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CALL TO ORDER
The meeting was called to order at or about 7:30 p.m.
Present: Members Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Ruyle, Shroyer, Sprague (arrived at 9:00 p.m.)
Also present: Barbara McBeth, Planner; Tim Schmitt, Planner; Darcy Schmitt, Planner; Lance Shipman, Landscape Architect; Brian Coburn, Engineer; Ben Croy, Engineer; Tom Shultz, Attorney; Peter Albertson, Façade Consultant; Don Tilton, Wetland Consultant
MATTERS FOR CONSIDERATION
1. BEECHFOREST SP99-30
Consideration of the request of Ted Minasian of Minasian Development Corporation, for approval of a one- year Final Site Plan extension. The subject project is located in Section 14 on the west side of Meadowbrook Road, between Eleven and Twelve Mile roads. The Applicant proposes a professional office building on 7.98 acres. The property is zoned OST. This is the Applicant’s second final site plan extension.
Motion to approve a final one-year extension of the Final Site Plan approval [for Beechforest, Site Plan 99-30] for one year from today. Motion carried 6-2.
2. GUS O’CONNORS, SITE PLAN NUMBER 03-26
Consideration of the request of Cypress Partners, LLC for approval of a Section Nine Façade Waiver. The subject property is located in Section 23 on Market Street south of Grand River Avenue (TC-1) Town Center District. The developer is proposing a 7,500 square foot restaurant/pub going into an existing building.
In the matter of the request of Cypress Partners, LLC, for Gus O’Connor’s Restaurant and Pub, Site Plan 03-26, motion to recommend approval to City Council of the proposed building façade changes depicted in Option One, subject to: 1) The approval of Section Nine Waiver, Section 2520-9, that wood, as proposed, can be considered trim material; and 2) The comments on the attached review letters being addressed at the time of Final Site Plan approval. Motion carried 8-0.
3. BECK NORTH PHASE II, SITE PLAN NUMBER 00-13
Consideration of the request of Northern Equities for approval of a Preliminary Site Plan, Site Condominium Approval, Wetland, and Woodland Permits. The subject property is located in Section 4, east of Beck Road and north of West Road in the (I-1) Light Industrial District. The Applicant is proposing a site condominium light industrial park with thirty units including associated roads and utilities. The subject property is 63.22 acres.
In the matter of Beck North Corporate Park, Site Plan 00-13, motion to deny the Preliminary Site Plan pursuant to: 1) The review process for all Districts under Section 2516.3, that the site plan is not compatible with the natural features and characteristics of the land, including existing woodlands, wetlands, water courses and wildlife habitat; 2) The site plan does not protect the natural environment and conserve natural resources and energy to ensure compatibility with adjacent uses of land, and to promote the use of the land in a socially and economically desirable manner; 3) The site plan does not meet the standards under 1900.4 due to the fact the site plan does not, "…protect the most desirable use of the land in accordance with a well-considered plan or protect the character and established pattern of adjacent development and in each area in order to conserve the value of the land and buildings and other structures, and to protect the City’s tax revenue" because it negatively impacts the abutting residential and potential corporate developments within the park itself; 4) The site plan as presented presumes site development feasibility as stated in 2516.3.c, which is in direct contrast with protecting environmental features of the site as regulated by the City Woodland Ordinance; 5) The Preliminary Site Plan should have a preservation easement or plan for woodlands or wetlands; 6) At a minimum, the site plan should have an evergreen wall with the timing of the installation to be reasonable and responsible with regard to residents and irrigation; and 7) Any additional discussion items at the table are included as reasons for denial. Motion carried 8-1 (Yes: Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Shroyer, Sprague; No: Ruyle).
In the matter of Beck North Corporate Park, Site Plan 00-13, motion to deny the Woodland Permit for the following reasons: 1) The proposed Woodland replacement plan does not contain a tree inventory that specifies which trees are to be removed, which trees are to remain, and replacement values for both. 2) It contains no Tree Replacement Plan to satisfy Section 37.8.a of the Woodlands Ordinance; and 3) Woodlands Ordinance 37.29.4.a: "The removal or relocation of trees shall be limited to those instances when necessary for the location of a structure or site improvements and when no feasible or prudent alternative location for the structure or improvements can be had without causing undue hardship", and we believe that there can be an alternative plan with regard to the road location which ultimately impacts future site development, presuming site development feasibility as indicated in Ordinance number 2516.3.c. Motion carried 9-0.
In the matter of Beck North Corporate Park, Site Plan 00-13, motion to deny a Wetland Permit for the reason that the Preliminary Site Plan has been denied and at this point is not moving forward, as well as indications on the site plan of duplicate wetland designations. Motion carried 8-1 (Yes: Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Ruyle, Sprague; No: Shroyer).
4. JRJV OF NOVI, SITE PLAN NUMBER 03-25
Consideration of the request of Gary Jonna for approval of a Preliminary Site Plan. The subject property is located in Section 4 located in Beck North Corporate Park on the north side of West Road East of Beck Road in the (I-1) Light Industrial District. The Applicant is proposing two speculative non-separated mixed-use office buildings, south bldg - 8,069 square foot, north bldg - 11,983 square foot) The subject property is 2.02 acres.
In the matter of JRJV-Novi, LLC, Site Plan 03-25, motion to grant approval of the Preliminary Site
Plan and Stormwater Management Plan subject to: 1) Units One and Four being joined into one unit by amending the Master Deed and providing the necessary letters of support from current unit owners within the condominium site; 2) Comments on the attached review letters being addressed on the Final Site Plan approval; 3) If, at the time of Final Site Plan approval, the Applicant submits a plan that shows two separate parcels, a Waiver is granted for the ten-foot sideyard parking setback pursuant to Section 2400, as the Applicant has provided adequate setback elsewhere; and 4) If the Applicant separates the parcels, a Cross-access Easement must be executed to address Unit One’s five parking spaces that are necessary for Unit Four’s parking space count. Motion carried 9-0.
5. CABOT TECHNOLOGY, SITE PLAN NUMBER 03-22
Consideration of the request of Northern Equities for approval of a Preliminary Site Plan. The subject property is located in Section 12 located on Cabot Drive between Twelve and Thirteen Mile roads in the (OST) Office Service Technology District. The Applicant is proposing a 37,354 square foot single-story, speculative, research / office building. The subject property is 3.591 acres.
In the matter of Cabot Tech North, Site Plan 03-22, motion to grant approval of the Preliminary Site Plan and the Stormwater Management Plan subject to the conditions and items listed in the staff and consultant review letters, for the reason that it meets requirements. Motion carried 9-0.
6. TOBIN OFFICE BUILDING, SITE PLAN NUMBER 03-19
Consideration of the request of GMPC for approval of a Preliminary Site Plan. The subject property is located in Section 25 located on the east side of Meadowbrook Road and south of Ten Mile in the (B-1) Business District. The Applicant is proposing a third phase building addition at 6,200 square feet. The subject property is 2.0661 acres.
In the matter of Tobin Professional Center, Phase III, Site Plan 03-19, motion to grant approval of the Preliminary Site Plan subject to the comments on the attached review letters being addressed on the Final Site Plan for the reason that it meets requirements. Motion carried 9-0.
7. COMMITTEE ASSIGNMENTS
Master Plan and Zoning Committee: Members Markham, Nagy, Ruyle, Shroyer; alternate Papp
Implementation Committee: Members Avdoulos, Kocan, Paul, Sprague
Rules Committee: Members Shroyer, Kocan, Ruyle
Environmental Committee: Members Papp, Paul, Sprague
Communication Liaison: Members Avdoulos, Papp, Shroyer
Main Street: Members Avdoulos, Papp
Planning Studies and Budget: Members Nagy, Avdoulos, Paul, Sprague
CIP: Members Sprague, Kocan; alternate Markham
Motion to Adjourn. Motion carried 9-0. The meeting adjourned at 12:15 a.m.
SCHEDULED AND ANTICIPATED MEETINGS
WED 8/20/03 PLANNING COMMISSION 7:30 PM
MON 8/25/03 CITY COUNCIL 7:30 PM
WED 9/03/03 PLANNING COMMISSION 7:30 PM
MON 9/08/03 CITY COUNCIL 7:30 PM
*Actual language of motions subject to review.