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PLANNING COMMISSION
REGULAR MEETING
ACTION SUMMARY
WEDNESDAY, DECEMBER 8, 2004 7:30 P.M.
COUNCIL CHAMBERS - NOVI CIVIC CENTER
45175 W. TEN MILE, NOVI, MI 48375 (248) 347-0475

CALL TO ORDER

The meeting was called to order at or about 7:30 p.m.

ROLL CALL

Present: Members John Avdoulos, Victor Cassis, Andrew Gutman, Lynn Kocan (arrived at 8:30 p.m.), David Lipski, Mark Pehrson, Lowell Sprague, Wayne Wrobel

Absent: Member Richard Gaul

Also Present: Barbara McBeth, Director of Planning; Tim Schmitt, Planner; Darcy Schmitt, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; Dr. Don Tilton, Wetland Consultant; Doris Hill, Woodland Consultant; Steve Dearing, Traffic Consultant; David Gillam, City Attorney

Presentations- Presentation of service award for Rod Arroyo of Birchler Arroyo & Associates.

PUBLIC HEARINGS

1. ZONING MAP AMENDMENT 18.644

Public Hearing on the request of J. Bennett Donaldson for possible recommendation to City Council for rezoning on property in Section 23 north of Ten Mile and east of Novi Road, behind the Speedway gas station located on the northeast corner of Ten Mile and Novi roads, from I-1, Light Industrial to B-3, General Business. The subject property is 1.920 acres.

In the matter of the rezoning request of J. Bennett Donaldson, 18.644, motion to recommend approval to City Council from I-1 to B-3, for the reason that it is consistent with the Master Plan. Motion fails 2-6 (Yes: Gutman, Lipski; No: Avdoulos, Cassis, Kocan, Pehrson, Sprague, Wrobel).

In the matter of the rezoning request of J. Bennett Donaldson, 18.644, motion to postpone the matter pending a meeting with City staff. Motion dies for lack of support.

In the matter of the rezoning request of J. Bennett Donaldson, 18.644, motion to recommend denial to City Council for B-3 zoning. Motion carried 6-2 (Yes: Avdoulos, Cassis, Kocan, Pehrson, Sprague, Wrobel; No: Gutman, Lipski).

2. PROVIDENCE PARK PARKWAY, SITE PLAN NUMBER 04-48A

Public Hearing on the request of Providence Hospital and Medical Centers for Preliminary Site Plan approval, Woodland Permit, Wetland Permit and Storm Water Management Plan approval. The subject property is in Section 17 on the southwest corner of Grand River Avenue and Beck Road and is zoned OSC, Office Service Commercial, and R-3, One Family Residential. The Applicant is proposing to construct a new roadway and utilities to serve a future expansion to the hospital campus. The subject property is approximately 198.46 acres.

In the matter of the request of Providence Hospitals and Medical Centers for the Providence Park Parkway, SP04-48a, motion to approve the Preliminary Site Plan as it relates to the proposed ring road, subject to: 1) A City Council Waiver of the Design and Construction Standards for the required sidewalk along both sides of the proposed road, since the Applicant indicates an intent to provide pathway systems throughout the development; 2) Road alignment and traffic safety concerns being resolved satisfactorily as indicated in the Woodlands and Traffic Engineering review letters; 3) A Planning Commission Waiver of required berms adjacent to rights of way, due to the location of ponds in certain areas, and additional supplemental berms and plantings worked out at time of Final Site Plan review, however, the waiver for the required right of way berms for only the frontage where the ponds are located, and entrance (where applicable), but additional design considerations are needed for the western most entrance and special treatment is needed for the corner at Grand River Avenue and Beck Road; 4) A submittal of a revised Traffic Impact Study at the time of Final Site Plan review addressing the concerns and recommendations of the Traffic Consultant and City Engineer, working in conjunction with the Road Commission of Oakland County (RCOC) and Michigan Department of Transportation (MDOT) and the final number of entrances is to be determined as a result of conclusions drawn from revised traffic impact study, and 5) the comments on the attached review letters being addressed at the time of the Final Site Plan Review, for the reason that the plan meets the intent of the Ordinance. Motion carried 8-0.

In the matter of the request of Providence Hospitals and Medical Centers for the Providence Park Parkway, SP04-48a, motion to approve the Woodland Permit subject to the following: 1) The Applicant has demonstrated a commitment to the preservation of regulated woodlands through the offer of a 20 acre preservation easement; 2) The Applicant has committed to continue to work with the City for the location, shape, and configuration of the proposed roadway on the southwest part of the site and to move the proposed road to the north, further from the core habitat areas and in an area mutually agreeable to the Cityís representatives and the Applicant, in an effort to preserve core habitat areas on the property to be determined on a subsequent submittal of plans; and 3) The comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan. Motion carried 8-0.

In the matter of the request of Providence Hospitals and Medical Centers for the Providence Park Parkway, SP04-48a, motion to approve the Wetland Permit subject to a new Wetland Permit request being filed and approved by the Wetland Consultant; for the reasons that the plan meets the intent of the Wetland Consultantís recommendation, and all items will be addressed at the time of Final Site Plan review. Motion carried 8-0.

In the matter of the request of Providence Hospitals and Medical Centers for the Providence Park Parkway, SP04-48a, motion to approve the Stormwater Management Plan for the reason that it meets the intent of the Ordinance. Motion carried 8-0.

3. LEGACY PARC (F.K.A. QUAIL HOLLOW), SITE PLAN NUMBER 04-52A

Public Hearing on the request of Mike Kahm of Singh Development Company for a recommendation to City Council for final R.U.D. Plan, Preliminary Site Plan approval, Woodland Permit, Wetland Permit and Storm Water Management approval. The subject property is located in Section 30, south of Ten Mile, west of Wixom Road in the R-1, One Family Residential District with a development agreement. The Applicant is proposing 439 unit single family site condominiums.

In the matter of the request of Singh Development for Legacy Parc, SP04-52a, motion to recommend denial to City Council of the Preliminary Site Plan and Final RUD Plan, for the reasons that the clubhouse parking, as depicted on the plan, is insufficient, and the plan causes great traffic concerns at the entry boulevard. Motion carried 5-3 (Yes: Avdoulos, Kocan, Pehrson, Sprague, Wrobel; No: Cassis, Gutman, Lipski).

In the matter of the request of Singh Development for Legacy Parc, SP04-52a, motion to approve the Wetland Permit subject to the comments on the attached review letters, for the reason that the plan is otherwise in compliance with the City Ordinance. Motion carried 6-2 (Yes: Avdoulos, Cassis, Gutman, Lipski, Sprague, Wrobel; No: Kocan, Pehrson).

In the matter of the request of Singh Development for Legacy Parc, SP04-52a, motion to approve the Woodland Permit subject to the comments on the attached review letters, for the reason that the plan is otherwise in compliance with the City Ordinance. Motion carried 8-0.

In the matter of the request of Singh Development for Legacy Parc, SP04-52a, motion to approve the Stormwater Management Plan subject to the comments in the Staff and Consultant reviews, for the reason that the plan is otherwise in compliance with the City Ordinance, with the park attached to lots 108 and 109. Motion carried 8-0.

ADJOURNMENT

The meeting adjourned at 1:21 a.m.

SCHEDULED AND ANTICIPATED MEETINGS

MON 12/06/04 CITY COUNCIL MEETING 7:00 PM

TUE 12/07/04 ZONING BOARD OF APPEALS 7:30 PM

WED 12/08/04 PLANNING COMMISSION MEETING 7:30 PM

MON 12/20/04 CITY COUNCIL MEETING 7:00 PM

THU/FRI 12/23-12/24 CITY OFFICES CLOSED

THU/FRI 12/30-12/31 CITY OFFICES CLOSED

WED 01/12/05 PLANNING COMMISSION MEETING 7:30 PM

MON 01/17/05 IMPLEMENTATION MEETING 6:00 PM

WED 01/26/05 PLANNING COMMISSION MEETING 7:30 PM

*Actual language of motion subject to change.