| 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 Victor Cassis, John Avdoulos, Andrew Gutman, Lynn Kocan, Michael Meyer, Wayne Wrobel Absent: David Lipski (excused), Mark Pehrson (excused) Also Present: Barbara McBeth, Director of Planning; Tim Schmitt, Planner; Jason Myers, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; Larry DeBrincat, Woodland Consultant; Steve Dearing, Traffic Consultant; David Gillam, City Attorney CONSENT AGENDA - REMOVALS AND APPROVAL 1. MEADOWBROOK OFFICE BUILDING, SITE PLAN NUMBER 01-04C Consideration on the request of Howard Friedlander of HEFCO Properties for a one year Preliminary Site Plan extension. The subject property is located in Section 14, at the southwest corner of Twelve Mile and Meadowbrook roads, in the OST, Office Service Technology District. The subject property is 4.68 acres and the Applicant is proposing a two-story office building. Motion to remove Item One from the Consent Agenda. Motion carried 6-0. 2. DESOTO INVESTMENTS, SITE PLAN NUMBER 03-23A Consideration on the request of Adam Freund for a one year Final Site Plan extension. The subject property is located in Section 4, east of Hudson Drive in Beck North Corporate Park, in the I-1, Light Industrial District. The subject property is 2.39 acres and the Applicant is proposing two speculative light industrial office buildings. Motion to approve Item Two on the Consent Agenda. Motion carried 6-0. PUBLIC HEARINGS 1. SCHAFER DEVELOPMENT ZONING MAP AMENDMENT 18.647 AND PRO, SP05-53 Public Hearing on the request of Steve Schafer for possible recommendation to City Council for rezoning of property located in Section 17, south of Grand River Avenue and east of Wixom Road, from I-2, General Industrial, I-1, Light Industrial, and R-1, One-family Residential, to R-T, Two-family Residential. The subject property is 37.750 acres and the Applicant is proposing 162 dwelling units. In the matter of Zoning Map Amendment 18.647 and Planned Rezoning Overlay SP05-53 for Schafer Development, motion to recommend approval to City Council to rezone the subject property from R-1, I-1 and I-2 to R-T with a Planned Rezoning Overlay with the following considerations: 1) A sidewalk connection onto Wixom Road that would connect to the north property line of the Wizinsky property and to the Wildlife Woods Park property line; 2) A commitment from the developer that the architectural features will meet the Ordinance requirements with as many limited waivers as possible; 3) Enhance the development beyond the standard R-T requirements, such as: a) Review the proposed geometry of the long series of blocks and provide a more pleasing, undulating road network sequence; b) Review the layout of the property to provide site access within the site for various emergency situations and to look as providing a second full-time access; and c) Maintain the minimum setback requirements of the R-T Zoning, such as the rear yard; and 4) The density of the site be a fact of the layout enhancement of the development beyond the typical R-T requirements, but not to exceed the density of 4.8; for the reasons that the request provides a positive transition between Target to the north and a community park to the south, and the request is in compliance with the Master Plan. Motion carried 5-1 (Yes: Cassis, Gutman, Meyer, Wrobel, Avdoulos; No: Kocan) 2. SIGN ORDINANCE TEXT AMENDMENT 18.201 Public Hearing for possible recommendation to City Council to amend Chapter 28, "Signs", of the City of Novi code in order to add a provision in Section 28-8, "Permitted in all districts", relating to temporary signs on commercial structures with limited building glass area on the front façade, subject to certain regulations. With respect to Sign Ordinance 18.201, motion to send a negative recommendation to City Council to add a Section 17 to the Sign Ordinance 28-8 to allow an additional sign fixture for certain businesses, for the reasons that: 1) There is uncertainty as to the magnitude of existing problem; 2) The new Ordinance may create additional inequity throughout the business community; and 3) The revision is not supported by Neighborhood Services or the Planning Department. Motion carried 6-0. 3. DR. MINN’S DENTAL CLINIC, SITE PLAN NUMBER 05-50 Public Hearing on the request of John Allen of Monal Construction for Preliminary Site Plan, Wetland Permit, Woodland Permit and Storm Water Management Plan approval. The subject property is located in Section 15, south of Grand River Avenue, on the east side of Taft Road, in the I-1, Light Industrial District. The Applicant is proposing to construct a small dental office. In the matter of the request of Mr. John Allen for Dr. Minns’ Dental Clinic, SP05-50, motion to grant approval of the Preliminary Site Plan, subject to: 1) A City Council Waiver for lack of 4,000 gallons per minute pressure, if on-site water well does not supply appropriate pressure; 2) A City Council Waiver to eliminate water mains along Taft Road frontage; 3) A City Council Waiver for lack of hydrants within 175 feet of the building; 4) A Planning Commission partial Waiver for the ROW landscape requirements along Taft Road, as referenced in the review letter; 5) A Planning Commission Waiver for Same Side Driveway Spacing (100 feet proposed vs 150 feet required); 6) A Planning Commission Waiver for Opposite Side Driveway Spacing (150 feet proposed vs 200 feet required); 7) A redesign of the building to meet the façade requirements, with a Planning Commission Section Nine Waiver for tower portion of the building design; 8) A parking lot setback redesign to meet appropriate setback along northern edge of lot; 9) The transformer being located in an area not in front of the building, but coordinated correctly with Staff for proper utility locations; and 10) The review comments of the Consultants and Staff and Planning Commission; for the reason that the plan meets the intent of the Zoning Ordinance. Motion carried 6-0. In the matter of the request of Mr. John Allen for Dr. Minn’s Dental Clinic, SP05-50, motion to grant approval of the Wetland Permit, subject to the Boardwalk not being waived, with the impacts being reviewed at the time of Final Site Plan submittal for compliance with the Ordinance standards; for the reason that the plan meets the intent of the Ordinance. Motion carried 6-0. In the matter of the request of Mr. John Allen for Dr. Minn’s Dental Clinic, SP05-50, motion to grant approval of the Woodland Permit for the reason that the plan meets the intent of the Woodland Ordinance. Motion carried 6-0. In the matter of the request of Mr. John Allen for Dr. Minn’s Dental Clinic, SP05-50, motion to grant approval of the Stormwater Management Plan, subject to the plan meeting all of the requirements of the Ordinance. Motion carried 6-0. MATTERS FOR CONSIDERATION 1. TWELVE OAKS/NORDSTROM/MARSHALL FIELD’S EXPANSION, SITE PLAN NUMBER 05-52 Consideration on the request of John Eggert of the Taubman Company for recommendation to City Council for Preliminary Site Plan approval. The subject property is located in Section 14, on the south side of Twelve Mile, east of Novi Road and north of I-96, in the RC, Regional Center District. The Applicant is proposing a 97,000 square foot GLA addition to the mall, a 169,000 square foot Nordstrom department store, to expand the existing Marshall Field’s by 60,671 square feet and a new parking lot area consisting of 450 spaces.In the matter of Twelve Oaks Mall, Nordstrom and Marshall Field’s, SP05-52, motion to recommend approval to City Council of the Preliminary Site Plan, subject to the following: 1) A Zoning Board of Appeals Variance for four inches of building height for the Nordstrom Department store (45 feet 4 inches proposed, 45 feet permitted) or plans to be modified at time of Final Site Plan submittal; 2) A Zoning Board of Appeals Variance of the photometric plans until Final Site Plan review, with plans provided to the Plan Review Center for review, which it has done, but the plans still require further review; 3) A Zoning Board of Appeals Variance for the minimum required building setback for the proposed Marshall Field’s expansion (100 feet required, 60 feet proposed), for the reasons that the expansion is aligned with existing building, the property line is interior within the shopping center, and the adjacent property is developed with a parking lot; 4) A Planning Commission Waiver of parking lot landscaping requirements for the reasons provided in the Landscape Review letter and the quantities provided by the landscape architect; 5) A Planning Commission Waiver of requirement for a landscaped island every 15 parking spaces for the reasons provided in the Landscape Review letter; 6) Section Nine Waivers recommended for all three façade requests, as the proposed building materials closely resemble limestone and the existing materials on the building; 7) The comments on the attached review letters being addressed at the time of the Final Site Plan submittal; 8) A Zoning Board of Appeals Variances for light pole height and average to minimum ratio; 9) The Applicant continuing to work with Staff to provide parking lot landscaping to the extent feasible; and 10) A Zoning Board of Appeals Variance for the lack of landscape irrigation in certain islands; for the reason that the plan meets the intent of the Zoning Ordinance. Motion carried 6-0. 2. ORCHARD HILLS NORTH, SITE PLAN NUMBER 05-05A Reconsideration on the request of Claudio Rossi of Mirage Development for Preliminary Site Plan approval. The subject property is located in Section 26, south of Ten Mile between Meadowbrook Road and the CSX Railroad Tracks, in the R-4, One Family Residential District. The Applicant is proposing to develop the 9.1 acre parcel for 12 single-family residential site condominiums and is requesting the Planning Commission to reconsider their approval stipulation that Lot 3 must be removed from the plan. In the matter of the request of Claudio Rossi of Mirage Development for
Orchard Hills North, SP05-05a, motion to grant approval of the Preliminary
Site Plan, subject to: 1) The Applicant working with Woodland Consultant to
modify the plans to preserve additional woodlands to the extent feasible,
with particular attention to Lots 2, 3, 4 and 12, and utilizing smallest
footprint possible on Lot 3; 2) A City Council Waiver for the lack of
sidewalk on the south side of the proposed Doncaster Drive; 3) A City
Council Design and Construction Standards Waiver for the length of the
proposed cul-de-sac without a secondary point of access (975 feet proposed
vs. 800 feet permitted); 4) A Planning Commission Waiver for the lack of a
berm adjacent to Novi Ridge Apartments, with the inclusion of additional
evergreens; 5) A Planning Commission Waiver for the right-of-way berm and
plantings in those areas along Ten Mile with substantial wetlands up against
Ten Mile; 6) A Planning Commission Waiver for street trees in those areas
along Ten Mile with substantial wetlands; 7) Modification of plans to
include the berm adjacent to Orchard Hills Elementary School, with the
understanding that the berm will not be 4.5 feet high but needs to be three
feet high; and 8) With regard to these landscaping issues, the Applicant
will continue to work with Staff regarding the landscaping; for the reason
that this is an R-4 subdivision and the development that is being proposed
does maintain 3. APPROVAL OF THE SEPTEMBER 28, 2005 PLANNING COMMISSION MINUTES. Motion to approve the Setpember 28, 2005 minutes as amended. Motion carried 6-0. CONSENT AGENDA REMOVALS FOR COMMISSION ACTION 1. MEADOWBROOK OFFICE BUILDING, SITE PLAN NUMBER 01-04C Consideration on the request of Howard Friedlander of HEFCO Properties for a one year Preliminary Site Plan extension. The subject property is located in Section 14, at the southwest corner of Twelve Mile and Meadowbrook roads, in the OST, Office Service Technology District. The subject property is 4.68 acres and the Applicant is proposing a two-story office building. In the matter of the request of Howard Friedlander for Meadowbrook Office Building, SP01-04C, motion to approve a one-year Preliminary Site Plan extension. Motion carried 6-0. ADJOURNMENT The meeting adjourned at 12:47 a.m. SCHEDULED AND ANTICIPATED MEETINGS TUE 11/1/05 ZONING BOARD OF APPEALS 7:30 PM TUE 11/08/05 ELECTION DAY WED 11/09/05 PLANNING COMMISSION MEETING 7:30 PM FRI 11/11/05 CITY OFFICES CLOSED MON 11/14/05 CITY COUNCIL MEETING 7:00 PM THU&FRI 11/24&11/25 CITY OFFICES CLOSED MON 11/28/05 CITY COUNCIL MEETING 7:00 PM MON 12/05/05 CITY COUNCIL MEETING 7:00 PM TUE 12/06/05 ZONING BOARD OF APPEALS 7:30 PM WED 12/14/05 PLANNING COMMISSION MEETING 7:30 PM
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