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CALL TO ORDER
Chair Nagy called the meeting to order at or about 7:30 p.m.
Present: Members Avdoulos (late), Kocan, Markham, Nagy, Papp, Paul, Ruyle, Shroyer
APPROVAL OF AGENDA
Member Paul requested that a discussion of Hanging Fire Reports be added to the Agenda under Matters for Discussion. Member Papp requested that a discussion on Preliminary Site Plan Approval also be added.
Motion to approve the Agenda as amended. Motion Carried 7-0.
David Evancoe addressed the Commission to announce the Planning Basics Seminar offered by Oakland County and the Michigan Society of Planning. Mr. Evancoe introduced Jane Tesner, the Wetland Consultant from Don Tilton & Associates.
CONSENT AGENDA – REMOVALS AND APPROVALS
1. YOUNGSOFT SITE PLAN NUMBER 01-39
Consideration of the request of Youngsoft Inc, for approval of a one year Final Site Plan extension. The subject project is located in Section 4 on the northwest corner of West Road and Hudson Drive. The applicant proposes an office building. The property is zoned I-1.
Motion to approve one-year extension of Final Site Plan 01-39. Motion carried 7-0.
1. TRILLIUM VILLAGE, SITE PLAN NUMBER 02-39
Public Hearing on the request of Trillium Village for approval of a Preliminary Site Plan. The subject property is located in Section 25 north of Nine Mile Road and west of Haggerty Road in the RM-1 (Low-Density Multiple Family) District. The subject property is 7.38 acres. The developer is proposing 34 two family attached condominium units and to retain the existing stone house on the property.
In the matter of Trillium Village Site Plan 02-39A, motion to grant approval of the Preliminary Site Plan subject to: Zoning Board of Appeal’s variance for the deficiency of the required sidewalk along the entire length of both sides of the private drive as proposed on the Plan but requiring striping of the crossing areas; Zoning Board of Appeal’s variance for a reduced setback of existing house from Trillium Drive (thirty feet required, ten feet provided) as the stone house provides history for the community; Section 9 Façade Waiver granted as long as the gauge required by the ordinance or a product of superior material is used and approved by the architectural consultant; The existing garage is updated as appropriate to be aesthetically similar to the development; A Master Deed shall provide that the streets are not eligible for dedication to the public; The Master Deed shall also contain a disclosure of the obligation of future owners to comply with the setback requirements based on the parallel plan on file with the City; All subject to the comments on the attached review letters being addressed on the Final and any other conditions that were stated on the record this evening. Motion carried 7-1. Yes: Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Ruyle; No: Shroyer.
MATTERS FOR CONSIDERATION
1. SEELY SANCTUARY, SITE PLAN NUMBER 02-42
Consideration of the request of Singh Development Company for approval of a Preliminary Site Plan, Wetland Permit, Woodland Permit, and a Special Land Use Permit. The subject property is located in Section 12 on the south side of 13 Mile Road between M-5 and Meadowbrook Roads in the RA (Residential Acreage) District. The developer is proposing a place of worship. The subject property is 9.659 acres.
In the matter of Site Plan 02-42, Seely Sanctuary, motion to grant approval of a Special Land Use permit for the following reasons: Relative to other feasible uses of the site, the proposed use will not cause significant detrimental impact on existing thoroughfares and the driveway spacing waivers are minimal with respect to interlot problems; The proposed use is compatible with the natural features and characteristics of the land, including existing woodlands, wetlands, water courses and wildlife habitat; This design (without the administration building) minimizes wetland buffer disturbance; Untreated stormwater is being rerouted and replacement trees will be provided; The proposed use is compatible with adjacent uses and there is no negative impact on adjacent properties as the noise analysis indicates compliance with our noise ordinance; The proposed use is a church which is listed among the provision of uses requiring Special Land Use review. Motion carried 8-0.
In the matter of Site Plan 02-42 Seely Sanctuary, motion to grant approval of the Preliminary Site Plan Woodland Permit, Wetland Permit and Stormwater Management Plan subject to: The Planning Commission finding that the intent of the Woodland Ordinance has been met and no feasible alternatives to preserve additional woodlands are feasible and that tree replacement types and locations will be submitted with Final Site Plan; A Planning Commission waiver to eliminate the wall or berm along the east and the south property lines containing woodlands with the stipulation that additional buffering native evergreen trees be added along those property lines; A Planning Commission waiver to allow a wall in lieu of a berm along the western portion of 13 Mile Road because of the detention basin located there; A Planning Commission waiver of the opposite side driveway spacing standards – 360 feet proposed, 400 feet required for the east driveway because it is the maximum distance from New Life and from Fox Run and provides adequate spacing; A Planning Commission waiver of the opposite side driveway spacing standards for the west driveway, 300+/- feet proposed, 400 feet required as the potential for interlock across from Fox Run is small; a ZBA variance for frontyard building setback encroachment as the overhang is the only encroachment and does not add to square footage; a ZBA variance to eliminate wall or berm along the west and south property lines containing wetlands as those wetlands are significant and continuous on abutting properties; a ZBA variance to eliminate the wall or berm along the eastern portion of 13 Mile Road in areas of wetlands and to substitute an ornamental fence in lieu of a screen wall in the wetland and woodland areas in order to preserve additional woodlands and wetlands; The stipulation that the approval of the site plan in no way guarantees approval of an administration building and additional parking at a future time; All subject to the conditions in the Staff’s and Consultants’ records, reports and stipulations made by the Petitioner and Planning Commissioners at this meeting.Motion carried 8-0.
2. CONSIDERATION OF 2003-2009 CAPITAL IMPROVEMENT PROGRAMS
Motion to table the consideration of the 2003-2009 Capital Improvement Programs plan until such time that the Master Plan and Zoning Committee has had a chance to review and comment. Motion carried 7-1. Yes: Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Shroyer; No: Ruyle.
3. PLANNING COMMISSION BUDGET REQUEST FOR FY 2003-2004
Motion to table the Planning Commission Budget Request for FY 2003-2004 plan until such time that the Master Plan and Zoning Committee has had a chance to review and comment. Motion carried 8-0.
4. APPROVAL OF DECEMBER 18, 2002 PLANNING COMMISSION MINUTES
The Commissioners provided their corrections.
5. APPROVAL OF JANUARY 15, 2003 PLANNING COMMISSION MINUTES
This approval will wait for the next meeting.
MATTERS FOR DISCUSSION
1. HANGING FIRE REPORTS
The Hanging Fire Report, the ZBA and Planning Commission summaries will again be included in future Planning Commission packets
2. PRELIMINARY SITE PLAN APPROVALS
The Planning Commission discussed The Preliminary Site Plan Approval process with Mr. Fisher.
Member Ruyle indicated that he will be in surgery on March 26th.
Motion to adjourn the meeting.Motion carried 8-0.