(248) 347-0475


Meeting called to order at 7:30 p.m. by Chairperson Weddington.


PRESENT: Members Canup, Capello, Churella, Csordas, Koneda, Piccinini, Chairperson Weddington


ABSENT/EXCUSED: Members Mutch, Watza


ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Assistant City Attorney Paul Weisberger, Landscape Architect Linda Lemke, David Wickens Environmental Specialist, Director of Planning & Community Development Jim Wahl, and Planning Assistant Kelly Schuler








Chairperson Weddington asked if there were any additions or changes to the Agenda? Seeing none she entertained a motion to approve the Agenda as presented.





Moved by Csordas, seconded by Piccinini, CARRIED UNANIMOUSLY: To approve the Agenda as presented.





Yes: Canup, Capello, Churella, Csordas, Koneda, Piccinini, Weddington

No: None










Member Capello announced he has received a petition from Willowbrook Farms Subdivision I signed by approximately 30 people. They objected to the proposed connection and extension of North Lebost Street to the proposed plan of Willowbrook Farms Subdivision I, II and III for the following reasons: 1) the proposed site is elevated higher than existing properties, concern was expressed with flooding; 2) the proposed detention and catch basin is located less than 300 feet from senior citizens nursing home; 3) additional traffic flow through the subdivision; 4) the proposed site calls for two boulevard type entrances and exists on Meadowbrook Road and one connecting to the existing Bethany Street, three entrances/exits are sufficient and a fourth is unnecessary.







Chairperson Weddington asked if there were any changes or corrections to the Regular Planning Commission Meeting Minutes of October 07, 1998?


Member Koneda referred to page 5, paragraph one, he explained that he intended to say that the burden of going to the ZBA fell upon the potential renter and the potential renter would have difficulty demonstrating a hardship since other properties were available in the City. Therefore, he thought that going to the ZBA was not an option.


Chairperson Weddington asked if there were any other changes or corrections? Seeing none she entertained a motion to approve the minutes.





Moved by Csordas, seconded by Churella, CARRIED UNANIMOUSLY: To approve the minutes of the Regular Planning Commission Meeting of October 07, 1998 as amended.





Yes: Canup, Capello, Churella, Csordas, Koneda, Piccinini, Weddington

No: None





Chairperson Weddington announced it was her pleasure to accept an award on behalf of the City of Novi. The award was granted by the Michigan Society of Planning Officials and Michigan Chapter of the American Planning Association to the City of Novi and Birchler Arroyo Associates for the Development Review Guidebook. She asked the Planning and Community Development Department to display it in the Department.


Chairperson Weddington also congratulated Birchler Arroyo Associates on their receipt of the 1998 award for Excellence in Small Town and Rural Planning.








Project located in Section 24 at the northeast corner of Grand River Avenue and Meadowbrook Road. The 55-acre site is zoned One-Family Residential District (R-4). Applicant is seeking Tentative Preliminary Plat and Wetlands Permit recommendations and Woodlands Permit approval.


Mike Kahm of Singh Development Company gave the Commission a few brief remarks about the development to put it into historic perspective. He stated they have tried to be very sensitive to the natural features of the property and design a subdivision around the natural features. He stated they are saving 61% of the regulated trees on the property and 58% of the regulated woodlands.


George Norberg of Seiber Keast & Associates stated the subdivision has 110 lots which all meet the requirements of the R-4 zoning except for lots 110 and 111 which will require variances that relate to preservation of the woodland areas. Sanitary sewer and water will be provided by connecting to the existing systems with in the City. Four detention sediment basins have been provided on site, each has been designed according to City standards and meet all of the requirements. There are four entrances to the sub, two located on Meadowbrook Road, the north is located across from Cherry Hill Drive, the south is a boulevard entrance located across from the Church driveway entrance. He stated there was a suggestion that the two streets that require a waiver be changed to U streets. Mr. Norberg stated he would prefer to leave them as eyebrows and he would be asking Council for waiver of that requirement. He stated none of the lots are located within a wetland with the exception of a small portion of Lots 98 and 99, where a small pocketed wetland is encroached upon. He intends to request a waiver from Council for that requirement as well. Total amount of fill proposed on the site is 0.12 acres. Mr. Norberg requested a positive recommendation to City Council for Tentative approval of the Preliminary Plat and wetland and woodland approval. He asked for a waiver for the 140' requirement for the depth of Lot 108 and explained that he would be seeking a variance from the ZBA for the front yard setback to increase it to 182'.


Rod Arroyo, Planning and Traffic Consultant did not recommend approval of the Tentative Preliminary Plat primarily for two reasons; 1) Lots 110 and 111 have a number of issues associated with them. They exceed to the 1 to 3 depth ratio that is specified in the Subdivision Ordinance. There are lot width problems as well. He stated to combine the two lots into one lot still would be non-conforming but would be less non-conforming and would be an alternative for consideration. 2) Lot 108 does not meet the 140' minimum depth standard. In summary, Mr. Arroyo did not recommend approval of the Tentative Preliminary Plat.


David Bluhm, Engineering Consultant stated water and sewer are servicing the site completely. There are public roads proposed throughout. Bishop Creek flows from north to south approximately through the center of the site. There is a fairly large wetland area and floodplain associated with the Bishop Creek as it courses through the site. From a topography point of view, most of the lots are elevated from 8' to 12' above the existing creek and the wetland. There are several areas of detention, the northwestern corner is detained in a basin south of the cul-de-sac, all of the basins have temporary sedimentation water quality controls, oil and gas separators and ultimately outlet to swales which lead to the creek itself. The southwestern corner of the site is contained in two basins, a wet basin adjacent to the creek and a basin adjacent to Meadowbrook Road near the site. He noted that 5' interior sidewalks are proposed throughout the site as required, the applicant is also providing an 8' bikepath along Meadowbrook frontage. He asked the applicant to provide a stub sanitary sewer out to Meadowbrook Road to service the accepted parcel to the south and to service the proposed senior center on the west side of Meadowbrook Road. The applicant will need waivers for the eyebrows. Mr. Bluhm stated Lot 43 has a fairly extensive flood plane area that would almost be imperative that the flood plane map revision be approved for that lot to be viable. He stated he would need to see the map revision approved prior to the Final Plat and building any homes in the development. There were a number of other minor comments, Mr. Bluhm felt the plan demonstrated engineering feasibility and recommended approval.


Mr. Arroyo reviewed the traffic review dated October 16, 1998. A traffic impact study was submitted as required. There two points of external access, the alignments are appropriate and the need for any improvements along Meadowbrook Road has been preliminarily addressed and will be addressed in more detail as part of Subdivision Engineering drawings. There are two stub connections to existing subdivisions as required per the City Ordinance. The applicant has provided a forecast of traffic to various approaches. It is estimated that approximately 10 trips would travel from the proposed subdivision through Willowbrook Estates during the highest hour of the day and approximately 80 trips over a 24 hour average weekday. The applicantís traffic consultant has suggested that it is likely that traffic will be generated from Willowbrook Estates and travel through the proposed subdivision to use the Meadowbrook access point. It is expected that the traffic coming from Willowbrook Estates will be roughly equivalent to the amount of traffic coming from the proposed sub. The only intersection that is having a problem currently is the intersection of Ten Mile and Meadowbrook which is on board for signal improvements by the County installing a SCAT signal which will add left turn signal phasing and will improve the level of service. There are eyebrows that do not meet the Cityís standards for dimensions. Mr. Arroyo suggested that they be elongated to create U streets which are allowed within the Design and Construction Standards. The other option would be to eliminate the islands within the eyebrows and modify the size to conform with the City standards. Mr. Arroyo recommended Tentative Preliminary Plat approval subject to the items being resolved and preferred that they be corrected prior to going to City Council.


Linda Lemke, Landscape Architect thought Mr. Kahm has made an honest attempt to come up with alternatives to save additional areas of woodlands and additional trees. Because of the unique system, the alternatives presented are still not enough to prevent an overwhelming negative impact onto the environmental area. It is an area of about 22.5 acres and almost all of the woodlands are extreme high quality. What makes it even more unique is that it follows a creek system and encompasses all of the wetland areas involved with it. It is an isolated area with a lot of wildlife habitat within it, it is not part of the Wildlife Habitat Master Plan. It is composed of a dual species climax forest types of beech, maple and oak hickory, in other words it has taken hundreds of years for these communities to grow up and become an ultimate growth that a woodlands area can become. The under story is stable throughout most of the woodlands. Everything is regulated in the area. Ms. Lemke stated the design alternatives are limited, however, the ones that apply are the Subdivision Open Space Plan. There are not enough woodlands or wetlands per site acreage to consider using the Cluster Option and the zoning does not allow for the Preservation Option. Ms. Lemke stated she would recommend that the City purchase the site however, there was no mechanism in place to do so. The petitioner has looked into the Open Space Option and has not used it and has not found that it fit comfortably with the particular goals for the site. The applicant was interested in looking at the Preservation Option and other options, however, they were not available because of the restrictions within those options. Ms. Lemke pointed out that the woodlands have value as an important stream habitat and a buffering area and it adds to the water quality. The proposed development removes approximately 8 acres of the 15 acres of upland woodlands. By the reduction of the natural areas and tree cover the affects of sedimentation and run off into Bishop Creek will greatly increase and will change the quality of the Creek. Ms. Lemke also believed that there would be negative impacts on the existing fish and animal habitat and the remaining woodland system would be severely impacted by the removal of the woodlands. She did not have a problem with the cul-de-sac variance. The only alternative was to reduce the number of lots. She stated she would like to see them drastically reduced, however, she would be comfortable with 4 to 5 lots being reduced as it will reduce a lot of the affects on the immediate river system. Ms. Lemke stated there were a number of items that needed to be addressed as well as conditions. She did not recommend approval of the plan.


David Wickens, Environmental Specialist stated a Soil Erosion Permit will be required for the project because an earth disturbance is being proposed within 500' of the Bishop Creek and the total amount of disturbance is greater than 1 acre. Best Management Practices shall be implemented during construction. Silt fence would be installed and maintained at the base of all slopes and disturbances and at the edge of all disturbances adjacent to sensitive areas. The plan displays conformance for Preliminary approval, therefore, Mr. Wickens recommended approval from a soil erosion standpoint.


Mr. Wickens stated he has also reviewed the plan for conformance with the Wetland and Watercourse Protection Ordinance. The Bishop Creek flows through the project. There is a large wetland system and a smaller wetland system to the north. The project requires a Wetland Permit because the applicant proposes to cross the Bishop Creek in the north and at the south, they also propose to install a box culvert at both stream crossings. Four sedimentation and detention basins are proposed, they will discharge storm water at an agricultural rate to the wetland and stream. The applicant proposes to construct 0.12 acres of wetland mitigation to be placed south of Bloomfield Court, west of Lot 110. Mr. Wickens recommended approval of the Wetland and Watercourse Permit based on the following conditions: 1) require setback restoration in all areas where the applicant proposes to encroach on the wetland buffer; 2) require water quality basin conversion from sedimentation basin; 3) review of plan during Final Site Plan for minimization of stream crossing impacts; 4) detention and sedimentation basins located throughout the site are reviewed for Best Management Practices. Mr. Wickens stated a Michigan Department of Environmental Quality Permit must be obtained by the applicant prior to City Permit issuance. He stated wetland B encroaches into Lots 100 and 101, he stated for it to be approved a variance, it would have to be sought from the City Council. Mr. Wickens recommended approval of the Wetland Permit.


Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states the above plan has been reviewed and approval is recommended with the following items being corrected on the next plan submittal; 1) all roads are to be paved prior to construction above the foundation; 2) item #2 of the Fire Department notes is not acceptable.


Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.


Sheldon Schwartz, 24461 Willow Lane expressed concern with proper drainage, flooding due to the amount of cement and asphalt that will be used, water detention and sediment basin which is located less than 300' from a senior citizen nursing home, and additional traffic.


Carmen Dell, 24466 LeBost lives in the last house on the dead end street, therefore, it would really affect her. She expressed concern with traffic due to the fact that the subdivision does not have sidewalks. She saw nothing but problems ahead and suggesting making it an emergency access only.


Kenneth Parker, 24444 N. LeBost expressed concern with traffic and the fact that there are always a number of people walking and children playing outside. He stated the subdivision has not been kept up-to-date and has not been asked to become involved.


Genevieve Burke, 24470 Willow Lane expressed concern with the wetland because her backyard drops down, she was concerned that her yard would become flooded.


Jeff Hatton, 24481 Willow Lane stated part of being a Community is to have nice neighbors. He stated his property backs up to the proposed subdivision. He was hopeful that there was an alternate plan to put a park in the area. He stated the roads in the thoroughfare of LeBost that are being considered to be opened up are very narrow. He stated the roads were used by senior citizens and children who catch the bus and the additional traffic would jeopardize their safety. He was hopeful that there was an alternate route to get into and out of the proposed sub to provide for a safer neighborhood.


Chuck Pierce, 24341 Willow Lane stated he stands at the bus stop with his son every morning. He differed with the assessment that the traffic would be marginally different. He stated his seven year old son would not do very well dodging 200% more traffic.


Dennis Suenxonis, 40890 West Ten Mile Road reiterated the comments of the residents and was opposed to the street connection and possibly the development. He represented the Willowbrook Homeowners Association and presented the Commission with a form letter from the Officers and Board of Directors who were in opposition of extending LeBost or any other streets into the subdivision. He provided the Commission with some pictures of flooding in his yard, the street, Ten Mile Road, and the sidewalk which went on for a year and wondered if this could eventually happen to the families that live on the end where the new development is proposed to take place.


Bob Wilkins, 23803 Ripple Creek Road Director of the Willowbrook Association was struck by the issues of the new Ordinances as they impact on subdivision building and things that were not thought about 30 to 40 years ago. He stated adding additional cars would only increase the danger. He thought the Commission should give serious consideration to if it was a good way to create an emergency exit?


Charles Thompson, 24445 LeBost did not think it was a good idea to open LeBost up to the new subdivision. He stated there was no where else for the children to play and it was currently not really safe and it would only make matters worse.


Chairperson Weddington asked if anyone else would like to address the Commission? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.


Chairperson Weddington asked Mr. Arroyo to address the difference between a 60' R.O.W. and a 22' pavement road.


Mr. Arroyo stated local streets within the City of Novi generally have a 60' R.O.W. which is a standard width. The width of the road can vary within the 60' R.O.W., the City standard is a 28' back to back curbed section.




Member Canup asked if there was a reasonable way to address the problem of the three problem lots?


Mr. Arroyo stated two lots were flag lots because they were too narrow up front and widen toward the rear, they also do not meet the width to depth ratio, the other lot did not have sufficient depth. He stated there were two options for the lots that are excessively long and not wide enough. He suggested to consider combining them into one lot.








Moved by Canup, seconded by Churella, CARRIED (5-2): To send a negative recommendation to City Council for Willowbrook Farms Subdivisions #2 and #3 SP97-45B on the Tentative Preliminary Plat due to the negative recommendations from the Consultants.





Member Churella suggested open space planning stating that there were a lot of natural resources that could be preserved.


Member Koneda stated he would support the motion because he believed there were Ordinances in place specifically to protect pieces of property such as this. He was concerned that enough protection was not being provided along Bishop Creek, he was also concerned about the water run-off that would run into the existing upland woodlands and the affect that it will have. He thought the plan needed a lot more work as he was not happy with it.


Member Capello stated the Commission could not table the matter, however, if the applicant requested it of the Commission, it would be acceptable. He asked the applicant if he wished to do so or if he wanted to move ahead to Council with the current motion.


Mr. Kahm stated he preferred to go to Council.


Member Csordas asked Ms. Lemke to clarify her comments regarding the removal of five (5) lots .


Ms. Lemke stated she said that she would be more comfortable with the lots being removed.


Member Csordas asked for any information regarding the subdivision to the south, specifically in regard to lots 60, 59, 52 and 51 and asked if they were built in a flood plane?


Mr. Bluhm stated elevationally, they were not built in a flood plane. He explained that the flood plane line extends to the west of the lots, therefore, it did not appear that they were in the flood plane at all. He stated there is the potential that years ago, some of the houses could have been built in the flood plane, however, more than likely, the houses were elevated above the flood plane but the lots may be contained in the flood plane.


Member Piccinini asked Mr. Bluhm to elaborate on the drainage regarding the engineering and water run-off.


Mr. Bluhm stated the LeBost extension road will fall from Scarborough Lane down to the south to the end of LeBost. There some improvements on the plan that will mitigate it to its fullest extent. Mr. Bluhm stated he would like the applicant to put a gutter in, to carry water from Scarborough Lane across LeBost to convey it away from LeBost. He stated this should eliminate any flooding potential.


Member Piccinini asked Mr. Bluhm to elaborate on the dry detention basin.


Mr. Bluhm explained that a wet basin is one that has permanent standing water in it and the elevation of the water changes for detention purposes. The dry basin is elevated slightly higher and will only hold water during a storm event. The pipes surcharge, the water backs up into the pipes and forces itself out into the basin. Once the storm water has the ability to move back through the pipes, the basin recedes and all of the water is removed from the basin.


Member Piccinini asked if the health problems with mosquitos and animals in that area were pretty unlikely in that area?

Mr. Bluhm answered, because it was a dry basin he felt it was pretty unlikely, especially if a positive grade across the slope was maintained to enable it to completely dewater. He stated it would be very much like a park-type situation.





Yes: Canup, Churella, Csordas, Koneda, Weddington

No: Capello, Piccinini





Moved by Canup, seconded by Koneda, CARRIED (5-2): To deny the Woodlands Permit and send a negative recommendation to City Council on the Wetlands Permit for Willowbrook Farms Subdivision #2 and #3 SP97-45B.





Yes: Churella, Csordas, Koneda, Weddington, Canup

No: Capello, Piccinini





Project is located in Section 11 on the east side of Novi Road between 12 Mile and 12Ĺ Mile Roads. The 2-acre site is zoned One-Family Residential District (R-4). Applicant is seeking Preliminary Site Plan, Special Land Use Permit and Woodlands Permit approvals.


Brian Geer of Mannik & Smith, Inc. introduced Paul Perko of Oakland Hills Memorial Gardens. Mr. Geer stated the conditions of the Consultants letters could be addressed at the time of Final Site Plan with little problem. The traffic issue appears to be resolved as a new access point was being created 1,600' from 12 Mile Road. There will be a new access put in across the street for Society Hill. There will be a septic system put in to the north of the parking and proposed office building. There will be a 12" waterline extended from the office building to the north to tie into an existing 16" near 12Ĺ Mile Road. Mr. Geer stated it would be moved closer to Novi Road to minimize the impact on the wetlands buffer to the north. Storm drainage will be directed to the east to an existing pond, all necessary temporary erosion control measures will be taken to reduce or alleviate any problems with erosion or sediment. Mr. Geer requested a recommendation of approval for the Preliminary Site Plan, Special Use Permit and a Woodlands Permit.


Rod Arroyo, Planning and Traffic Consultant stated the entrance on Novi Road will be the primary entrance and will also provide access to the proposed office building associated with the cemetery operation. There are specific Special Land Use standards for a cemetery located within a residential district and the application meets the standards. Mr. Arroyo recommended approval of the Special Land Use and Preliminary Site Plan.


David Bluhm, Engineering Consultant stated the applicant is proposing to extend a 12" water main adjacent to Novi Road approximately 500' from the north there is a stub that will service the site as well as any future development along the location. There is an existing 36" watermain, however, it is the Cityís main transmission line and the City is discouraging direct taps to that line. There is a septic field proposed, therefore no public sanitary service is proposed for the site. The applicant will provide drainage swales off of the parking areas. The swales will be required to be grassed and provide some water quality and sediment benefits. The storm water for the site is directed to the south to a large ponded area that was constructed with the proper part of the cemetery. There are controls in the pond that provide detention for that area, however, he asked that the applicant provide some additional justification of it. The driveway is paved, it extends to the south and then wraps around to connect to the existing private drive. Mr. Bluhm stated the applicant would need to address the storm water off of the curbed section, he stated they would have to provide some additional water quality benefits at the outlet point and felt it could be done at the time of Final. Mr. Bluhm felt the plan demonstrated engineering feasibility and recommended approval.


In regard to traffic, Mr. Arroyo stated there was an estimated trip generation of 650 trips during an average weekday and 225 trips during the p.m. peak hour. There is one point of access. Mr. Arroyo recommended approval of the Preliminary Site Plan.


Linda Lemke, Landscape Architect stated the applicant barely encroaches into the edge of the woodlands with the proposed entrance and the road that goes to the north. The applicant has moved the southerly driveway to the west 20' so it is closer to the 18" tree. Ms. Lemke recommended approval of the Woodlands Permit and stated there were a number of items that would need to be looked at during the time of Final as well as her normal five (5) conditions for Woodlands approval.


In regard to Conceptual Landscaping, she recommended approval. She stated there were a number of items that would need to be addressed at the time of Final. She pointed out that the parking vehicle use areas require a 36" berm, she stated she needed more information regarding it. However, she requested that the applicant provide additional shrubs. All of the landscaping has been provided to break up the expansive paving for the site. There are a number of items that need to be provided for the Landscape Plan requirements and it would be reviewed. Ms. Lemke recommended approval.


David Wickens, Environmental Specialist stated the project falls under the Minor Use Permit category of the Wetland Ordinance. He stated the plan could be reviewed Administratively by the office. The applicant proposes to place a watermain through a portion of a wetland pocket located along Novi Road. He stated he was waiting on some revised plans to be submitted in which the six (6) items needed for approval would be addressed.


Doug Necci of JCK announced the applicant was in full compliance, therefore, there was no need for a Section 4 Waiver.


Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states the above plan has been reviewed and approval is recommended with the following items being corrected on the next plan submittal; 1) the proposed hydrant shall be relocated so that it is within 175' (hose laying distance from fire apparatus) of the building. The hydrant shall be at least 7' but no more than 15' from the back of the curb.


Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.


Debbie Bundoff expressed concern with the Babyland and Single Adult grave sites being closely located to the new proposed office building and its new road into the cemetery. She asked how far away the road would be located from the current grave sites? She stated the cemetery generates a lot of traffic. Currently, she stated some visitors park in the road because there are grave sites very close. She stated if this was to be the only entrance, there are grave sites to the north of the Babyland sign and if the road is to be moved 15 to 20', how close will it be to the sites? In regard to a letter about the flood plane, she stated in a 1993 revision of the FEMA, she asked if it used to be a different class other than the class C as currently listed? She asked why it changed and asked if it had something to do with the properties adjacent to the land flooding because of a drainage change? She expressed concern with the retention of the current entranceway. She asked if the property was contiguous in the sidwell adjacent to the two acres and would there be any differences in restrictions if the office land was zoned for Office? She asked what the differences were.


Chairperson Weddington asked if anyone else would like to address the Commission? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.


Chairperson Weddington asked the applicant to address the proximity of the road to the grave sites.


Mr. Geer stated the road has been moved closer to the existing graves. None of the graves will be covered. The closest ones are approximately 10' to 15' away. The proposed road is at 28' with a 2' curb. The curb was put in to minimize the impact on the southern area and eliminate the need for the swale.


Mr. Perko stated there would not be any change in sales from the current operation. He stated the current office is too small and the proposed office will allow sales and administrative staff to be housed under one roof. In regard to the easement on the graves, the main drive has a 3' easement from the edge of the road to the graves and it would never be less than that.





Moved by Csordas, seconded by Churella, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan, Special Land Use Permit, Woodlands Permit approval to Oakland Hills Memorial Gardens SP98-24A subject to all of the Consultants conditions.





Member Canup asked Mr. Arroyo to clarify if the corner had been removed from the overall parcel of property?


Mr. Arroyo stated it was his understanding that when the former cemetery owner sold the property to the current owner, he retained the corner piece at 12 Mile Road and Novi Road, therefore, it will no longer be a part of the cemetery operation.


Member Canup thought by closing the main entrance, it was a betrayal of the trust for the people who have purchased grave sites in the cemetery. He did not think it was a very honorary thing to do. It was his understanding that it met the Ordinances, however, he thought it betrayed the trust of the people, he was very dissatisfied about it.


Member Capello asked if there was an approved parcel split to break of the corner parcel?


Dennis Watson, Assistant City Attorney did not know. He stated if only a portion of the property was transferred during the sale then there would have been a parcel split, however, he has not examined the assessors records or checked to see if that was the case.





Yes: Churella, Csordas, Koneda, Piccinini, Weddington, Canup, Capello

No: None





Project is located along the northwest corner of 13 Mile and the proposed M-5 Connector, east of Meadowbrook Road. The 34-acre site is zoned Residential Acreage (RA). Applicant is seeking Preliminary Site Plan, Special Land Use Permit, and Wetlands Permit approvals.


Calvin Ratz, Pastor of Brightmoor Tabernacle introduced Rev. Doug Rind, Chairman of the Development Committee, Rev. Tim Gambino, Administrator of the School, Chris Macky, Architect, Brad Cosuba, Wetlands Consultant, Rasid Hateem, Civil Engineer, Mrs. Jerry Van Houghton and Mr. Conrad Stouch, members of the Development Committee.


Mr. Ratz gave some background information on the church. He stated due to financial reasons, he will be building in stages and has been asked to submit the initial phase. He stated the first phase is designed to allow for further expansion according to a Master Plan. The church does not intend to use the entire area of the site for the church and school, he explained that the plan was to develop the northern portion of the property for single family housing. He stated the Agenda refers to the site as a 34 acre site, he clarified that it is a 103 acre site and did not know where the number 34 came from. He stated last June an informal information meeting was held with several hundred residents in the area and an overwhelming positive response was received from all who attended.


Chris Macky stated the type of use requires a large area that is contiguous for a large building and the parking. He stated there was a large wetland area in the south central portion of the site which is substantially low grade of Thirteen Mile Road. There is also a very large woodland at the northern end of the site. Another concern is the proximity of the site to M-5 and Thirteen Mile Road for safety reasons and the topography, which limits the site access to the western end in order to have proper distance from the intersection. He stated there was an area to the north that was being maintained to allow for parking expansion. Mr. Macky stated they were trying to preserve the woodlands and wetlands by locating the building in the upland area, skirting around the wetlands and woodlands. He stated they were also trying to preserve as much of the northern end of the site for a future development that is not necessarily associated with the church. He stated there is a portion of a wetland which would be traversed with the entrance drive along the west side. The portion of the wetland being impacted is a small finger that goes off to the east to a larger off site wetland. That wetland was sighted to be significant because of storm water retention. The portion of the wetland being impacted is not a part of the main body of the wetland that would be for storm water detention. The storm drainage does not affect the overall hydrology of the site nor the drainage patterns. In addition, Mr. Macky stated they propose to compensate it with creating a wetland on the site, adjacent to a more stable wetland. The second portion of the wetland concern is the northern most finger of the large wetland as it approaches the parking lot. Due to grading the northern end of the wetland needs to be filled. Mr. Macky stated alternative schemes had been looked at for developing the site, however, in order to stay out of the wetlands, it would constrict the amount of area at the front of the site to develop for the church and parking, therefore forcing it back towards the woodlands.


Rod Arroyo, Planning and Traffic Consultant stated the site was 103 acres, approximately 34 acres of the property is being developed. The site is located at an intersection that is currently being constructed, M-5 and Thirteen Mile Road. He could not recommend approval of the Special Land Use and Preliminary Site Plan application owing to two items. 1) Special Land Use standard that applies to churches that are located within the RA District and relates to front yard parking. He stated the applicant proposes a parking field in the front yard and per the Special Land Use Standards, front yard parking is not permitted. Mr. Arroyo stated the applicant can either relocate the parking or seek relief from the ZBA. There are two points of access shown, the applicant has identified that they would eventually like the main entry to be dedicated as a public road. Off street parking standards have been reviewed and adequate parking is provided. 2) The building height - In the RA District, a structure cannot exceed 35'. The height of the development is at 60' which substantially exceeds the maximum. The applicant has indicated that he will be approaching the ZBA to attempt to obtain a variance. Mr. Arroyo stated there were some minor changes that needed to be made regarding the width of some parking stall aisles which can be addressed at the time of Final.


David Bluhm, Engineering Consultant stated the applicant proposes public water extension to be constructed along the north side of Thirteen Mile Road from Meadowbrook Road across to their site. The City of Novi has constructed a casing pipe under M-5 for a future water main extension to the east and north to complete a loop. The applicant will extend the water main north into their site, looping around the site and back down to Thirteen Mile Road. Fire hydrants will service all sides of the site. The applicant proposes a sanitary sewer which will gravity drain to a pump station located at the corner of the approach and Thirteen Mile Road. The pump station will then have an associated force main to it which will direct the flows to the west and then down south on Meadowbrook Road to an existing sewer. It is intended to be a temporary measure as there is no public sewer in that area.


In regard to the topography, the north half of the site is very rolling with a lot of isolated wetland pockets and has very steep terrain in some areas. The southern half of the site generally drains from the northwest to the southeast to the large wetland. The applicant proposes to elevate the developed portion along the western edge of the wetland and along the south edge. A publicly designed and constructed roadway is also proposed to be extended which will be privately maintained. The applicant is proposing to take the western half of the development via storm sewers into a large constructed temporary sedimentation permanent water quality and detention basin. It will outlet across the driveway and across a short swale into the existing wetland. For the majority of the parking at the rear of the site, there is a proposed basin across the neck of the wetland which will provide temporary sedimention, water quality and storm water detention, it will then outlet to the south and into the wetland. The wetland system then extends to the southeastern corner of the property and then extends to the south into the county drain. 5' concrete sidewalks are proposed along Thirteen Mile Road frontage. An ingress/egress easement will be required to provide proper emergency access for the site. Temporary pump station and force main will be left in place, there will need to an agreement entered with the City of Novi to allow it to be there on a temporary basis. The applicant will be asked to extend a dry public sewer across the frontage of the site, the City of Novi has plans to take that sewer, extend it to Pontiac Trail and Haggerty for the ultimate outlet for sewer. Mr. Bluhm noted that the water main extension along Thirteen Mile Road appears to be in areas where R.O.W. may not exist through the entire length. He stated the applicant will have to address easements as necessary through those areas to bring the watermain extension from Meadowbrook Road. Curbing will also be required around all of the driveway areas. The storm sewer shown near the emergency access drive will need some revisions. Mr. Bluhm stated he would like to see the applicant relocate the existing 8' bikepath due to the severe grades that exist in the area. Mr. Bluhm stated the plan demonstrated engineering feasibility and recommended approval.


Linda Lemke, Landscape Architect stated no regulated woodlands will be impacted, therefore, no Woodlands Permit will be required for the plan. She stated the trees to be saved outside of the regulated woodlands will need to show protective fencing on the plan. She stated the plans will need to be viewed for Final and a fence maintenance bond and woodlands inspection fee will be determined at that time. Ms. Lemke recommended approval of the Conceptual Landscape Plan. There still needs to be additional shrubs added in the detention basins along Thirteen Mile Road adjacent to the parking lots underneath the deciduous canopy trees. Ms. Lemke stated she would like to see more use of perennials and ornamental grasses at the time of Final to provide greater visual interest for the large site. The planting buffers meet the requirements. The site abuts R-2 to the north and west and would require a 4' 6" planted berm, however, there is existing heavy vegetation. Ms. Lemke had a number of items that would be reviewed for Final Site Plan submission and she recommended approval.


Mr. Arroyo stated there were two points of access. He clarified the need for an easement. He stated because the access is proposed to eventually be dedicated as a public road and could be extended to the north, there is a second point of access which would basically provide two points of access to the point. He stated if the property were to be sold off and it were a dedicated road, there needs to be a dedicated easement in favor of the City that would allow the City, for emergency access purposes, to cross through the property to get to the public road. He suggested that a condition of Final Site Plan approval be that an easement be granted that would allow for emergency purposes. Mr. Arroyo stated a traffic study was submitted as part of the development. The recommendations for improvements to Thirteen Mile Road include extending a center turn lane along the two access points and connecting the two with a full deceleration lane that would serve as an acceleration lane for the first entrance and a deceleration lane for the second entrance. These issues can be addressed at the time of Final. Mr. Arroyo stated the project can be expected to generate approximately 385 trips during the morning peak hour and 146 during the afternoon peak hour. He stated there were some minor parking lot issues that could be addressed at the time of Final and recommended approval of the Preliminary Site Plan.


David Wickens, Environmental Specialist stated due to the nature of the proposed impacts, Planning Commission approval is required for a Wetland Permit. The entire site contains 13 wetland pockets, 9 of the pockets are located within the proposed phase for development, 4 of the pockets are considered Regulated by the City of Novi, 1 is possibly Regulated by the State. He spoke in regard to the 4 Regulated pockets. Wetland 1 is located on the southeast portion of the site and extends off site to the south, 1.42 acres is contained on site. Wetland 2 is located in the southwestern portion and extends off site to the west, approximately 0.31 acres is contained on site. Wetland 3 is 1.32 acres, the applicant is not proposing any impact to it. Wetland 4 is located north of the proposed parking lot, no impacts are proposed. The applicant proposes to fill 0.1077 acres of Wetland 1 to allow construction of a slope east of the church parking lot. The applicant proposes to impact 0.31 acres of Wetland 2. Mr. Wickens stated the plan was not in keeping with the Ordinance Section 12.174A2, Section 12.174A3, and Section 12.174A7. He believed the plan was not in compliance with those three items of the Wetland and Watercourse Protection Ordinance. Regarding Wetland 2, he believed that the drive could be shifted to greatly reduce the amount of wetland impact. He believed there were feasible and prudent alternatives to the amount of fill. Mr. Wickens did not recommend approval of the Wetland Permit.



Doug Necci of JCK stated the project consists of approximately 45% brick 60% EIFS and 5% spandrel glass and all percentages are in full compliance with the Facade Chart, therefore, approval is recommended. Mr. Necci stated the issue of height is not technically part of the Facade Chart, therefore, he had not made a recommendation on that matter. He stated the 60' bay is on an internal portion of the building and the impact of the height is somewhat lessened by the fact that it is fronted by lower bay portions of the building. Mr. Necci thought from an aesthetic point of view, the mass of the building has been nicely addressed by the architect. He felt that the applicant has made a strong effort in softening the impact of the height of the building.


Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended.


Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Pubic.


Norman Steel, 15628 Goldwin stated even though it was not his first choice of what he would have liked to see developed to the east of him, he believed the applicant had the right to develop and hoped they would do a nice job. He expressed concern with how it would affect his land. He was afraid that he would get land locked if a street was not provided for access because of the severe wetland to the rear of his property. He asked that the Commission carefully look over the plans to make sure he was not land locked.


Chairperson Weddington asked if anyone else would like to address the Commission? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.





Member Capello asked Mr. Bluhm regarding the 0.31 acre wetland fill, how did he propose that the road would meander around the wetland so it was not impacted?


Mr. Bluhm stated from a building setback point of view it would be an issue. He explained that he looked at it strictly from an engineering point of view and meeting the horizontal curvature requirements that a public roadway would have to meet, which is a 230' centerline radius. If the applicant were to come directly off 13 Mile Road with 100' perpendicular section of road, put a radius in and arc around the wetland and meet back at the northern point with the proposed road, it could miss 95% of the proposed impact. It does not address the setback issues, if the setbacks are measured beyond the R.O.W., it would also be an issue. From a road design point of view, the applicant could meet the road standards and miss 95% of the wetland.


Member Capello asked if the applicant received plan approval with the road going around the wetland, would the issue of the setbacks only come when they attempted to dedicate the road to the City?


Dennis Watson, Assistant City Attorney answered, yes.


Member Capello asked if it would affect the building?


Mr. Watson stated it would not affect the building now, however, if there was a dedication, it would make the building a non-conforming structure which might affect expansion or alterations to the building.


Member Capello asked the applicant if there would be any objection to meandering the road so that it would go around the wetland?


Mr. Ratz answered, yes. He explained that the future plans for the building include additional classrooms off of the end of the building. He stated moving the road would seriously curtail the expansion possibilities on that portion of the building. He stated when moving it back to the north, it would encroach on the area being reserved for future parking


Member Capello stated the only real problem he had with the plan was the front yard parking. He stated it was not allowed in the District and even though the applicant could go to the ZBA for a variance, he was not inclined to approve the Site Plan with front yard parking. He asked if the applicant had any alternatives?

Mr. Ratz answered the way the building is set up, the church function is on the northern end of the building, the school function is on the southern end. The parking on the southern end is intended for use by the school and this was how he intended to approach the ZBA. He pointed out that the parking is about 235' from the R.O.W., it is screened with the required landscape berms, it has landscaping in front.


Member Capello asked if the parking could be moved along the side of the building toward the front as opposed to right in the front?


Mr. Ratz did not feel it was an option to put the parking along the west side in the event that the road becomes public. He stated the east side has a grade that rapidly drops off toward the wetland.


Member Capello asked if any thought was given to the design of the building so that the school and drop off area was not put in the front?


Mr. Ratz stated since church parking could not be located in the front, the alternative was to have the school area in the front. He stated he chose to put the school on the downward side of the hill so the school traffic would be separated from the church traffic.


Mr. Macky stated in the designing of the footprint was configured in several different ways. He explained that the school was put on the west side as well as the east and north sides, however, the topography is very hilly and it seemed to work best with the school on that side.





Moved by Capello, seconded by Piccinini: CARRIED UNANIMOUSLY: To grant Special Land Use Permit, Preliminary Site Plan approval and Wetland Permit approval to Brightmoor Tabernacle SP98-28A subject to all of the Consultants recommendations and comments as well as the ZBA granting the variances required for height and front yard parking.





Member Capello did not feel that either of the two parcels of wetlands were of any significance and he did not feel that filling them would impact any of the surrounding wetlands. He did not feel that it would create any flooding or ponding on any of the adjoining property owners.


Member Churella asked what type of impact, if any, would filling the wetlands have on any underground water?


Mr. Wickens stated he could not speak to subsurface flows, however, the applicant is proposing to mitigate onto an isolated wetland pocket that he did not believe to be considered regulated by the City of Novi. He did not agree with the way the applicant is utilizing the mitigation option as a way to unnecessary fill a wetland and to justify it by regulating it. He thought mitigation should be used as the final alternative when the impacts are deemed unnecessary for development. He disagreed with where and why the applicant was mitigating.


Brad Cosuba, Wetland Consultant of Brooks Williamson Associates agreed with Mr. Wickens. He stated the actual function of the wetland exists as storm water off site, he stated the off-site finger does not serve as that same purpose. If it were to be filled, it would not take away the function of the wetland.


Mr. Watson recommended that the Commission remove from the motion, the condition that there be no mitigation. He stated the Commission is established over a period of time, following the rules and regulations of the MDNR and MDEQ as to wetlands mitigation. The regulations call for mitigation under these circumstances. He stated if the Commission desires to stop doing so, he suggested that Ordinance changes be proposed through the Environmental Committee. He stated it should be done on a uniform basis establishing standards and criteria. He recommended that the motion be amended to withdraw that portion.


Member Capello stated it seemed that most of the consultantsí report had to deal with other alternatives as opposed to filling the wetlands. In reviewing the plan and speaking to the applicant, he did not see that there were other alternatives that were reasonable or feasible. He stated the report did not give him any substantive information relative to the quality of the wetlands. He stated there recently was an opinion from the MDEQ that they did not require any mitigation. In regard to policies and procedures, Member Capello stated the MDEQ did not require mitigation in every circumstance, therefore, he did not feel that the Commission had to either.


Mr. Watson suggested that Member Capello bring the letter to the Environmental Committee for review to find out what the circumstances were in that given case. He suggested that the circumstances were not the same as in this case. He stated the MDEQ has cut offs for when mitigation is and is not required. He stated to base it on a letter that is not before the entire Commission and change the practice of dealing with wetlands was a terrible way of doing it.


Member Capello did not think the Commission was changing its practice in dealing with wetlands, he stated every wetland and every situation is taken on a case by case basis and a determination is made. He stated in the past, anytime anybody saw some vegetation that might be wetlands or some ponding, the developer was required to build a swamp somewhere else. He felt it was not right, however, he felt the two wetlands did not need to be dug up and replaced somewhere else.


Member Koneda stated the Environmental Committee was looking at an Ordinance revision that would make the actions taken on wetlands mitigation more consistent on every parcel. He thought it was scheduled to come before the Commission soon. He stated since the applicant has offered mitigation, he thought the offer should be accepted. In regard to Wetland 2, he agreed with Mr. Wickens that mitigation should only be used as a last resort. He felt that Wetland 1 could be completely avoided and therefore thought the motion should be amended.





Moved by Koneda, seconded by Churella, CARRIED (4-3): To amend the motion to delete the exception of mitigation and to require mitigation as previously proposed.





Yes: Koneda, Weddington, Churella, Csordas

No: Piccinini, Canup, Capello





Yes: Csordas, Koneda, Piccinini, Weddington, Canup, Capello, Churella

No: None


Chairperson Weddington announced the Commission would take a brief recess.












An Ordinance to amend Subpart 28-6(4)e of the Novi City of Ordinances to permit interior illuminated translucent channel letter signs and interior illuminated box signs on business walls having frontage on a major thoroughfare, and to provide certain sign permit application requirements.


Doug Necci of JCK stated the amendment is returning the standard for signs for buildings in TC-1 on a major thoroughfare to what the requirement was prior to the adoption of the new TC-1 Sign Ordinance. He stated the Ordinance has been amended to say, buildings in TC-1 which are on a major thoroughfare can have illuminated signs. Market Street and Main Street will remain under the new standard which is board type signs, goose neck lighting, neo traditional style of signage.


Dennis Watson, Assistant City Attorney added that there was a minor change dealing with the providing of an application and certain information when a request is made for sign review.


Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.





Moved by Capello, seconded by Csordas, CARRIED UNANIMOUSLY: To send a positive recommendation to City Council to adopt the Text Amendment 98.100.23





Yes: Piccinini, Weddington, Canup, Capello, Churella, Csordas, Koneda

No: None








Project is located within West Oaks II shopping center, on the south side of Twelve Mile Road, west of Novi Road and east of Donelson Drive. The 53.742 square foot building addition is located in the Regional Center District (RC). Applicant is seeking Preliminary Site Plan recommendation.


Keith Blum, Director of Architecture Design and Construction for Ramco-Gershenson introduced Tom Peterson, Construction Project Manager for Kohlís Department store, Dan MacGuire, Vice President Store Planner for JoAnn Fabrics, Mike Woods, Architect of Richard L. Bowen and Associates and Greg Baughman, Landscape Architect.


Mr. Blum stated Kohlís Department Store and JoAnn Fabrics both wish to expand their stores. JoAnn Fabrics wishes to expand, relocate and call themselves JoAnn Fabrics, etc. He stated both tenants have been very cooperative with a two level type store. Mr. Blum sought Preliminary Site Plan approval for the expansion of Kohlís and JoAnnís. Kohlís is currently 70,000 square feet, the expansion will bring them up to 95,000 square feet. JoAnnís is currently 15,000 square feet and the expansion will bring them up to 49,000 square feet.


Mike Woods addressed the store fronts and elevations. He stated existing materials are being used. JoAnn Fabrics entry is defined by approximately 154 feet in one direction and the Kohlís 8 foot addition in the other direction. The elevation has been developed by using the existing materials and in keeping with the Ordinances of the City of Novi.


Rod Arroyo, Planning and Traffic Consultant stated the original project was a PD-3 Option which allows for reduction of setbacks and other changes in design criteria based upon going through a special approval from Planning Commission and City Council. Mr. Arroyo expressed concern with whether or not the expansion may be increasing the amount of building in the setback area. He stated if it were to be developed as a traditional RC project, there would have to be a 100' setback along Donelson Drive because it is an exterior side yard. The current dimension is approximately 70'. Mr. Arroyo has verified with the applicant that the rear wall is not going to change or expand, it will remain exactly as it is today. He stated it appears that the PD-3 Option will cover it if the applicant is not going to encroach upon it, therefore, the applicant will not have to renew the PD-3 Option approval or go before the ZBA.


In regard to the loading area, there is a requirement for a specific loading area that would be equivalent to 2,100 square feet. The applicant is showing a new loading dock directly behind the JoAnn, etc. store, there is additional space that could potentially be used as loading. He thought it was possible for the issue to be resolved by the applicant providing more detail on which areas are used for loading and if there is not 2,100 square feet of loading area, they would need to approach the ZBA.


In regard to end islands within the parking area, Mr. Arroyo stated the Ordinance requirements specify that there be an increase in number of landscaped end islands. He referred to the parking area in front of the expansion area and stated all of the parking bays should be increased to add landscaped end islands to meet the parking lot standards within the Ordinance. He recommended it as part of the Final Site Plan and stated if the loading issue can be resolved through a response from the applicant and it appears that they can provide for it on the current site plan, Mr. Arroyo stated he would be able to recommend approval contingent upon the other issues being resolved at the time of Final. If it does not appear to be resolvable, the applicant would have to approach the ZBA.


David Bluhm, Engineering Consultant stated there would be some relocation of a storm sewer in the front of the building, based on the reorientation of the front. There will be an additional two segments of storm sewer added at the rear of the building. The relocation of a hydrant is also proposed. Mr. Bluhm felt that the plan was acceptable.


Mr. Arroyo referred to the October 26, 1998 traffic review. He provided a trip generation comparison stating that the addition is forecast to add an additional 1,500 trips during a weekday and 1,900 trips on a Saturday and 200 trips during the Saturday peak hour. As part of the West Village project located to the west, it was agreed that the northerly entryway off of Novi Road would be reconstructed to better define the right in/right out movement. There were a couple of other minor issues related to the parking lot that could be addressed on the Final Site Plan. Mr. Arroyo recommended approval of the Preliminary Site Plan.


Linda Lemke, Landscape Architect stated she also asked the applicant to add end islands to the parking bay, specifically along the southern area. The applicant has indicated a shortage of parking, therefore, they would not be willing to do it any of the other areas. To make up some of the lack of plant materials in the parking area the applicant has added considerable plantings to the west of the building to screen the parking along the R.O.W. of Donelson Drive. In the front of the buildings, low planters have been added to meet the requirements for interior landscaping. They have added a courtyard area in front of Cherry Blossom Restaurant and she would be looking for more details at the time of Final. She asked for clarification of the walk under facade sign as indicated. Ms. Lemke recommended approval of the conceptual landscape plan and stated she would be looking for a number of items at the time of Final.


Doug Necci of JCK referred to his letter dated October 08, 1998 which states the facade is in full compliance with the Facade Chart. The building consists of EIFS and brick, the brick is a continuation of the existing brick. He stated the area that the additions is occupying is presently a fairly low profile facade which recedes view and the new facade will add a substantial amount of predominance to that part of the building. The EIFS material is a fairly large percentage, however, they have delineated it with a joint pattern. Mr. Necci recommended approval.


Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended.


Chairperson Weddington turned the Matter over to the Commission for Discussion.








Moved by Churella, seconded by Koneda, CARRIED UNANIMOUSLY: To send a positive recommendation to City Council to grant Preliminary Site Plan approval to JoAnnís etc./Kohlís addition SP98-42 subject to all of the Consultants conditions and also the reconfiguration of the north drive to Novi Road and the standardization of the EIFS exterior colors for all of the stores.





Member Piccinini asked the applicant if he objected to making the Kohlís and JoAnnís EIFS the same color?


Mr. Blum answered he did not have a problem with it.


Member Capello asked if the entrance/exit would be reworked?


Mr. Blum answered, yes, the north drive onto Novi Road would be reworked.


Member Capello asked where Harmony House and Learning Tree were going to be located?


Mr. Blum answered Harmony Houseís lease is up and they will be leaving the center. The Learning Tree will be relocated.


Member Piccinini asked for clarification of the colors used for the entrances?


Mr. Woods stated they were keeping in the same color scheme as in West Oaks I





Yes: Weddington, Canup, Capello, Churella, Csordas, Koneda, Piccinini

No: None





Committee is composed of two City Council members and two Planning Commission members. Currently Lou Csordas is one of two members.





Moved by Capello, seconded by Piccinini, CARRIED UNANIMOUSLY: To appoint Member Churella to the Capital Improvements Committee.





Yes: Canup, Capello, Churella, Csordas, Koneda, Piccinini, Weddington

No: None
















Moved by Capello, seconded by Churella, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 11:30 p.m.



Yes: Canup, Capello, Churella, Csordas, Koneda, Piccinini, Weddington

No: None




Kelly Schuler - Planning Assistant


Transcribed by: Diane H. Vimr

November 24, 1998

Date Approved: December 16, 1998