Planning Commission

Minutes Royal Oak Planning Commission Tuesday, May 13, 2025, 7:00 p.m. City Hall Commission Chambers Room 121 203 South Troy Street Royal Oak, MI 48067 Present: Sharlan Douglas Michael Fournier Jim Ellison Woody Gontina Gary Quesada Brian Cooper Absent: Clyde Esbri Staff: Joshua Marcum, Assistant City Attorney Joseph Murphy, Director of Planning 1. Call to Order Chairperson Quesada called the May 13, 2025, regular meeting of the Royal Oak Planning Commission to order at 8:00 p.m. 2. Approval of Minutes for April 8, 2025 Moved by: Mr. Cooper Seconded by: Mr. Ellison To approve the minutes of the April 8, 2025, regular meeting of the Royal Oak Planning Commission as presented. Motion adopted unanimously. 3. Public Comment Chairperson Quesada invited members of the audience to comment on any planning related issues. After all interested members of the audience came forward Chairperson Quesada closed the public comment portion of the agenda. 4. Unfinished Business 4.a Public Hearing – Special Land Use Permit (SP 25-02-04) at 1423 Greenleaf Dr. (parcel no. 25-16-152-007). Moved by: Mr. Gontina Seconded by: Mr. Cooper To approve a special land use permit (SP 25-02-04) at 1423 Greenleaf Drive (parcel no. 25-16-152-007) to construct an addition to a single-family dwelling for a senior accessory dwelling, with the following contingencies: Planning Commission May 13, 2025 1. The Zoning Board of Appeals shall grant all necessary variances, i.e., the maximum permitted usable floor aera, connecting the senior accessory dwelling and principal dwelling with a stone archway or wall with a door, etc. 2. The special land use permit shall be valid for a period of two (2) years from the date of occupancy, when it shall be reviewed by the city to determine compliance with § 770-71 of the Zoning Ordinance and all other required standards. 3. The principal dwelling shall be owner-occupied for the duration of the special land use permit. 4. The petitioner shall submit proof to the building official that an elderly family member will occupy and/or continues to occupy the senior accessory dwelling prior to issuance of a building permit in accordance with § 770-71 A of the Zoning Ordinance, including, but not limited to, a state identification card and/or mail addressed to the individual from federal, state or local agencies, or a physician’s office. 5. The property owner shall record a deed restriction with the Oakland County Register of Deeds stating that the property is being used under the provisions of § 770-71 of the Zoning Ordinance and may not be continued as a two-family land use once the property is sold or the principal dwelling is no longer owner- occupied, or the elderly family member no longer occupies the accessory dwelling. A copy of the recorded deed restriction shall be submitted to the planning division prior to issuance of a building permit. 6. Any paving, utilities, and work within public rights-of-way shall be in accordance with the specifications and standards of the city engineer. 7. The senior accessory dwelling shall meet all other code and ordinance requirements, as determined by the building official, including, but not limited to, the Michigan Residential Code, prior to the issuance of any building permits. Motion adopted unanimously. 4.b Public Hearing – Zoning Ordinance Text Amendment. Moved by: Mr. Ellison Seconded by: Commissioner Douglas To postpone consideration of requested text amendments to Article IV, Zone Regulations and General Provisions, of the City of Royal Oak Zoning Ordinance, Chapter 770, Zoning, for the purpose of revising standards for accessory buildings at the request of the petitioner until the regular meeting of July 8, 2025, with the public hearing to remain open for that meeting. Motion adopted unanimously. 5. New Business 5.a SP 25-05-09 – Site Plan at 31626 & 31668 Woodward Ave. (parcel nos. 25-06-430- 001 & 25-06-430-002). Moved by: Commissioner Douglas Seconded by: Mr. Gontina To approve SP 25-05-09, a site plan at 31626 and 31668 Woodward Avenue (parcel nos. 25-06-430-001 and 25-06-430-002) for construction of a three-story bank (Citizens State Bank), with the following contingencies: 2 Planning Commission May 13, 2025 1. The Zoning Board of Appeals shall grant all necessary variances, i.e., waive nine of the minimum 56 of off-street parking spaces required under § 770-107 of the Zoning Ordinance, etc. 2. The property shall be combined into a single lot in accordance with the proposed boundary and topographic survey dated April 17, 2025. 3. The building setbacks at the southwest corner shall be as depicted on the site plan in accordance with § 770-29 of the Zoning Ordinance. 4. The placement of the primary building entrance shall be as depicted on the site plan in accordance with § 770-30 B (2) of the Zoning Ordinance. 5. The total amount of site landscaping shall be as depicted on the site plan in accordance with § 770-90 H of the Zoning Ordinance. 6. All paving, utilities, and work within public rights-of-way shall be in accordance with the specifications and standards of the city engineer and MDOT, including, but not limited to vehicular access to Woodward Avenue, on-street parking spaces within the Woodward Avenue right-of-way, and stormwater detention for the entire site including the accessory off-street parking lot. 7. All exterior lighting fixtures shall comply with § 770-96 B of the Zoning Ordinance and other city codes and ordinances, including being directed downward and shielded so as not to shine on adjacent property, and within maximum permitted fixture heights and illumination levels. A photo-metric grid shall be included with any building permit application. 8. All signage shall comply with the Sign Ordinance (Chapter 607) or receive the necessary variances from the Planning Commission. 9. A performance bond shall be posted in an amount to be determined by the building official. 10. The site plan shall meet all other code and ordinance requirements, as determined by the building official and city engineer, including, but not limited to, the Michigan Building Code and the city’s Stormwater Detention Ordinance (Chapter 644), prior to issuance of any building or right-of-way permits. Motion adopted unanimously. 6. Other Business 6.a SV 25-05-04 - Sign Variance at 319 S. Main St. (parcel no. 25-22-105-006). Moved by: Mr. Ellison Seconded by: Mayor Fournier To grant (1) a sign variance to allow a wall sign painted upon the on the west front façade of the building, and (2) a sign variance to allow lighting as an enhancement surrounding windows on the west front façade of the building, both for SV 25-05-04, a sign variance request for a tattoo parlor (8 Ball Tattoo) at 319 South Main Street (parcel no. 25-22-105-006). Motion adopted unanimously. 6.b Non-Action Items. The following informational items were presented to the Planning Commission with no further action being necessary or taken: a list of building permits and site plans administratively approved by the planning division from January 2, 2025, to March 31, 3 Planning Commission May 13, 2025 2025; and the Road Commission for Oakland County’s Road Report newsletter for the first quarter of 2025. 7. Adjournment Moved by: Mr. Ellison Seconded by: Mr. Gontina To adjourn the April 8, 2025, regular meeting of the Royal Oak Planning Commission at 9:32 p.m. Motion adopted unanimously. /S/ /S/ Gary Quesada Joseph M. Murphy Chairperson, Planning Commission Director of Planning 4