| View Agenda for this meeting View Minutes for this meeting PLANNING COMMISSION CALL TO ORDER The meeting was called to order at or about 7:30 p.m. ROLL CALL Present: Members John Avdoulos, Victor Cassis, Andrew Gutman, David Lipski (7:43 p.m.), Lynn Kocan, Lowell Sprague, Wayne Wrobel Absent: Members Andrew Gutman, Mark Pehrson Also Present: Barbara McBeth, Director of Planning; Tim Schmitt, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; David Gillam, City Attorney; Kelly Karll, Wetland Consultant PUBLIC HEARINGS 1. STONERIDGE OFFICE PARK, SITE PLAN NUMBER 04-56 Public Hearing on the request of Patrick Cavanaugh of Shannon Development for Preliminary Site Plan, Wetland Permit, Woodland Permit, and Storm Water Management Plan approval. The subject property is located in Section 10 on the north side of Twelve Mile, west of Novi Road, in the OS-1, Office Service District. The subject property is 8.1 acres and the Applicant is proposing seven one-story office buildings with a total square footage of 50,280. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to approve the Preliminary Site Plan, subject to: 1) A redesign of the parking lot islands to meet the Ordinance requirements; 2) Site modification to provide a greenbelt, building landscaping and ROW berm; and 3) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; for the reason that the plan meets the intent of the Zoning Ordinance. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to grant approval of the Preliminary Site Plan, subject to: 1) A redesign of the parking lot islands to meet the Ordinance requirements; 2) Site modification to provide a greenbelt, building landscaping and ROW berm; and 3) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; for the reason that the plan meets the intent of the Zoning Ordinance. Motion carried 6-0. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to approve the Wetland Permit, subject to: 1) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; and 2) An Agreement with the adjacent property owner to address the continued prosperity of the existing wetlands; for the reason that the plan meets the intent of the Ordinance. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to grant approval of the Wetland Permit, subject to: 1) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; and 2) An agreement to address continued prosperity of existing wetlands to the east; for the reason that the plan meets the intent of the Ordinance. Motion carried 6-0. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to approve the Woodland Permit, subject to the comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to grant approval of the Woodland Permit, subject to the comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. Motion carried 6-0. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to grant approval of the Stormwater Management Plan, subject to: 1) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; and 2) An Agreement with the adjacent property owner to address the continued prosperity of the existing wetlands; for the reason that the plan meets the intent of the Stormwater Management Plan. In the matter of Shannon Development for Stoneridge Office Park, SP04-56, motion to grant approval of the Stormwater Management Plan, subject to: 1) The comments in the Staff and Consultant review letters being addressed at the time of Final Site Plan submittal; and 2) An agreement to address continued prosperity of the existing wetlands to the east; for the reason that the plan meets the intent of the Ordinance. Motion carried 6-0. 2. EVERGREEN ESTATES, SITE PLAN NUMBER 04-42A Public Hearing on the request of Partha Chakravartti of Eden Garden, LLC for Preliminary Site Plan, Site Condominium, Wetland Permit, Woodland Permit and Storm Water Management Plan approval. The subject property is located in Section 30, north of Nine Mile, east of Napier Road in the R-A, Residential Acreage District. The subject property is 13.2 acres and the Applicant is proposing a 7-unit single-family site condominium. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to approve the Preliminary Site Plan, subject to: 1) A City Council variance for the sidewalk to be placed only on the west side of the internal road; 2) A City Council variance for the deficient width of the shared access drive for lots 6 and 7 (28 feet required vs. 18 feet proposed); 3) A revision of the plan to remove the gated access; 4) A ZBA variance for the lack of frontage for lots 6 and 7; 5) A Planning Commission Waiver for the ROW berm along Nine Mile, provided sufficient landscaping and buffer area is provided, due to Nine Mile’s designation as a natural beauty road and the Applicant will continue to work with City Staff; and 6) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; for the reason that the plan is otherwise in compliance with the Ordinance. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to grant approval of the Preliminary Site Plan, subject to: 1) A City Council variance for the sidewalk along the east side of the internal road; 2) A City Council variance for the deficient width of the shared access drive for lots 6 and 7 (28 feet required vs. 18 feet proposed); 3) A revision of the plan to remove the gate; 4) A ZBA variance for the lack of frontage for lots 6 and 7; 5) A Planning Commission Waiver for the ROW berm, due to Nine Mile’s designation of a natural beauty road, with the Applicant continuing to work with Staff; and 6) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 6-0. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to approve the Stormwater Management Plan, subject to the comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 6-0. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to approve the Woodland Permit, subject to: 1) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; 2) Resolution of the tree survey issue to satisfy the City Staff requirements; and 3) Acknowledgement that the individual homeowners will be required to comply with the Woodland Ordinance regarding home placement and tree replacement; for the reason that the plan is otherwise in compliance with the Ordinance. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to grant approval of the Woodland Permit, subject to: 1) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; 2) Resolution of the tree survey issue to satisfy the City Staff requirements; and 3) Acknowledgement that the individual homeowners will be required to comply with the Ordinance; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 6-0. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to approve the Wetland Permit, subject to: 1) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; and 2) A revision to the MDEQ permit for the expanded width of the shared drive between lots six and seven; for the reason that the plan is otherwise in compliance with the Ordinance. In the matter of Eden Garden, LLC for Evergreen Estates, SP04-42A, motion to grant approval of the Wetland Permit, subject to: 1) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; and 2) A revision to the MDEQ permit to allow for an 18 foot wide road section to lots 6 and 7; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 6-0. 3. BANK ONE, SITE PLAN NUMBER 05-25 Public Hearing on the request of Nudell Architects for Preliminary Site Plan, and Storm Water Management Plan approval. The subject property is located in Section 16, at the northeast corner of Grand River Avenue and Beck Road in the OST, Office Service Technology District. The subject property is approximately 1.1 acres and the Applicant is proposing a 4,000 square foot full service bank. Motion to postpone the request of Nudell Architects for Bank One, SP05-25. Motion failed 2-4 (Yes: Avdoulos, Kocan; No: Cassis, Lipski, Sprague, Wrobel). Motion to table the request of Nudell Architects for Bank One, SP05-25. Motion failed 2-4 (Yes: Avdoulos, Kocan; No: Cassis, Lipski, Sprague, Wrobel). In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to approve the Preliminary Site Plan, subject to: 1) A ZBA Variance for the lack of setback in the northeast corner of site – twenty feet required vs. eight feet proposed; 2) A ZBA Variance for the lack of stacking spaces for each drive through lane – six required vs. four proposed; 3) A ZBA Variance for the lack of interior building landscaping along drive through lanes; 4) The redesign of parking lot to meet interior parking lot landscaping requirements; 5) A Planning Commission Opposite Side Driveway Spacing Waiver for Beck Road entrance and entrance to West Market Square – 150 feet required vs. 90 feet proposed; 6) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; 7) The Applicant working with neighboring properties on an agreement for a practicable traffic flow, and alleviation of the traffic stacking situation; and 8) the Applicant procuring an easement to the north for cross access; for the reasons based on the discussion held this evening. Motion failed 2-4 (Yes: Cassis, Lipski; No: Avdoulos, Kocan, Sprague, Wrobel;). In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to grant approval of the Preliminary Site Plan, subject to: 1) A ZBA Variance for the lack of setback in the northeast corner; 2) A ZBA Variance for the lack of stacking space; 3) A ZBA Variance for the lack of interior building landscaping; 4) The Applicant meeting the landscape requirements for the parking lot; 5) A Planning Commission Opposite Side Driveway Spacing Waiver; 6) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; 7) The Applicant working with neighboring properties on an agreement for traffic flow, based on the discussion this evening; and 8) The Applicant working on the easement to the north for cross access. Motion failed 2-4 (Yes: Cassis, Lipski; No: Avdoulos, Kocan, Sprague, Wrobel). In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to deny the Preliminary Site Plan due to the lack of stacking space for each drive through lane – six required vs. four proposed. Motion carried 4-2 (Yes: Avdoulos, Kocan, Sprague, Wrobel; No: Cassis, Lipski). In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to deny the Preliminary Site Plan due to the lack of stacking space. Motion carried 4-2 (Yes: Avdoulos, Kocan, Sprague, Wrobel; No: Cassis, Lipski). In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to approve the Stormwater Management Plan, subject to the conditions of the Staff and Consultant review letters, for the reason that the plan meets the intent of the Ordinance. In the matter of the request of Nudell Architects for Bank One, SP05-25, motion to grant approval of the Stormwater Management Plan, subject to the comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. Motion carried 6-0. MATTERS FOR CONSIDERATION 1. Set a Public Hearing for AUGUST 10 2005 FOR THE REQUEST OF THE TAUBMAN COMPANY FOR A TEXT AMENDMENT RELATING TO PARKING STANDARDS. Motion to set a Public Hearing date of August 10, 2005 for an Ordinance text amendment relating to parking standards. Motion to set a Public Hearing date of August 10, 2005 for an Ordinance text amendment relating to parking standards. Motion carried 6-0. 2. Set a Public hearing for AUGUST 10, 2005 FOR THE REZONING REQUEST OF THE TAUBMAN COMPANY. Motion to set a Public Hearing date of August 10, 2005 for the rezoning request of the Taubman Company. Motion to set a Public Hearing date of August 10, 2005 for the rezoning request of the Taubman Company. Motion carried 6-0. 3. APPROVAL OF THE JUNE 8, 2005 PLANNING COMMISSION MINUTES Motion to approve the June 8, 2005 Planning Commission minutes as amended. Motion carried 6-0. 4. APPROVAL OF THE JUNE 15, 2005 ROUNDTABLE PLANNING COMMISSION MINUTES. Motion to approve the June 15, 2005 Roundtable Planning Commission minutes as amended. Motion carried 6-0. ADJOURNMENT The meeting adjourned at 11:50 p.m. SCHEDULED AND ANTICIPATED MEETINGS MON 07/18/05 IMPLEMENTATION MEETING 6:00 PM MON 07/25/05 CITY COUNCIL MEETING 7:00 PM WED 07/27/05 PLANNING COMMISSION MEETING 7:30 PM TUE 08/02/05 ZONING BOARD OF APPEALS 7:30 PM MON 08/08/05 CITY COUNCIL MEETING 7:00 PM WED 08/10/05 PLANNING COMMISSION MEETING 7:30 PM MON 08/15/05 IMPLEMENTATION MEETING 6:00 PM MON 08/22/05 CITY COUNCIL MEETING 7:00 PM WED 08/24/05 PLANNING COMMISSION MEETING 7:30 PM MON 09/05/05 CITY OFFICES CLOSED MON 09/12/05 CITY COUNCIL MEETING 7:00 PM TUE 09/13/05 ZONING BOARD OF APPEALS 7:30 PM WED 09/14/05 PLANNING COMMISSION MEETING 7:30 PM *Actual language of motions subject to review.
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