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

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

Absent: Mark Pehrson (Excused)

Also Present:  Barbara McBeth, Deputy Director of Community Development; Mark Spencer, Planner; Karen Reinowski, Planner; David Beschke, Landscape Architect; Lindon Ivezaj, Civil Engineer; Tom Schultz, City Attorney

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

Member Wrobel suggested that the Master Plan Public Hearing be placed after the Matter for Consideration.

Moved by Member Wrobel, seconded by Member Avdoulos:

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 reported that City Council tentatively approved the Basilian Fathers’ PRO.

Consideration of the request of Amson Dembs Development for a one-year Preliminary Site Plan extension. The subject property is located in Section 4, at the northwest corner of Cartier and Hudson Drive, in the I-1, Light Industrial District. The subject property is approximately 2.77 acres and the applicant is proposing a 40,013 sq. ft. speculative light industrial warehouse building.

Consideration of the request of Schonsheck, Inc., for a one-year Final Site Plan extension. The subject property is located in Section 12, south of Thirteen Mile, west of Haggerty Road in the OST, Planned Office Service Technology District. The subject property is approximately 9.67 acres.

Moved by Member Avdoulos, seconded by Member Gutman:

Consideration of the request of Jonna Companies for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located in Section 17, west of Beck Road, north of Grand River Avenue, in the B-2, Community Business District. The subject property is approximately 1.01 acres and the Applicant is proposing to construct a 3,310 square foot Comerica Bank with three drive-thru lanes in West Market Square.

Planner Karen Reinowski described the project. The property is zoned B-2 and master planned for Local Commercial. The Providence Hospital campus is zoned OST and master planned for Office. The Chase Bank across Beck Road is zoned OST and master planned for Office. The site cater-cornered from the subject property is zoned B-3 and R-A further south, and master planned for Office.

There are no wetlands or woodlands. The Applicant has agreed to modify the plan to address the pending issues. Ms. Reinowski added that the decorative wall proposed by the Applicant will mirror the Chase Bank wall, and will require a Planning Commission Waiver. The Zoning Ordinance requires a landscaped berm. The previous approved plan for West Market Fuel proposed a similar wall. Comerica will extend the wall approximately 115 feet. The 95 feet along Beck Road will have the landscaped berm. Comerica will provide a pedestrian access point. The Chase Bank wall extends 290 feet along Beck Road. The Planning Commission may wish to consider whether Comerica should extend the wall along Beck, resulting in a 205-foot wall that would more effectively screen the paved areas and driver circulation areas.

Ms. Reinowski said that pedestrian access to the rest of West Market Square would require crossing the access drive to the coffee shop, which could have heavy traffic. There are concerns about whether this connection could be provided safely.

The Landscape Review also requires the waiver for the berm. Staff supports this request. The remaining issues can be addressed on the Final Site Plan submittal.

The Fire Department Review and Engineering Review both noted minor items to be addressed at the time of Final Site Plan submittal.

The Façade Review indicates the plan meets the Zoning Ordinance standards.

Frank Jonna addressed the Planning Commission. He introduced, the architect, Leonard Smerz (Comerica’s Facility Manager) and Matt Slicker of HRC. Mr. Jonna said that the wall is not continuous along Chase Bank, and perhaps Comerica should propose to do something similar, which would add more linear feet. The entire area would then be treated. The wall is an alternative plan that does require a waiver.

Member Lynch thought that ensuring symmetry with the wall design was important for the corner. He thought adding the openings like Chase Bank’s wall was appropriate and would be a great addition to the property. He liked the idea of a wall. He was in favor of the project.

Member Burke agreed, and wanted to see it extend 95 feet to the north. He didn’t know the costs of providing a wall versus a berm, but in the grand scale he didn’t think there could be much difference. It would provide some continuity to the Beck Road corner. He asked whether this branch would replace the Ten Mile and Beck Road branch; Mr. Smerz responded that it would. Member Burke supported the plan.

Member Wrobel agreed about the wall. When the Planning Commission reviewed the gas station for this site, they discussed the need for aesthetic appeal at this entryway into the City. Member Wrobel asked whether a "Welcome to the City" sign was ever agreed upon in that design, and was this something Comerica would consider. Landscape Architect David Beschke responded that the City has determined this corner is not a good location for a sign, as it is more of exit than an entrance to the City. It would be better placed on one of the other corners.

Member Wrobel didn’t want to see another bank in the City, but he could approve the plan.

Member Avdoulos liked Comerica’s prototype bank. He thought this was a bit less obtrusive than the gas station for the corner, although he would have enjoyed a gas station in this area. Mr. Jonna responded that he is reviewing another location in the area for a gas station. He agreed that the intersection provides a good opportunity for people to fuel up before heading home.

Member Avdoulos was glad that the Applicant was willing to tie into the wall design at Chase Bank. Member Avdoulos asked whether there could be 17 spaces in a row. Mr. Beschke responded that there shouldn’t be more than 15 and the Applicant could address that, and the Planning Commission could add a stipulation to the motion to require the Applicant to break up the 17 spaces. Ms. Reinowski said that there are twelve extra spaces, so the Applicant’s plan would not be affected by the removal of a space.

Moved by Member Avdoulos, seconded by Member Gutman:

Chair Cassis said the plan looked good. It is a nice, classy building, and less intense than a gas station.

Moved by Member Avdoulos, seconded by Member Gutman:

The Public Hearing was opened to present findings and receive comments on proposed amendments to the City of Novi Master Plan for Land Use, for Planning Commission’s approval of the Master Plan Review and proposed amendments and recommendation to City Council to approve the proposed amendments for distribution.

Deputy Director of Community Development Barbara McBeth thanked Planner Mark Spencer, the Planning Commission and the public for their work on the Master Plan. Mr. Spencer was asked to provide a recapitulation of the Master Plan process.

Mr. Spencer began by explaining that the Master Plan for Land Use is a long range, broad based, policy document that is used by the City to guide decision making that is related to land use. Its purpose is to plan for balanced land uses that create a diversified tax base, plan for adequate infrastructure, plan to protect natural features, plan for open space, and plan in a manner that establishes and preserves community character.

The City’s current Master Plan for Land Use was adopted in 2004. A review of this plan was initiated last year when the City of Novi Planning Commission’s Master Plan and Zoning Committee discussed opening the Master Plan to address some particular areas of interest and to complete open issues.  After some Committee and Planning Commission discussions, it was decided that the focus of the Master Plan review would be limited to three study areas:

• The Southwest Quadrant Area;
• The Twelve Mile, Napier and Wixom Roads Area; and
• The I-96/Novi Road Study Area.

Over several months, the Committee and the Planning Commission, with the assistance of the Community Development Department Planning Staff and the City’s Planning Consultants, reviewed and evaluated in detail each area’s planning history, natural features, existing land uses, economic conditions and infrastructure. Public comments regarding future land uses in the study areas were solicited and hundreds of people provided input.

Based on this work the Planning Staff and the Master Plan and Zoning Committee produced a Master Plan Review that recaps its research and they produced a set of proposed Amendments to the City’s Master Plan. Tonight the Planning Commission has been asked to conduct a Public Hearing on the proposed Amendments. The Commission was also asked to review and approve the Master Plan Review and proposed Amendments and to forward them to the City Council for distribution approval.

The Southwest Quadrant: Based on the City’s long term planning goals and infrastructure plans, the area’s abundant natural features and rural character, and the large amount of public input requesting no changes to the area, no future land use map changes are proposed for the southwest quadrant. Residential densities are also proposed to remain the same, at .8 and 1.65 dwelling units per acre maximum. The Master Plan’s current goal of protecting the character of the southwest quadrant could be strengthened by adding the following two proposed objectives:

• Continue to provide legally defensible development options through Novi’s Code of Ordinances that maintain the semi-rural character of the southwestern portion of the City.
• Maintain the existing low density residential development and natural features preservation patterns.

The following proposed implementation strategies help guide the City toward obtaining these objectives:

• Reviewing residential development options and access requirements to possibly permit greater flexibility for the development of challenging properties;
• Rezoning properties in the Southwest Quadrant only to low density residential districts that match the Master Plan’s Residential Density Patterns Map, or to parks, open space, educational facilities and public uses;
• Encourage preserving views from major roads;
• Using the City’s residential development options to further preservation;
• Developing in a manner that is sensitive to wildlife habitat and movement corridors;
• Monitoring the retail needs of the area to ensure that adequate nearby retail areas are available. 

Mr. Spencer continued that new and revised future land use definitions are also proposed. The definitions for Public, Educational, Park and Utility uses include language to recommend residential uses at a maximum density as proposed on the Residential Density Patterns map if the planned use is no longer appropriate at this location. For example, if the plan currently cites an Educational facility, but the use is no longer warranted, the land’s density would be returned to an underlying Residential density.

Twelve Mile, Napier and Wixom Roads: This area is depicted in the current Master Plan as a Special Project Planning Area. The future land uses proposed for this area include Single Family Residential in the western portion, Educational Facility in the center portion and Community Commercial in the far eastern five acres adjacent to Wixom Road. The residential density proposed is a maximum of 3.3 dwelling units per acre, which is the same as that found in the R-4 Zoning District. This density applies to both the Single Family Residential and Educational Facility areas.

The proposed amendments for this area include a new goal, which is to develop this study area with a mix of Residential, Educational and Commercial uses in an aesthetically pleasing manner that is compatible with neighboring land uses and complements the natural environment. To further that goal, three new objectives are proposed. These objectives encourage development to be of high quality and to provide safe and interconnected circulation systems.

To further these objectives several new implementation strategies are proposed:

• Considering Zoning Ordinance Amendments to require Single Family Residential developments to have generous lot widths and setbacks, and to meet high quality residential appearance requirements.
• Require non-residential developments to include high quality masonry façades, well-landscaped parking areas, shared access drives, interconnected parking areas and pedestrian connections.
• Require all developments to include pedestrian amenities.

The I-96/Novi Road Study Area: The Future Land Use map changes are also proposed for this study area. They include eliminating the Downtown West designation and splitting it into a Light Industrial on the western portion and Office on the eastern portion. To provide clarity to the proposed amendments, the study area was divided into three sub-areas: the Conference District north of I-96, the Ring Road Area and the Industrial District. A separate set of Amendments is proposed for each area. This map also includes the location of the proposed ring road extension that has been contemplated by the City’s Master Plans for many years.

An additional goal proposed is to develop the area in manner that reflects the importance of this gateway to the City. Proposed objectives encourage future development to take advantage of the area’s prominent location, improve traffic circulation, develop the Ring Road sub-area in a manner that adds value to the City’s Town Center and Main Street areas, develop the Industrial District sub-area in a manner that facilitates the continuing reinvestment in the area and promotes high quality development. These new implementation strategies are proposed:

• Exploring underground stormwater detention in the Conference District area.
• Reviewing building heights for properties close to the freeway.
• Completing the proposed ring road.
• Developing a backage road when the Novi Road frontage is redeveloped.
• Adding a median to Novi Road at Crescent Boulevard.
• Installing canopy trees along both sides of Novi Road and the proposed ring road.

The strategies proposed also include exploring the possibility of developing a new road system within the Conference District that would improve circulation and help facilitate redevelopment. Other strategies proposed include encouraging development and redevelopment consistent with the proposed Ring Road Development Concept Plan, rezoning the former Novi Expo Center property and the northwest corner of Grand River and the future ring road to OST to encourage redevelopment of the site.

Additional implementation strategies include redeveloping the former Expo Center site with an iconic building that can be admired from I-96, encouraging the use of the Middle Branch of the Rouge River corridor as an amenity, and pursuing grant money for corridor preservation. Also, the Zoning Ordinance could be evaluated and updated to permit OST uses while allowing building form and placement to be consistent with the TC-1 District. An update could also include techniques to improve the appearance of the Industrial District from I-96 and along Grand River. The City could consider gradually phasing out outdoor storage uses as redevelopment occurs.

The proposed strategies also propose developing nodes or "pulses" of development along Novi Road that will draw travelers south from I-96 and enhance the area’s pedestrian experience. Development at the corners should include buildings positioned close to the roadway with increased height at the corners. The intersections should also include terraces or public plazas to create spaces for pedestrians, which would enhance the intersections.

Mr. Spencer continued that the City could consider rezoning properties to facilitate the implementation of the Master Plan, encourage the development of flexible space buildings that can accommodate Office, Light industrial and Research uses, The City could also continue to encourage the use of green building techniques such as green roofs to reduce energy costs and enhance the view of buildings from I-96.

The proposed Amendments also include two changes to the future land use definitions. First, Downtown West has been removed since it is not on the proposed Future Land use Map. Second, a definition for PD2 was added. This land use was depicted on the 2004 Master Plan but it was not defined. This definition gives guidance to use the Zoning Ordinances Planned Development Option to provide greater development flexibility on key properties.

After the Planning Commission approves the review and proposed Amendments it will be sent to City Council. They will review the Master Plan Review and proposed Amendments and approve the Amendments for distribution. This meeting is tentatively scheduled for February 25, 2008. The City will then send the final review and proposed Amendments to a list of previously notified municipalities (including the Oakland County), railroads and utilities for comments as required by the State Planning Act. This is a forty-day comment period.

Next the Planning Commission, with assistance from Master Plan and Zoning Committee, will review the comments and if desired, modify the proposed Master Plan Amendments. It then will hold a Public Hearing and adopt the Amendments as modified. The meeting is tentatively scheduled for April 16, 2008. Then the Master Plan Amendments will be published. Public comments will be welcomed during this entire process.

Mr. Spencer closed by thanking the Master Plan and Zoning Committee members, the City’s Planning Staff, the City’s planning consultants and especially the citizens of Novi.

Chair Cassis thanked Mr. Spencer for his marvelous job on the Master Plan review. Chair Cassis opened the floor for public comment:

• Greg Obloy, representing the western corners of Beck Road and Ten Mile: stated that the Master Plan continues to shows these corners planned for residential, and he wished to state their displeasure and objection to this Master Plan designation. He has met with the Master Plan and Zoning Committee and indicated to them that they wish to rezone the property to commercial. He felt this plan is ill-conceived, and the facts upon which Mr. Arroyo’s plan is based are flawed. They disagree with the 1.65 density. The reality of the intensity of this area is that traffic is intense, so much so that the City took on a traffic study last year, which recommended some intermediate traffic improvements at the intersection. The long-term forecast by the traffic study includes significant improvements. His point was the intensity of the area makes it infeasible to consider this property being developed for Single Family Residential at 1.65 units per acre, especially the four-acre parcel on the corner of the intersection. The Master Plan does, in its text, catch some language that says the City wants to monitor the retail needs of the community in this area. Mr. Obloy pointed out that one of the original plans proposed by Mr. Arroyo included Senior Housing on both sites, suggesting that these properties are never going to be developed as Single Family Residential. There is a commercial corner on the easterly side of Beck Road. Mr. Obloy’s land has lain fallow and has become the park and recreational area for the area’s residents.
• John Kuenzel, Echo Valley Homeowners Association President: Thanked the Planning Commission for the plan as it relates to the southwest quadrant of the City. Hundreds of residents indicated that they want the area to remain as zoned. He said that the previous speaker represented a group of investors who purchased land zoned Residential. They knew what they were buying when they bought it. The residents in the area bought their homes knowing the land was zoned Residential. Mr. Kuenzel said that, in all fairness, it is good that the City is keeping the area as zoned.
• Carol Crawford, Beck Road: Commended the Planning Commission for the southwest quadrant. She agreed with the previous speaker. It is a residential area. It is crowded. Adding Commercial on the corner would be another nightmare. The developers knew what they were buying when they bought it.

There was no written correspondence. Mr. Kuenzel said he turned a letter in to the Master Plan and Zoning Committee that was addressed to the entire Planning Commission. Chair Cassis and Ms. McBeth said that the letter is in the record – it was acknowledged at the Master Plan and Zoning Committee. Chair Cassis closed the Public Hearing.

Member Lynch thanked Mr. Spencer and the Planning Staff. [end of tape]. He thought the analysis was thorough and complete.

Member Burke acknowledged the open manner in which the Master Plan was reviewed. Member Burke asked whether there was any grant money that might be available for the Nine Mile natural beauty designation. Mr. Spencer was not aware of anything, but the designation would give the City some leverage in future designs. If there are enhancement grants, the City might be able to tap into them. It is a good designation for planning the corridor. Member Burke suggested that this be added as a bullet point for the southwest quadrant. Then the idea would be in writing, and if any money does become available, the recommendation is listed in the City’s Master Plan as reinforcement of the City’s vision.

Chair Cassis noted that City Council Member Mutch was encouraging the City to look into the grant opportunities such as this. Ms. McBeth said that this would be highlighted during the City Council review of the Master Plan.

Member Burke asked whether this would help in the grant procurement process. Mr. Spencer responded that it would. Mr. Spencer said that he would add the words in to the implementation strategy for the Planning Commission to consider as part of their motion.

Member Greco thanked the staff, consultants and Mr. Spencer for the appropriateness of the recommendations for each area.

Member Avdoulos thought that the City has been fortunate with the two most recent reviews of the Master Plan. This information was broken down and greatly detailed each of the three areas. Each was reviewed for a similar amount of time. There were different venues for input. The compilation of the information provided the percentages of responses for each of the answers. Member Avdoulos said the venues attracted both new and old residents. The southwest quadrant is the last jewel in Novi with the open space and natural features. It has a lot of potential for interesting things. He thought that there were issues with Nine Mile surface that causes drivers to cut through subdivisions. The area is still rural, and he did not know whether the natural beauty designation would provide for additional upkeep, but the chip seal lasted only six months and the surface needs to be kept up. There was no particular reason to change the southwest quadrant Master Plan designations.

Member Avdoulos was concerned about the R-4 density for the Twelve Mile and Wixom area. However, when the overlay is taken into consideration, the density becomes reasonable. This is only the Master Plan, and the zoning remains as is if the overlay and rezoning do not take effect. If new plans come forward, they will have to build according to the existing zoning or perhaps seek a rezoning in conjunction with the Master Plan.

Member Avdoulos thought the most exciting area was the I-96/Novi Road area. For years the City has tried different solutions. He felt that the Consultants’ breaking this land into three areas made the design more palatable, creates interesting things that benefit the area, and demarcates the main crossroads of Novi. Novi’s design is broken up, making it somewhat of a strange city to develop. This Master Plan works well for the interchange, and works well going south toward Main Street. A bridge over the railroad tracks is proposed. This whole process solidified where the City is, and soon the City will have to look at whole plan again. These three areas may have been suspect and needed to be reviewed now. The input from everyone produced a nice document.

Member Wrobel thanked Mr. Spencer and the rest of the City for the hard work. This was the first Master Plan Member Wrobel has been a part of; it was a very detailed process and he was impressed with the procedure that the City followed. The opportunity was available for both businesses and citizens to participate in the process. This was the most open process he has ever been involved with, and that bodes well for the City.

Member Wrobel said the decisions were based on the best decisions for the City, not just a particular group. They had no pre-conceived ideas before they began the review. The betterment of Novi was their final goal. The

I-96/Novi Road study was fascinating. If even half of what is recommended is achieved, the City will be in great shape. He hoped it would happen in the near future. The Master Plan provides a direction for the Planning and Economic Development Staff. Novi Road from Ten Mile to Twelve Mile is the City’s center. To provide something as dynamic as what the Master Plan suggests would be a feather in the City’s cap.

Member Gutman thanked everyone who participated.

Moved by Member Gutman, seconded by Member Burke:

Member Meyer added his gratitude. This was a demonstration of democracy at its best. Over 278 surveys were collected and detailed. Even new families to the area took part in the process. This speaks well of the City. It reflects the comments made by the Mayor in the recent State of the City Address, wherein the strength of Novi in Michigan’s economy was highlighted. The Mayor pointed out the material accomplishments; the heart of the City however, is its citizens. Those who took the time to offer the City their thoughts really showed their passion for the different areas of the City.

Member Meyer said that Novi has never had a downtown, only a business district. His hope was that in the future an area will emerge where people will come together to celebrate life in a variety of ways. This will be done in a quality, meaningful way, so that people can truly say that they are blessed to be able to live in such a wonderful community.

Chair Cassis said the Planning Commission members contributed their professional talents to the Master Plan review. He complimented Mr. Spencer for his expertise. Chair Cassis believes that the presentation should be submitted for consideration of an award. He commended the process and gave credit to the Mayor and City Council for insisting that a real study be conducted that could withstand scrutiny. This vision gave the Planning Commission direction. Professionals were brought into the picture to help. They supplied a great wealth of input from around Michigan and the country. Demographics were studied and the information is contained in the body of the Master Plan.

Chair Cassis said the City fathers said that a city must be built that will stand the test of time. They proceeded to put the commercial in the middle of the City around the freeway and Novi Road. No matter who came afterward, trying to expand it into the southwest quadrant or elsewhere, it just never worked. The vision continues. Chair Cassis said that Ten Mile is packed in the morning and the evening. It is hardly a sustaining road. The southwest quadrant can hardly take in commercial. This came from the input from the consultants and residents. It was an open process.

Chair Cassis said the I-96/Novi Road area is great for development. The new road design can really lure a very good development.

The Master Plan is dependable. It is based on everyone’s input. The Planning Commission has reviewed the information and put forth a Master Plan review that will indeed, stand the test of time. He thanked his colleagues for their time and input. He thanked Ms. McBeth and City Attorney Tom Schultz.

Member Avdoulos asked if City Council would get a similar packet. Mr. Spencer said it would, but it would likely be an electronic version. Member Avdoulos thought there was a lot of good information, and much of the commentary is verbatim. He said some of the information can be a real eye-opener. He thought the Chesapeake Group was surprised at some of the information they received. All of the information is good. He wished that the City Council would receive all of the background information.

Mr. Spencer recommended this change (in bold) to the strategy (in italics): Continue to designate Nine Mile Road west of Beck Road as a Scenic Drive Road, explore designating the road as a Natural Beauty Road and encourage preserving the existing vegetation along the roadway to maintain the unique scenic character of the area, and explore grant funding to further the preservation of the character of the corridor.

Deputy Director of Community Development Barbara McBeth said that the changes were housekeeping issues, such as changing the name of the department to Community Development.

Moved by Member Avdoulos, seconded by Member Burke:

Moved by Member Lynch, seconded by Member Burke:

There were no Consent Agenda removals.

There were no Matters for Discussion.

Member Burke asked whether there was an update on the Meadowbrook Office Building. Deputy Director of Community Development Barbara McBeth said that the Applicant will be bringing additional information to the City. This plan will come back on the next Agenda if possible.

No one from the audience wished to speak.

Moved by Member Wrobel:

The meeting adjourned at 8:33 PM.

MON 02/18/08 CITY OFFICES CLOSED

MON 02/25/08 CITY COUNCIL MEETING 7:00 PM

WED 02/27/08 PLANNING COMMISSION MEETING 7:00 PM

MON 03/03/08 CITY COUNCIL MEETING 7:00 PM

TUE 03/11/08 ZONING BOARD OF APPEALS 7:00 PM

WED 03/12/08 PLANNING COMMISSION MEETING 7:00 PM

MON 03/17/08 CITY COUNCIL MEETING 7:00 PM

FRI 03/21/08 CITY OFFICES CLOSED

WED 04/02/08 PLANNING COMMISSION MEETING 7:00 PM

MON 04/07/08 CITY COUNCIL MEETING 7:00 PM

TUE 04/08/08 ZONING BOARD OF APPEALS 7:00 PM

WED 04/16/08 PLANNING COMMISSION MEETING 7:00 PM

MON 04/21/08 CITY COUNCIL MEETING 7:00 PM

WED 04/30/08 PLANNING COMMISSION MEETING 7:00 PM

Transcribed by Jane L. Schimpf, February 20, 2008 Signature on File

Date Approved: February 23, 2008 Angela Pawlowski, Planning Assistant Date