CITY OF CLAWSON MINUTES OF A MEETING OF THE PLANNING COMMISSION TUESDAY, APRIL 14, 2015 A regular meeting of the Planning Commission was called to order by Chairman Blanchette at 7:30 P.M. ROLL CALL PRESENT: ALSO PRESENT: Blanchette, Dobson, Fenton, McHale, Millan, Shepard, Watson Jim Albus, Director of Building and Planning, and Vidya Krishnan, McKenna Associates (1 other present.) MOTION BY: SUPPORTED BY: McHale Watson RESOLVED, that the minutes of the meeting on February 10, 2015 be approved, as presented. AYES: NAYS: ABSTAINED: Dobson, Fenton, McHale, Millan, Shepard, Watson, Blanchette CARRIED UNANIMOUSLY. RECEIPT OF ANNUAL PLANNING REPORT FOR 2014 Vidya Krishnan, McKenna Associates, reviewed the following letter: March 31, 2015 Planning Commission City of Clawson 425 North Main Street Clawson, MI 48017 L E T T E R McKENNA ASSOCIATES 235 EAST MAIN STREET SUITE 105 NORTHVILLE, MI 48167 Subject: 2014 Annual Report of Planning Commission Activities and 2015 Work Plan Dear Commissioners: The Planning Commission of Clawson met 18 times in 2014, which included three PC-DDA workshops, and reviewed six (6) site plans that were submitted for approval in addition to working on zoning text amendments and issuing show cause hearing notices to seven (7) businesses to ensure compliance with previously approved site plans.
In addition to Planning Commission activity, the Zoning Board of Appeals met 10 times in 2014, to consider requests for variances from parking regulations and sign ordinance provisions. Site Plans 1. KIMCO/Clawson Shopping Center. The PC approved a site plan for building façade renovations, restructuring of the parking lot and incorporation of landscaping along W.14 Mile Road frontage to bring the site into compliance with the requirements of the West Gate district and land development regulations. The site plan is being implemented at this time. 2. Boggio/202 E.14 Mile. The PC approved a site plan for redevelopment of the former Dunkin Donuts site located in the City s downtown. The existing building was demolished and a new building with a drivethrough café was approved. The site plan is in the process of being implemented. 3. GOB Retail/774 E.14 Mile. The PC approved a site plan for the reuse of an existing vacant building with a new retail game store. The business is open at this time. 4. Kastler Construction/425-429 S. Main. The PC approved a site plan for the reuse of an existing building as an architect s office and a cabinet retail-warehouse use on S. Main in the B-1 district. The plan proposed major façade renovations to a decrepit old building. The site plan implementation is almost complete. 5. 401 S. Main. The PC approved the site plan for an office use in the B-1 district within an existing building that was a surveyor s office. The plan proposed major façade and site improvements, including the construction of a new parking lot in phase 2 within a 5 year period. The building renovations are in progress at this time. 6. Sinclair Antiques/550 S. Rochester. The PC approved a site plan for renovation and reuse of an existing abandoned gas station on S. Rochester Road as an antiques store. The site plan is being implemented at this time. Additional Work The PC adopted an update to the sign ordinance to add some clarifications and eliminate unnecessary/conflicting language. The PC also issued showcause hearing notices to 7 applicants-projects (Kristel Cleaning, Faymus Chicken, Clawson Grill, 7-11, KIMCO, ProVision LLC and GLS) requiring them to appear before the PC to explain the reasons for delay in compliance/non-compliance with an approved site plan. All 7 of the hearings reached a resolution with 4 having completed their site plan implementation successfully (Kristel Cleaning, Clawson Grill, GLS and 7-11), 2 projects are currently in the process of being completed (KIMCO and Faymus Chicken)and one applicant was evicted by the property owner (ProVisions LLC). Administrative Approvals In addition to the site plans approved by the Planning Commission, City Administration approved improvements/ minor changes to permit occupancy at the following others sites: 1. Cambridge Nursing Home/N. Main. Redo of entire parking lot. 2. Mathews Pharmacy approval of new business occupancy on S. Main. 3. Clawson Care Pharmacy approval of new business occupancy on W. 14 Mile Road. 4. R. Collective Hair Salon - approval of new business occupancy on S. Main. 5. Clawson Antiques - approval of new business occupancy on S. Main. 6. Clawson Paws Pet Grooming - approval of new business occupancy on N. Rochester 7. Kahve Coffee Shop - approval of new business occupancy on S. Main 8. Pop Art Studio - approval of new business occupancy on N. Rochester. 9. Paint the Town - approval of new business occupancy on S. Main.
Work Plan for 2015 The Planning Commission looks forward to the year 2015. Clawson has witnessed a surge in commercial property sale in the past year and the number of new business owners approaching the City with intent to relocate or operate a new business has significantly increased. The work done by the PC over the years is yielding results, and the Planning Commission should be proactive and strive to take advantage of new opportunities. There are many areas that the Planning Commission should consider or review in the upcoming year as part of its work plan, including the following: 1. Site Plans. In the past few weeks, we have had discussions with architects/applicants for several new projects office use at 642 S. Main, a new BBQ restaurant at the former A&W site, a pottery studio at the former florist shop on N. Main and restaurant use at the former Burger King site. We are also actively reviewing site plans for Autozone at the former Hollywood Video site and a site plan for the Tri- County Baptist Church at the former American Legion building on S. Main. Several other projects are in the works; however applicants are still negotiating purchase deals for the properties in question and we hope to see them soon. 2. Zoning Ordinance Review and Amendment. As the Land Development Regulations are used in the review of site plans, variance applications, and permits, areas will be identified that require revision. We will keep a list of sections that could be improved and present the Planning Commission with amendment proposals as needed. 3. Economic Development. The City has recently hired and economic development coordinator and we aim to work together to find new business and occupants for the vacant buildings in our City and enable better marketing of the parcels which are in prime locations such as the BRD-2 district and WG Districts. 4. DDA Master Plan. The City s DDA recently completed the first draft of its Master Plan for the downtown area. A joint workshop was held between PC and DDA with several Council members in attendance. Certain revisions to the goals and design intent for certain areas in the downtown were recommended. Work needs to be done in coordinating incorporation of appropriate language and revisions into the Master Plan draft that truly reflects the City s long term goals and visions. The Plan has to then be distributed for comment in accordance to State Law and adopted by the City Council. 5. Master Land Use Plan Update. The City s Master Plan is due for an update. The PC over the past few years has implemented several of the recommendations from the Master Plan, including the creation of new zoning districts such as BRD-1, BRD-2 and WG. However, there were other areas of the Master Plan that did not reflect the City s goals at the present time and were in need of revision. Subsequent to the DDA s Master Plan being adopted, we expect to start working with the PC on the Master Plan update for the entire City and incorporating the DDA plan s recommendation for the downtown area within it. A proactive work program can help build a quality community, and we look forward to working with the City as it actively seeks to preserve and expand its economic base. Respectfully submitted, McKENNA ASSOCIATES, INCORPORATED /s/ Vidya Krishnan Senior Planner MOTION BY: SUPPORTED BY: Dobson McHale RESOLVED, to receive and accept the Annual Planning Report for 2014 and forward on to the City Council. AYES: NAYS: ABSTAINED: Fenton, McHale, Millan, Shepard, Watson, Blanchette, Dobson CARRIED UNANIMOUSLY.
UPDATES ON STATUS OF VARIOUS PROJECTS WITHIN THE CITY Vidya Krishnan, McKenna Associates, provided status updates on various projects within the City: 250 E. Fourteen Mile, Discount Fabric Warehouse is open 139 W. Fourteen Mile, El Guanaco is open 1055 W. Maple (currently vacant) There is a lot of interest in this building. 1185 W. Fourteen Mile, Burn Fitness- currently operating with temporary CofO 42 E. Fourteen Mile, Everyday Yoga - submitted plans to expand area and add retail AutoZone - Site Plan will be presented for review on 4/28 The Show (next to Leon & Lulu s) actively working on their project Blue Moon Bar & Grille Restaurant (former Burger King site) in process of interviewing/hiring a new architect 278 E. Fourteen Mile, Old Port Inn recently sold in January and working on shared parking issues 516 N. Main (old Maple Lane Florist) received site plan for a proposed pottery studio/retail units (complete demolition and rebuild) 59 Florence (old Fisher Agency bldg.) - site plan expected this summer. Old Shilla's Korean Restaurant (next to 1055 W. Maple Rd.) - property has been purchased for a proposed sushi & Korean cuisine 502 S. Main, C&C Bump Shop There is a lot of interest in the property, but the property is contaminated. Phase 1 and possible phase 2 environmental cleanup will be required. Yogo Yogurt Shop should be opening soon. (old American Flag & Banner bldg) has been purchased. Tri Fit s grand opening is on April 18 th and 19 th, 2015 Bigby Coffee will be opening soon. Old A&W site has been purchased for a proposed BBWQ takeout with a patio, with ice cream shop. Tavern on the Main - site plan submitted for an expansion to the building. Tri County Baptist Church (old American Legion bldg.) submitted for site plan approval 305 E. Fourteen Mile, Toto Floor Covering A lot of interest in the property. Triangular building has been purchased for office space and site plan should be coming soon. Planning Commission Members inquired on the status of the following properties: Boardmember Shepard asked about the status of the art & frame shop on N. Main, south of Maple Rd. Vidya indicated that the business is relocating. Boardmember Fenton asked about the site plan for Tavern on the Main. She mentioned that they are not currently ADA compliant. Vidya confirmed that the site plan approval will require ADA compliance. Boardmember Fenton inquired about a timeline for Bigby Coffee. Mr. Albus provided an update on the status. Boardmember Shepard asked about the status of The Hideout. Mr. Albus provided an update on the status. Boardmember Fenton inquired about Sinclair Antiques. Mr. Albus indicated that they should be open or very close to opening. They still have to complete the parking lot/landscaping. Mr. Rooney, KIMCO Realty, was present and provided an update on the final phases of the Clawson Shopping Center. Mr. Watson inquired about potential tenants. Mr. Rooney indicated there has been some discussion and showings, but no letters of intent to date. Vidya recommended that Mr. Rooney provide vacant property information to Susie, Economic Development Coordinator, and she can help market their properties. Boardmember Blanchette mentioned that Checkers has not complied with sign requirements approved at the February 10, 2015 PC meeting. Mr. Albus indicated he will send a notice to comply.
PUBLIC DISCUSSION - ITEMS NOT ON THE AGENDA No one present wishing to speak. OTHER BUSINESS Vidya Krishnan, McKenna Associates, reviewed the following Future Land Use Plan: FUTURE LAND USE PLAN FUTURE LAND USE CORE RESIDENTIAL Core Residential. Thriving downtowns include opportunities for a variety of housing types. In Clawson, single-family residential is the predominant housing type and, while some higher density housing options are desirable in the Downtown Core and Core Fringe, there are a few areas where the single family home remains an integral part of the downtown. The existing single family dwellings help preserve the small town feel which is the essence of Clawson. In order to preserve this character, the areas designated as core residential would be dominated by existing single family dwellings to be preserved in their current form. At the option of the property owner, such dwellings can be modified and utilized for low-intensity uses such as law and administrative offices (excluding medical and dental type offices) and by-appointment retail, such as art studios and boutiques. Live-work type developments are also appropriate. These uses should not require significant parking beyond that which is customary in a residential neighborhood and should otherwise be harmonious with neighboring parcels. Uses requiring party rooms or gathering spaces or seating areas for 10 or more people is not appropriate for the area. It is envisioned that some of these parcels (vacant and those redeveloped) may support higher density residential development on a single family scale such as townhouses or row houses. Building Form: Single family residential homes are the only building form found in the Core Residential area; most are detached. This building form should be preserved to maintain the context of these areas. Any additions should be otherwise compatible with other single family areas. Below are some illustrations of acceptable building form and design for residential development within vacant or redeveloped lots. Source: google images Cherry Hill Village, Canton Source: google images
Vidya Krishnan provided a summary of the Future Land Use Plan Core Residential description submitted to the Planning Commission. In addition, she requested feedback on the definition from the Commission members. Mr. Albus received revisions to the definition and requested that the Commission postpone any decisions or feedback until the final revised version is submitted. It was the consensus of the Commission to send the item back to the Downtown Development Authority for revisions and clarification. Mr. Albus provided a status update on the Clawson Grille. He requested additional elevation drawings for a cooler at the back of the building. (Mr. Albus submitted drawings for PC members to view.) Mr. Albus mentioned that he and Vidya receive phone calls from businesses looking for buildings in the community. He added that if there are no buildings available, they will refer to Troy, who has a larger quantity of vacant buildings available. Boardmember Shepard asked about homes that were torn down. Mr. Albus indicated that four houses were demolished last year. House on High Street behind Total Floor Covering looks condemned. Fire burned home. MOTION BY: SUPPORTED BY: Fenton McHale RESOLVED, that the meeting adjourned at 8:24 p.m. AYES: NAYS: ABSTAINED: McHale, Millan, Shepard, Watson, Blanchette, Dobson, Fenton CARRIED UNANIMOUSLY. Respectfully submitted, Cheryl A. Stewart Recording Secretary