Meeting called to order at 7:30 p.m. by Chairperson Piccinini.

PRESENT: Members Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

ABSENT/EXCUSED: None

ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Staff Planner Beth Brock, Director of Planning and Community Development David Evancoe, Façade Engineer Chris Fox, Senior Environmental Specialist Aimee Kay, Landscape Architect Linda Lemke and City Attorney Tom Schultz

Chairperson Piccinini asked if there were any additions or changes to the Agenda?

Moved by Koneda, seconded by Mutch, CARRIED UNANIMOUSLY: To approve the Agenda as submitted.

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

No: None

None

None

None

Clay Pearson introduced the City’s new Director of Planning and Community Development David Evancoe. His educational experience includes a Master Degree in Urban Planning and a Bachelor Degree in Landscape Architecture, both from the University of Illinois. Mr. Evancoe previously employed as a Senior Urban Planner for the City of Peoria Illinois. Peoria Illinois has a population of 113,000.

David Evancoe, Director of Planning and Community Development, thanked the Planning Commission and the staff for the opportunity to be part of the City of Novi.

Presentation by Greg Capote and Blair Bowman.

Blair Bowman, 43700 Expo Center Drive, represented Novi Expo Center Inc. He noted the expansion and enhancement of the Expo Center Program in Novi, Michigan, to include the relocation and construction of a new Expo Center. He noted there were ordinance issues that needed to be addressed. He requested that the current Exposition Ordinance be reviewed to determined if the revisions or modifications needed to be made. He commented that over the past nine (9) years, he had the opportunity to have an experienced-based approach with the newly drafted ordinance for the Expo Center operation. Mr. Bowman stated that he understood that the first step to the updates would be to send the issue to the Implementation Committee.

Chairperson Piccinini indicated that if the commission felt this was appropriate, a motion would need to be made to send the issue to the Implementation Committee.

Member Mutch asked Mr. Arroyo to explain the time line for the Grand River Corridor Study, which includes the Expo Center property. He felt that this information would aid the Planning Commission, with the contemplated changes to the Ordinance, in keeping in agreement with the Planning Study update.

Mr. Arroyo answered it is currently at the data collection phase with the examination of existing conditions. He added a series of maps and observations are being prepared at this time. The next step in the process, tentatively scheduled for the first week in May, would be a public input process, which would allow those located along the corridor to provide ideas of development. Following would be the planning stage, to develop recommendations and components of the plan element. He anticipated this work to be completed and submitted to the Planning Commission by the end of June.

Member Mutch asked Mr. Arroyo recommended they proceed with the potential ordinance amendments for the Expo District to ensure there would be consistency between the two efforts?

Mr. Arroyo felt there were elements that could be examined while the planning process is ongoing. He stated some items might be separate from the corridor and area plan analysis. He noted that the information presented today might be of assistance to the commission as they move forward. He did not find any reason to delay the analysis of the district.

Moved by Richards, seconded by Koneda, CARRIED UNANIMOUSLY: To send the Expo Center, Exposition Ordinance to the Implementation Committee to determine if any changes need to be made in the Ordinance.

Gerald Fisher, City Attorney, asked if the Planning Commission and the Implementation Committee had sufficient detail of what is proposed to perform an adequate review?

Mr. Arroyo indicated that both Mr. Bowman and the Implementation members would input suggestions as part of the discussion. He noted if there was a need for additional information, it could be collected as the process continued.

Gerald Fisher asked if the need of the proposed Novi Expo Center was clarified? He suggested that the dialog and focus be directed clearly to define what may be necessary and what may be desired, etc…

Member Churella suggested that the City indicate to the Implementation Committee the needs they would like to have included in the Ordinance. He stated this would provide guidelines for the Committee to follow. He felt a guideline should be provided from both the City and Mr. Bowman.

Chairperson Piccinini indicated that a letter was provided to the Planning Department regarding the specific ordinance issues that needed to be addressed. She added there were additional items from the Master Plan.

Mr. Bowman anticipated this being the process and had framed the issues in the ordinance. He understood the City’s needs. He stated the uniqueness of a private entity being funded and operated by a governmental entity. He stated his confidence in the progress that would take place.

Member Landry felt this process should be moved along as adequately as possible. He clarified if the list of Mr. Bowman’s revisions were submitted to the City?

Chairperson Piccinini stated she was not certain if both the Planning Department and Mr. Bowman created the list.

Mr. Bowman interjected that the list was complied solely by him on a rushed basis.

Beth Brock indicated a memo was included in the commissioner’s packets.

Chairperson Piccinini felt there was sufficient information to start the process.

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini

No: None

This project is located in Section 29, on the southeast corner of Wixom and Ten Mile Roads. The 6 acre site is zoned Residential Acreage (RA). The applicant is seeking Preliminary Site Plan, Special Land Use Permit, Woodland Permit and Wetland Permit approvals and a Section Nine Façade Waiver.

Peter Albertson of Nordstrom Samson Associates introduced the Novi Fire Station #4 and Training Center. He referred to the vicinity map of the area. He indicated that Wixom dead ends at the intersection of the site at Ten Mile and Beck Road. He indicated the driveway approach (to the left of the screen) is property presently being purchased by the City to form the parcel to the west of the site allowing a driveway entrance. He stated there is a twelve hundred (1200) foot radius. He indicated the distance from the fire station site to the closest residents to the east is twelve hundred feet (1200), the south and west is woodland and wetland area, the north across Ten Mile is a daycare center and further north is vacant property. He stated the access drive to the west would provide the driveway around the building to the training center, perimeter vehicle access and apparatus access to drive through to the apparatus bay. Access would also be providing for parking for the training function contained inside the facility. He noted the retention pond to the east, training tower 3 ½ stories high, circulation area for trucks, drive through for the site to enter the apparatus base, exterior yard enclosed trash receptacle area and transforming emergency generator for the site, drive through condition – front driveway going though onto the proposed driveway and site lighting. He noted that the building has three (3) primary functions: 1) company quarters to the east, containing locker and toilet facilities, shop areas, bay room and kitchen, meeting and exercise room. 2) Apparatus room – containing three (3) drive through bays. 3) Training area seating sixty (60) people and toilet facility, with access into the apparatus room and the company quarters.

Mr. Albertson stated that building elevations were developed with respect to the façade ordinance. He stated the basic materials are masonry with horizontal accent stripping. He noted he rooftop units are screened from public view. He noted he stone above the entry doors at the front at the back of the facility. He presented a color board indicating the color of the brick and the glass material, stone coping and metal finishes.

Mr. Albertson described the training tower as 3 ½ stories high constructed of masonry. He noted the primary structure of concrete that will be exposed, would be stained to match the stone coloration. He requested a Section Nine Facade Waiver for this.

Mr. Arroyo recommended approval of the preliminary site plan and Special Land Use subject to the items indicated in the review letter dated March 5, 2001. He indicated discussion regarding the noise analysis with the applicant and Fire Chief. He noted that the noise study indicates the potential for non-compliance at the property line. He stated originally when the plan was reviewed, there was to be right-of-way along the west property where the extension of Wixom Road would be. However, it would now be created as a drive, moving the property line further west. This improves the noise situation due to the greater distance between the noise generated to the property line. He stated discussions with the Fire Chief indicate the only remaining noise violation would be the operation of a chainsaw. The applicant indicated this would only occur two (2) or three (3) times a year. He stated Chief Lenaghan explained this could be in comparison to a neighbor cutting down trees in their yard. He stated if this interpretation was accurate, then it could be assumed that the use is consistent with a single-family use in a similar situation. Mr. Arroyo indicated that there did not appear to be a violation associated with the building equipment HVAC as there is a typically concerned with. He indicated the new exterior lighting standards would need to be met at minimum at the final site plan submittal.

In regard to traffic, Mr. Arroyo recommended approval based on the review letter dated March 12, 2001. He noted that minor issues would need to be addressed at final. He stated that many of the items could be satisfied by the modification of the driveway.

Mr. Bluhm recommended approval in the review letter dated March 12, 2001. The applicant proposes water main, sewer extensions and Access Road extension. He stated the City of Novi is currently in the process of having designed extended into the site, through an easement west of the site. North of Ten Mile, Island Lake development will be extending the utilities south of Ten Mile and brought into the Fire Station site. The water main will be looped around the building with fire hydrants. Sanitary will service the site. He described the flat site having a few pockets of wetlands sloping to the south. He noted the proposed is a portion of the large site parcel owned by the City. The wetlands are intended to be a future regional detention basin on the Master Plan. An on-site storm system will collect site runoff and future Access Road drainage which will be routed to an on-site detention basin prior to discharging at a restricted rate to the wetland at the south side of the site. This wetland is a part of the headwaters of Novi-Lyon drain which flows south to north through Island Lake north of Ten Mile Road. He stated that some of the comments in the review letter are related to the coordination of the construction of the Access Drive and the utilities with the site plan. He commented that any off-site easements outside of the Fire Station property would need to be secured prior to construction. He stated a gravel access drive would be provided for the construction of the basin on a temporary basis and a paved roadway west of the site. He noted there were additional minor comments that would need to be addressed at final, however he recommended approval.

Ms. Lemke recommended approval of the conceptual landscape plan in her letter dated March 9, 2001 subject to the Planning Commission Wavier being granted. She indicated that she has had several meetings with the Fire Chief and the architects. She stated the applicant has revised the landscaping to provide the proper screening along the proposed entrance area and adjacent to the building. She noted a 4’6" berm and planting is required on the south and east property lines. The entire site is woodlands (Primarily pioneer species to a wooded wetland area of higher quality.) and meets the screening. She noted additional Evergreen Trees would be added to provide the winter opacity. Ms. Lemke stated she supported the Planning Commission Waiver. She indicated the applicant has complied with her requested to locate everything to the west as much as possible, where there are lighter less quality woodlands. She stated they have also pulled in areas closer to the parking lot and away from the wetland system to the south and northeast. The site plan indicates the redesigning of the sidewalks at her request to avoid the larger trees. The remainder of the site would remain. Ms. Lemke indicated she would be looking for a number of items at final related to landscape review and woodlands review.

Ms. Kay recommended approval in the review letter dated March 8, 2001. She designated the wetland location that posed the most concern in the first site plan. The approximate 1.5 acre area proposed to be left as open space. She stated she was pleased with the applicant’s revisions from the original submittal. She stated the remaining impacts were minor buffer disturbances, which would be addressed with native landscaping.

Mr. Fox stated the building complies with the ordinance. He noted that although some of the percentages were changed, from efface to cast stone, from the previous submittal they still meet ordinance. He stated a Section Nine Facade Waiver is required for the training tower. They propose to use cast in place concrete for the main portion of the support of the structure. He stated a stain would be used to match the cast stone, along with sand blasting to create the stone texture. He recommended a Section Nine Facade Waiver contingent upon the applicant providing adequate evidence via a sample board that a visual match can be achieved between the CAST STONE and the INTEGRALLY COLORED LIGHTLY SAND BLASTED CAST IN PLACE CONCRETE used on the Training Tower.

Chairperson Piccinini announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department, which states that the above plan has been reviewed and approval is recommended.

L. Steve Weiner from Lifestyles Limited Partnership, owner of the 3 acres on the northwest corner on the intersection of Ten Mile and Wixom directly adjacent to the Fire Station and Training Center, felt that this development would greatly diminish the development of their parcel within the limits of the current residential zoning.

Chairperson Piccinini announced it was a Public Hearing and opened the Matter to the Public.

Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.

Member Canup recalled the three (3) acres of property, mentioned in the correspondence, during the development there was not a concern. He expressed that he was glad to have a project without several variances and required waivers etc…

Moved by Canup, seconded by Nagy, CARRIED UNANIMOUSLY: In the matter of SP 00-71A to approve Preliminary Site Plan, Special Land Use Permit, Woodland Permit, Wetland Permit and Section Nine Facade Waiver contingent upon the consultant’s recommendations and conditions. Compliance with the City standards for noise allowance based upon the frequency of the use of the chainsaws being used two (2) to three (3) times per year, to provide the lighting plans on Final Site Plan and a Planning Commission Waiver for the berm to contain existing wooded area on the south and east property lines with the additional supplemental plantings to meet the opacity requirements.

Member Koneda asked Ms. Lemke if a Planning Commission Waiver would be needed for the berming wall along Ten Mile?

Ms. Lemke stated that the applicant would be saving the existing vegetation along Ten Mile. She stated they have not required other project to seek waivers for this in the past.

Member Koneda asked if the Planning Commission typically granted the waiver and requested additional plantings in place of the berm? He asked if the Planning Commission needed to act on this?

Ms. Lemke stated there was not need to act on this.

Member Koneda asked what the purpose of the training tower would be?

Mr. Albertson stated that Chief Lenaghan could better define the purpose. However, since Chief Lenaghan was not present, he would attempt to explain the purpose from the design meetings. He felt it was the intent of the Chief to conduct training sessions here. He noted the vehicle access around the perimeter of the training tower. There will be off-site visitors to participate in some training activity. The tower consists of a "burn room", which will only utilize straw or similar nature materials, to generate smoke.

Member Koneda asked if this "burn room" was the need for the Cast in place Concrete?

Mr. Albertson stated the cast concrete was chosen because it was the most durable material for the structure and its activity. He noted additional activity would include spraying of water, placements of ladders to climb up and down.

Member Koneda asked if the noise analysis included the activity around the training center? He asked if the training would involve the truck sirens and lights to simulate a real fire condition?

Mr. Albertson stated he did not think there would be siren activity during the training, however, Chief Lenaghan would need to confirm that. He stated the noise analysis was conducted in an open field environment. The equipment was physically started and ladders were raised and lowered. He noted the analysis included the technical data of roof top equipment, the emergency generator and additional typical items that would be around the perimeter of a building of this nature.

Member Koneda asked Mr. Arroyo if he felt the major issue was the chainsaw?

Mr. Arroyo stated the noise analysis appeared to be thorough. He listed some of the items included: chainsaw, gas powered saw, fire engine, ladder and truck. He stated the shift in the property left only the chainsaw issue remaining.

Member Koneda asked if the Fire Department would be conducting any testing of lights and sirens each morning to ensure they work properly? He noted the Police Station conducts these tests 3-4 times a day.

Mr. Albertson stated that he did not have this information.

Member Koneda asked Ms. Kay why mitigation was not required? He stated in his addition of the impacted wetlands and disturbances totals to a little over .7 acres.

(tape ends)

Member Koneda asked if Ms. Kay was satisfied with the plantings?

Ms. Kay answered, yes.

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

No: None

This project is located in Section 12, on the west side of Haggerty Road, north of 12 Mile and north of Lewis Drive. The 8.2 acre site is zoned Office Service Technology (OST). The applicant is seeking Preliminary Site Plan approval and Section Nine Facade Waiver. The Wetland Permit approval is administrative.

Henry Werner of the Wallbridge Aldinger Company introduced the President of Eberspacher, Warner Mantag and the engineer and architect Haresh Dharia. Eberspacher North America Research & Development is a global engineering firm, specializing in the design and test of automotive exhaust systems. He proposed to construct in two (2) phases: Phase I being forty thousand one hundred seventy (40,170) square feet and Phase II being eighteen thousand one hundred forty- five (18,145). He requested Preliminary Site Plan Approval for both phases. He described the building as having an office area for management and engineering functions. Here is where the Eberspacher engineers will create the exhaust system component. The designs will be forwarded to the prototype shop for cutting bending and fabricating equipment to create a prototype part. He clarified that the prototype shop is not a manufacturing shop. The test lab is comprised of three (3) test cells – 1) A device to allow the placement of the device on the automobile to test acoustical analysis. 2) The component is hooked to a live engine without an automobile to test acoustical analysis. 3) Component is placed on a "shaker rig" to shake the component for several hours to test its durability. He described the building as a two-story structure with a partial basement. He stated the main floor would be the three (3) test cells. The partial second floor would house the mechanical and electrical equipment and a partial basement to access the equipment.

Mr. Werner pointed out the primary features to the site plan. He indicated the primary access from Haggerty Road. He stated complete access would be provided around the site. He stated secondary access to Cabot Drive has been secured through an easement with Millennium Technology. He understood that Cabot has not been deeded to the City and that it would be ample time for the construction.

Mr. Arroyo noted the many activities at the corridor and its relation to other property in the surrounding area. He noted the many projects: Magna, Omron and Millennium Technology (still in plan review process). He stated they are encouraging shared drives and share access points to minimize the impact. The property does not have direct frontage on Cabot Drive. Detroit Edison has an easement through the area. By sharing access with the property to the north, the site is able to have access to Cabot. Mr. Arroyo felt this access is critical because it would become a life line component of this technology center. He anticipated most of the traffic entering and exiting the site through Cabot Road due to the easy access from M-5.

Mr. Arroyo indicated in his planning review letter dated March 9, 2001 the need for a Planning Commission Waiver for the screening of loading areas from adjacent property that may be required if the internal loading area will be open and can be seen from the west property line. He explained when the project is surrounded by OST this can be done. He pointed out that most of the loading would be screened by the buildings, as the loading areas is between the buildings. He stated the lighting plan would be reviewed at final. He requested that additional spaces be incorporated into the Phase I project at final. In additional to the minor items to be addressed at final Mr. Arroyo recommended approval.

In regard to traffic, Mr. Arroyo recommended approval subject to the items listed in the review letter dated March 9, 2001. He was pleased to find the private properties cooperating with each other. He noted Cabot has not been dedicated. He understood that the developer of Northern Equities and the City were working on resolving the remaining issues.

Ms. Lemke noted the regulated woodlands on the western edge of the site. She stated the proposed project would not impact these woodlands. The applicant would be providing protective fencing as a condition; therefore, no Woodland Permit would be required. She recommended approval of the conceptual landscape plan with the Planning Commission Waiver for the berm and planting to screen the loading and unloading area and contingent upon the items in there review letter dated February 27, 2001. She listed some of the conditions: screening of the parking spaces from Haggerty Road, moving berm height over 2’ in the corner clearances, screening the fuel cabinet, providing the protective fencing, relocating the water main along the north property line to preserve the 45" Maple and changes in species.

Mr. Bluhm recommended approval in the review letter dated March 1, 2001. Public utilities will service the site. A water main located on Cabot Drive would be extended in, circulated through the site, stubbed out to Haggerty Road for future extensions to the north and south. Sanitary sewer exists along the south side of the site and would be stubbing into the building with private service leads. He noted there was not a need for public sewer extension within the project. Several access points to the site from Cabot Drive and Haggerty Road. He stated the western third to half of the site falls to the west to Wetland B. Generally the area falls toward Haggerty Road and then north along Haggerty Road. He noted the proposed detention basin along the western portion of the development, which will discharge storm water into the wetland. The discharge will be brought back and stubbed to the north. He noted Millennium Technology and Eberspacher have developed a partnership for extension of the storm sewer system and the detention basins systems. This will discharge toward Haggerty Road at a restricted rated to the existing ditch along Haggerty Road and will ultimately be routed through the existing culvert to the north located under Haggerty Road. Mr. Bluhm requested a more detailed evaluation of the capacity of the culvert. He requested that the applicant contact Farmington Hills for any concerns of their discharge. He stated the easement requirements would need to be provided prior to final site plan approval. These include: An off-site water main easements for connection of the proposed water main to the existing water main located in Cabot Drive. An ingress/egress easement agreement for access to Cabot Drive. An off-site easement for connection to the proposed off-site storm sewer to the north.

Ms. Kay stated the approval is administrative. She noted Wetland A – 0.15 acres of non-essential wetland located north of the retention area. It is a low quality wetland adjacent to a detention basin. The wetland function and characteristics are minimal. Therefore, this wetland is not essential to the preservation of the natural resources of the City of Novi. Wetland B – 0.42 acres of regulated essential wetland. It is an open water wetland with some large trees and a scrub/shrub fringe. Water depth is approximately one to two feet in depth. Numerous species of submergent and emergent vegetation were observed on site inspection.

Mr. Fox stated the original submittal consisted of a brick material as opposed to the concrete block, which his letter stated. Therefore, the building was in full compliance with the ordinance. He noted the meetings with unsuccessful attempts to match the color scheme with the clay brick material. A sample of the Concrete Block material was submitted (same size and shape of the brick material). It is a 4" X 4" X 12" smooth face unit, ninety-two percent (92%) marble aggregate on the inside and matches the color scheme. He stated the alternative to this material would be to stain the clay brick, which is not as durable. Mr. Fox recommended a Section Nine Facade Waiver for the concrete block.

Chairperson Piccinini announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department, which states that the above plan has been reviewed and approval is recommended with the following items being corrected on the next submittal: 1) Provide an additional hydrant at the west (rear) drive across from the detention basin. When the Phase II addition is built, the hydrant spacing will exceed 500 feet. 2) It appears that the three buildings will all be serviced by one fire suppression riser. Provide the Fire Department Connection at the front doors tot he office within 100 feet of the hydrant. 3) A Hazardous Chemicals Survey and inventory for occupant shall be submitted. 4) The underground fuel storage tanks and distribution system shall be installed in accordance with the International Fired Code/2000 and NFPA 30. An MDEQ Permit shall also be obtained. 5) All weather access roads capable of supporting 255 tons are to be provided for fire apparatus prior to construction above the foundation. This shall be noted on the plans. 6) All water mains and fire hydrants are to be installed and be in service prior to construction above the foundation. 7) The building address is to be posted facing the street throughout construction. The address is to be at least 3 inches high on a contrasting background. This shall be noted on the plans.

Member Canup commended the applicant on their submittal.

Moved by Canup, seconded by Koneda, CARRIED (8-1): In case No. SP 01-09 to grant Preliminary Site Plan Approval, Section Nine Facade Waiver, Planning Commission Waiver for the screening loading areas from adjacent properties contingent upon all of the consultant’s recommendations and conditions.

Mr. Werner stated the Building Department requested that they provide an additional stair tower to access the second floor. However, additional space was used in the building that was not originally planned for. Therefore, he requested administrative approval to move the walls out approximately 6.75 feet, increasing the square footage by approximately nine hundred fifty (950) square feet. He stated the Zoning Ordinance 2516 indicates the ability to make a modification under one thousand (1000) square feet on an administrative basis.

Mr. Fisher noted this was also his understanding and therefore, did not need to be addressed by the Planning Commission.

Member Mutch complimented the Planning Consultant for the notations of the sidewalk connection. He asked Mr. Arroyo to clarify his review letter, which indicated the rear yard setbacks in Phase II at forty-three (43) feet, and the required is fifty (50) feet.

Mr. Arroyo noted this as a typo in the review letter. He clarified that the rear yard setback is in excess.

Member Mutch recalled each project on Haggerty Road discharging to the ditch on Haggerty Road. Although they are restricted, he asked if there are facilities being built for storm water? Hypothetically, he visualized the water draining into Farmington Hills and questioned where the water would go with the inevitable future widening of Haggerty Road? He asked if the capacity on the Farmington Hills side of Haggerty Road had been closely evaluated to determine if it could accommodate the storm water run off?

Mr. Bluhm stated Haggerty Road has a number of culverts. He stated each project is not discharging into one culvert. He noted one concern is the volume of water. The detention requirements of Novi require the site to restrict the flow to what the existing land in its undeveloped stated would discharge. He stated they could not require the site to go beyond what the ordinance specifies, unless there are additional restrictions downstream. He stated this is the reasoning for having the involvement of Farmington Hills. He stated the city is required to examine the culverts under Haggerty Road because they are under joint jurisdiction with the county and the Road Commission. He stated because the information and infrastructure is not available to determine where exactly the water is being routed they request that Farmington Hills become involved. He stated if Farmington Hills foresaw problems downstream, they City of Novi would require the developer to provide additional restrictions.

Member Mutch stated after the Haggerty Road improvements, there needed to be location for the water to flow. He felt that since Novi has more vacant land at this point that they are better positioned to address the concern. Member Mutch referred to the traffic report, which indicated the necessary off-site improvements. He specified the importance of the signalization of the intersection of Thirteen Mile and Cabot. He asked who would be responsible for these improvements and the cost?

Mr. Arroyo stated this has not been determined at this time. He stated the roadway improvements that are not currently there and are still under construction with the placement of center turn lanes on Thirteen Mile and Haggerty. He stated these would provide for capacity improvements. However he did not foresee the signalization occurring for several more years. He explained this would depend upon when the warrants are met for signalization. At this time the City could seek tri-party funds with the County (to pay a share and roll it into another type of STP funding). He explained that because it is not warranted today, there are not specific plans for funding this at the moment.

Member Mutch asked since the signal primary benefits those developments along Cabot Drive could the City create a special assessment district? He did not feel that this should be at the expense of the taxpayers.

Mr. Arroyo stated he was not aware of a special assessment district being used to pay for a traffic signal. He noted that this was often done at the with the larger road improvements. He felt that if the City could have participation through a matching program, it may cost the City under twenty-five thousand dollars ($25,000) or under twenty thousand ($20,000) per its share. He added the developer could offer to fund the cost. He stressed that it is not warranted today and therefore, it is difficult to bring forth.

Member Landry asked Mr. Fox to clarify the applicant’s submittal to the City…(tape ends)

Mr. Fox stated the applicant asked to use the proposed material to replace the brick. He stated because it was the same size, shape and the only difference was the colored solid material, it was a prudent way to be handled.

Member Landry clarified that the idea to Concrete Block was the idea of the applicant and not the City’s idea?

Mr. Fox answered, correct.

Member Landry did not support the Section Nine Facade Waiver. He stated although he was in support of the program, the ordinance states zero concrete block. The proposed building has three (3) sides and ¾ of the fourth side in violation of the ordinance. Therefore, he would not support the waiver.

Member Canup explained to Member Landry that the Concrete Block is a different material than brick, it does not look different in its appearance. He stated that the concrete block is a material he would chose over brick. He added that the cost of concrete block is more expensive than the brick and therefore, the choice is not due to expense but instead a selection of color.

Member Nagy commended the applicant for the provision of the surveys with their application. Although she typically would not be in support of a Section Nine Facade Waiver, she stated she went out to see the concrete block material. She understood and agreed with Member Canup’s comments. She reminded the Implementation Committee that several months have passed with more façade ordinances being waived. She suggested that they change the ordinance. She expressed the shared concerns raised by Member Mutch regarding the storm water.

Chairperson Piccinini informed Member Nagy that the Implementation Committee has completed the review of the façade ordinance and it will be placed on the agenda.

Member Kocan asked if the parking needed to be discussed? She noted that Phase I does not meet the ordinance requirements. Although Phase II meets the requirement, the combination of the two (2) Phases is insufficient parking. She stated if they comply with the requests to widening the end isle, this would eliminate two (2) parking stalls in Phase I and the change in the radius would delete another parking stall.

Mr. Arroyo felt confident that at final, the applicant could amend the plan to provide for the appropriate number of spaces for Phase I and Phase II. He stated they would be able to work with the plan to provide some parking that they did not anticipate in the Phase I.

Member Kocan clarified that this would not need to be addressed because the applicant would be held to the required parking.

Mr. Fisher asked Mr. Bluhm if it would be necessary to construct any facilities on the adjoining property to make the system on the proposed property feasible?

Mr. Bluhm answered, yes. He stated it may require the applicant to construct a storm sewer system on the off-site property. He added the applicant would have to provide the easements to do this.

Mr. Fisher clarified with the applicant that they understood the possibility of having to do construction on the adjoining property and obtain the easements?

Mr. Werner answered, yes. He stated the owner and Millennium Technologies have reached a verbal understanding of the construction of these items and the easements.

Mr. Fisher asked if there would also be a maintenance agreement?

Mr. Werner answered, yes. He added the maintenance is included in the easement.

Member Koneda commented on the applicant’s plan to move the walls out approximately 6.75 feet, increasing the square footage by approximately nine hundred fifty (950) square feet. He suggested that at final it be taken into consideration that there may be an impact on the wetlands behind the site. He felt there would either be a deficiency in the parking or an impact to the wetland.

Member Mutch asked how the driveway spacing and access would be handled with the parcel located between the proposed development to the north and the proposed project? He asked if there needed to be consideration at this time to plan access to that parcel?

Mr. Arroyo stated that the proposed project has placed its driveway as far to the south as possible, which will increase the spacing. He was not aware if this was discussed or if it is included in the Millennium Technology property. He stated because there are no know plans for that parcel, it is difficult to address Member Mutch’s concern.

Member Mutch expressed that he was attempting to avoid future driveway spacing issues if they could be prevented and planned out.

Mr. Arroyo pointed out that the drive for Millennium Technology is at the extreme northern end of the property and the driveway for the proposed property is at the extreme southern end. He stated the potential that the driveway serving the property to the north would not need a spacing waiver.

Yes: Canup, Churella, Kocan, Koneda, Mutch, Nagy, Piccinini, Richards

No: Landry

None.

1. PLANNING COMMISSIONERS BRIEFING PROGRAM

Presentation by Planning Consultant Rod Arroyo.

Mr. Arroyo discussed the role of the County and how it relates to the work of the commission at the local level. County Planning Commission in rural area typically does Master Planning for the unincorporated areas in the community. Many townships in Michigan do not have zoning or planning and are under County Zoning. This is not typically found in Oakland County. Counties are charged by statue with the review and approval of Master Plans for all townships. Villages and Cities are not required to do this. Long range planning functions of the County include the Solid Waste Management Act of citing facilities for the management of solid waste. The County Planning Commission or a Separate County Body often fulfills this responsibility. The County serves as an information center to obtain GIS, aerial photographs, parcel boundary information and natural features. They are also a coordinating agency for other Planning Commissions. For example if there is a dispute between two abutting communities, they can address some of the issues as a mediator. Oakland County has not had a Planning Commission since 1974. There is not County Master Plan. The County has made an attempt to promote non-motorized trails and the linkage of them from community to community. The County Coordinated Zoning Committee is involved with reviewing Zoning Ordinances. Townships need to submit their Zoning Ordinance Amendments to the County, however the Cities and Villages do not. Oakland County reviews the changes on the border of a community or if the change abuts a county property (e.g. airport or park). The Planning and Economic Development Department is not involved in the Solid Waste Planning efforts, as there is a separate board at Oakland County to address this. Some of the unique projects the County is involved in are the Main Street Program - the assisting of communities with the Main Street Planning, Environmental Stewardship Program – providing assistance in preserving natural resources, Community Assistance Programs – to help redevelopment sites with natural feature related planning that crosses multiple jurisdictional boundaries.

Member Churella noted that he would resign his positions from the Planning & Study Committee and the Communications and Community Committee if any of the commissioners are interested.

Chairperson Piccinini announced that with Member Churella’s resignation, there would be one opening on the Planning & Studies Committee. She asked if anyone was interested?

Member Landry stated his interest.

Moved by Mutch, seconded by Koneda, CARRIED UNANIMOUSLY: To add Member Landry to the Planning & Studies Committee

VOTE ON PM-01-03-070 CARRIED UNANIMOUSLY

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

No: None

Chairperson Piccinini asked if anyone was interested in filling the new vacancy on the Communications and Community Committee?

Member Nagy stated her interest.

Moved by Mutch, seconded by Koneda, CARRIED UNANIMOUSLY: To add Member Nagy to the Communications and Community Committee

VOTE ON PM-01-03-071 CARRIED UNANIMOUSLY

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

No: None

Debbi Bundoff, Twelve Mile Road and Novi Road, thanked Member Canup regarding the OST zoning district’s need for the development is was designed for. She expressed that she was pleased with the proposed project that saved the wetlands and woodlands and still designed his site. She was in agreement to allow the applicant to construct his stairwell administratively. She commended the developer for bringing a plan to the City and not ask for the ordinance to be redesigned. She hoped to find other developers in the future follow this example.

Moved by Mutch, seconded by Koneda, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 10:25 p.m.

Yes: Canup, Churella, Kocan, Koneda, Landry, Mutch, Nagy, Piccinini, Richards

No: None

________________________________

Sarah Marchioni - Planning Assistant

Transcribed by: Christine Otsuji

April 17, 2001

Date Approved: April 25, 2001