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PLANNING COMMISSION
REGULAR MEETING
ACTION SUMMARY
WEDNESDAY, DECEMBER 13, 2006 7:30 PM
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 PM.

ROLL CALL

Present: Members John Avdoulos, Brian Burke, Victor Cassis, Andrew Gutman, David Lipski, Michael Lynch, Michael Meyer, Mark Pehrson, Wayne Wrobel

Also Present: Barbara McBeth, Director of Planning; Mark Spencer, Planner; Kristen Kapelanski, Planner; Ben Croy, Engineer; David Beschke, Landscape Consultant; John Freeland, Wetland Consultant; Sara Merrill, Traffic Consultant; Tom Schultz, City Attorney

PUBLIC HEARINGS

1. ITC TRANSMISSION COMPANY, SP06-53

Public Hearing on the request of Joe Bennett of ITC Transmission Company, for Preliminary Site Plan, Wetland Permit, Woodland Permit, and Storm Water Management Plan approval. The subject property is located in Section 13, south of Twelve Mile, between Haggerty Road and the M-5 Connector, in the OST, Planned Office Service Technology District. The subject property is approximately 83.63 acres and the Applicant is proposing to construct two six-story office buildings and two multiple level parking structures.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-53, motion to grant approval of the Preliminary Site Plan subject to: 1) A Zoning Board of Appeals Variance for the road design standards of Section 2514, as detailed in the review letter, as recommended, since the Applicant has met the intent of Section 2514 throughout the remainder of the site and the preservation of wetland and woodland areas on the site make the application of the major drive provisions difficult to achieve; 2) A Zoning Board of Appeals Variance for the location of the dumpster enclosure in the side yard adjacent to Building One, given that it is screened and in the best location for screening; 3) A Zoning Board of Appeals Variance for the east yard building setback (188 feet required, 77 feet proposed), given the practical difficulty of the property that exists; 4) A Zoning Board of Appeals Variance to allow accessory structures (guard booths) in the front yard, as a requirement for safety considerations for the structure; 5) A City Council Waiver of Fire Prevention Code to allow access control gates with additional detail provided by the Applicant on the final design; 6) Planning Commission approval to allow taller buildings in certain areas of the City zoned OST, as indicated in the Ordinance, based on the stepback of the building and the mitigation of the exterior building lighting; 7) Planning Commission approval for driveway encroaching within the required twenty-foot setback along the east property line, since additional setback area is provided elsewhere on the site; 8) A Planning Commission Waiver of the berm and plantings adjacent to M-5; 9) A Planning Commission Waiver of berm on Twelve Mile; 10) A Planning Commission Waiver for street tree requirements on M-5, 12 Mile and Haggerty Road, subject to Applicant providing written verification from agencies of jurisdiction that trees will not be allowed; 11) A Planning Commission Finding that the screening requirements of the loading zones for the OST District are met by the design of the building; 12) Compliance with all conditions and requirements listed in the Staff and Consultant letters; 13) A Planning Commission Waiver for the berm running along the access road toward Haggerty, such as that the plan does not disturb the natural features; and 14) Modification of the traffic study by the Applicant as indicated by the City Consultant; for the reason that the plan meets the Zoning Ordinance and Master Plan for Land Use. Motion carried 9-0.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-53, motion to grant approval of the Woodland Permit subject to: 1) The remaining woodlands on site being placed in a conservation easement, as recommended by the Cityís Environmental Consultant and in keeping with previous approval of a woodland permit for this site; 2) Additional woodland information being provided at the time of Final Site Plan submittal, prior to the Woodland Permit being issued; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 9-0.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-53, motion to grant approval of the non-minor use Wetland Permit, and authorization to encroach in the natural features setback for proposed permanent impacts subject to: 1) A Wetland Use Permit being granted by the MDEQ; 2) Additional wetland information being provided prior to the Wetland Permit being issued; for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 9-0.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-53, motion to grant approval of the Stormwater Management Plan subject to additional wetland information being provided at the time of Final Site Plan submittal, for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 9-0.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-61, motion to recommend approval to City Council of the Preliminary Site Plan for the helistop location subject to: 1) The comments in the attached review letters being addressed at the time of Final Site Plan submittal; and 2) A Planning Commission recommendation to City Council for limitation of the Helistop hours and potential flight paths be limited; for the reason that the plan is otherwise in compliance with the Zoning Ordinance. Motion carried 9-0.

2. ITC TRANSMISSION COMPANY HELISTOP, SP06-61

Public Hearing on the request of Joe Bennett of ITC Transmission Company, for Planning Commissionís recommendation to City Council for the proposed helistop location. The subject property is located in Section 13, south of Twelve Mile between Haggerty Road and the M-5 Connector, in the OST, Planned Office Service Technology District. The Applicant is proposing a location for the helistop in conjunction with the ITC Transmission Company Headquarters.

In the matter of the request of Joe Bennett of ITC Transmission Company, SP06-61, motion to recommend approval to City Council of the Preliminary Site Plan for the helistop location subject to: 1) The comments in the attached review letters being addressed at the time of Final Site Plan submittal; and 2) A Planning Commission recommendation to City Council for limitation of the heliport hours and potential flight paths be limited; for the reason that the plan is otherwise in compliance with the Zoning Ordinance. Motion carried 9-0.

3. BECK NORTH CORPORATE PARK LOTS 29 & 30, SP06-46

Public Hearing on the request of Amson Dembs Development for Preliminary Site Plan, Woodland Permit, and Storm Water Management Plan approval. The subject property is located in Section 4, east of Hudson Drive between Nadlan Court and Peary Court, in the I-1, Light Industrial District. The subject property is approximately 4.18 acres. The Applicant is proposing a 63,000 square foot speculative light industrial building.

Motion to postpone the consideration of Beck North Corporation Park, Lots 29 and 30, SP06-46m until the Applicant is available for discussion. Motion carried 9-0.

MATTERS FOR CONSIDERATION

1. APPROVAL OF THE OCTOBER 25, 2006 PLANNING COMMISSION MINUTES

Motion to approve the minutes of October 25, 2006. Motion carried 9-0.

2. PLANNING COMMISSION MEETING TIMES FOR 2007

Motion to move the Planning Commission meeting time to 7:00 PM. Motion carried 7-2 (Yes: Avdoulos, Burke, Cassis, Gutman, Meyer, Pehrson, Wrobel; No: Lipski, Lynch)

 

MATTERS FOR DISCUSSION

1. Pathway AND SIDEWALK Presentation by PLANNER Mark Spencer ON BEHALF OF THE ENVIRONMENTAL COMMITTEE AND THE LIAISON MEMBERS FROM THE CITY COUNCIL AND THE PARKS, RECREATION AND FORESTRY COMMISSION

Planner Mark Spencer presented the Pathway and Sidewalk Plan on behalf of the Environmental Committee and its liaisons from City Council and the Parks, Recreation and Forestry Commission.

ADJOURNMENT

The meeting adjourned at or about 11:00 PM.

SCHEDULED AND ANTICIPATED MEETINGS

MON 12/18/06 CITY COUNCIL MEETING 7:00 PM

MON/TUE 12/25 & 12/26 CITY OFFICES CLOSED

MON/TUE 01/01 & 01/02 CITY OFFICES CLOSED

MON 01/08/07 CITY COUNCIL MEETING 7:00 PM

WED 01/10/07 PLANNING COMMISSION MEETING 7:30 PM

MON 01/22/07 CITY COUNCIL MEETING 7:00 PM

WED 01/24/07 PLANNING COMMISSION MEETING 7:30 PM

MON 02/05/07 CITY COUNCIL MEETING 7:00 PM

WED 02/14/07 PLANNING COMMISSION MEETING 7:30 PM

MON 02/20/07 CITY COUNCIL MEETING 7:00 PM

WED 02/28/06 PLANNING COMMISSION MEETING 7:30 PM