PROVIDED

FIRE SUPPRESSION:BUILDING WILL BE COMPLETELY PROTECTED BY ANAPPROVED AUTOMATIC FIRE SUPPRESSION SYSTEM

BUILDING AREA:OFFICE FIRST FLOOR = 5,920 S.F. GROSSHIGH BAY (MANUFACTURING) = 27,600 S.F. GROSSTOTAL = 33,520 S.F. GROSS

SCALE: 1/16" = 1'-0"2PROPOSED ROOF SCREEN

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H.M. DOOR AND FRAME PAINTED TO MATCH ADJACENT WALLCOLOR

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CLEAR ANOD. ALUM. ENTRY DOOR W/ TEMPERED GLASS

1" LOW 'E' INSUL. GLAZING IN CLEAR ANOD. ALUM. THERMALBREAK FRAMES

CONC. TRENCH FOOTING BELOW

8" SPLIT-FACE CMU ACCENT COLOR

EXTERIOR MATERIAL SCHEDULE

PREFINISHED METAL COPING

1" TINTED INSULATED SPANDREL GLAZING IN CLEAR ANOD.ALUM. THERMAL BREAK FRAMES

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20'x14' SECTIONAL INSULATED OVERHEAD GRADE DOOR w/MOTOR OPERATED OPENER & INSULATED

6" DIA. CONC. FILLED STEEL GUARD POSTS

112" dia. PAINTED STEEL PIPE GUARDRAIL

8" SPLIT CMU, COLOR: FIELD

9'x10' SECTIONAL INSULATED OVERHEAD TRUCK DOCK DOORw/ DOCK LEVELER, & SHELTER/SEAL

FLUSH METAL PANEL SIDING (ROOF SCREENING)

12" SPLIT-FACE CMU, COLOR : ACCENT

INSULATED METAL PANEL

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DASHED LINE DENOTES EXTENT OF PROPOSED BUILDINGSIGNAGE. SEE NOTES FOR MORE INFORMATION.

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FIRE DEPARTMENT CONECTION17

SCALE: 1/16"=1'-0"3PROPOSED SOUTH ELEVATION (I-75 FRONTAGE)

DRAWING DATE:

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SCALE: 1/16"=1'-0"1PROPOSED NORTH ELEVATION

SCALE: 1/16"=1'-0"4PROPOSED WEST ELEVATION

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"ANY MODIFICATIONS TO THE FACADE PLAN(INCLUDING COLOR) MUST BE RESUBMITTEDTO THE CITY OF AUBURN HILLS FOR REVISEDAPPROVAL. THE USE OF NEON, FLAGS, OR ANYOTHER TYPE OF UNAPPROVED SIGNAGESHALL BE PROHIBITED PER SITE PLAN REVIEW"FROM CITY OF AUBURN HILLS SITE PLAN CHECKLIST

AUBURN HILLS ZONING ORDINANCESECTION 1811. SIGNS: SECTION 3D, ITEM e-2

SIGNAGE CALCULATIONS:

ALLOWABLE SIGNAGE AREA:TOTAL SIGNAGE TO NOT EXCEED EIGHT (8) S.F. FOR EACHTEN (10) FEET OR FRACTION THEREOF OF LOT FRONTAGE, OR80 S.F. PER NET ACRE FOR SITE LARGER THAN ONE (1) ACRE.

BASED ON FRONTAGE:

1048.32 L.F. x 8 S.F. = 838.66 S.F. ALLOWABLE 10

838.66 S.F. TOTAL ALLOWABLE SIGNAGE AREA

PROPOSED SIGNAGE AREA:NO ONE SIGN CAN EXCEED 150 S.F. IN SIZE

148 S.F. EACH148 S.F. < 150 S.F.

(3) TOTAL SIGNS PROPOSED = 148 S.F. x 3 = 444 S.F.

444 S.F. PROPOSED < 833.66 S.F. ALLOWABLE

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Planning Commission Agenda

May 9, 2018 Meeting Agenda Item No. 5b.

To: Chairperson Greg Ouellette and the Planning Commission

From: Steven J. Cohen, Director of Community Development

Submitted: May 3, 2018

Subject: Oakland Technology Park – I-75 Signs Public Hearing / Motion – Recommendation to City Council for Approval of Combined PUD Step One –

Concept Plan and PUD Step Two – Site Plan and Tree Removal Permit INTRODUCTION This is a request from General Development Company (a.k.a., Oakland Technology Park Associates, LLC) to allow the installation of three new monument signs in an easement adjacent to I-75 adjacent on Faurecia’s property, which is located at 2800 High Meadow Circle. The property is zoned T&R, Technology and Research District. This proposal will allow for a total of five signs along this stretch of I-75. All the signs will be evenly spaced and similar in size. Two signs exist today in the area for Henniges and Faurecia. One of the three new signs proposed will be installed by Hirotec America. The other two new signs will be assigned to future businesses currently being recruited for the remainder parcels within the Oakland Technology Park. As shown in the rendering below, the three new signs are proposed to be located directly south of the existing Faurecia sign. The new signs will allow the corporate headquarters within the Oakland Technology Park to be showcased in a tasteful, aesthetically pleasing way. This is particularly important along the highly sought-after I-75 corridor where 100,000 plus vehicles travel each day.

Rendering of how the massing and spacing of the signs will look along I-75 from a driver’s perspective

INTRODUCTION (cont.) The proposed sign concept is similar to the “stylons” utilized at Great Lakes Crossing Outlets but much shorter at 20 feet in height. Like Great Lakes Crossing Outlets, the Oakland Technology Park is a distinctive area in the City. However, this tract of land is unique as the businesses located within the park are hidden behind a significant strand of trees, as shown in the mocked-up drone photo below. KEY ISSUES 1. History. On June 9, 2016, a ZBA variance was requested by

General Development Company and Hirotec America to allow four new signs along I-75 for a total of six signs (see attached minutes). The I-1 District allows off-premise signs like these with restrictions. However, the T&R District, which is a hybrid industrial district, does not permit off-premise signs. The ZBA postponed action on the variance. It was recommended that the proposal would be best addressed via a text amendment or PUD application. Staff does not recommend amending the ordinance. As a result, this PUD proposal has been submitted with one less sign than originally proposed in June 2016.

2. Recognizable Net Public Benefits. Since off-premise signs are

not permitted in the T&R district, General Development has offered to contribute $125,000 to the Auburn Hills Community Foundation for future public purposes to meet the net public benefit criteria requirement for PUD qualification.

Also, the City benefits from this proposal from an economic development standpoint as the general public (e.g., 100,000 plus vehicles that will pass by these business signs each day) will be reminded of the type and caliber of corporations that call Auburn Hills home, particularly in this park where they cannot be seen.

NEW SIGN

LOCATIONS

Mock-up of bird’s-eye photo showing the massing and spacing of the proposed signs using the scale/size of the two existing signs for reference

Sign #1

Sign #3

Sign #2

Map

Existing

Faurecia Sign

https://www.google.com/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=2ahUKEwjM4bHxguraAhWen4MKHXJ7BFAQjRx6BAgBEAU&url=https://www.pinterest.co.uk/pin/457889487100816877/&psig=AOvVaw2SezfqsGiaFuEHIvdgA8lI&ust=1525453394402005

https://www.google.com/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=2ahUKEwjM4bHxguraAhWen4MKHXJ7BFAQjRx6BAgBEAU&url=https://www.pinterest.co.uk/pin/457889487100816877/&psig=AOvVaw2SezfqsGiaFuEHIvdgA8lI&ust=1525453394402005

KEY ISSUES (cont.) 3. Tree Removal Permit. 41 trees are proposed to be removed to facilitate the installation of the three signs. Trees will

be removed, and monies for replacement will be paid to the City Tree Fund at the time of each sign permit is pulled. Details are outlined in the Development Agreement.

4. Premier Business Park. The resurgence of the Oakland Technology Park has been a bright spot for the City of

Auburn Hills and Oakland County as it has fueled the region’s economic recovery from the Great Recession. Since 2011, General Development Company has developed and built nine projects for national and international companies within the park totaling 1.2 million square feet.

STAFF RECOMMENDATION This project has been reviewed by the City’s Administrative Review Team and has received a recommendation for approval. The applicant has met all applicable requirements to seek both PUD Step One and Two approvals concurrently. The Community Development Department recommends Approval of the Planned Unit Development (PUD) application and Tree Removal Permit to allow the construction of three signs and offer the following discretionary findings of fact:

1. The location of the use will not negatively impact adjacent areas, which are zoned non-residential.

2. The land will be used in accordance with its immediate character, which is planned and zoned for non-residential development.

3. Applicable requirements of Section 1830 in the City’s Zoning Ordinance will be met.

4. The use will promote the purpose and intent of the City’s Zoning Ordinance.

5. The use will be consistent with the health, safety, and general welfare of the City of Auburn Hills, and purpose and intent of the City’s Zoning Ordinance.

6. The terms and conditions of the use approval have been addressed in a Development Agreement.

View of the proposed building looking south from Auburn Road

Recommended Action: “Move to recommend to City Council approval of the combined PUD Step One – Qualification /

Step Two – Site Plan approval, along with Tree Removal Permit approval, for Oakland Technology Park – I-75 Signs subject to the terms and conditions of the Development Agreement.”

Aerial photo showing locations of new projects built within the Oakland Technology Park since 2011

Planning Commission Public Notice

Meeting Date, Time, and Location:

Wednesday, May 9, 2018 at 7:00 p.m. City of Auburn Hills - City Council Chambers 1827 N. Squirrel Road, Auburn Hills, MI 48326

Project Name: Oakland Technology Park – I-75 Signs

General Property Location: Generally located adjacent to I-75, south of University Drive 2800 High Meadow Circle Sidwell No. 14-23-200-009

Applicant: Bruce Brickman, Oakland Technology Park Associates, LLC 248-357-3777

Nature of the Request: Recommendation to City Council for combined PUD Step One – Qualification / Step Two – Site Plan approval, along with Tree Removal Permit approval, to construct three business signs adjacent to I-75

City Staff Contact: Steven J. Cohen, AICP Director of Community Development - 248-364-6941

Notice will be sent via U.S. Mail to properties within 1,000 feet of the site. The proposed application is available for inspection prior to the meeting at the Community Development Department, located in the municipal campus at 1827 N. Squirrel Road, Auburn Hills, MI 48326, during regular City business hours. Persons wishing to express their views may do so in person at the meeting, or in writing addressed to the Planning Commission c/o Steve Cohen, Director of Community Development at the above address. Anyone planning to attend the meeting who has need of special assistance under the Americans with Disabilities Act (ADA) is asked to contact the City Clerk's Office at 248-370-9402 or the City Manager's Office at 248-370-9440 - 48 hours prior to the meeting. Staff will be pleased to make the necessary arrangements.

SITE

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Limited Topographic /

Tree Survey

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SCALE:

Know what's belowCall before you dig.

R

General Development

Two Towne Square

Southfield, MI 48076

Contact: Bruce Brickman

Ph: (248) 357-3777

Ex. and Proposed Signs

SEAL

April 17, 2018

PROJECT

CLIENT

SHEET

DATE ISSUED/REVISED

DRAWN BY:

DESIGNED BY:

APPROVED BY:

DATE:

NFcivil Engineers

Land Surveyors

Land Planners

ENGINEERS

sheet no.

H174NFE JOB NO.

NOWAK & FRAUS ENGINEERS

46777 Woodward Ave.

Pontiac, MI 48342-5032

Tel. (248) 332-7931

Fax. (248) 332-8257

1" = 80'

A. Eizember

P. Williams

NF

N

FUTURE SIGN #1

FUTURE SIGN #2

FUTURE SIGN #3

SiteSpecific,Inc.

“GivingyoutheIPMedge.”

“GivingyoutheIPMedge.”

SiteSpecific,Inc.JULIESTACHECKI,CertifiedArboristMI-0650,TRAQ

Howell,MI48843w 810.599.0343w [email protected]

May 1, 2018 Mr. Steve Cohen, AICP, Director of Community Development City of Auburn Hills, Community Development Department 1827 North Squirrel Road Auburn Hills, MI 48326 Subject: Woodlands Review for OTP PUD Signage along I-75, Auburn Hills, MI. Dear Mr. Cohen, The submittals regarding the proposed signs and surrounding area along the I-75 exit ramp for the above-mentioned project have been reviewed including tree surveys and a site visit. A Woodlands Permit is required. The applicant will be removing trees for the installation of signs and no new trees are to be planted in this area. Fees for Regulated Trees will be paid into the City’s Tree Fund at a current value of $380/tree. Description Trees on Plan Replacement Trees Total Trees in Survey Data 70 41 Landmark – Removed 0 0 Surveyed Trees to Remain 29 0 Regulated – Removed Sign #1 8 8 Regulated – Removed Sign #2 21 21 Regulated – Removed Sign #3 12 12 TOTAL NUMBER OF TREES 70 41* *Paid Into Tree Fund ($380/tree) Replacement Trees Applicant is proposing to remove 41 Regulated Trees. There are 41 Required Tree Replacements, which will be compensated for as a financial contribution into the City’s Tree Fund at the time when each of the signs are installed; Sign #1 - 8 trees, Sign #2 - 21 trees, and Sign #3 -12 trees. In summary, there are 41 Regulated Trees on site being removed, therefore the equivalent of 41 replacement trees will be paid into the City’s Tree Fund to fulfill the Woodlands Permit. Best regards, Julie Stachecki

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OAKLAND TECHNOLOGY PARK SIGN PUD

CITY OF AUBURN HILLS, OAKLAND COUNTY, MICHIGAN

DEVELOPMENT AGREEMENT This Development Agreement (“Agreement”) between Oakland Technology Park Associates, LLC, a Michigan limited liability company (“Developer”) and the City of Auburn Hills, a Michigan municipal corporation (“City”) is to confirm certain obligations relating to the development, construction, installation, location and use of three monument identification signs to be located in the easement that is legally described on the attached Exhibit A hereto (the “Easement Property”).

BACKGROUND A. The Developer is the holder of an easement reserved by the Developer over a portion of the Faurecia property adjacent to the I-75 expressway, said easement being for the purpose of locating signs and being legally described on Exhibit A attached hereto. B. The businesses located in the Oakland Technology Park are hidden from view from the I-75 expressway due to trees and other vegetation. C. The Developer is desirous of locating three monument identification signs on the Easement Property, adjacent to the I-75 expressway, for the purpose of allowing Hirotec America to construct, install, locate and use one monument identification sign to list Hirotec America’s name on said sign, with the other two monument identification signs to be constructed, installed, located and used by future users/owners/tenants of two of the remaining parcels located within the Oakland Technology Park for the purpose of listing said future users/owners/tenants name on said signs, with all three of said signs to also serve a wayfinding function; D. The Developer applied to the City for approvals of a PUD on the Easement Property as shown on the plan drawings for PUD Step One and Step Two approvals dated ______________, 2018 for the development, construction, erection, location and use of three monument identification signs on the Easement Property (“site plan”). E. On ______________, 2018, the Auburn Hills City Council granted PUD Step One and Step Two approval for the construction, installation, location and use of three monument identification signs (“the Development”) on the Easement Property pursuant to the information submitted in accordance with Section 1830 of the City of Auburn Hills Zoning Ordinance. The site

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plan is on file with the City’s Community Development Department and is incorporated by reference into this Agreement. F. It is the purpose of this Agreement to confirm the rights and obligations of the Developer with respect to the development and the Easement Property. NOW, THEREFORE, for good and valuable consideration given, the receipt of which is hereby acknowledged by the parties, it is agreed as follows: 1. The Easement Property shall be developed by the construction, installation, location and use of three monument identification signs in accordance with the PUD Step One and Step Two approvals and in accordance with the City approved site plan, tree removal permit, this Agreement, City approved grading, utility and engineering plans, and except as otherwise specifically provided in this Agreement, City Ordinances in effect on the date of this Agreement, including, but not limited to, the Auburn Hills Zoning Ordinance to the extent said Ordinances are not in conflict with the City PUD approvals, City approved site plan and this Agreement, and all other applicable laws, regulations, requirements and Ordinances as now in effect or subject to modification not inconsistent with the requirements hereof (collectively referred to as the “Approval Requirements”). 2. The City has approved as part of the site plan, the construction, installation, location and use of three monument identification signs to be located on the Easement Property adjacent to the I-75 expressway, with said monument identification signs to be constructed and installed at the approximate locations shown on attached Exhibit B, which is incorporated herein by reference, with the design and size of said monument identification signs to be substantially similar to the design and size of the signs shown on Exhibit B. The three monument identification signs shall only be for the purpose of listing and identifying/listing Hirotec America on one sign, with the two remaining monument identification signs to each be only for the purpose of identifying/listing a future user/owner/tenant of two of the remaining parcels in the Oakland Technology Park. Hirotec America shall be responsible for, at its own cost, locating, constructing, installing, using and maintaining the Hirotec America monument identification sign in accordance with the Approval Requirements and the two future users/owners/tenants of two of the remaining parcels of the Oakland Technology Park shall each be responsible for, at their own cost, locating, constructing, installing, using and maintaining their respective monument identification signs on the Easement Property in accordance with the Approval Requirements. Each entity that constructs, installs, locates and uses the monument identification sign on the Easement Property shall provide and file with the City reasonable financial assurances/guarantees in a form and in the amounts required by the City’s Ordinances or by the City of Auburn Hills Community Development Department. 3. The three monument identification signs to be constructed, installed and located on the Easement Property shall be spaced at the approximate distance from each other as shown on Exhibit B and shall all be similar in mass and area, with each of the three monument identification signs to not exceed a height of twenty (20) feet, with the three monument identification signs to be placed on at the approximate elevations shown on Exhibit B for visibility by drivers along the I-75 expressway. 4. The entities whose names will be listed and identified on each of the three monument identification signs on the Easement Property will each be responsible for applying for building construction and associated trade permits and sign permits for the construction, installation and

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location of their respective monument identification signs and shall each pay the applicable fees pertaining to their respective signs. 5. There shall be no more than a total of forty-one (41) trees removed for the construction, installation and location of the three monument identification signs on the Easement Property, with the specific trees to be removed being shown on Exhibit C, which is attached hereto and incorporated herein by reference. With the passage of time and growth of trees, if additional trees are needed to be removed to allow visibility of the monument identification signs, the City will work to allow additional tree removal, provided that such additional tree removal complies with the provisions of the City’s Tree Ordinance, including but not limited to, the required amounts being paid into the City of Auburn Hills Tree Fund. For each tree removed by an entity for the construction, installation and location of its respective monument identification sign on the Easement Property, that entity shall pay into the City of Auburn Hills Tree Fund the amount of $380 per tree removed by that entity and shall comply with the City’s Woodlands Preservation Ordinance (“Tree Ordinance”). 6. The Developer shall within seven (7) days from the date that all parties have executed and signed this Agreement, pay to the Auburn Hills Community Foundation a one-time lump sum payment of $125,000 to be used for public purposes at the sole discretion and decision of the Auburn Hills Community Foundation Board of Directors. 7. Modifications to the City approved site plan may be made as follows:

(a) The Community Development Department may approve minor modifications to the City approved site plan.

(b) Modifications to the City approved site plan that the Auburn Hills Community

Development Department deems to be material shall be reviewed for approval by the City Council pursuant to PUD Step Two approval procedures and the PUD provisions of the Zoning Ordinance.

8. The Developer has negotiated with the City the terms of this Development Agreement and such documentation represents the product of the joint effort and agreement of the Developer and the City. The Developer fully accepts and agrees to the final terms, conditions, requirements and obligations of this Development Agreement and acknowledges and agrees that those entities that construct, install, locate, use and maintain the three monument identification signs described in this Agreement have been made aware of and fully accept and agree to the final terms, conditions, requirements and obligations of this Development Agreement. 9. The Developer understands that this Agreement is authorized by applicable local, state and federal laws, ordinances and constitutions and the City shall be entitled to injunctive relief to prohibit any actions by the Developer and the entities that construct, install, locate, use and maintain the three monument identification signs that are inconsistent with the terms and provisions of this Agreement. 10. The Developer’s rights to develop the Easement Property as provided for in this Agreement are fully vested on the City’s execution of the Agreement without further notice. Plans in conformity with the Agreement shall be approved. This Agreement shall run with the land constituting the Easement Property and shall be binding upon and inure to the benefit of the Developer

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and the City, and their respective heirs, successors, assigns, transferees and the entities that construct, install, locate, use and maintain the three monument identification signs on the Easement Property and immediately upon execution of this Agreement by all parties, a Memorandum of this Agreement shall be recorded with the Oakland County Register of Deeds.

11. This Agreement shall be interpreted and construed in accordance with Michigan law and shall be subject to enforcement only in Michigan state or federal courts. The parties understand and agree that the Agreement is consistent with the intent and provisions of the Michigan and U.S. Constitutions and all applicable law. 12. This Agreement constitutes the entire Agreement between the parties and may not be modified, amended or terminated except in writing executed by the parties. THIS AGREEMENT is executed by the parties on the date specified with the notarization with their names and shall take effect on the date that this Agreement is fully executed by all of the parties. OAKLAND TECHNOLOGY PARK ASSOCIATES, LLC, a Michigan limited liability company By: Name: Its: STATE OF MICHIGAN ) )ss COUNTY OF OAKLAND ) The foregoing instrument was acknowledged before me this ____ day of ____________, 2018, by __________________ of Oakland Technology Park Associates, LLC, a Michigan limited liability company, on behalf of said company. _____________________________ Notary Public ______________ County, Michigan My Commission Expires: ________ Acting in _______________ County CITY OF AUBURN HILLS, a Michigan municipal corporation By: Kevin McDaniel, Mayor

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By: Laura Pierce, City Clerk STATE OF MICHIGAN ) )ss COUNTY OF OAKLAND ) The foregoing instrument was acknowledged before me this ____ day of ____________, 2018, by Kevin McDaniel, as Mayor, and Laura Pierce, as City Clerk, on behalf of the City of Auburn Hills, a Michigan municipal corporation. _____________________________ Notary Public ______________ County, Michigan My Commission Expires: ________ Acting in _______________ County This document drafted by:

Derk W. Beckerleg 2600 Troy Center Drive P.O. Box 5025 Troy, MI 48007-5025 When recorded return to:

Laura Pierce, City Clerk City of Auburn Hills 1827 N. Squirrel Road Auburn Hills, MI 48326 4651867_1.docx

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EXHIBIT A

Easement located on Sidwell No. 14-23-200-009

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EXHIBIT B

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EXHIBIT C

Complete plan on-file with the Community Development Department

Zoning Board of Appeals

Minutes June 9, 2016

1. CALL TO ORDER: Mr. Ouellette called the meeting to order at 7:07 p.m.

LOCATION: City Council Chamber, 1827 N. Squirrel Road, Auburn Hills MI 48326

2. ROLL CALL: Present: Boelter, Knight, Ouellette Absent: Burrell

Also Present: Building Official Spencer Guests: 3

In the absence of Chairperson Burrell, Secretary Ouellette took charge of the meeting.

Mr. Ouellette read the following statement:

The Board of Appeals is made up of the following: Henry Knight, an elected City Official; Greg Ouellette, Planning Commission Chairperson; Jay Boelter, Trina Burrell and Bob Waltenspiel, all appointed by City Council. The Michigan Court System has agreed upon the following rules concerning the granting of variances: To obtain a non-use variance the applicant must show practical difficulty by meeting all the criteria. 1. That strict compliance with ordinance standards would unreasonably prevent the applicant from using of the property for a permitted purpose or would render conformity unnecessarily burdensome. 2. That the request is the minimum relief needed to grant fairness to the applicant in a manner that is consistent with the level enjoyed by other property owners in the zoning district. 3. That the problem is due to the unique circumstances of the property. 4. That the problem is not self-created. This meeting is open to the public and the minutes go on record. We open each public hearing and Board Secretary Ms. Burrell, will read the petition. Then we will hear from City staff representative Jeff Spencer, Building Official. We then will hear from the petitioner or the petitioner’s representatives. Next, we will hear anyone in the audience wishing to be heard during the public hearing. Persons wishing to be heard must be sworn in. After the Board is satisfied it has received all the relevant testimony it can expect, the hearing is closed and deliberation begins. The Board may or may not call for further testimony after the hearing is closed. The Chairperson shall ask for a Motion on the order and then ask for Second to the Motion. There may be further discussion by the Board on the motion, except if a motion to table the item is made by a Board member. The item will conclude with a Roll Call Vote on the order.

3. PETITIONERS

3a. Public Hearing

ZBA 16002 – General Development, 2800 High Meadow Circle

A variance from Zoning Ordinance 372 Section 1811, Signs, to permit five non-accessory signs in a Technology and Research District Mr. Ouellette read the application as follows:

Project name OTP I-75 signage, 2800 High Meadow Circle, along I-75 corridor; the parcel size is one acre, located in a Technology and Research (T&R) zoning district with property I.D. #14-23-200-009. The project description is to allow five signs to be installed in an easement.

The applicant is Stacy Fields on behalf of General Development Company and the owner of the property is Bruce Brickman, owner of General Development Company located in Southfield, Michigan.

This Request is for the Following Variance:

Section of Zoning Ordinance in which variances desired: Section 1811, Signs, #8 Non-Residential, Non-Accessory Signs, A & B foot notes

The extent of change desired is to permit five Non-accessory Signs in a T&R district.

Zoning Board of Appeals – June 9, 2016 Page 2 of 5 The principle points upon which the appeal is made:

1. - The following peculiar or unusual conditions are present to justify a variance:

Oakland Technology Park is home to multiple world and North American headquarters of many national and international businesses. The current and prospective tenants in Oakland Technology Park are thriving to have signage along I-75.

Not all properties in Oakland Technology Park have I-75 exposure. As a result of this, an easement was established along I-75 that can accommodate six signs. One sign has been built to date. The other five signs would have a similar design and be similar in scale keeping a theme for other overall park. With the large amount of road frontage of this property off of I-75 and High Meadow Circle, we are below the allowed square footage of signage with our proposal for five additional signs along the I-75 corridor.

These signs may be considered non-accessory to their buildings, however they are accessories to the overall Oakland Technology Park.

2 - The following hardship or practical difficulty will result if a variance is not granted:

As mentioned above, there are multiple international businesses within the park. These signs would not only aid in advertising for the businesses, but would also assist the large amount of clients/employees traveling from out of state/country. If this variance is not granted, this would create a hardship for these businesses within the park for their visitors would not be clear to where this park and these businesses are located. These signs could in turn also assist in lowering traffic accidents in this area of people looking for their final destination.

Mr. Spencer noted the following:

VARIANCE:

Zoning Ordinance 372: Section 1811 Signs, #8 Non-Residential Non-Accessory Signs states:

Non-accessory signs may be located only within “I” Districts, subject to the following:

A. There may be no more than one (1) such sign per lot of record.

B. Non-accessory signs are to be included within the maximum size limitations as established within each “I” District and shall comply with all other restrictions applicable to accessory signs.

The petitioner, General Development, seeks a variance from the above referenced zoning ordinance that would allow up to five businesses in Oakland Technology Part to erect a sign along I-75. There are two existing signs which are classified as accessory and do not need variances.

If requested variance are granted, the developer must apply for a tree removal permit at the Planning Commission level.

PHYSICAL CHARACTERISTICS / SITE INFORMATION:

The Faurecia-North American headquarters facility is located on 43.37 acre site zoned T & R, Technology and Research district. The proposed pylon free-standing signs will be located on this 43.37 acre site. The developer has provided a recorded easement for these signs which total five. The Faurecia sign is already installed and does not require a variance,

All of the signs will meet the maximum area of 150 square feet and will be setback the minimum of 20 feet from the I-75 R.O.W. fence line.

The maximum sign area allowed for the site is 3,520 square feet. Combined total area of all proposed signage is less than the 3,520 square feet allowed. No variance is required for sign area.

On May 24, 2016, 38 public notices were mailed to property owners within 1,000 square feet of the petition property lines and utilities. No responses were received.

Mr. Knight clarified Faurecia owns the property on which they have a sign, these other signs are for other businesses, and therefore are considered non-accessory signs. The recorded easement permits these signs on the Faurecia owned property.

Teresa Sinelli, Construction Manager for General Development, introduced herself and proceeded with a PowerPoint presentation. The slides showed the overall Oakland Technology Park, 211 acres, as well as the site plan for the location of the proposed five signs. An easement has been granted from Faurecia for the five proposed non-accessory signs; a one acre slice of property along I-75. The signs are available for current and future businesses within the park.

Ms. Sinelli stated there are two, 36 acre sites available that could accommodate two large buildings or up to four or five smaller buildings. A tree removal plan is required if these signs are approved. All the signs will be similar in size, look and the same height.

Zoning Board of Appeals – June 9, 2016 Page 3 of 5 In response to Mr. Knight, Ms. Sinelli confirmed the sign placement will allow the driver plenty of time to exit, once the sign is seen.

Mr. Ouellette asked if it is the tenants of General Development who will be afforded the opportunity for one of the five available signs, or is Delphi or Johnson Control also allowed a sign.

Ms. Sinelli stated the easement is through General Development, owner of the Faurecia building. Faurecia has the accessory sign, Hirotec would like one of the signs, with three more available. As of now, there hasn’t been a request from any other business within the park for a sign, but that would be decided by General Development.

Responding to Mr. Ouellette, Ms. Sinelli explained the signs are for the park in general, not necessarily General Development owned buildings.

Mr. Ouellette asked if Delphi would be allowed one of the signs.

Ms. Sinelli stated no.

Mr. Ouellette asked for instance, if Noah’s wished to have one of the signs, would Noah’s purchase the right for one of the signs.

Stacy Fields, explained the goal for the remaining four signs is existing businesses who have been recently built or future tenants. The compensation is a case-by-case basis. Hirotec who recently built in the park is not being charged for a sign. Hirotec contacted General Development asking for a company sign to be placed along I-75. Some companies aren’t willing to locate in the park, because of no I-75 visibility; this allows some type of visibility. It will be a case-by-case basis relative to how each request will be assessed to obtain a sign.

Mr. Knight stated both Ms. Fields and Ms. Sinelli are testifying that six signs should be a sufficient number of signs for this industrial park, in the easement adjacent to I-75. He doesn’t want someone to come back in a few years looking to construct more signs.

Ms. Fields stated that is true.

Mr. Ouellette asked if southbound I-75 traffic will have a better view of the signs, because of the wall separating the exit ramp from the highway.

Ms. Sinelli stated the signs can be seen from both the north and south bound lanes, but the view is better heading north.

In response to Mr. Boelter, Ms. Sinelli stated both Henniges and Faurecia are lit with spot lights below the signs. She believes all the signs will be lit in the same manner.

Mr. Boelter asked about tree clearing for the signs and if any landscaping will be planted around the signs.

Ms. Sinelli understood 10 to 15 trees for each of the signs will be removed. The replacement trees will either be planted elsewhere in the park or funds deposited into the Tree Fund. She believes all the signs will be similar, following the current signs, with no landscaping.

Mr. Knight asked if the current drawing is still a good representation of the signage, since the current drawing does not use the new diverging diamond interchange.

Mr. Spencer confirmed the plan is still correct, noting the south exit ramp hasn’t been changed much from the old interchange.

Mr. Ouellette asked about proving the hardship, as asked in the application. He doesn’t concur that the lack of signage is a hardship, causing difficulty for people to find these businesses. Most people today have applications on their phones that direct the driver to their requested destination.

Ms. Sinelli explained visitors appreciate recognizing signs when looking for a particular business. Many of these businesses within the park are international headquarters.

Mr. Ouellette noted the driver has likely already exited the freeway, before recognizing any signage.

Ms. Fields stated the ramp is after the signs. She also stated the park has remained heavily wooded and is not visible from the freeway because of all the trees. This is similar to what Fanuc experience being off of M-59. The intent was to keep the park heavily wooded to keep the park like setting, removing a minimal amount of trees. The hardship is the lack of the business identification within the park because of the heavily wooded area.

Mr. Ouellette stated he too was thinking about Fanuc and their location; suggesting they would probably enjoy having signage on M-59. There are many other international businesses within Auburn Hills who would likely enjoy additional exposure. The businesses that are located within the business park were aware they didn’t have I-75 frontage when they moved into the park. He believes there are other ways of marketing the business park.

Ms. Fields stated the signs are not for marketing purposes, just identifying those businesses within the park.

Gary Krus, Hirotec America, 3000 High Meadow Circle, explained one of the reasons his company would like to have a sign located along I-75, is because it allows traffic to recognize Hirotec and pinpoint its location, as well as

Zoning Board of Appeals – June 9, 2016 Page 4 of 5 gaining new customers. It also allows potential employees to know where the business is located; the sign would help to bring both new customers and future employees.

Mr. Ouellette believes when someone is applying for a job, they have researched the location of the business. The park is simple to locate. The ordinance states a proliferation of signs is a negative impact on the community.

Mr. Spencer stated he and Community Development Director Cohen have discussed this sign issue and have met with Bruce Brickman, owner of General Development and his staff. This is the most unique industrial park in the City, it has the most headquarters, the most wooded/natural area, and a high-end park. If you look at this business park as if looking at the mall, the businesses are trying for I-75 exposure. The signs are far enough back when heading north, that they are directional signs.

Mr. Ouellette does not see the hardship of directional signs. He would like to see the businesses along Taylor Road, where it parallel’s I-75 to have identification signs. He views Great Lakes Crossing Mall as one entity. The signs being requested appear to be exclusive to the property owner’s tenants.

Ms. Fields explained the signs are available to those who request them. General Development does not own the Hirotec America building; it is owned by the occupant, though built by General Development. The idea is for future growth, to have signs available. Any one of the park occupants can request a sign, it is not exclusively for General Development and the buildings they own.

Mr. Ouellette noted it will be a case-by-case basis, and the remainder of the lots are under the control of General Development.

Ms. Fields confirmed the remainder lots are under the control of General Development, but Atlas Copco is not and may be asking for one of the signs, which will be considered.

Mr. Ouellette believes preference will be given to those businesses that General Development built for and/or owns the building. He asked if Delphi would be allowed one of the signs, should they ask.

Ms. Fields explained Delphi would be considered, however, the signs are intended for new and future developments, buildings that have been constructed in the park since General Development took over and created the easement for the proposed signs.

Mr. Spencer explained when the Delphi building was originally built, there was a variance allowing signage to be placed on the penthouse of the building to be visible to I-75. U.S. Farathane has not applied for any free standing signage, because that building also has signage on the building that can be seen from I-75.

Mr. Knight would like a motion, if approving this request, to not allow an automatic changeable copy sign.

Mr. Spencer stated that type of sign is prohibited in the T & R zoning district.

Mr. Knight suggested the motion stipulate this variance is for up to five non-accessory signs, as opposed to allowing more than one non-accessory sign. This limits the number of signs permitted.

Mr. Ouellette opened and closed the public hearing at 8:46 p.m., hearing no comment. Mr. Ouellette stated he is not convinced about the hardship. He would like to see recognition for all the businesses within the park, not just a select few. He prefers to see the ordinance amended, as opposed to allowing a variance. He, at this point, will vote against granting this request.

Mr. Ouellette explained because there isn’t a full Board present, all three votes must be yes votes. The option is to have this fail or to table the petition to another meeting where more Board Members are present.

Ms. Fields is requesting to table this request. She is trying to understand the obstacles that need to be overcome to get an approval for this request. She asked what can be done to make the Board more comfortable with this request. If approved, all of the signs will meet all ordinance requirements.

Mr. Ouellette explained the application claims a directional hardship and he doesn’t believe that to be the case.

Mr. Knight noted the application requires an explanation of either a hardship or how circumstances are unnecessarily burdensome. There is an alternative to tabling this item, asking the Planning Commission to revise the ordinance.

Ms. Fields stated the alternatives were investigated, but this is a very unique situation. This is the only premier high-tech research park in the area, there is nothing else like it. She believes that is where the hardship comes in, due to the uniqueness. She believes it is a hardship on the business owners within the park.

Mr. Knight stated he will advocate on behalf of General Development to the Planning Commission, because of the uniqueness of this situation.

Moved by Mr. Knight to table ZBA case #ZBA16-0002, General Development, 2800 High Meadow, Sidwell 14-23-200-009, two variances.

Zoning Board of Appeals – June 9, 2016 Page 5 of 5 Mr. Knight explained it is implied that this will come back to the ZBA at the next regular scheduled meeting, but can be put off until the petitioner wishes to bring it back to the Board.

Seconded by Mr. Boelter. VOTE: Yes: Boelter, Knight, Ouellette No: None Motion carried (3-0)

5. APPROVAL OF MINUTES – April 14, 2016

Moved by Mr. Knight; Seconded by Mr. Boelter. RESOLVED: Move to approve the April 14, 2016 minutes. VOTE: Yes: All No: None Motion carried

6. OLD BUSINESS – none

7. NEW BUSINESS

8. COMMUNICATIONS – none Mr. Knight expressed the need to recruit more residents to serve on this Board. He also suggested having alternates for this Board, because the Board is made up of only five individuals. If alternates were available there would have been a full Board for tonight’s decision.

It was noted, City staff is constantly trying to recruit residents to submit applications for the many Board and Commission opportunities the City has. It is very difficult to get anyone to commit.

9. NEXT SCHEDULED MEETING – July 14, 2016

10. ADJOURNMENT

The meeting adjourned at 8:04 p.m. Respectfully Submitted, Kathleen Novak Deputy City Clerk

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