Master Plan Changes Envisioned For Northeast Corner Neighborhood

Posted by – Steve Cohen, Director of Community Development

We wish to report that a public hearing has been scheduled by the Planning Commission for Wednesday, March 16th at 7:00 p.m. to review proposed amendments to the Northeast Corner Neighborhood Master Plan.  The meeting will be held in the Council Chamber at City Hall.

Four amendments, listed below, have been drafted after receiving significant input at meetings held on January 19th and February 16th.

Photos from taken during the January 19th neighborhood meeting

Photos taken during the January 19th neighborhood visioning meeting

First, allow a slight increase in the housing density incentive, originally drafted in 2001, to encourage developers to save open space, woodlands, and other natural features.  It works by allowing the clustering of homes, which leaves excess land as permanently preserved open space.  An increase from 2.5 to 3.0 homes per acre is proposed to make the option more attractive to home builders.  The Planning Commission approved a similar change for Moceri’s proposed Villa Montclair Condominiums at 3995 N. Squirrel Road in late 2015.

Second, allow attached duplex-style units in only open space developments, similar to those constructed in the Arbor Cove and Auburn Grove projects.

Third, change the master plan designation from “single family residential” to “non-residential transitional” for the former Kensington Church site, which is located at the southeast corner of Dutton Road and Bald Mountain Road.  The change has been prompted by the results of methane testing on the site, reports of a closed landfill on the site, and consideration of adjacent industrial land uses.  Kensington Church previously planned to build a large mega-church on the property in 2008, but those plans were scrapped due to the recession.  This change will allow “clean industrial” development on the property similar to the Strattec/VAST building located across the street, west of Bald Mountain Road.  High quality development with extensive landscape greenbelts would be required, which will help buffer the neighborhood from AJAX Paving located on the north side of Dutton Road in Orion Township.

Fourth, change the master plan designation from “single family residential” to “single family residential transitional” for the properties adjacent to the Shimmons Road curve, near the Oakland Christian School.  The amendment will allow attached duplex-style units and an increase in housing density from 2.5 to 3.5 homes per acre (not to exceed 28 homes) as an incentive for a future developer to dedicate land, at no cost to the City, so that the City may improve the curvature of that portion of the road.

The map below illustrates the proposed changes:

The Northeast Corner Neighborhood is the area bounded to the north by Dutton Road, south by Walton Boulevard, west by M-24, and east by the City of Rochester Hills border.

The Northeast Corner Neighborhood is the area bounded to the north by Dutton Road, south by Walton Boulevard, west by M-24, and east by the City of Rochester Hills border.