Commissioners recommended approval of the project’s site plan, subject to variances for modifications related to parking lot and landscaping requirements. Those variances will be considered by the city’s zoning board of appeals. Commissioners also approved landscape modifications that would reduce the requirement – outlined in Chapter 62 of the city code – for depressed landscape islands within the site.

The planning staff had supported a recommendation of approval on Dec. 17, noting that the owner had addressed several issues that had previously raised concerns. Changes from the plan presented on Nov. 19 include:

• Adding 5,027 square feet of porous pavers to be installed in the expanded vehicle display areas along State Street and Oakbrook Drive.
• Adding eight new depressed landscape islands to the parking storage areas in the back of the site. The changes means a loss of about 24 parking spaces.
• Changing the landscape modification request. The original request had included reducing the number of required trees to be planted on site by eight. The owner now plans to plant all of the required trees.

The project’s architect also explored the possibility of adding a “green” (vegetated) roof, but ultimately determined that it wasn’t feasible without making significant changes to the existing buildings. The question of whether the architect had considered a green roof to help with stormwater management was raised on Nov. 19.

Other parts of the proposed project, which is located in Ward 4, are unchanged. It calls for a 4,877-square-foot addition to the Volkswagen building on the northern portion of the State Street frontage, bringing the total square footage to 18,722 for that structure. A 6,429-square-foot addition is proposed for the Porsche/Audi building, in the center of the site, which would create a total building size of 31,097 square feet. The site’s third building, housing the Honda dealership on the southern part of the property, would remain at 36,101 square feet.

Also, the owner – Steve Germain, who attended the Nov. 19 meeting with several members of the project team – would like to add 248 parking spaces, bringing the total number of spaces to 1,039. The new spaces would be in three locations: (1) along the southern half of the South State Street frontage; (2) along the Oakbrook Drive frontage; and (3) in the rear car storage lots. The proposal would require three variances from Chapter 59 (off-street parking) in order to allow tandem parking, to reduce the aisle widths, and to exceed the maximum percentage (30%) of allowable small car parking spaces.

The total expansion is estimated to cost $5.5 million. It will now be forwarded to the city council for consideration.

This brief was filed from the second-floor council chambers at city hall, 301 E. Huron. A more detailed report will follow: [link]

The project had previously been on the commission’s Dec. 18, 2012 agenda, when action was postponed.

The 2.24-acre site is located on the east side of South State, across the street from a University of Michigan tennis facility. Most recently, Pilar’s Tamales restaurant was located there, though that building is now vacant. The owner, Capital Investment Co., requested rezoning from M1 (limited industrial) to M1A (limited light industrial) so that an auto dealership could be located there. The plan calls for renovating an existing 1,868-square-foot building that fronts South State, to use as a sales office, while using the rear warehouse as an auto repair shop. Repaired cars would be stored and sold in the front parking lot.

The city’s master plan discourages commercial uses along South State, except for the sites adjacent to the Stimson and South Industrial commercial area. And a new corridor plan for South State recommends a mix of office and residential uses for that area. Earlier in the May 21, 2013 meeting, commissioners had voted to recommend adding the South State Street Corridor plan to the city’s master plan, as an amendment to the plan’s land use element.

The only speaker during a public hearing was local attorney Scott Munzel, representing the owner. Among other things, he noted that the intent is for a small, non-conventional auto dealership. The site isn’t conducive to a traditional dealership – it’s long and narrow, and difficult to develop, especially in the current market. He indicated that it would likely be a short-term use until the site is developed for a different purpose.

Some commissioners leaned toward approval, saying it would be good to have some kind of use on the long-vacant site. But others expressed concern that it didn’t fit with the goals of the corridor, and that it could set a precedent for other rezoning requests.

According to a staff memo, regardless of the outcome of the rezoning request, the owner still needs to resolve several compliance issues related to the existing site plan, including lack of required landscaping, an unfinished building foundation, deteriorated driveways, and stormwater drainage problems. Owners also need to submit a re-occupancy permit that would require approval by the city’s building department, and the site would need to be brought into compliance before a new business could open there. The property is located in Ward 4.

It would be possible for the owner to bring the rezoning request to city council, even though it received a recommendation of denial by the planning commission.

This brief was filed from the second-floor council chambers at city hall, 301 N. Main. A more detailed report will follow: [link]

The 2.24-acre site is located on the east side of South State, across the street from a University of Michigan tennis facility. Most recently, Pilar’s Tamales restaurant was located there, though that building is now vacant. The owner, Capital Investment Co., requested rezoning from M1 (limited industrial) to M1A (limited light industrial) so that an auto dealership could be located there. The plan calls for renovating an existing 1,868-square-foot building that fronts South State, to use as a sales office, while using the rear warehouse as an auto repair shop. Repaired cars would be stored and sold in the front parking lot.

A previous project approved for that site in 1999 was started but never finished. The city’s master plan discourages commercial uses along South State, except for the sites adjacent to the Stimson and South Industrial commercial area. According to a staff memo, a corridor study that’s being developed for South State is expected to recommend a mix of office and residential uses for that area. The staff memo also notes that there are several compliance issues with the site, “including lack of required landscaping, an unfinished building foundation, deteriorated driveways and storm water drainage concerns.”

After discussion with planning staff and the owner’s representative – local attorney Scott Munzel – commissioners voted unanimously to postpone action until the corridor study is completed. That’s expected to happen by the spring of 2013. Also requested is a survey of the property to reflect current conditions, or a revised site plan.

This brief was filed from the second-floor council chambers at city hall, 301 E. Huron, where planning commission holds its meetings. A more detailed report will follow: [link]

The plan calls for demolishing a 2,505-square-foot automotive service building and constructing a 3,408-square-foot showroom. The 30,010-square-foot site is zoned C3 (fringe commercial) and is located next to the post office on the west side of Stadium between Federal Drive and East Liberty. It was recently acquired by the Suburban Collection of Troy, which operates a Chrysler Jeep dealership across the street at 2060 W. Stadium. Suburban also owns Cadillac and Chevrolet dealerships located on Jackson Avenue.

The planning staff had recommended this project for approval. It will now be forwarded to the city council for consideration.

This brief was filed from the second-floor city council chambers at city hall, 301 E. Huron. A more detailed report will follow: [link]