The meeting was called to order at or about 7:00 PM.

Present:  Members John Avdoulos, Brian Burke, Victor Cassis, Andrew Gutman, Michael Lynch, Michael Meyer, Mark Pehrson, Wayne Wrobel

Also Present:  Barbara McBeth, Deputy Director of Community Development; Karen Reinowski, Planner; David Beschke, Landscape Architect; Kristin Kolb, City Attorney

Member Pehrson led the meeting attendees in the recitation of the Pledge of Allegiance.

Moved by Member Pehrson, seconded by Member Burke:

No one from the audience wished to speak.

There was no correspondence to share.

There were no Committee Reports.

Deputy Director of Community Development Barbara McBeth told the Planning Commission of recent City events. Fall for Novi was held at the Civic Center on September 15, 2007. City Council adopted a policy on Green Buildings, also known as Sustainable Buildings, at their last meeting. The Staff will be providing the Planning Commission with information regarding this policy. Also, the Hummer Agreement was modified to allow non-Hummer used vehicles on that site.

Consideration of the request of City Center Plaza, LP, for a one-year Preliminary Site Plan extension. The subject property is located in Section 22, south of Grand River Avenue, west of Novi Road, in the TC-1, Town Center District. The subject property is .41 acres and the Applicant is proposing to renovate an existing 3,600 square foot building and add on an additional 2,496 square feet to the building.

Consideration of the request of City Center Plaza, LP, for a one-year Preliminary Site Plan extension. The subject property is located in Section 22, south of Grand River Avenue, west of Novi Road, in the TC-1, Town Center District. The subject properties are approximately 1.8 acres combined and the Applicant is proposing to construct a 10,400 square foot general office building at the southwest corner of Flint St. and Grand River Avenue and a 3,640 square foot retail building at the western edge of the existing City Center Plaza development.

Consideration of the request of Amarjit S. Chawney, for a one-year Preliminary Site Plan extension. The subject property is located in Section 27, west of Novi Road, south of Ten Mile, in the OS-1, Office Service District. The Applicant is proposing to make modifications to the project which will combine three previously approved senior housing buildings into one, three-story senior housing facility.

Moved by Member Pehrson, seconded by Member Gutman:

There were no Public Hearings.

Consideration of the request of the City of Novi Parks, Recreation and Forestry Department, for Preliminary Site Plan Approval. The subject property is located in Section 31, north of Eight Mile, between Napier and Garfield Roads. The subject property is 73.87 acres and the applicant is proposing to construct a 1,920 square foot storage building, in order to house tractors, lawn mowers and the like for maintenance and events at the Community Sports Park.

Planner Karen Reinowski described the project. The structure will eliminate the need for the department to transport their equipment to and from this park. The location of the building will be in the southeast portion of the site, adjacent to the existing pavilion and restroom facility.

Lyon Township is to the west, zoned Single Family Residential and master planned for Single Family Residential. Northville Township is to the south, zoned Single Family Residential and master planned for Public Park (it is Maybury State Park). There is a utility easement to the north of the site, zoned R-A and master planned as Utility. There is an inactive gravel quarry is to the east, zoned R-A and master planned for Single Family Residential. The park itself is zoned R-A and master planned for Public Parks and Open Space.

There are no wetlands in the vicinity of the structure. There are light regulated woodlands in the area but no trees will be impacted by this proposal. The plan is in general compliance with Ordinance standards. Two ZBA variances for accessory structures are required, and a Planning Commission Waiver for foundation planting is being sought by the Applicant. Staff supports all of these requests.

This will be the fourth accessory building on the parkland, and only two buildings are allowed. The other three buildings are two restroom/concession facilities and one pavilion/restroom structure. This fourth building will further exceed the square footage maximum for the accessory buildings on a site. The maximum allowed is 1,500 square feet per parcel. This site currently has 3,890 square feet, and this proposal will bring that number to 5,810 square feet.

The required landscape foundation plantings have not been provided because of the multiple access doors and the paving around the entire building. Given the design of the building, and the natural open space setting of the adjacent area, Staff supports this request.

The Fire Department Review has requested an access drive, and the Applicant has responded that this drive will be provided on the next plan submittal. This can easily be accommodated on this site. The Façade Review indicates that this proposal meets the intent of the Ordinance, as the materials match the materials used on the other buildings. The Engineering Review noted minor items to be addressed on the next site plan submittal.

Ed Neiman of Anderson, Eckstein and Westrick is the architect on the project. He offered to answer any questions the Planning Commission might have regarding the proposal.

Member Burke said he used to sit on the Parks and Recreation Commission two years ago. At that time the need for this building was being discussed. Many man-hours are lost transporting the equipment to this site. He supported the request.

Member Meyer asked about the excessive accessory structure square footage variance request. He asked why the City would have a maximum square foot standard, and then allow the number to be exceeded by such a large number. Ms. Reinowski responded that the standards in place refer to the R-A zoning requirements, which assumes the lot size is approximately one acre in size and will be used for residential purposes. This site is 73 acres and accommodates multiple park users; therefore, it is reasonable to expect a need for multiple accessory buildings for restrooms, gatherings, storage and concessions. Exceeding the allowed number of buildings and/or square footage of buildings will not have a detrimental impact on this site or the adjacent properties.

Member Meyer asked about the distance between this building and the pavilion. Ms. Reinowski said there is some distance between the two – it was determined to be 42.8 feet.

Member Meyer asked whether there would be trees torn down to build this structure. Ms. Reinowski did not think any trees were being removed for this proposal. The area is heavily wooded to the east.

Member Avdoulos confirmed that the accessory structure standards were meant to keep accessory buildings from overwhelming a home on a residential site. He understood these requests were appropriate for a park. The other Ordinance requirements have been met. He understood that the building needs to be free and clear of landscaping in light of its function. He understood that the Fire Marshal’s request is being addressed. Member Avdoulos was familiar with the site, having visited it numerous times over the years. The placement of this structure will not be detrimental.

Moved by Member Avdoulos, seconded by Member Gutman:

Member Wrobel asked whether any additional landscaping would be planted elsewhere in the park to compensate for the lack of foundation plantings. Landscape Architect David Beschke said that this wasn’t requested in light of the fact that the park is green space already, with mature native plantings behind the building that will be left in tact. The proposal does not encroach upon any trees or the trees’ dripline. Mr. Beschke noted that the City has planted a multitude of trees this year in the park, and the City’s forester, Steve Printz, just planted another 300 trees on Arbor Day.

Chair Cassis asked about the use of the term "accessory building." Ms. Reinowski responded that this is somewhat different from an accessory building because there isn’t a "primary building." Given that this building is not being used by the public it is, for this purpose, considered an "accessory" to the outdoor park.

Moved by Member Avdoulos, seconded by Member Pehrson:

Deputy Director of Community Development Barbara McBeth said that additional changes may be proposed in light of the recent adoption of the Green Buildings policy by City Council.

There were no Consent Agenda Removals.

Deputy Director of Community Development Barbara McBeth suggested that the Planning Commission adopt the calendar that was provided in the Planning Commission packet.

Member Lynch wished to move the time of the meeting to 7:30 PM, at least from May to September. The Planning Commission majority preferred the 7:00 PM start time. The Planning Commission agreed to accept the 2008 calendar as presented.

Deputy Director of Community Development Barbara McBeth asked that any Planning Commission member who wished to attend the conference notify the Community Development Department by Friday. There will be an opening session on Wednesday, October 17, and the final programs run through Friday, into the evening.

Deputy Director of Community Development Barbara McBeth said that the Master Plan and Zoning Committee members participated in a Susceptibility Analysis for the three study areas of the Master Plan update. Their cooperation and participation was greatly appreciated. Ms. McBeth passed out some preliminary information regarding this analysis, and she said that more information will be forthcoming.

Chair Cassis commended Planner Mark Spencer for all of his hard work on this Master Plan update.

No one from the audience wished to speak.

Moved by Member Pehrson:

The meeting adjourned at or about 7:35 PM.

MON 10/08/07 CITY COUNCIL MEETING 7:00 PM

TUE 10/09/07 ZONING BOARD OF APPEALS 7:30 PM

WED 10/10/07 PLANNING COMMISSION MEETING 7:00 PM

THU 10/11/07 MASTER PLAN AND ZONING COMMITTEE MEETING 7:00 PM

MON 10/15/07 CITY COUNCIL INTERVIEWS 7:00 PM

MON 10/22/07 CITY COUNCIL MEETING 7:00 PM

WED 10/24/07 PLANNING COMMISSION MEETING 7:00 PM

TUE 10/30/07 MASTER PLAN VISION FAIR 6:30 PM

MON 11/05/07 ZONING BOARD OF APPEALS 7:30 PM

WED 11/07/07 MASTER PLAN AND ZONING STUDY MEETING 6:00 PM

WED 11/07/07 PLANNING COMMISSION MEETING 7:00 PM

MON 11/12/07 CITY OFFICES CLOSED

TUE 11/13/07 CITY COUNCIL MEETING 7:00 PM

WED 11/14/07 MASTER PLAN AND ZONING COMMITTEE MEETING 7:00 PM

Transcribed by Jane L. Schimpf, October 3, 2007 Signature on File

Date Approved: October 10, 2007 Angela Pawlowski, Planning Assistant Date