Charter Township of Royal Oak, Oakland County, Michigan · Davonne Abbott-Mann (D ABBOTT-MANN) Others Present: John Jackson (J JACKSON) and Stephen Hannon (S HANNON), McKenna . 1

Charter Township of Royal Oak, Oakland County, Michigan Administrative Offices: 21131 Garden Lane, 2nd Floor, Ferndale, MI 48220

PLANNING COMMISSION – MEETING AGENDA Date and Time: Wednesday, February 14, 2018 @ 6:30 PM Location: Royal Oak Township Hall, Room 210, 21131 Garden Lane, Ferndale, MI 48220 Action Items = BOLD

1. CALL TO ORDER a. Invocation b. Roll Call

2. APPROVE/DISAPPROVE – Agenda for February 14, 2018 PC MEETING

3. APPROVE/DISAPPROVE – Minutes for January 10, 2018 PC MEETING

4. PUBLIC COMMENTS

5. PUBLIC HEARING

6. OLD BUSINESS

a. 2018 Annual Planning Report to Township Board b. Sign Ordinance Update

7. NEW BUSINESS

a. APPROVE/DISAPPROVE – Site Plan Review for Aldi at 8228 West 8 Mile Boulevard b. APPROVE/DISAPPROVE – Correspondence to City of Detroit re: Master Plan update Review c. Past Member Recognition

8. FUTURE DISCUSSION

a. Training Options 9. FINAL COMMENTS

10. ADJOURNMENT

Meeting Procedures Welcome to this public hearing. We appreciate your taking the time to present your opinions. Everyone will be given an opportunity to speak. In order for us to have an effective public hearing, we ask you to abide by the following rules: 1. Please wait for the Chair to acknowledge you before you speak. 2. Begin by stating your name and address (sign in cards are available). 3. Give us your comments, opinions, or questions on the issue being discussed. 4. To ensure that everyone has time to speak and that we can address other items on tonight’s agenda, we may limit an individual’s speaking time to 5 minutes. If time permits, we may allow you one additional time period to provide new information. 5. Please be respectful of the planning commission, board, the applicant, and your neighbors.

Charter Township of Royal Oak Planning Commission: Regular Meeting Minutes January 10, 2018

Charter Township of Royal Oak, Oakland County, Michigan Administrative Offices: 21131 Garden Lane, 2nd Floor, Ferndale, MI 48220

PLANNING COMMISSION: MINUTES OF THE REGULAR MEETING Date and Time: Wednesday January 10, 2018 @ 6:30 PM Location: Royal Oak Township Hall, Room 210: 21131 Garden Lane, Ferndale, MI 48220 Members Present: Jerry Saddler (J SADDLER), Supervisor Donna Squalls (D SQUALLS), Trustee Richard Miles

(R MILES), Charlie Morgan (C MORGAN), Francine Thurman (F THURMAN) and Catherine Stepherson (C STEPHERSON)

Members Excused: None Members Absent: Township Manager Jessica Thomas (J THOMAS), Stella Jackson (S JACKSON), and

Davonne Abbott-Mann (D ABBOTT-MANN) Others Present: John Jackson (J JACKSON) and Stephen Hannon (S HANNON), McKenna

1. CALL TO ORDER – Meeting was convened at 6:45 PM a. Invocation – J SADDLER asked for a moment of silence for the invocation. b. Roll Call – J SADDLER conducted roll call with J SADDLER, D SQUALLS, R MILES (non-voting),

C MORGAN, C STEPHERSON, and F THURMAN and in attendance.

2. APPROVE/DISAPPROVE: AGENDA – Motion by D SQUALLS, seconded by C STEPHERSON to approve the agenda for tonight’s Planning Commission meeting. Approved 5-0.

3. APPROVE/DISAPPROVE: MINUTES – Motion by D SQUALLS, seconded by C STEPHERSON to approve the

minutes from the November 29, 2017 Planning Commission meeting. Approved 5-0.

4. PUBLIC COMMENTS – None.

5. PUBLIC HEARING – Special Land Use Review – Medical Marijuana (MM) Facility at 8917 Northend. Motion by D SQUALLS, seconded by C STEPHERSON to open the public hearing at 7:00 PM. Approved 5-0. J JACKSON gave an overview regarding the Township’s medical marijuana use standards and special land use standards, and an overview of Michigan State Law on medical marijuana. McKenna recommends the denial of the special land use request and the site plan. The proposed medical marijuana use is located within 200 feet of the residential area, a day care, and churches in contrast to the Township’s ordinance. Other reasons were cited in the review letter as summarized by J JACKSON. David Rosenberg (D ROSENBERG) spoke as the attorney for the building owner. The proposed medical marijuana grow operation is not considered a business under state law. Only one licensed caregiver is in the building at 8917 Northend. No business transactions are taking place. The facility has operated for two years without notice. The grow operation must necessarily follow all state law and referenda of the people of the State of Michigan. Pastor Vincent Wolf (V WOLF) said that there was evidence of the operation having been there over the last 2 years; he can smell it down the street. He objects to the proposed medical marijuana operation at this location because of proximity to the neighborhoods, day care, and church. He acknowledged that several complaints have been made about this facility.


Linda Taylor (L TAYLOR) asked about the official process of approval. How many times can they come back to the Planning Commission for approval requests? What is the deadline for corrections? She also mentioned that the Michigan State Police have been next to site almost every Sunday. J JACKSON said this issue has been in court for the past year and a half. The applicant was directed by the court to go through the Township process. D ROSENBERG said that there is no court case going on and reiterated that he represents the building owner and not the caregiver. D SQUALLS stated that the Township is in litigation currently with that building. Carl Dallo (C DALLO), the building owner at 8917 Northend, said the building was leased to the caregiver because he was seeking productive use of the property. He hired a company to investigate the smell of marijuana and found nothing of note. C DALLO said he contacted community members regarding this building. V WOLF said he received no such communication. D SQUALLS said the Planning Commission represents the interests of the citizens of Royal Oak Township. C MORGAN said public comments from citizens have been overwhelmingly negative. Reverend Burke spoke as a pastor representing another church that supports V WOLF’s position on this issue. Brent Leder (B LEDER), a representative of the applicant, stated that there was nothing illegal going on at this operation. The building was inspected including by McKenna representatives. The state regulations have been followed. There will be no marijuana dispensing here, only growing for 6 patients. Adrienne Junior (A JUNIOR) asked the applicant to clarify their future intent for expanding the operation. She was against the proposed operation as a poor fit for the neighborhood and reasons cited already. Reverend Burke asked the supporters of this operation how many are near their homes. Another citizen (Denise R) spoke to represent the view of children and mothers and is also against the proposed operation. D ROSENBERG reiterated the involvement of inspectors and officials. C STEPHERSON was offended that this was happening without anyone knowing. F THURMAN echoed the public sentiment, and said there was already too much medical marijuana on 8 Mile Road. R MILES is also against the proposed medical marijuana operation. J SADDLER cited the McKenna review letter and recommendation and said to do what is in the Township’s best interest. Motion by C MORGAN, seconded by F THURMAN to close the public hearing at 8:08 PM. Approved 5-0. Motion by D SQUALLS, seconded by C STEPHERSON to deny the special land use based on the following:

• The intent of the Township’s Medical Marijuana Ordinance is to allow limited space for facilities while protecting the health, safety, and welfare of the Township, especially in considering their proximity to the residential areas and the proposed facility does not meet that specific standard or intent.

• Goals and objectives of the Royal Oak Township Master Plan to protect and maintain residential neighborhoods.

• Consideration of the Township’s special land use standards. • Consideration of the Township’s Medical Marijuana Ordinance. • Public input, and • The planning consultant (McKenna) review.

Approved 5-0. Motion by D SQUALLS, seconded by C STEPHERSON to deny the site plan based on the following:

• The intent of the Township’s Medical Marijuana Ordinance is to allow limited space for facilities while protecting the health, safety, and welfare of the Township, especially in considering their proximity to the residential areas and the proposed facility does not meet that specific standard or intent.

• Goals and objectives of the Royal Oak Township Master Plan to protect and maintain residential neighborhoods.


• Consideration of the Township’s special land use standards. • Consideration of the Township’s Medical Marijuana Ordinance. • Public input, and • The planning consultant (McKenna) review.

Approved 5-0.

6. OLD BUSINESS a. Annual Holiday Party – Wednesday January 17 @ O’Mara’s in Berkley. S HANNON mentioned

the new date of the scheduled holiday party.

7. NEW BUSINESS a. Sign Ordinance Update. S HANNON and J JACKSON gave an overview of reasons to update the

sign ordinance. McKenna can produce a draft of some potential sign ordinance updates by the February Planning Commission meeting. D SQUALLS also mentioned the new Township entry sign feature located on Wyoming. J SADDLER asked when the Township last updated their sign ordinance. J JACKSON said this occurred in 2010, approximately.

8. FUTURE DISCUSSION

a. 2018 Annual Planning Program (Master Plan Update). J JACKSON gave an overview, asking for feedback from the Planning Commission by the next meeting or before. Action on the annual planning program should occur at the next meeting. J JACKSON also talked about programs at the state level, such as the Redevelopment Ready Communities and others that the Township should try to take advantage of for grants.

b. Aldi Renovation. S HANNON gave an overview of a potential site plan the Township may soon receive from Aldi. D SQAULLS said the other Township entry sign may be located on this site.

9. FINAL COMMENTS – C MORGAN asked about the latest information on the Carver School redevelopment

project, and J JACKSON gave an update.

10. ADJOURNMENT – Motion by D SQUALLS, seconded by C STEPHERSON to adjourn the Planning Commission meeting at 8:25 PM. Approved 5-0.


Next Scheduled Planning Commission Meeting:

Date and Time: Wednesday February 14, 2018 @ 6:30 PM Location: Royal Oak Township Hall, Room 210: 21131 Garden Lane, Ferndale, MI 48220

Approved as Presented:

________________________________________________

Chair/Date

________________________________________________

Secretary/Date

January 4, 2018 Board of Trustees Charter Township of Royal Oak 21131 Garden Lane, 2nd Floor Ferndale, Michigan 48220 RE: 2017 Annual Report of Activities by the Planning Commission Honorable Trustees: As required per the Michigan Planning Enabling Act (MPEA), Section 125.3819 (2) (Act 33 of 2008, as Amended), the Planning Commission respectfully submits a report of 2017 activities. “A planning commission shall make an annual written report to the legislative body concerning its operations and the status of planning activities, including recommendations regarding actions by the legislative body related to planning and development.”

Membership The terms of some Planning Commission members expired in 2017. In addition, there was difficulty securing a quorum at both Planning Commission and Downtown Development Authority (DDA) meetings. Per state law, a community of fewer than 5,000 people may assign duties of a DDA to the Planning Commission. The Township exercised this right and created a combined commission with a mix of previously serving and new members.

Joint Planning Commission/DDA Membership Jerry Saddler, Chair

Donna Squalls, Township Supervisor, Vice Chair

Catherine Stepherson, Secretary

Davonne Abbott-Mann

Stella Jackson

Charlie Morgan

Francine Thurman

Richard Miles, Township Trustee

Jessica Thomas, Township Manager

2017 Meetings

• Wednesday January 11, 2017

• Wednesday April 12, 2017

• Tuesday May 16, 2017 (joint meeting with Zoning Board of Appeals)

• Wednesday July 12, 2017

• Wednesday August 2, 2017

• Wednesday October 25, 2017

• Wednesday November 29, 2017

Royal Oak Township · Annual Planning Report 2017 2 January 4, 2018

2018 Meeting Schedule The 2018 Meeting Schedule was adopted by the Planning Commission on Wednesday November 29, 2017:

• Wednesday, January 10, 2018

• Wednesday, February 14, 2018

• Wednesday, March 14, 2018

• Wednesday, April 11, 2018

• Wednesday, May 9, 2018

• Wednesday, June 13, 2018

• Wednesday, July 11, 2018

• Wednesday, August 8, 2018

• Wednesday, September 12, 2018

• Wednesday, October 10, 2018

• Wednesday, November 14, 2018

• Wednesday, December 12, 2018

2017 Projects

• Fence Ordinance. The Planning Commission reviewed the existing fence regulations in the Township Zoning Ordinance. The Township sought to amend the fence ordinance to better reflect the conditions present in the Township and to respond to requests from residents, especially pet owners, who wanted greater flexibility in installing fences. One of the main changes was to allow fences as high as 6 feet on residential property. There were some concerns about the potentially limited space available to install a fence, especially on corner lots. The Planning Commission recommended allowing fences up to 5 feet behind the front yard setback line instead of behind the principal structure to address these items. The Township Board later adopted the fence ordinance amendment and also added language to clarify that for purposes of the fence ordinance, a corner lot shall have only one front yard.

• Site Plan Review – Oakdale Tabernacle. The Planning Commission reviewed the site plan for a new building addition at Oakdale Tabernacle Church. Several issues were identified in the review of the site plan, including adding windows to the façade on the east, screening of the mechanical equipment, and completing the conditions of approval of the 2009 site plan for this property. The outstanding items from the 2009 site plan included landscaping, paving of the parking lot, a sidewalk to the end of the site along both street frontages, and a pedestrian gate. The applicant attended the Planning Commission meeting to discuss these issues. The Planning Commission approved the site plan with conditions based on the issues described above.

• Medical Marijuana Ordinance Update. In late 2016, the State of Michigan adopted new legislation on medical marijuana, defining new types of uses and facilities, creating a licensing program, and allowing municipalities to decide which facilities to allow in their community if any. The state has offered financial incentives, including sharing state taxes generated and allowing municipalities to set a licensing fee, to encourage municipalities to allow the uses. The Township has a medical marijuana ordinance that was adopted in 2010. The Planning Commission and other Township entities have begun discussions as to how to best update this ordinance and respond to the new state law.


• Residential Design Standards Update. The Planning Commission has discussed potential updates to the residential design standards of the Township Zoning Ordinance. One of the main goals is to include images of desired architecture and design elements as a pattern book, so that potential developers can create a product that reflect the character of the community. The Planning Commission has gathered a sample of some potential architecture and design images for use in the ordinance.

• Rezoning – Carver School Property. The Planning Commission received and reviewed a request for rezoning of the Carver School site at the corner of Mendota and Pasadena. The site was zoned R-1A, One Family Residential at the time with a request to rezone to RM, Multiple Family Residential. The site is designated as High Density Residential on the Future Land Use Map in the Master Plan. The request was made by the property owner, who wants to develop the former Carver School site into an apartment building with townhomes. The Planning Commission found that the rezoning request was in accordance with the Master Plan and Zoning Ordinance and approved the request.

2018 Recommended Projects

• Master Plan Update / Redevelopment Ready Certification. According to state law, communities shall review and assess their Master Plan every five years. An up-to-date Master Plan is essential so that the community remains eligible for grants and other state programs. The Michigan Economic Development Corporation (MEDC) has created the Redevelopment Ready Communities (RRC) program to encourage redevelopment and reinvestment in places facing economic challenges. One component of this program is to have an up-to-date Master Plan that covers a specific set of topics. We recommend reviewing and updating the Township Master Plan to guide the future vision of the community and to purse certification in the RRC program.

• One Stop Ready. Providing consistent and timely information for customers of the Township is a mark of good service and essential in a competitive development environment. Oakland County has developed a One Stop Ready certification process. Communities that complete this process can receive assistance from the County in marketing their development sites. We recommend the Township consider reviewing the program’s self-evaluation guide (attached) and implementing these best practices even if they do not purse certification by the County.

• Sign Ordinance Update. In June 2015, the Unites States Supreme Court decided the case of Reed v. Town of Gilbert regarding the regulation of signs. The case concluded that sign regulations shall not be restrictive of the freedom of speech as guaranteed by the First Amendment. As a result, municipalities have been removing content-based regulations from their sign ordinances to comply with this ruling and to ensure sign regulations protect the freedom of speech. We recommend reviewing and updating the sign regulations in the Township Zoning Ordinance to create regulations that are content neutral, protect the freedom of speech, and easily enforceable.

• Medical Marijuana Ordinance Update. This project to update the Zoning Ordinance began in 2017 as described above and should be completed in 2018.

• Residential Design Standards Update. This project to update the Zoning Ordinance began in 2017 as described above and should be completed in 2018.


Respectfully submitted, Planning Commission Charter Township of Royal Oak, Oakland County, Michigan Jerry Saddler, Chair

3826-170131

BEST PRACTICES 1, 2, 3THURS, JANUARY 25 Lansing Michigan Municipal League

TUES, JANUARY 30 Kalamazoo Kalamazoo Valley Community College Groves Ctr

TUES, FEBRUARY 6 Waterford Township Oakland County Executive Building, Conference Ctr

TUES, FEBRUARY 13 Clare Pere Marquette District Library

BEST PRACTICES 4, 5, 6THURS, MARCH 8 Lansing Michigan Municipal League

TUES, APRIL 10 Waterford Township Oakland County Executive Building, Conference Ctr

TUES, APRIL 17 Clare Pere Marquette District Library

THURS, APRIL 19 Kalamazoo Kalamazoo Valley Community College Groves Ctr

GENERAL SCHEDULE

BEST PRACTICES 1, 2, 3 8:30 a.m.–9 a.m. Registration

9 a.m.–11:30 a.m. Best Practice 1

11:30 a.m.–12:30 p.m. Lunch

12:30 p.m.–4 p.m. Best Practice 2 and 3

BEST PRACTICES 4, 5, 6 8:30 a.m.–9 a.m. Registration

9 a.m.–11 a.m. Best Practice 4

11 a.m.–12:30 p.m. Best Practice 5

12:30 p.m.–1 p.m. Lunch

1 p.m.–4 p.m. Best Practice 6

RRC Best Practice Training Series

January–April 2018WHO SHOULD ATTEND Staff, officials (elected or appointed) and local

stakeholders from currently engaged or certified RRC

communities, or those considering engaging in RRC.

WHAT: Detailed information, examples and implementation

steps for achieving a solid planning, zoning and development

foundation. An opportunity to network with communities pursuing

the same goals of efficiency, transparency and predictability.

WHY: For already engaged communities, these trainings offer

an opportunity to refresh on RRC best practices or introduce the best

practices to new staff and officials. For non-engaged communities,

training is required prior to formal engagement.

COST: Trainings are being offer at no cost; however, if you

sign up and cannot make it to training, please email the RRC team at

[email protected] to avoid a $50 cancellation free. A light breakfast

and lunch will be included.

REGISTER: January 25: https://MEDC.cvent.com/RRCLan18

January 30: https://MEDC.cvent.com/RRCKzoo18

February 6: https://MEDC.cvent.com/RRCWat18

February 13: https://MEDC.cvent.com/RRCClare18

March 8: https://MEDC.cvent.com/RRC2Lan18

April 10: https://MEDC.cvent.com/RRC2Wat18

April 17: https://MEDC.cvent.com/RRC2Clare18

April 19: https://MEDC.cvent.com/RRC2Kzoo18

Contact the RRC team at [email protected] with questions.

https://MEDC.cvent.com/RRCLan18

https://MEDC.cvent.com/RRCKzoo18

https://MEDC.cvent.com/RRCWat18

https://MEDC.cvent.com/RRCClare18

https://MEDC.cvent.com/RRC2LAN18

https://MEDC.cvent.com/RRC2WAT18

https://MEDC.cvent.com/RRC2Clare18

https://MEDC.cvent.com/RRC2Kzoo18

SELF-EVALUATION FORMS

A tool for Michigan communities seeking RRC certification

2

RRC SELF-EVALUATION FORMSThe Redevelopment Ready Communities® (RRC) best practices self-evaluations are a tool for communities seeking RRC certification. Any community looking to formally engage in the program must completely fill out1 all six of the self-evaluations to demonstrate that they are taking proactive steps to achieve certification. Communities who do not plan to pursue RRC certification can also use the self-evaluation documents as a guide to measure and improve local development processes.

This tool should be used to determine which of the RRC best practices are being met, and those that are not. It can act as a guide to identify action items, and as a work plan to assign tasks and deadlines to accomplish evaluation criteria. Though the self-evaluation guide does assist communities to measure themselves to the RRC best practices, a community can only receive RRC certification through a formal evaluation by RRC staff.

Ideally, the self-evaluation is completed with input from all parties involved in development. A successful approach often involves an internal team including the manager or supervisor and staff from the planning, building, zoning, and economic development departments.

The following are instructions for completing the self-evaluations; • Collaborate with all necessary departments to ensure

the self-evaluation process goes smoothly.• Review each criteria and check the box designating

completion.• Add a description in the comment box explaining

how the criteria is being met, or if it is not, how thecommunity plans to meet it.

• For completed tasks, provide a link and/ordocumentation of the work in the comments section.Attaching documents to an email is also acceptable.

• Identify next steps, key stakeholders and timelines tocomplete missing criteria.

The self-evaluation guide is broken up for each of the six best practices. Please refer to the RRC best practices document and follow along for maximum efficiency. If during the self-evaluation process something is unclear or a question arises, contact your CATeam specialist.

1 Self-evaluations should be thoroughly completed and as detailed as possible. Completing a self-evaluation indicates that the community has filled out all sections in the self-evaluation. It does not mean that the community has to meet all of the criteria prior to formal engagement in the program.

Guide to Resources:

Capital Improvements Plan Guide Master Plan Update GuideGuide to DevelopmentEconomic Development Strategy Guide Marketing and Branding Strategy Guide Public Participation Strategy Guide

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/RRC-Best-Practices.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/RRC-Best-Practices.pdf

http://www.michiganbusiness.org/cm/files/fact-sheets/catmap.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/CIP-guide.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/Master-Plan-Guide.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/Guide-to-Development.docx

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/RRC-Econ-Dev-Strategy-Guide.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/RRC-Mrktg-Branding-Strategy-Guide.pdf

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/Public-Participation-Plan-Strategy.pdf

3

RRC SELF-EVALUATION FORMS BEST PRACTICE ONE: Community plans and public outreach

Community name:

Name of person completing self-evaluation:

MASTER PLAN

1 Date master plan last updated:

2 Master plan web link:

3

Does the master plan include the following components?

Additional comments/info/linksExample: The Bridge Street Corridor is listed as a priority subarea for further evaluation. Corridor specific plan RFP scheduled for spring 2017.

Redevelopment strategy Yes

No

Zoning plan Yes

No

Complete streets Yes

No

Implementation table with priorities, responsible parties, time lines

Yes

No

4

Does the master plan include priority redevelopment sites? Yes

No

If yes, briefly describe their location and redevelopment goals:

Location Description

Example: Former GM site at 123 Main StreetExample: We have taken the first steps of evaluating the GM site but need to follow up with a more detailed action plan.

If no, what are your plans for identifying and planning priority redevelopment sites?

5 Do you annually report on the master plan’s progress to the governing body? Yes

No

6In conclusion, what are key next steps to make sure your master plan meets the best practice criteria?

7Key stakeholders for master plan update:

8Timeframe for master plan update:

http://www.michiganbusiness.org/cm/Files/Redevelopment_Ready_Communities/Master-Plan-Guide.pdf


4

DOWNTOWN PLAN AND CORRIDOR PLAN (if applicable)

Downtown plan

Corridor plan

9 Is the plan included in the master plan? Yes

No

Yes

No

10What are the development area boundaries?

11Does it identify projects and include estimated project costs and a time line for completion?

Yes

No

Yes

No

12 Does it include mixed-use development elements? Yes

No

Yes

No

13 Does it include pedestrian oriented development elements? Yes

No

Yes

No

14 Does it address transit oriented development, if applicable? Yes

No

Yes

No

15How does it coordinate with the master plan and capital improvements plan?

16 Downtown plan web link:

17 Corridor plan web link:

18In conclusion, what are key next steps to make sure your downtown and/or corridor plans meet the criteria?

19Key stakeholders for downtown plan update:

20Timeframe for downtown plan update:

21Key stakeholders for corridor plan update:

22 Timeframe for corridor plan update:

CAPITAL IMPROVEMENTS PLAN

23Has the governing body adopted a capital improvements plan detailing a minimum of six years of projects and improvements?

Yes

No

24 Is the CIP reviewed annually? When? Yes

No

25 CIP web link:

26How are projects coordinated to minimize construction costs and impacts?


5

PUBLIC PARTICIPATION

31Does the community have a public participation strategy for engaging a diverse set of community stakeholders?

Yes No

32 Does the strategy identify key stakeholders, including those not normally at the visioning table? Yes No

33 Does the strategy describe different public engagement methods and when to use each one? Yes No

34 Are third party consultants required to follow the public participation strategy? Yes No

35

What basic and proactive community engagement methods has your community used?

Basic methods Open Meetings Act Local cable notification Flier posting on community hall door Newspaper posting Postcard mailings Announcements at governing body meetings Website posting Attachments to water bills

Proactive methods Individual mailings Focus groups Charrettes Social networking

One-on-one interviews Crowdsourcing

Community workshops Canvassing Other

36How does the community track the success of community engagement efforts?

37How does the community share outcomes of public participation processes?

38In conclusion, what are key next steps to make sure your public participation process meets the best practice criteria?

39Key stakeholders for public participation:

27How does the capital improvements plan coordinate with the master plan and budget?

28In conclusion, what are key next steps to make sure your capital improvements plan meets the best practice criteria?

29Key stakeholders for capital improvements plan:

30Timeframe for capital improvements plan update:


6

40Timeframe to complete public participation plan:

41Additional explanation/comments:

7

RRC SELF-EVALUATION FORMS BEST PRACTICE TWO: Zoning regulations

Community name:


1 Date zoning ordinance last updated:

2 Goal for next update:

3 Zoning ordinance web link:

RELATIONSHIP TO MASTER PLAN

4 Does the adopted zoning ordinance align with the goals of the master plan? Yes

No

5Has the community reviewed the master plan’s zoning plan to determine if changes to the zoning map or ordinance text are necessary to implement master plan vision?

Yes

No

6Has the community reviewed the zoning district intent statements to ensure they reflect master plan land-use recommendations?

Yes

No

MIXED-USE

Section reference

7Does the zoning ordinance provide for areas of concentrated development and encourage the type and form of development desired?

Yes

No

8

Does the community allow mixed use in areas of concentrated development by right?

What districts?

Yes

No

9 Does the ordinance include form-based code elements? Yes

No

10

Does the ordinance provide standards for flexible development and preservation of sensitive historic and environmental features?

What tools are included?Yes

No

11Are special land use and conditional zoning approval procedures and requirements clearly defined?

Yes

No

12Do commercial and industrial districts permit compatible uses that serve new economy-type businesses?

Yes

No

13Which of the following placemaking elements are included in the zoning ordinance? Build-to lines Ground floor transparency requirements Streetscape elements Outdoor dining Open store fronts

14

Does the zoning ordinance allow for these forms of non-traditional housing types? Check all that apply. Stacked flats Attached single-family units Accessory dwelling units Live/work Corporate temporary housing Residential units above non-residential uses Co-housing Cluster housing Micro units

8

RRC SELF-EVALUATION FORMS BEST PRACTICE TWO: Zoning regulations

TRANSPORTATION

Section reference

15Does the zoning ordinance include standards to improve non-motorized transportation?

Yes

No

16Does the ordinance includes requirements that encourage pedestrian activity in and around development?

Yes

No

17Does the ordinance address any of these walkable and transit oriented development standards? Bicycle parking Traffic calming Pedestrian lighting Public realm standards

18

Does the zoning ordinance include any of these flexible parking standards? Reduction or elimination of required parking when on street and public parking is available Connections between parking lots Shared parking agreements Parking maximums Parking waivers Electric vehicle charging stations Bicycle parking Payment in lieu of parking Reduction of required parking for complementary mixed-uses

GREEN INFRASTRUCTURE

19Does the ordinance include any of these green infrastructure standards? Rain gardens, bioswales and other low-impact development techniques Green roofs Pervious pavement Native, non-invasive landscaping Preservation of existing trees

Section reference

20Does the ordinance addresses street trees and parking lot landscaping to mitigate the impacts of heat island effects?

Yes

No

USER-FRIENDLY

21 Is the zoning ordinance user friendly, portraying clear definitions and requirements? Yes

No

22 Is the zoning ordinance available in electronic format at no cost and accessible online? Yes

No

23 Is the zoning ordinance available in hard copies at convenient locations? Yes

No

24In conclusion, what are key next steps to make sure your zoning ordinance meets the best practice criteria?

25Key stakeholders for zoning ordinance update:

26Timeframe for zoning ordinance update:


9

RRC SELF-EVALUATION FORMS BEST PRACTICE THREE: Development review process

Community name:


3.1 DEVELOPMENT REVIEW PROCESS

1What sections of the zoning ordinance articulate the site plan review process?

2What sections of the zoning ordinance outline responsibilities of the governing body, staff, zoning board of appeals, planning commission, and other reviewing bodies?

3How are internal development review roles, responsibilities and timelines documented?

4

What departments/representatives engage in joint site plan reviews? Planning department Building department Police County Community manager or supervisor Economic development Department of Public Works Fire Transportation Assessor Historic District Commission

5Does the community define and offer conceptual site plan review meetings for applicants? Where is this outlined? Yes

No

6Does the community have clearly defined expectations posted online, and an internal requirements checklist to be reviewed at conceptual meetings?

Yes

No

7Does the community encourage a developer to seek input from neighboring residents and businesses at the onset of the application process?

Yes

No

8How does the community assist the developer in soliciting input on a proposal before site plan approval?

9Site plans for permitted uses are approved: administratively or by the planning commission?Please explain:

10How does community development staff coordinate with permitting and inspections staff to ensure a smooth and timely development process?

11What kind of tracking mechanism does the community use for development projects during the site plan review process and permitting/inspections process?

12Does the community annually review the successes and challenges with the site plan review process and approval procedures?

Yes

No

13Does the community obtain customer feedback on the site plan approval and permitting and inspections process and integrates changes where applicable?

Yes

No

10


14Does the joint site plan review team, including permitting and inspections meet to capture lessons learned and amend the process if necessary?

Yes

No

15

Who has your community identified and trained as the project point person and performs intake responsibilities? Responsibilities include: receiving and processing applications and site plans; maintaining contact with the applicant; facilitating meetings; processing applications after approval; and coordinating projects with permitting and inspections staff

16How does staff demonstrate excellent customer service?

3.2 GUIDE TO DEVELOPMENT

17How are development review standards clearly articulated? Provide section reference.

18Does the community follow its documented development review procedures and timelines? How?

19Does the community have flowcharts of the development process that include timelines?

20Does the community maintain an online guide to development that explains policies, procedures, and steps to obtain approvals?

Yes

No

21

Does the online guide to development include the following: Relevant contact information Rezoning request process and application Relevant meeting schedules Variance request process and application Easy-to-follow step-by-step flowcharts of Special land use request process and application development processes, including timelines Fee schedule Conceptual meeting procedures Special meeting procedures Relevant ordinances to review prior to site Financial assistance tools plan submission Design guidelines and related processes Site plan review requirements and application Building permit requirements and applications Clear explanation for site plans that can be approved administratively

Fee schedule

22 Does the community annually review the fee schedule? Yes

No

23 Is the fee schedule updated to cover the community’s true cost to provide services? Yes

No

24 Does the community accept credit card payment for fees? Yes

No

25In conclusion, what are key next steps to make sure your development review process meets the best practice criteria?

11


26Key players for development review process updates:

27Timeframe for updates to development review process:


12

RRC SELF-EVALUATION FORMS BEST PRACTICE FOUR: Recruitment and education

Community name:


NEW APPOINTED/ELECTED OFFICIALS

1 Does the community outline expectations and desired skill sets for open board and commission seats? Yes

No

2Are the applications for board and commission positions accessible online? Provide link: Yes

No

3Does the community provide orientation packets to all appointed and elected members of development related boards and commissions?

Yes

No

4What information is included in the orientation packets?

TRAINING

5Does the community have an annual training budget allocated for elected and appointed officials and staff?

Yes

No

6How does the community track attendance of the governing body, boards, commissions and staff?

7How does the community identify training needs and trainings that assist in accomplishing stated goals and objectives?

8How does the community encourage elected and appointed officials and staff to attend trainings?

COLLABORATION

9How does the community share information between elected and appointed officials and staff?

10 Does the community conduct collaborative work sessions and joint trainings on development topics? Yes

No

11How is information shared with those not in attendance?

12 Does the planning commission prepare an annual report for the governing body? Yes

No

13In conclusion, what are key next steps to make sure your recruitment and education process meets the best practice criteria?

14Key stakeholders for recruitment/education:

15Timeframe for updates to recruitment/education policies and information:


13

RRC SELF-EVALUATION FORMS BEST PRACTICE FIVE: Redevelopment Ready Sites®

Community name:

Name of person completing evaluation:

REDEVELOPMENT READY SITES®

1 Does the community maintain an updated list of priority sites to be redeveloped? Yes

No

2Does the community gather basic information for prioritized redevelopment sites, as found in the best practices?

Yes

No

3Has the community developed a vision for the priority redevelopment sites that include outcomes and specific development criteria?

Yes

No

4 Has the community identified champions for the redevelopment site? Yes

No

5Has the community deemed their priority redevelopment sites controversial? If so, how has the community required or provided additional public engagement? Yes

No

6Has the community identified negotiable development tools, resources and financial incentives for prioritized redevelopment sites?

Yes

No

7Has the community assembled a “Property Information Package” for at least one of the priority sites that includes or identifies the criteria listed in the Best Practices?

Yes

No

8How is the property information package(s) actively marketed?

9 Is the property information package(s) accessible online? Yes

No

10In conclusion, what are key next steps to make sure your Redevelopment Ready Sites® meet the best practice criteria?

11Key stakeholders for RRsites:

12Timeframe to complete a property information package for at least one RRSite:


14

RRC SELF-EVALUATION FORMS BEST PRACTICE SIX: Community prosperity

Community name:

Name of person completing evaluation:

ECONOMIC DEVELOPMENT STRATEGY

1Does the community have an approved economic development strategy?If yes, is it: A stand-alone document Part of the master plan Part of the annual budget

Yes

No

2How does the economic development strategy coordinate with the master plan and capital improvements plan?

3What economic opportunities and challenges are identified?

4Does the economic development strategy incorporate recommendations for implementation, including goals, actions, timelines and responsible parties?

Yes

No

5How does the economic development strategy coordinate with a regional economic development strategy?

6Is the economic development strategy accessible online? If yes, provide link:

Yes

No

7Does the community annually report progress made on the economic development strategy to the governing body?

8In conclusion, what are key next steps to make sure your economic development strategy meets the Best Practice criteria?

9Key stakeholders for economic development:

10Timeframe for economic development:


MARKETING AND PROMOTION

12Has the community developed a marketing strategy? If yes, please provide link:

Yes

No

13What marketing opportunities and specific strategies to attract businesses, consumers, and real estate development to the community have been identified?

14How does the marketing strategy create or strengthen an image for the community?

15What approaches have been identified to market priority development sites?

15

RRC SELF-EVALUATION FORMS BEST PRACTICE SIX: Community prosperity

16 How does the community coordinate marketing efforts with local, regional, and state partners?

17 Is the community’s municipal website updated regularly and easy to navigate? Yes

No

18

Does the community’s website contain or link to the following planning, zoning and development information? Master plan and amendments Zoning ordinance Board and commission applications Downtown plan Guide to development Property information packages Corridor plan Online payment option Economic development strategy Capital improvements plan Partner organizations

19In conclusion, what are key next steps to make sure your marketing and promotional strategy meet the best practice criteria?

20Key stakeholders for marketing/promotion:

21Timeframe for marketing/promotion:


16

I certify that the RRC self- evaluations have been completed accurately.

Signature

RRC SELF-EVALUATION FORMS

3549-160210

Now that you have completed all six of the RRC self-evaluations, here are the next steps to become formally engaged in the program:

• Representative from your community attends all six of the RRC best practice training series sessions.• Email this completed form to your CATeam specialist.• Governing body adopts a resolution of intent to participate in the RRC program.

BEST PRACTICES B E N C H M A R K R E P O R T

Pre-Application Meetings

Internet Accessibility

Proactive Project Tracking

Clear and Efficient Permitting Processes

Business/Community Input

A METHOD TO EVALUATE YOUR COMMUNIT Y’S BEST PRACTICES

A S U C C E S S F U L ONE STOP READY PROGRAMREQUIRES ENGAGEMENT FROM THE ELECTED AND APPOINTED OFFICIALS

AND COMMUNITY STAFF

One Stop Ready Academy Classes bring the full community team together to share best practices for a continuously improving, high-quality customer service environment at their city, village or township.

I N T R O D U C T I O NOne Stop Ready is a community-focused economic development program built upon self-evaluation, information sharing and outstanding customer service.

One Stop Ready communities strive for continuous improvement through self-assessment. They regularly review and, if needed, update their ordinances, policies and procedures. They understand the importance of high quality customer service and have elected and appointed officials and staff that work as a team. This report provides communities with a means to self-evaluate their performance relative to the five One Stop Ready best practices:

Each best practice — as well as a community’s approach to self-evaluation, customer service and communication — is described by a series of indicators allowing a community to determine whether it is:• meeting the indicator,• meeting the indicator, but has room for improvement• not meeting the indicator.

The five best practices are benchmarked through an iterative process led by the county and One Stop Ready community liaisons. The Self Evaluation, Customer Service, and Communication section at the end of this report is intended to be filled out independently by the community.

We hope you will find this report a useful methodology to determine your community’s areas in need of improvement and be able to track your progress over time.

–Your Oakland County One Stop Ready Team

Pre-Application Meetings

Internet Accessibility

Proactive Project Tracking

Clear and Efficient Permitting Processes

Business/Community Input

1

County Liaison:

Local Liaison:

Completion Date:

Other Community Representatives who Provided Input into Benchmark Report:

O N E S TO P R E A DY B E N C H MA R K R E P O RT P R E PA R E D BY:

a. Procedures are in place to determine who should attend meetings and the lead official is empowered to request/require staff to attend.

b. A determination of the applicant’s desired time table is the first order of business. The applicant is asked: “When do you want to open and what are your deadlines?”

c. The availability and purpose of pre-application meetings are clearly communicated (either verbally or through printed material at the counter).

d. Staff, elected officials and boards (Planning Commission, Zoning Board of Appeals, Historic District Commission and Downtown Development Authority etc.) are knowledgeable of pre-application meetings and their intended purpose.

e. Pre-application meetings are explained and promoted on community web-site.

f. Pre-application meeting times accommodate applicant’s needs. Check all that apply: Meeting appointments are offered within set- scheduled times. Meeting appointments are offered within a flexible schedule.

g. Pre-application meetings are provided at no cost to the applicant.

Meeting appointments are offered within set- scheduled times at no cost.

Meeting appointments are offered within a flexible schedule at no cost.

I N D I C A T O R S MEETING INDICATOR

MEETING INDICATOR WITH ROOM FOR IMPROVEMENT

NOT MEETING INDICATOR

P R E - A P P L I C AT I O N M E E T I N G SPrior to formal application, the community provides the applicant an opportunity to meet with necessary staff and consultants to review the proposal. Timeline of the entire process and critical decision points are clearly defined. Potential problem areas are identified upfront.

The appropriate mix of staff and consultants attending pre-application meetings (e.g., planner,engineer, attorney, supervisor, DDA administrator, economic development coordinator, police and fire, other appropriate contractors and consultants etc.) will vary depending on the size and scope of the project. The community must decide who will attend the pre-application meeting in order to adequately address site and building questions.

2

Yes

Yes

No

No

NA

NA

h. During the pre-application meeting, essential information is communicated to the applicant

Check all that apply: Applicant is provided contact information for appropriate key staff.

Submittal and approval requirements along with critical dates and deadlines are identified.

Potential requirements beyond community control are clearly communicated (e.g., roads outside of community jurisdiction, DEQ and Oakland County Health regulations/permits).

Applicants are apprised of the roles of boards, commissions and councils in the approval process.

i. Additional pre-application meetings are available if necessary.




N O T E S A N D R E C O M M E N D AT I O N S

P R E - A P P L I C AT I O N M E E T I N G S ( C O N T. )

3

I N T E R N E T ACC E S S I B I L I T YCommunity website provides access to necessary development information including applications and fee schedules; plans, ordinances, regulations and maps; and adopted policies.

One Stop Ready communities have the following items available on their website.




DOING BUSINESS WITH THE COMMUNITY

a. Clearly identify offering of pre-application meetings and how to schedule them

b. Outline of permitting and site plan review process

c. Schedule of fees

d. Application forms

e. Ability to submit applications online

f. Ability to pay fees directly online

g. Current schedule of community meetings

h. Agendas, information packets and minutes from community meetings

CO N TAC T I N G CO M M U N I T Y

i. Staff phone numbers and email addresses

j. There is a clearly identified point of contact for each phase of the development process

k. Contact information for elected officials

l. Names of appointed officials

OT H E R CO M M U N I T Y D E V E LO PM E N T R E L AT E D I N F O R M AT I O N

m. Zoning ordinances and community master plans

n. Map/listing of community targeted properties for development

o. Economic development incentives and related policies (e.g., tax abatement policy)

4




L I N K S TO OT H E R O R G A N I Z AT I O N S A N D R E S O U R C E S

p. Oakland County Government (e.g., Advantage Oakland, Health Division, Water Resources Commissioner)

q. Oakland County One Stop Ready Program

r. Road Commission for Oakland County (RCOC)

s. State of Michigan Government (MDOT, MDEQ, MDNR, MEDC)

t. Utility company links and contact information

N O T E S A N D R E C O M M E N D AT I O N S

I N T E R N E T A C C E S S I B I L I T Y ( C O N T. )

5

P R OAC T I V E P R O J E C T T R AC K I N GTo meet the applicant’s timeline, community staff takes a proactive approach to keep the project on target — from application through occupancy — by ensuring that applicant is aware of submission requirements, key decision dates and proactively following up with applicant.




a. The applicant’s time table is identified.

b. The community provides a single point of contact (e.g., development coordinator) for the applicant.

c. Projects are tracked to ensure applicant is notified regarding status, deadlines, and/or deficiencies

Check all that apply: Development project information is captured and documented in a consistent and retrievable form (written, Microsoft Excel, BS&A, etc.)

Critical information including submission requirements, submission deadlines (cut-off dates), and relevant meeting dates are communicated to the applicant

When a submission is made, the application is reviewed for completeness before distribution

Applicant is informed of any deficiencies before a critical deadline passes

d. Community holds regular meetings to review current projects (e.g., Pre-app group meets regularly or community has formed an Administrative Review Committee)

e. After a project is completed or a business opens, a method is in place to identify unresolved issues from the owner/occupant’s point of view

f. The development process is reviewed internally by community staff to identify potential inefficiencies or improvements

6

N O T E S A N D R E C O M M E N D A T I O N S

P R O A C T I V E P R O J E C T T R A C K I N G ( C O N T. )

7

C L E A R & E F F I C I E N T P E R M I T T I N G P R O C E S S E SClear and efficient permitting can help advance or accelerate the development process to take advantage of opportunities and to meet applicant and project deadlines.




a. A customer service approach is incorporated into the permitting and inspection processes.

Check all that apply: Community has the ability to issue over the counter permits (e.g., fence, roof, deck etc.)

Contact numbers for inspections is provided

Customer is given a 2-hour window for time of inspection

Customer calls are returned within one business day

Customer complaints are resolved by staff when they can be and management is involved when necessary

b. Properly completed and submitted permit applications are reviewed and approved within a timely manner (i.e., 3-5 days for residential, 10-14 days for commercial)

c. Inspections are scheduled in a timely manner (i.e., 24-hour building inspection, 72-hour trade inspection)

d. Community offers pre-construction/development review meetings (coordinated through a single point of contact) to clearly identify all permits, inspections and fees needed for a project.

e. Community makes available detailed information on permitting, inspections and related fees.

Check all that apply: In person at the municipal counter, supported with detailed handouts

Through phone and email communications

On the community website

f. Community offers customers the option of submitting permit applications online.

g. Community offers customers the option of paying fees online.

8


C L E A R A N D E F F I C I E N T P E R M I T T I N G P R O C E S S E S ( C O N T. )

9

B U S I N E S S / CO M M U N I T Y I N P U TThe community has processes in place to gather input from businesses and other stakeholders to identify potential problems and gather suggestions. This can be community led or led by some business organization like the chamber, downtown association or other business organization.




a. The community has formed a close relationship with the chamber or other business organization that represents the community.

b. Methods are in place to obtain business input (such as Business Roundtable, real estate forum, etc.)

Check all that apply: Through monthly, quarterly, or semi-annual meetings

Survey

Online comments

c. The community communicates with businesses through newsletters or email blasts. d. Business input is evaluated to see if changes in process or approach are needed.


10

S E L F - E VA LUAT I O N , C U S TO M E R S E R V I C E A N D CO M M U N I C AT I O NOne Stop Ready communities strive for continuous improvement through self-assessment. The elected and appointed officials and community staff regularly review and, if needed, update their ordinances, policies and procedures. Everyone understands and agrees that the goal is consistent, high-quality customer service for sustained economic development in their community. This section is completed by the chief elected official in discussion with other elected officials, appointed officials, the community liaison and staff in order to reach consensus on how well they are meeting the indicators.




a. The planning, zoning, permitting and inspection process is reviewed at least once a year to identify strengths and areas for improvement.

b. Elected and appointed officials come prepared for meetings by reading packets in advance.

c. Elected and appointed officials ask staff for clarifications before the meetings to avoid unnecessary delays.

d. If all of the informational requirements have been provided by the applicant, decisions or recommendation are rendered at that meeting and aren’t tabled unnecessarily.

e. Staff reports provide elected and appointed officials with pertinent information on projects such as economic, environmental, or community impacts.

f. All community representatives (elected and appointed officials and staff) are ambassadors for the community.

Check all that apply: Comments and suggestions on how to improve governmental services are sought as part of their regular contact with businesses and residents

Comments and suggestions are relayed to the appropriate people within the community for evaluation and refinement of community processes and services

g. Community holds at least one joint meeting per year that is attended by the community’s legislative body, Planning Commission, Zoning Board of Appeals and community staff in order to discuss priorities and customer service philosophy.

h. Community provides customer service training to staff.

11

TO BE COMPLETED BY: CHIEF ELECTED OFFICIAL


Chief Elected Official:

Other Community Representatives who Provided Input into the Self-Evaluation:

S E L F - E VA LUAT I O N , C U S TO M E R S E R V I C E A N D C O M M U N I C AT I O N ( C O N T. )

12

Completion Date:

PLANNING AND ZONING DECISION GUIDEHere is a checklist for elected and appointed officials and staff to assist in preparing for, and participating in, the planning, zoning and economic development process.

ELECTED OFFICIALS

APPOINTEDOFFICIALS STAFF ACTION

X X Review agenda packet in advance

X X If needed, contact staff to gain better understanding or clarification of the agenda materials

X Identify approvals required and whether approvals are required from more than one body

X Identify which body has the role to review, recommend and make a final decision

X Outline what actions are necessary and which ones can be advanced concurrently

X X Review the procedures for handling public hearings in your community

X X Make sure your motion, for either approval or denial, contains the facts and reasons for your decision

X X Be familiar with your community’s conflict of interest procedures if available

X X Be familiar with Robert’s Rules of Order if adopted by your community

ELECTED OFFICIALS


X X For re-zonings, determine if all the uses allowed in the district are appropriate for this location

X X For conditional re-zonings, check to see if your community has a mechanism in place to handle them

X Check to see if the applicant has considered a conditional re-zoning if appropriate

X X Reference ordinance standards during all site plan reviews

X X X Determine if your community’s zoning ordinance can allow for administrative approval for minor amendments to an approved site plan

X X Be well-versed in the differences between a dimensional variance and a use variance and the requirements for how they are obtained

X X X Know if your community can grant a use variance

ELECTED OFFICIALS


X Work with the applicant and communicate all of the information requirements to ensure their application submittal is complete

X Identify next steps for applicant

X Inform the applicant if the decision made is the final step or if another review will be performed prior to final approval

X X Determine the impact on the applicant before you decide to table or postpone your decision

X X X Determine if the applicant has a limited time purchase option that will expire if the decision is tabled

X X X Determine if the applicant has time-sensitive financing, such as an active loan application

BE PREPARED

ASSIST THE APPLICANT

KNOW YOUR ORDINANCES

POWERED BY OAKLAND COUNTY MICHIGAN

An L. Brooks Patterson Initiative to help Oakland County communities be competitive and prepared for economic development opportunities.

[email protected](248) 858-0721

2 1 0 0 P O N T I A C L A K E R O A D | B U I L D I N G 4 1 W | WAT E R F O R D, M I 4 8 3 2 8 - 0 4 1 2 OAKLAND COUNT Y | DEPARTMENT OF ECONOMIC DEVELOPMENT & COMMUNIT Y AFFAIRS

ONE STOP READY | PLANNING GROUP

FOR MORE INFORMATION, CONTACT

AdvantageOakland.com

Last Revised June 2015

MCKENNA ASSOCIATES · NORTHVILLE, MI · KALAMAZOO, MI · DETROIT, MI · 888-226-4326

TH

E

Timely Topics for Community Leaders Nov. 2015BULLETIN

On June 18, 2015, the United States Supreme Court decided the case of Reed v Gilbert and held the Town of Gilbert’s sign ordinance unconstitutional. In this case, the Town of Gilbert (AZ) regulated a church’s temporary directional signs differently than other noncommercial signs (e.g., political signs and ideological signs). The Court found that these “innocuous justifications” favored certain types of signs and violated the First Amendment of the U.S. Constitution.

HOW YOUR COMMUNITY’S SIGN REGULATIONS ARE IMPACTEDSigns are an important design element impacting the prominent rights-of-way of the community. However, most sign ordinances have specific regulations based on the content of the sign, such as real estate, political, special event, garage sale, and gasoline station signs. Now that the Supreme Court has ruled against these distinctions, communities are at risk of costly and unnecessary litigation because they regulate signs based on the content of the sign.

WHAT COMMUNITIES SHOULD DO IMMEDIATELY• Review Your Current Sign Regulations. All communities should conduct a technical audit of their sign regulations and identify

any content-based provisions, i.e. provisions that regulate signs based on the message, the speaker, or an event.

• Discuss Sign Regulations with the Municipal Attorney. The municipal attorney can advise you on how much content neutrality is required in the community’s sign regulations and make leaders aware of any legal risks. Also, legal review of revised provisions will be essential.

• Amend Sign Regulations. After identifying content-based provisions in your local sign regulations, draft text revisions to comply with the First Amendment while also reflecting your community’s character. Communities may still regulate the non-content aspects of signs, including sign height, form, colors, materials, separation, area, placement, lighting, frequency of message changes, and portability. Clear communication in your ordinance is critical, including effective graphics.

WE CAN HELPCommunity planners and the Planning Commission are charged with advising the legislative body on community design, including factors that impact the character and value of the commercial development (tax base) which fronts most major public thoroughfares. Consequently, McKenna planners are experienced in reviewing, writing, administering, and enforcing sign regulations. During a technical audit of your sign ordinance and through the entire ordinance amendment process, McKenna planners can help you develop, write and adopt sign regulations that are consistent with the court’s view and reflective of your community’s desired character. To find out more about how to ensure that your sign ordinance is an effective tool for the municipal vision, speak with your McKenna planner or Patrick Sloan, AICP at [email protected] or 888-226-4326 ext. 250 or email us at [email protected].

Recent U.S. Supreme Court Ruling Impacts Your Community Sign Regulations: Find Out What to Do Right Now

MCKA.COM

A graphic of “Window Sign”

February 5, 2018

Planning Commission Charter Township of Royal Oak 21131 Garden Lane

Ferndale, Michigan 48220 Subject: Site Plan Review #2 for Aldi Expansion and Remodel; 8228 West 8 Mile Road

Plans dated January 12, 2018; Received by McKenna on January 16, 2018 Dear Planning Commissioners,

We have reviewed the site plan and application from Aldi for an expansion and remodel of their existing store at 8228 West 8 Mile Road. The site is a total of 2.71 acres and is zoned as part of the C-1 Neighborhood Business

District. The following letter contains our comments on specific aspects of the site plan, with items needing to be addressed indicated in underline.

Aerial view of Aldi (Source: Google Maps 2018)

Site Plan Review Comments Standards for site plan approval are located in Section 32-80 of the Zoning Ordinance, and other standards are described throughout the Zoning Ordinance.

1. Zoning and Land Use. The proposal is to remodel an existing grocery store. The site is zoned as C-1

Neighborhood Business District. Retail stores including grocery stores are permitted by right in the C-1

District. No other new uses are proposed in this application.

Charter Township of Royal Oak · Aldi SPR #1 2 February 5, 2018

2. Master Plan. The Master Plan and Future Land Use Map indicates the site as General Commercial for its future land use. The General Commercial category is designed for general retail and includes goals

for good architectural design, landscape features, minimized signage, shared parking, and cross access between sites. The proposed expansion and remodel fits with the future land use designation, and also makes specific improvements to building architecture and landscaping.

3. Dimensional Requirements. The Schedule of Regulations in Section 32-598 describe the dimensional

requirements for this site. In the C-1 District there are no specific requirements for minimum lot size, lot

width, or maximum lot coverage. The maximum height of the building shall be 2.5 stories or 35 feet; the building is 24 feet and 8 inches tall. The building can have a 0-foot setback in the front yard, so the site will comply even with the building expansion. No building additions are proposed in any other directions,

so the proposed building expansion will comply with these requirements.

4. Parking. The site currently has 123 parking spaces. The proposed building expansion will require 13 of

these spaces to be removed. According to Section 32-691, supermarkets and convenience stores need one parking space for every 150 square feet of usable floor area. Sheet A131 shows the proposed floor plan including a breakdown of the usable floor area, which totals 12,956 square feet. This indicates that

the site requires 87 total parking spaces. The loss of 13 spaces will not affect the ability to meet parking requirements, and we support the removal of excess parking spaces.

5. Site Circulation. The site has two access points, one each on 8 Mile and Mitchelldale. These are both existing access points and are not proposed to change. The access drive from Mitchelldale allows truck traffic to navigate around instead of through the parking area, which minimizes conflicts between trucks

and other vehicles and pedestrians.

6. Sidewalks and Pedestrian Circulation. Sidewalks already exist along both 8 Mile and Mitchelldale on

the edge of the site in the public right-of-way, including a bus stop waiting area at the corner. There are sidewalks proposed on the site plan along the edge of the building, which will be 7 feet wide allowing for pedestrian access along a row of parked cars. The applicant is also proposing to provide crosswalk

connections between the public sidewalks and the on-site sidewalks – see attached letter from the applicant.

7. Landscaping and Screening. The site includes existing landscaping material, mostly along the 8 Mile and Mitchelldale frontages. The site plan proposes additional landscaping in order to meet landscaping requirements in Section 32-715. These requirements are described by the following:

a. Landscaping adjacent to roads and road rights-of-way. Along with the existing landscaping,

one additional tree is proposed on the 8 Mile frontage and 5 additional trees are proposed on the

Mitchelldale frontage to meet this requirement.

b. Screening from residential area. To screen the back of the site, specifically the loading docks,

from the residential area, 31 additional evergreen trees are proposed to meet this requirement.

c. Parking lot landscaping. A total of 7 additional trees and 12 additional shrubs are proposed to

meet this requirement.

Charter Township of Royal Oak · Aldi SPR #1 3 February 5, 2018

8. Signs. New signs are proposed for the building wall as well as the pole sign along 8 Mile. The two wall signs will each be 75.16 square feet in area, 9 feet – 5 5/8 inches tall by 7 feet 11 1/4 inches wide. The

pole sign will remain the current size by replacing the existing cabinet. According to Section 32-833, the maximum vertical dimension of any wall sign shall not exceed one third of the building height. The total maximum area of wall signs is also limited to 150 square feet. The applicant is proposing to reduce the

size of their wall sign to meet the Township ordinance requirement – see attached letter from the applicant.

9. Architecture and Building. Building elevations including color renderings were included in the site plan. The proposed new construction and the façade upgrades will be designed to match the existing building. The façade upgrades include brick and windows. The site plan does not show any rooftop equipment on

the existing or new building areas, although there is some existing equipment on the building. All new or existing rooftop equipment will be screened – see attached letter from the applicant.

10. Exterior Lighting. The site plan application includes information on proposed exterior lighting including the photometric plan. The light poles are proposed to be 31 feet above grade, whereas Section 32-628 indicates that lighting fixtures shall not exceed a height of 25 feet measured from the ground level to the

centerline of the light source. The applicant is proposing to maintain the existing light poles but replace the fixtures – see attached letter from the applicant.

11. Adequacy of Information. Section 32-79 describes the required information on site plans, and this site plan generally includes the required information as it pertains to the proposed expansion and remodel of the existing building.

Recommendation We recommend the Planning Commission approve the site plan subject to including the above noted comments

in a revised site plan for administrative review. Please let us know if you have any questions regarding this review.

Sincerely,

MCKENNA

John Jackson, AICP

President

Memorandum

TO: Royal Oak Township Planning Commission

FROM: DATE: February 6, 2018

SUBJECT: City of Detroit Amendments to Master Plan of Policies

R The City of Detroit Planning Commission is proposing two amendments to the Detroit Master Plan of Policies as follows:

• One amendment is a land use designation change for a site located approximately 950 feet south of 8 Mile Road. Formerly the site of a school and a recreation center, the land use change proposed is from Recreation to Institutional. Under the Detroit Master Plan of Policies, Institutional uses can include educational, religious, health, or public use such as a church, library, museum, public or private school, hospital, or government owned or operated building, structure, or land used for public purposes. If the site is rezoned to Institutional, under the Detroit Zoning Ordinance, Institutional uses can include auditorium or stadium, community service, day care, hospital, library, museum, park and open space, religious institution, schools, utility (basic or major), and other public, civic and institutional uses that are school building adaptive reuses.

• The second amendment is a street classification change in the southwestern corner of Detroit, near Dearborn. The amendment proposes to designate the relocated Oakwood Boulevard as a “Major Street” and remove the “Major Street” designation of Old Oakwood Boulevard.

McKenna has reviewed the proposed amendments to the Future Land Use map in the Master Plan of Policies and has the following comments:

1. The change in land use designation from Recreation to Institutional may not be a substantial change from the existing use. The land currently has a vacant school building and vacant recreational center, both of which are allowed under the Institutional uses. The site is already equipped with driveways and parking lots, indicating that vehicular traffic can be accommodated.

2. According to Detroit Free Press reporting, the University of Detroit Jesuit High School and Academy submitted a proposal to the City of Detroit in September of 2016 to purchase the land and two buildings. The proposal includes renovating the recreation center and surrounding grounds, and demolishing the school building. The facilities would be primarily used by students of the high school.

3. The street classification change in southwest Detroit will not affect Royal Oak Township due to its distance.

The amendment notice and maps are attached for more details. We recommend forwarding a letter of no objection to the City of Detroit. Please do not hesitate to contact us with any questions.

Memorandum TO: Royal Oak Township PC/DDA FROM: John Jackson SUBJECT: Training Opportunities DATE: February 6, 2018 Oakland County has provided this list of training opportunities for local elected and appointed officials. There are a number of great sessions offered some are free. We have presented on a number of these topics and would be happy to present on a topic of your choice at a future PC/DDA meeting.

F E B R U A R Y

Date Topic Host Location Cost

15-16 Main Street Oakland County: The Connected Downtown: Tech to Trails

Oakland County MSOC

Ferndale Free

27 Site Plan Review MAP Lansing area $105-$135

M A R C H


1 Planning & Zoning Essentials MAP Frankenmuth $100-$130

1 Zoning Board of Appeals MAP Frankenmuth $95-$125

8 R & D 101: Rip Off and Duplicate Your Way to the Top

MDA Lansing $85-$110

15 Capital Improvements Programs Oakland County & MAP

Waterford $25

20 Planning & Zoning Essentials MAP Taylor $100-$130

20-21 MML’s Capital Conference MML Lansing $225-$525

21 Historic Preservation Advocacy Day MHPN Lansing $45

https://www.eventbrite.com/e/main-street-oakland-county-the-connected-downtown-tech-to-trails-tickets-41435512734

https://www.eventbrite.com/e/main-street-oakland-county-the-connected-downtown-tech-to-trails-tickets-41435512734

https://www.planningmi.org/officialtraining.asp



http://www.memberleap.com/Calendar/moreinfo.php?eventid=8400

http://www.memberleap.com/Calendar/moreinfo.php?eventid=8400

https://www.eventbrite.com/e/prepare-and-adopt-a-capital-improvement-program-a-workshop-for-administrators-registration-42746580172

https://www.planningmi.org/wayne_county_pze.asp

http://blogs.mml.org/wp/cc/

https://www.mhpn.org/happenings/advocacy-day-2016/

McKenna · Training Options 2 February 6, 2018

A P R I L


10 RRC Best Practices 4, 5, 6 Oakland County

& MEDC

Waterford Free

26 Spring Institute MAP Lansing TBA

30 Building Michigan Communities Conference MSHDA Lansing TBA

https://www.miplace.org/training--events/2018/redevelopment-ready-communities-rrc/April/rrc-best-practices-456-Apr-10/

https://www.planningmi.org/upcomingevents.asp

http://buildingmicommunities.org/

Documents

Charter Township of Royal Oak, Oakland County, Michigan · Davonne Abbott-Mann (D ABBOTT-MANN) Others Present: John Jackson (J JACKSON) and Stephen Hannon (S HANNON), McKenna . 1