[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6453796,"mediaKeyId","5883626-f44a341fec58ca390db4ad59a2f5a63b","parentId",5883626,"title","Huntington Woods planning commission approves three home additions, tables LaSalle second‑story proposal","audioSeconds",3073,"startMs",117000,"endMs",3190000,"viewUrl","/Search/View?dp=1&key=5883626-f44a341fec58ca390db4ad59a2f5a63b&start=117&end=3190","thumbnailUrl","https://assets.pipeline.soar.com/5883626-f44a341fec58ca390db4ad59a2f5a63b/thumbnail_117000.jpg","articleUrl","/articles/6453796/Huntington-Woods/Oakland-County/Michigan/Huntington-Woods-planning-commission-approves-three-home-additions-tables-LaSalle-secondstory-proposal","mediaUrl","https://secure.pipeline.soar.com/6453796-028756f2b452641f86ed3b67d00ca25b/orig.mp4?Expires=1776188747&Signature=KUtg3YTdRQe4spcNsv1WpF2zAJWU~GYYpfwA0Z0E85dkbye5kdrXAXwp4bRTiDaoszXKg-oFklg7qNO5F099X7euCioa3DPOFmxdIyNj9UDQ3rhUHbryKFC1OhhnWcuujVobqnHfuLO2YD5KbfuBHohBWl2HOSGBoqAAp2ByM6I3EeaJgn4b08uNdI20Id4jFo1x9GuzivDynftwH5vawml1rdg5oOscDcGcs1PtI8mXRBjJOGogZdp0-GHMPHGXNte8me3tI1alS4Yjt2BC7C2wucgoaJBj9gVuhbqLt7eWlg93XRJtpscwWqMqwJm0hgMRuzNxoW4Db~EogpGdAA__&Key-Pair-Id=KUT5TJCACFTXG","author","Huntington Woods, MI","date","2025-09-30T12:41:49Z","article","The Huntington Woods Planning Commission approved site plans for three residential additions and tabled a separate second‑story request after finding submitted materials deficient.

Commissioners approved site plan reviews for additions at 1010 Hart, 10810 Hart and 13132 Ludlow, subject in each case to conditions requiring on‑site stormwater management and retention so runoff does not drain onto neighboring properties. Commissioners tabled the application for a two‑story addition at 10415 LaSalle after staff and commissioners identified missing plan elements and survey deficiencies.

The applicants for the approved projects presented plans showing no increase to the building footprints and described exterior materials and fenestration changes. Designer Robin Baloo told commissioners that the 1010 Hart property “was a small bungalow originally” and that the project replaces a burned second floor and will rebuild “over the existing footprint” without expanding the house. Staff said the Hart plan stayed under the maximum permitted house size and provided elevations and window placement for review.

For 10810 Hart, staff reported that lot and house dimensions comply with ordinance limits; commissioners emphasized the need for on‑site stormwater retention. Applicant Barry Chesterman, for 13132 Ludlow, said he sought “one bedroom and one bathroom on the second floor” to accommodate family needs; staff reported that the lot is substantially larger than neighboring parcels and the proposed house size is below the ordinance maximum.

The LaSalle application was presented by John DePore, representing homeowners. Staff said the submission showed multiple deficiencies: a survey missing required dimensions, a house‑size calculation above the permitted maximum under current bonus rules, and side‑wall fenestration that departs from design standards. Staff recommended revising the plans or tabling to allow a resubmittal. DePore said the intent was to build a second floor over an existing first‑floor addition and that there would be no footprint increase. Commissioners concluded the file needed additional materials and moved to table the matter so the applicant could resubmit plans and (if needed) pursue a size variance before the Zoning Board of Appeals.

Commissioners consistently conditioned approvals on management of stormwater on site. At the 1010 Hart presentation, a planning commissioner clarified that deck areas not covered by a roof are treated differently in lot‑coverage calculations; staff explained roofed area and rear‑yard coverage provisions. Multiple applicants were told to include drainage or topography reviews with final permit documents.

What happens next: for the tabled LaSalle item, commissioners asked the applicant to submit revised plans and the required survey before the commission will reconsider the request. Approved applicants are to incorporate the stormwater conditions into their building permit submittals.

Votes at a glance
- 10415 LaSalle (site plan review, second‑story addition): Motion to table to allow resubmittal — approved (motion made and seconded; roll call not specified). Refer to Zoning Board of Appeals for any required size variance.
- 1010 Hart (site plan review for addition): Approved subject to on‑site stormwater management to avoid discharging onto neighboring properties.
- 10810 Hart (site plan review for addition): Approved with condition that stormwater be managed on site.
- 13132 Ludlow (site plan review for addition): Approved with condition that stormwater be managed on site.

Commissioners and staff advised applicants to provide full, clear elevations and surveys with future submissions so the commission can evaluate fenestration, materials and drainage effects on adjacent properties.","mediaType","Video","parentTitle","Planning Commission Meeting - 9-29-2025","oneSentenceSummary","The Huntington Woods Planning Commission approved site plans for three residential additions with conditions to manage stormwater, and tabled a second‑story addition at 10415 LaSalle because submitted plans and surveys were incomplete.","taxTitle","Huntington Woods, Oakland County, Michigan","taxId",80600,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6453788,"Huntington Woods moves to rewrite stormwater and grading rules; public input and expert presentations planned",265,4515000,4780000,"/Search/View?dp=1&key=5883626-f44a341fec58ca390db4ad59a2f5a63b&start=4515&end=4780","https://assets.pipeline.soar.com/5883626-f44a341fec58ca390db4ad59a2f5a63b/thumbnail_4515000.jpg","/articles/6453788/Huntington-Woods/Oakland-County/Michigan/Huntington-Woods-moves-to-rewrite-stormwater-and-grading-rules-public-input-and-expert-presentations-planned","https://secure.pipeline.soar.com/6453788-bde683d257697dce7a0f45d1f53cb6e8/orig.mp4?Expires=1776188747&Signature=JWwYdwKmd~AcltMlDfS0tyAmIKKUMtxRfuXr5p8S7G8emlNg-5-Q0OWN1v5fgYrHqpUDyICnPMDMzWPfT5lrOSWnKK~5vGSBpUA-iCkWb7v1qMvvtZjvvv~TGTgACa3KEzJdbAcBywUlYZO5phQ-hiWRXx5WeXm6eH1J2mL1MSPOTkf1sFQ6oPawBNCRsfJVJTixjzh-AlIECqIs4hEA9Yi2jlARu7QuT4O3QWaXW4o6xGoZUyCHKTehL2RF1ielA4m3eMsk73PU~RazWoZWh2vEa574-3b~EAUFy2unnaTZ6D2oMC5DIec-5LYp9USOyoHt87kM92CWrqozcMb0hQ__&Key-Pair-Id=KUT5TJCACFTXG","City staff and commissioners launched a multi‑step effort to revise Huntington Woods’ stormwater management and grading ordinances, telling the Planning Commission that a draft framework and multiple expert presentations will come before the commission in coming months.

Staff said they have asked the City Commission to authorize resources to develop a combined drainage, grading and stormwater management ordinance that will address both commercial and residential projects. Planning staff circulated a memo and a Nowak & Frowse presentation to commissioners and said the city will invite consultants to present to the Planning Commission at upcoming meetings so commissioners can consider a range of technical approaches.

City staff emphasized that the effort is intended to be comprehensive rather than rushed. “This is gonna be something that's gonna take a little bit more time and a little bit more study,” a staff member told commissioners, adding that the package will include a framework ordinance at a future meeting and that the final draft will be recommended to the City Commission for adoption when complete. Staff said soil types vary across Huntington Woods — from sandy soils near Woodward to blue clay in other areas — and that different parts of the city may require different technical solutions.

Potential approaches discussed during the meeting include conventional catch basins and leaching chambers as well as newer systems (described in the meeting using the trade name JEP/GEFS in the transcript) that have been used by nearby communities for field and park drainage. Staff noted that examples from Berkeley, Birmingham and Oak Park are being reviewed and that consultant presentations will include both municipal and commercial solutions.

Commissioners discussed likely triggers for ordinance requirements — for example, whether additions over a specified square‑foot threshold or changes that increase roofed area should require a stormwater retention plan. Staff said the draft ordinance may specify different thresholds (for example, any addition over a certain square footage or percent increase in lot coverage) and that exemptions would be considered for minimal work such as small interior renovations.

Public comments at the meeting urged an education and outreach campaign, clear rules for measuring rear yard coverage, and consistent enforcement, including how to address historical “leaky” property conditions where one property’s runoff has long drained onto another. One resident suggested using satellite/AI tools to analyze properties for stormwater issues and to incorporate public education into the rollout.

Staff indicated the project will require several presentations and legal review and that the Planning Commission will take public comment as drafts evolve. The city attorney was not available for the meeting; the public hearing on accessory structures was postponed to the October meeting so legal counsel could be present. Staff said they expect to have a well‑developed draft for commission discussion, and estimated a realistic target to have a solid draft by next summer while allowing additional time if needed to get technical details right.

Next steps: staff will coordinate consultant presentations, continue technical review of alternatives (including infiltration and chamber systems), and refine ordinance language and proposed triggers for when stormwater plans are required. The Planning Commission and City Commission will get multiple opportunities for input before any final ordinance adoption.","City staff told the Planning Commission the city will develop a new, comprehensive stormwater and grading ordinance; consultants Nowak & Frowse and other vendors will present options and the timeline could extend into next summer.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6453793,"Planning commission approves solar array at 8911 Lincoln after finding street‑facing restriction impractical",1134,1046000,2180000,"/Search/View?dp=1&key=5883626-f44a341fec58ca390db4ad59a2f5a63b&start=1046&end=2180","https://assets.pipeline.soar.com/5883626-f44a341fec58ca390db4ad59a2f5a63b/thumbnail_1046000.jpg","/articles/6453793/Huntington-Woods/Oakland-County/Michigan/Planning-commission-approves-solar-array-at-8911-Lincoln-after-finding-streetfacing-restriction-impractical","https://secure.pipeline.soar.com/6453793-52f8bc19701242be9e00ad56003fdb08/orig.mp4?Expires=1776188747&Signature=R4AFDPFPu4wBtFgvwxH3-CqXpqpGVE7pq687F1ebyzUjFb~vwpj~y9mEf5iY9ytZgRQoOYPr6gK4gmqMsowczCgIS9gs47-LKa3pVafFhZ~O8JqxLYuI4a0D6WR3GHEtAHjxRyn1OKRgKP~c~pien0imDTxVqxd7gR~U-L2eQaAWQauXG29~mwD8IZ6iM3ofZHu0S0OrRBuQBJoW1EPHiopDhCedLFp7uehpHRh0TnvGTnCqKCp3v-zGDsi2JUlOr8qcnH-EPIF~7BUn4sRTyvRL24HzzvV~hurnEKAxz~apN~ZYx6qGWUw-k3wxUxnEg4k8WJrZglXD0q2bqglvPw__&Key-Pair-Id=KUT5TJCACFTXG","The Huntington Woods Planning Commission approved a site plan allowing a 39‑panel rooftop solar system at 8911 Lincoln Drive after concluding the property's three‑street orientation left no viable non‑street‑facing roof area sufficient for the homeowner’s energy needs.

Homeowner Shobh, who identified themself as “the homeowner and resident, at, 8911 Lincoln Drive,” told commissioners the house sits on a peninsula lot with street frontage on Lincoln, Wyoming and Huntington, leaving only a short south‑facing flat portion of roof suitable for a few panels. Shobh and installer Joseph Nagel of Strawberry Solar said the proposed 17‑kilowatt system would cover roughly 47% of the household’s typical electricity consumption and use black, low‑reflectivity panels mounted close to the roof. Nagel said the flush‑mounted array would sit “less than 5 inches” above the roof.

Planning staff and commissioners discussed Section 40‑9.03 of the zoning code, which states that flush‑mount solar panels “shall be located on a rear or side facing roof which do not front any street.” Commissioner Pete summarized the ordinance language and noted the applicant’s unique lot configuration. Pete said the applicant’s lot “fronts every street,” leaving only a small roof area that would not face a street and that would yield negligible generation. Commissioners agreed the Wyoming‑facing elevation was the least visible option and would achieve meaningful energy production while minimizing neighborhood visual impact. Shobh said four immediately bordering neighbors provided written support and staff reported DTE has issued a conditional interconnection approval, pending final inspection and permitting.

Based on the applicant’s presentation and neighbor input, a commissioner moved to find the front and rear installations “ineffective or impractical” and to approve the site plan as proposed on the west/Wyoming side. The commission voted in favor of approval; the motion included no requirement for a battery storage system, though the installer said a plug‑and‑play battery could be added later.

The commission noted that the applicant must proceed with the building permit and DTE interconnection process and that final installation must conform to structural engineering verification already completed. The installer said a third‑party firm had performed load calculations and confirmed the roof structure could support the proposed array. DTE’s final inspection and sign‑off will be required for the homeowner to secure the residential solar tax credit before the end of the year, a timeline the applicant cited during the presentation.

Commissioners also discussed a letter from a resident in the notice area opposing the project; the commission recorded that at least four abutting neighbors had submitted letters of support.","The Planning Commission granted site plan approval for a 39‑panel solar installation at 8911 Lincoln Drive, accepting the applicant's argument that the house's three‑street orientation made the ordinance restriction impractical.","actionData","errors"]

Article not found

Huntington Woods planning commission approves three home additions, tables LaSalle second‑story proposal

Huntington Woods moves to rewrite stormwater and grading rules; public input and expert presentations planned

Planning commission approves solar array at 8911 Lincoln after finding street‑facing restriction impractical