In Chair Cassis’ absence, Member Pehrson chaired the meeting. The meeting was called to order at or about 7:00 PM.

Present:  Members Brian Burke, David Greco, Andrew Gutman, Michael Lynch, Michael Meyer, Mark Pehrson, Wayne Wrobel

Absent: John Avdoulos (Excused), Victor Cassis (Excused)

Also Present:  Barbara McBeth, Deputy Director of Community Development; Karen Reinowski, Planner; Lindon Ivezaj, Civil Engineer; John Freeland, Environmental Consultant; Kristin Kolb, City Attorney

Member Meyer led the meeting in the recitation of the Pledge of Allegiance.

Moved by Member Wrobel, seconded by Member Burke:

No one from the audience wished to speak.

There was correspondence to share.

There were no Committee Reports.

Deputy Director of Community Development Barbara McBeth said that three text amendments were second-reading approved at the May 12, 2008 City Council meeting: RC District with the PD-2 Option amendment, Temporary Exceptions and Uses relating to the MZEA ACT amendment, and the Signs amendment. On May 19, 2008 the first reading of the communication tower text amendment was approved.

Consideration of the request of Gjeto’s Salon and Spa for revised façade approval. The subject property is located in Section 15, south of Twelve Mile, west of Novi Road, in the Twelve Mile Crossing at Fountain Walk, located in the R-C, Regional Center District.

Moved by Member Wrobel, seconded by Member Gutman:

The Public Hearing was opened of the request of Schonsheck, Inc., for Preliminary Site Plan, Wetland Permit and Stormwater Management Plan approval. The subject property is located in Section 15, north of Grand River Avenue, east of Taft Road, in the I-1, Light Industrial District. The subject property is approximately 18.97 acres and the Applicant is proposing a 53,680 square feet addition to its existing facility.

Member Burke said that his brother works for Corrigan and that he himself has a business relationship with Corrigan in Farmington Hills. He has no financial gains relating to this consideration. The other Planning Commission members did not have a problem with Member Burke hearing this request.

Planner Karen Reinowski described the 53,680 square foot addition to the existing 106,000 square foot Corrigan warehouse facility. The site was originally approved by the Planning Commission in July of 1997. Since that time, approximately 3.5 acres have been added on the west side of the site, which includes the area proposed for the addition. This site, and those to the north, west, south and a portion to east are zoned I-1, and the remaining portion to the east is zoned I-2. The Future Land Use Map designates the land for Light Industrial uses. There are small woodlands on the front of the site between Grand River and the parking area. There is also a small woodland elsewhere. There are wetlands.

The biggest issue with this proposal is the parking. The proposed configuration requires three Findings to be made by the Planning Commission. The Applicant has provided an informal submittal of a revised plan that indicates that the Findings can be accommodated. The site needs to maintain the existing parking approved with the original building constructed in 1997, i.e., 71 spaces and sixty landbanked spaces. Additional parking necessary with this proposal is 77 spaces. The Planning Commission Findings can permit the Applicant to landbank any of the new required spaces for future use, if perhaps, the building’s use is changed and the parking demand becomes greater. This number is a total of forty surplus spaces. The Planning Commission can also permit the Applicant to provide up to 25% of their required parking spaces, or 19, to be landbanked. These could be added to the existing landbanked spaces. The Applicant would then be installing 18 additional spaces. The Applicant indicates that they currently have twenty employees and anticipate a total of 24 after the expansion. They have little or no walk-in traffic. The parking lot could meet their needs without providing all of the required parking at this time.

If the Planning Commission wishes to make the Finding that forty of the required 77 spaces be placed in the surplus area, the language must be included in the motion. The Planning Commission can also make a Finding that an additional 19 spaces can be landbanked, and this language must also be in the motion. The third Finding allows the Applicant to have parking in the front yard. These standards must be met to allow front yard parking in the I-2 District: the parking cannot take up more than 50% of the area between the right-of-way line and the building setback line; and the parking takes only a small portion. There is still a large open area being maintained. The Applicant must provide appropriate landscaping or a berm along Grand River. This has been included on the plan. If the surplus and landbanked spaces are provided, the site as a whole would have a minimum of 208 total parking spaces, 89 installed, 79 landbanked, and forty would be in a surplus area.

The Landscape Review indicates that additional perimeter and foundation plantings are required, unless a Waiver is granted by the Planning Commission. The Applicant responded that they intend to provide the plantings, so the Waivers are not being requested.

The Wetland Review notes that there are seven wetlands and a stream onsite, some regulated by Novi. One wetland and the stream are regulated by the MDEQ. The impacts to the regulated wetland require a City non-minor use permit and likely an MDEQ permit. This MDEQ application has been submitted and the rest of the wetland information should be provided with the Final Site Plan submittal.

The Engineering Review noted minor items to be addressed at the time of Final Site Plan submittal. The Applicant requires an adequate stormwater management facility, which the Civil Engineer is confident can be provided on the Final Site Plan submittal.

The Traffic Review noted minor items to be addressed at the time of Final Site Plan submittal.

The Façade Review notes the design meets the Zoning Ordinance standards; the expansion is proposed to be built of the same materials as are on the existing building. Ms. Reinowski provided a photograph of the site.

The Fire Department Review notes that a secondary access drive must be provided to promote fire apparatus access. The Applicant intends on expanding and paving the existing gravel drive to provide this access. This drive is along the west side of the site. A turn-around is required at the end of the drive, unless City Council grants a Design and Construction Standard Waiver. Given that there isn’t sufficient room for the turn-around, the Applicant will be requesting a Waiver, and the Fire Marshal has indicated he will support the request.

Steve Pyrkosz of Schonsheck represented the Applicant. He introduced Mike Corrigan. Mr. Pyrkosz said the issues come down to parking and the fire lane Waiver that will be sought from City Council. Corrigan’s greatest parking needs cap at about thirty spaces; there are currently 71 spaces on site. The Applicant will provide another 18 spaces as a part of this addition. Therefore, they seek approval for 19 landbanked- and forty surplus spaces. He confirmed that the Planning Commission received a copy of the informal submittal showing how the Applicant can provide those spaces.

Mr. Pyrkosz said the MDEQ Public Hearing timeframe expires next week; then the MDEQ will come on site for inspections. He is aware that the northerly wetland must be addressed. This wetland consists of a manmade tail that has been created by roof water runoff. This has created a swale that is now considered part of the wetlands. Corrigan now wishes to fill that in. Along the front of the building there are some wetlands that were created when the then-existing buildings were demolished and the mass grading wasn’t quite up to snuff. Now there are some pockets that have become regulated wetlands. Corrigan proposes to enhance the easterly wetland by adding some of the runoff from their existing sedimentation basin; this has been requested by the Wetland Consultant to address the drying out of that particular wetland.

Mr. Pyrokosz said that Corrigan will provide a secondary access. They have designed a fire lane in conjunction with the Fire Marshal. Due to the wetlands, the grades and the proximity of the building to the property lines, it will be impractical to put a proper turn-around at the end of the fire lane. The Fire Marshal and Corrigan have agreed that if the secondary access is put in and the proper lane widths are provided, this Waiver request becomes favorable.

No one from the audience wished to speak and no correspondence was received so Member Pehrson closed the Public Hearing.

Member Lynch felt that the Applicant and the Staff have agreed on the parking issues. This use is a warehouse which doesn’t require so much parking. Ms. Reinowski explained that there is an Ordinance provision for warehouses that don’t yield traffic; it is acceptable to grant surplus parking spaces and landbanking. The City is confident that the Applicant does not need more parking.

Moved by Member Lynch, seconded by Member Burke:

In the matter of the request of Schonsheck, Inc. for the Corrigan Worldwide Warehouse Addition, SP08-15, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Finding that a maximum of 19 additional landbanked parking spaces are permitted to be added to the existing sixty landbanked spaces, per the standards of Section 2505.16 of the Zoning Ordinance; 2) A Planning Commission Finding that a maximum of 40 surplus spaces may be provided on the site, per the standards of Section 2505.14.e.2 of the Zoning Ordinance; 3) A Planning Commission Finding that parking may be located in the front yard, as it is compatible with the surrounding development and consistent with the standards of Section 2400.h of the Zoning Ordinance; 4) The Applicant revising the plans to provide secondary access and an adequate turnaround for the fire lane, or the Applicant seeking a City Council Waiver of these standards; and 5) The conditions and items listed in the Staff and Consultant review letters being addressed on the plans prior to Stamping Sets; for the reasons that the plan is otherwise in compliance with Article 19, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance.

Member Burke asked the Applicant if he foresaw any issues with the MDEQ. Mr. Pyrkosz said that as of right now, he did not think there were problems. He said that Brooks Williamson has been contracted to work with the MDEQ employee; they have been in contact with one another. Filling in these little wetlands is not an issue because they are not part of the overall regional wetland system in the area. They are enhancing the water runoff design.

In the matter of the request of Schonsheck, Inc. for the Corrigan Worldwide Warehouse Addition, SP08-15, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Finding that a maximum of 19 additional landbanked parking spaces are permitted to be added to the existing sixty landbanked spaces, per the standards of Section 2505.16 of the Zoning Ordinance; 2) A Planning Commission Finding that a maximum of 40 surplus spaces may be provided on the site, per the standards of Section 2505.14.e.2 of the Zoning Ordinance; 3) A Planning Commission Finding that parking may be located in the front yard, as it is compatible with the surrounding development and consistent with the standards of Section 2400.h of the Zoning Ordinance; 4) The Applicant revising the plans to provide secondary access and an adequate turnaround for the fire lane, or the Applicant seeking a City Council Waiver of these standards; and 5) The conditions and items listed in the Staff and Consultant review letters being addressed on the plans prior to Stamping Sets; for the reasons that the plan is otherwise in compliance with Article 19, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

Moved by Member Lynch, seconded by Member Burke:

Moved by Member Lynch, seconded by Member Burke:

Moved by Member Gutman, seconded by Member Burke:

Moved by Member Wrobel, seconded by Member Gutman:

Moved by Member Burke and seconded by Member Gutman:

Moved by Member Gutman and seconded by Member Burke:

There were no Consent Agenda Removals.

Deputy Director of Community Development Barbara McBeth said this item was added to the Planning Commission Agenda at the request of Chair Cassis, who found an interesting article pertaining to youth involvement in the planning aspects of local government. A memo was provided to the Planning Commission regarding the efforts that are already underway with the City’s Youth Council.

Member Burke noted that the Planning Commission and the ZBA are both state-regulated, and he wondered whether this might affect involving the youth.

City Attorney Kristin Kolb said that the State Zoning Enabling Act Planning Enabling Act, the latter of which will take effect a little later this year, do specify the membership for the two boards. She thought there may be an opportunity to get the youth involved, not necessarily as a member of the board, but perhaps in an advisory capacity or perhaps on the sub-committees. They could not be voting members, but that does not preclude involvement.

Member Burke asked whether the State Acts are also the jurisdiction of committees. Ms. Kolb replied that she could not recall that the Acts regulate the sub-committees of the statutory bodies. The committees were created by the City through by-laws and policies.

Member Meyer noted that on Page 9 there is a section regarding Youth Planning Charrettes. It asks, "What can youth commissions achieve to help change the perception about the role that youth can and should play in the community? These commissions allow the youth to contribute in identifying issues and shaping policies that influence their quality of life and that of their peers. Their contributions can create change, and they learn to partner with adult decision makers. Undoubtedly, the experience of collaboration and partnership with adults strengthens a young person’s sense of self-worth as contributing members of the community, as their opinions are given credence and respect. Young people nurture their skills to navigate government systems, speak responsibly about issues, develop social capital and create solutions that work." Member Meyer works with young people and he recommends encouraging youth involvement in some way. He is fully aware that the youth would not have voting responsibilities. When he was on the school board years ago, that board’s youth member certainly felt as though he had input in their discussions. This is particularly true regarding the school’s review of adding Lacrosse to the sport schedule. One year later Novi won the State Championship. Member Meyer encouraged the Planning Commission to consider ways to implement this item.

Member Pehrson thought it was also worthwhile to look into how to involve the youth in all City activities. He said that the Planning Commission could look forward to discussing this at greater length upon Chair Cassis’ return.

There were no Supplemental Issues.

Member Gutman reminded the Planning Commission that the Annual Novi Parks Foundation Golf Outing is on August 7, 2008. He would love to see a Planning Commission team present.

No one from the audience wished to speak.

Moved by Member Gutman:

The meeting adjourned at 7:23 PM.

MON 06/09/08 CITY COUNCIL MEETING 7:00 PM

TUE 06/10/08 ZONING BOARD OF APPEALS 7:00 PM

WED 06/11/08 PLANNING COMMISSION MEETING 7:00 PM

MON 06/23/08 CITY COUNCIL MEETING 7:00 PM

WED 06/25/08 PLANNING COMMISSION MEETING 7:00 PM

FRI 07/04/08 CITY OFFICES CLOSED

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

TUE 07/08/08 ZONING BOARD OF APPEALS 7:00 PM

WED 07/16/08 PLANNING COMMISSION MEETING 7:00 PM

MON 07/28/08 CITY COUNCIL MEETING 7:00 PM

WED 07/30/08 PLANNING COMMISSION MEETING 7:00 PM

Transcribed by Jane L. Schimpf Signature on File

Customer Service Representative Angela Pawlowski, Planning Assistant Date

May 29, 2008

Date Approved: June 11, 2008