Table Of ContentAGENDA
The City of Auburn Hills
Planning Commission Meeting
Wednesday, June 13, 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 – May 9, 2018
5. PETITIONERS
5a. Bedient Construction – 415 Collier Road
Public Hearing / Motion - Recommendation to City Council for Special Land Use Permit and Site Plan approval to
allow a concrete and aggregate crushing/recycling operation.
5b. Rochester Soccer Club Field Property
Public Hearing / Motion - Recommendation to City Council for approval of rezoning from R-1A, One Family
Residential District to T&R, Technology & Research District.
5c. Master Land Use Plan Update
Public Hearing / Motion – Adoption of the amended Master Land Use Plan and forward it to the City Council to
formerly receive and file per State law.
5d. Zoning Ordinance – I-1, Light Industrial District Text Amendment
Public Hearing / Motion - Recommendation to City Council for approval of a text amendment to amend Article XIII.
I-1, Light Industrial Districts of the Zoning Ordinance.
6. OLD BUSINESS - None
7. NEW BUSINESS - None
8. COMMUNICATIONS
9. NEXT SCHEDULED MEETING – Wednesday, July 11, 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
Items will be presented to the City Council on June 25, 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.
CITY OF AUBURN HILLS
PLANNING COMMISSION
MINUTES
NOT YET APPROVED May 9, 2018
CALL TO ORDER: Chairperson Ouellette called the meeting to order at 7:00 p.m.
ROLL CALL: Present: Beidoun, Hitchcock (7:03 p.m.), Moniz, Ochs (7:06 p.m.), Ouellette, Pederson, Pierce,
Shearer
Absent: Mendieta
Also Present: City Planner Shawn Keenan
Guests: 5
LOCATION: City Council Chamber, 1827 N. Squirrel Roads, Auburn Hills, MI 48326
3. PERSONS WISHING TO BE HEARD - None
4. APPROVAL OF MINUTES
Moved by Mr. Beidoun to approve the minutes of March 14, 2018.
Supported by Mr. Moniz.
VOTE: Yes: All
No: None Motion Carried (7-0)
5. PETITIONERS
5a. Kasper Machine Company (7:02 p.m.)
Mr. Keenan introduced the request from 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 new business to the east has enough onsite parking for their operations.
Mr. Keenan explained the applicant is also requesting Special Land Use Permit Approval to landbank 34 of the
required 64 parking spaces, leaving 30 parking spaces for employees and visitors. Kasper Machine Company
operations are not as intense as the typical light industrial business. Having only 15 employees onsite during their
largest production shift the 30 parking spaces being provided should be enough to accommodate their parking needs.
Mr. Keenan added that Kasper Machine Company fabricates and refurbishes custom machine tools utilized by
automotive and similar industries and will be relocating from Ferndale to Auburn Hills.
Mr. Keenan noted 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.
Mr. Sam Ashley of Cunningham Limp Development Company, 28970 Cabot Drive, Suite 100, Novi, MI 48377
offered to answer any questions.
Ms. Pedersen asked for clarification on the location of the site.
Mr. Keenan described the site as being located between I-75 and Atlantic Boulevard, just west of the building that is
located at the southwest corner of Giddings Road and Atlantic Boulevard. The site will provide Kasper Machine
Company with the much-desired exposure along I-75.
Mr. Ouellette opened the public hearing at 7:04 p.m.
Auburn Hills Planning Commission - May 9, 2018
Page 2 of 3
Hearing no comments, Mr. Ouellette closed the public hearing at 7:04 p.m.
Moved by Mr. Pierce 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.
Supported by Mr. Beidoun.
VOTE: Yes: Beidoun, Hitchcock, Moniz, Ouellette, Pederson, Pierce, Shearer
No: None Motion Carried (7-0)
5b. Oakland Technology Park – I-75 Signs (7:06 p.m.)
Mr. Keenan introduced the request from General Development Company 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.
Mr. Keenan stated that 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 within the Oakland Technology Park.
Mr. Keenan explained that the new signs will allow a few more businesses within the Oakland Technology Park to be
showcased along the heavily traveled I-75 corridor.
Mr. Bruce Brickman of General Development Company, Two Towne Square, Suite 850, Southfield, MI 48076
stated they have taken great pains to preserve the woodlands and wetlands that run all along I-75. As a result, no one
can see many of the business within Oakland Technology Park as they drive along I-75, which is the problem. They
are proposing to add three additional signs to increase the visibility of one existing business, Hirotec, and two future
businesses along the I-75 corridor.
Ms. Pederson inquired if the new signs will be similar to the existing signs.
Mr. Brickman responded the signs are going to be similar to the existing signs. The only real difference being the color
and the name, but they’ll all be the same style pylon sign.
Mr. Beidoun wanted clarification that each sign will have only one company name on it.
Mr. Brickman confirmed that was correct.
Mr. Beidoun questioned Mr. Keenan regarding whether or not the signs could be changed to electronic or LED signs or
not.
Mr. Keenan indicated the ordinance and development agreement only permit static signs.
Mr. Hitchcock asked who will be responsible for the long-term maintenance of the signs.
Mr. Brickman indicated that it will be up to the individual companies that put their name on the signs.
Mr. Hitchcock had a follow-up question asking if there is a current plan for the remaining two signs after Hirotec.
Mr. Brickman responded that, at this time he does not know the names that will go on the two signs.
Mr. Hitchcock queried whether the existing two signs are illuminated or not.
Mr. Brickman clarified that at night they are illuminated.
Mr. Hitchcock added in conclusion that the plan would be to illuminate all three signs at night.
Mr. Brickman confirmed that was the plan.
Auburn Hills Planning Commission - May 9, 2018
Page 3 of 3
Mr. Ouellette asked if the signs would be for both tenants and businesses that own their building.
Mr. Brickman stated yes. He further explained that if a business owns their property in essence uses the sign they
would own the sign. If they ever left, the new owner could use it. In the case of a tenant that leases a building the sign
would probably again be used by the new tenant moving in. Mr. Brickman then stated that they are not selling the
signs per se.
Mr. Beidoun asked about the content of the signs and if the signs will include a company logo or anything else they
would like to put on it.
Mr. Brickman answered that each sign will only have the company name on it. If a company logo were to be added, it
would be a minor element.
Mr. Ouellette opened the public hearing at 7:13 p.m.
Hearing no comments, Mr. Ouellette closed the public hearing at 7:13 p.m.
Mr. Pierce commented that this undoubtedly would be good for the businesses that are in the park and good for
Auburn Hills because it helps show what is happening in Auburn Hills.
Moved by Mr. Beidoun 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.
Supported by Ms. Ochs.
VOTE: Yes: Beidoun, Hitchcock, Moniz, Ochs, Ouellette, Pederson, Pierce, Shearer
No: None
Motion Carried (8-0)
6. OLD BUSINESS – None.
7. NEW BUSINESS – None.
8. COMMUNICATIONS
Mr. Beidoun commented about the most recent Michigan Planner magazine article on the City of Auburn Hills being a
“Community for All.”
9. NEXT SCHEDULED MEETING
The next scheduled meeting is on Wednesday, June 13, 2018, at 7:00 p.m. in the City Council Chamber.
10. ADJOURNMENT
The meeting was adjourned at 7:17 p.m.
Submitted by:
Paul Barrett
Transcriptionist
Planning Commission Agenda
June 13, 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: June 12, 2018
Subject: Bedient Construction – 415 Collier Road
Public Hearing/Motion – Recommendation to City Council for Special Land Use Permit and Site Plan
approval to allow a concrete and aggregate crushing/recycling operation.
INTRODUCTION
An application has been submitted for Special Land Use
and Site Plan approval to allow a concrete and
aggregate crushing/recycling operation, along with top
soil and sand processing. The 15.3 acre parcel zoned
I-3, Heavy Industrial district. This site is located at 415
Collier Road, which is generally located on the north
side of Collier Road between the railroad tracks and the
Pontiac Landfill.
SITE HISTORY
A steel drum recycling facility called Great Lakes
Container Corporation had operated at the site from
approximately 1950 to the late 1980’s. Past operations
at the site involved refurbishing, reconditioning and View looking north at the site’s entrance from Collier Road
salvaging 55-gallon steel drums used by industry for the
shipping of oil, paint, and petrochemicals; which resulted in the contamination of soil, sediment, and groundwater at
the site. The site was cleaned-up to meet industrial standards via oversight by the MDEQ (see Attachment A).
On October 23, 2006 City Council granted Michigan Crushing and Recycling Special Land Use Permit and Site Plan
approval to allow a concrete and aggregate crushing and recycling operation, with retail landscaping material sales.
The business operated for approximately one year before closing.
On December 1, 2008 City Council approved a revised Special Land Use Permit and revised Site Plan to allow Auburn
Hills Recycling and Landscape Center to operate a composting facility, along with retail landscape material sales. On
March 16, 2009 City Council revoked the Revised Special Land Use Permit and Site Plan approval as a result of the
applicant and/or property owner’s failure to comply with the conditions of the Council’s approval.
KEY ISSUES
1. Land Use. All development proposed in the I-3, Heavy Industrial district requires Special Land Use Permit and
Site Plan approval from the City Council. The proposed land use is less intensive than other land uses allowed in
the district. Other uses allowed in the district include: vehicular salvage yards, junk yards, incineration facilities,
barrel reclamation and recycling operations, waste lagoon ponds, gun clubs, slaughter houses, cattle/chicken
farms, and auto/horse race tracks.
View looking west at the site from the Pontiac Landfill
Page 2
KEY ISSUES (continued)
2. Materials on Site. The site plan below shows the activities proposed by the applicant.
Top Soil Processing
Concrete Pile / 1”-3” Crushed Concrete (Not to exceed 40’ in height)
(Not to exceed 40’ in height)
Concrete Pile / 2 1AA Aggregate
(Not to exceed 40’ in height)
Site of Future Trailer
Parking
Sand Processing
(Not to exceed 40’ in height)
Concrete Stock Piles
(Not to exceed 40’ in height)
3. Impact on Adjacent Properties. The site is surrounded by industrially zoned property. The nearest residential
units are in the Auburn Park Condominium development, approximately 900 feet away “as a crow flies” from the
site’s southern border. The applicant will be required to meet the City’s Performance Standards, listed in Section
1807 of the Zoning Ordinance, which address appropriate measurements for dust, noise, and vibration at the
property line.
The site abuts two industrial buildings with outside storage yards to the west in Auburn Hills; the Pontiac Landfill to
the east in Pontiac; and FPT, a scrap metal recycling and processing yard to the south in Pontiac. The FPT scrap
metal yard to the south had been observed to be very noisy during past visits to this site.
Aerial Photo of the Site
Page 3
KEY ISSUES (continued)
4. Restrictions on Soil Disturbance. The proposed use is comparable to the 2006 plans that were reviewed by
Conestoga-Rovers & Associates, the firm which conducted the clean-up of the site on behalf of the underlining
property owner; at that time they provided comments regarding restrictions on site activity.
5. Hours of Operation. After discussions with staff, the applicant has agreed to coordinate his business hours (due
to the nature of the business) with the City’s Hours of Construction Activity Ordinance which is Monday through
Saturday, 7:00 a.m. to 7:00 p.m. or sunrise to sunset, whichever is less. No activity would be permitted on
Sundays and legal holidays.
6. Dust Control. The City was contacted by the adjacent business owner to the west, inquiring if appropriate
measure will be taken by the applicant to control dust and prevent the tracking of mud onto Collier Road. The
applicant proposes to keep periodically water the internal haul roads and crushing operations to address dust
issues as needed. The applicant has informed staff that the equipment onsite is equipped with a sprinkler system
designed to control dust and also keep a water truck on-site to address dust issues as needed. Per staff’s request,
the applicant will also provide a 250’ long driveway with splash pond to help keep mud off of Collier Road.
7. Screening. The adjacent business owner to the west also inquired if evergreen trees could be planted along the
west property line to help screen the operations. The applicant has agreed to provide a berm with row of
evergreen and deciduous trees along the west property line to help screen the operations from view.
8. Truck Traffic on Collier Road. The City was contacted by a resident expressing concerns about a potential
increase in truck traffic on Collier Road. Collier Road is weight restricted in Auburn Hills west of the railroad tracks
and east of the Pontiac Landfill. Trucks which exceed the weight limit will have to use Highwood Road in Pontiac,
which outlets to Walton Boulevard. This is the same condition imposed on the previous crushing operation
approved in 2006.
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 request 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:
View of the proposed building looking south from Auburn
Road 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 Collier
Road.
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.
3. Parking setback requirements will be met.
4. Greenbelts will be provided.
5. Landscape requirements will be met and calculations have been submitted.
6. No lighting is proposed.
7. The proposed monument sign currently does not meet setback requirements. The sign located will be revised
prior to Building Permit approval.
8. The five parking spaces provided are based on the anticipated number of employees and visitors. Parking spaces
shall be double striped.
9. The parking layout will meet minimum requirements and parking spaces are provided for the handicapped (One is
required and one is provided). One space is van accessible.
10. No outdoor storage will be allowed on site, which includes pallet storage, overnight vehicles, or trailer storage and
all other items unrelated to the approved Special Land Use.
11. An administrative tree removal permit is required. A total of 20 replacement trees will be required. 160 new trees
are proposed to be planted back on site.
View of the proposed building looking south from Auburn
Road
Page 4
RECOMMENDATION (cont.)
Conditions
1. The applicant shall obtain all applicable permits from the Michigan Department of Environmental Quality (MDEQ)
related to the proposed use.
2. The City Attorney will draft the Development Agreement governing the use of the land.
3. Address conditions in letter from Conestoga-Rovers & Associates dated September 13, 2006 (see Attachment B).
4. Plant all 160 trees and provide irrigation system prior to start of operations.
5. Stock piles shall not exceed 40 feet in height.
6. Provide signs on-site stating:
a. Height restrictions (no material stacking taller than 40 feet).
b. Hours of operation (Monday through Saturday, 7:00 a.m. to 7:00 p.m. or sunrise to sunset, whichever is less.
No activity shall be permitted on Sundays and legal holidays).
7. Trucks exceeding the axle load limits on Collier Road shall be direct to use the unrestricted weight limit route along
Highwood Drive.
8. The applicant shall provide an appropriate irrigation system and keep a water truck on-site, as well as, utilize best
management practices on site to address potential fugitive dust issues as recommended and required by the
MDEQ.
9. Mud will not be permitted on Collier Road from trucks leaving the site. The driveway shall be maintained at all
times. It shall be the applicant’s responsibility to clean Collier Road as often as necessary.
10. The applicant shall use best management practices to prevent dirt, sediment, sand and other materials from
entering the adjacent wetlands, as recommended and required by the MDEQ.
11. The future business sign shall meet Zoning Ordinance requirements.
12. The applicant shall install a trailer on site for employees to utilize once the business is in full operation. Said trailer
shall be installed according to all appropriate City codes and ordinances.
13. Compost activities shall be prohibited.
Recommended Action:
“Move to recommend to City Council approval of the Special Land Use Permit and Site
Plan for Bedient Construction to operate a concrete and aggregate crushing/recycling
facility subject to the conditions of the Administrative Review Team
Description:10% NEWPORT KENTUCKY BLUEGRASS. NOTES: Vertical Take-Off and Landing fields (VTOL), and Heliports shall be permitted subject to the.
