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Regular Meeting
Wednesday,  November 7, 2007  |  7 PM
Council Chambers | Novi Civic Center | 45175 W. Ten Mile
(248) 347-0475


The meeting was called to order at 7:07 PM.


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

Also Present:  Steve Rumple, Community Development Director; Barbara McBeth, Deputy Director of Community Development; Karen Reinowski, Planner; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Ben Croy, Civil Engineer; Al Hall, Façade Consultant; Kristin Kolb, City Attorney


Deputy Director of Community Development Barbara McBeth led the meeting in the recitation of the Pledge of Allegiance.


Moved by Member Avdoulos, seconded by Member Pehrson:

voice vote on agenda approval motion made by Member Avdoulos and seconded by Member Pehrson:

Motion to approve the November 17, 2007 Agenda. Motion carried 8-0.


Chair Cassis opened the floor for public comment:

  • John Perreca, Island Lake Arbors Condominium Association President: Represented 138 condo owners. They oppose the rezoning for St. Catherine’s, because it would affect their property values and add to the vehicular congestion.
  • Allison Dolan, Glenwood: Thanked the City for the Vision Fair. She was opposed to any rezoning or density increase in the southwest quadrant. She did not think any more strip malls were needed.
  • Tom Farley, Pebble Ridge Estates Homeowners Association resident: Opposed to the rezoning, and he was disappointed in the communication regarding the Master Plan review.
  • Mike Hanson, Greenwood Oaks: Objected to Master Plan revisions for the southwest quadrant. He did not think that commercial needed to be added to the southwest quadrant.
  • Ray Bunio, Dinser Road: Was happy to hear the comments made at the Master Plan study session prior to the Planning Commission meeting. He acknowledged receipt of the survey materials in the mail. Deputy Director of Community Development Barbara McBeth explained that some of the Vision Fair postcards were not mailed and so the City mailed the surveys to those homeowners to give them an opportunity to comment on the Master Plan review. The tabulations will be updated. Chair Cassis reminded the audience that they can also access this information through the website.
  • Kurt Hesse, Reeds Point Drive: Opposed the rezoning of the three areas. The property values in the area are deteriorating and more densely-built homes would exacerbate the problem. He brought in a petition signed by his neighbors protesting any changes, and they would like evergreens planted along the road to attenuate the traffic noise.
  • Bruce Miller, Nantucket Drive: Moved here for the rural nature of the southwest quadrant. He thanked the Planning Commission for their position on maintaining this atmosphere.
  • Ryan Bishop, Sloan Street: Opposed to the Nicoleena Estates rezoning request because of the woodlands that would be torn down. The wildlife will be displaced. There are no plans for a pool amenity at Nicoleena and he is afraid that those residents will come to Knights Bridge Gate. He is concerned about widening Twelve Mile. The area is too congested.
  • David Hildreth, Nottingham, Pebble Ridge Estates Homeowners Association President: Opposed to rezoning in the southwest quadrant. He didn’t think the area would support commercial. He felt that the City overlooked his subdivision with the mailings. Deputy Director of Community Development Barbara McBeth explained that the St. Catherine’s/Nicoleena Estates and the Tahoe Substation Public Hearing notices were sent to the adjacent residents and those within 300 feet, but the Novi News reversed the maps in the publication and therefore the City will renotify the residents and hold the Public Hearing on November 28, 2007.
  • Dennis Ringvelski, Nantucket Drive: Recommended that the 300-foot notification requirement be reconsidered for a greater distance, because people further than 300 feet will be affected by a project’s noise, lights, etc. City Attorney Kristen Kolb said that the 300 feet requirement comes from the State zoning act.
  • Brenda McCloskey, Greenwich Drive: Recommended that the notification requirement should be a one-mile radius. Deputy Director of Community Development Barbara McBeth encouraged people to review the Planning Commission Agendas on the City’s website, and noted that even the packet material is available to review.
  • David Cooper, Knights Bridge Gate: Concerned about the 300-foot radius of the Public Hearing notices.
  • Carol Ringvelski, Nantucket: Stated that the Citizens for Responsible Development, CRD, was in place years ago to protect the corners at Beck Road and Ten Mile. She wished to keep commercial along the Grand River corridor.
  • Rob Shalhoub, Old Dutch Trailer Park: Felt that the City did a terrible job of notifying people about the Vision Fair.


The Public Hearing correspondence received for St. Catherine’s/Nicoleena Estates will be read on November 28, 2007.


There were no Committee Reports.


Deputy Director of Community Development Barbara McBeth said that the second reading allowing instructional centers in the TC and TC-1Districts was approved. The Main Street phasing plan was approved. The first reading was approved on the new language for temporary use permits.



Consideration of the request of Cavaliere Companies for a one-year Final Site Plan extension. The subject property is located in Section 10, north of Twelve Mile between Novi and Dixon roads in the OS-1, Office Service District. The subject property is approximately 4.46 acres and the Applicant is proposing to construct a 63,234 square-foot office building.

Moved by Member Pehrson, seconded by Member Avdoulos:

roll call vote on consent agenda motion made by Member Pehrson and seconded by Member Avdoulos:

Motion to approve the Consent Agenda. Motion carried 8-0.


There were no Public Hearings.



Consideration of the request of Lakeside Oakland Development LLC, for Planning Commission’s recommendation to City Council for rezoning in conjunction with a Planned Rezoning Overlay of property in Section 18, south of Twelve Mile, west of Wixom Road from I-1, Light Industrial, R-1, One-Family Residential and RA, Residential Acreage, to RM-2, High Density, Mid-Rise, Multiple-Family Residential. The subject property is approximately 115.89 acres. The Applicant is proposing to construct a 120,000 square-foot private girls’ school, a 9,250 square-foot educational facility, a 7,200 square-foot convent, a 1,400 square-foot concession stand and a 230-unit duplex condominium.

Planner Kristen Kapelanski said that the rezoning request covers 115 acres and was submitted in conjunction with a Planned Rezoning Overlay. The request is for the property to be zoned RM-2; the Master Plan designation is Special Planning Project Area #2 and is open for review during the City’s current Master Plan review. In Wixom to the north are vacant land, a co-op, a condo and an apartment complex, zoned IRO, RC-1 and B-3 and master planned for Multiple Family Residential, Community Business and Industrial/Office/Research. To the west is Knights Bridge Gate, zoned OS-2 but developed according to a consent judgment, and master planned for Single Family Residential. To the south are Catholic Central, Island Lake and Old Dutch Farms, zoned R-A, R-1 and MH and master planned for Single Family Residential, Educational Facility and Mobile Home. To the East are Cadillac Asphalt and vacant land, zoned I-2 and B-2 and master planned for Community Commercial. There are wetlands on the site, mainly in the northeast portion. There are woodlands but they concentrated near the edges.

Staff does not support the rezoning request for several reasons. The proposed 3.6 density is well below the RM-2 density and the Staff would like the Applicant to consider the R-T designation, or any of the Single Family Residential designations. The traffic study was insufficient. The Engineering Review did not find any utility issues associated with the proposed rezoning. The Landscape Review indicated that the Applicant should submit additional information at Preliminary Site Plan submittal should the plan move forward. There may be a problem with the stormwater routing and flooding. Additional study would be required. Easements from the neighboring properties will be required. The Wetland Review indicates that a non-minor use wetland permit, MDEQ permit and a buffer encroachment letter will be required. The Woodland Review and the Traffic Review both indicate that additional information will be necessary at the time of Preliminary Site Plan submittal. The Fire Department Review will also look for additional information.

Major conditions of the PRO can include a limited list of permissible uses and density, the paving of Twelve Mile, and other deviations from the Ordinance.

The Public Hearing notice was published incorrectly and therefore the Public Hearing will be held at the next meeting. Ms. Kapelanski asked the Planning Commission to ask questions of the Applicant tonight so that he can be ready to answer them at the Public Hearing.

Matt Quinn addressed the Planning Commission for the developer, Mr. Frank Pellerito. He has owned this site for 15 years. Mike Dewan was available to talk about St. Catherine’s. Others who are connected to this project include Sr. Mary Samuel of the Dominican Sisters of Mary, Mother of the Eucharist; Fr. Richard Elmer from Catholic Central; attorney Tom Ryan; architect John Argenta; engineers Andy Wozniak and Julian Wargo; woodland consultant Woody Held; landscape architect Rich Hodak; MSU traffic consultant Dr. William Taylor; construction consultant Greg Kruetzer; and construction manager David Hamilton.

Mr. Quinn said this quadrant includes the "Grand Plan" land. In 1990 this quadrant was zoned for Heavy Industrial. Fendt Concrete, Stricker Paint and the other adverse uses in downtown were going to be relocated to this land. The Paragon property owners, now Knights Bridge Gate, filed a motion against the Grand Plan. The City Council vote failed; it was 4-3 and it had to be at minimum, 5-2. A junior Grand Plan, other Heavy Industrial users and Meijer’s are all projects that have been considered for this land.

Mr. Quinn showed the limits of Mr. Pellerito’s land. He said that the land was under review during the last Master Plan review as well and, at that time, they were working on some plans for the site so they asked the Planning Commission not to put an industrial designation on the site. They are seeking the RM-2 designation to facilitate some aspect of the high school land acquisition.

Mr. Quinn said that Knights Bridge Gate is developed at 5.4 units per acre. The mobile home park is built at eight units per acre. The adjacent Island Lake land is built to a density of three. Nicoleena Estates is proposed at 3.6 density.

The girls’ school sits on 51.89 acres and will accommodate 700-750 students. The athletic fields are not lit. There will be a convent for ten nuns.

Father Elmer told the audience that four sisters left their larger Dominican duty and formed a smaller community where life would be like the olden days. They wear their habits at all times. Prayer and the Eucharist are the most important parts of their day. The sisters are an inspiration. They are young – they average age is about 25. They now have about 83 nuns. This is an excellent teaching community. Their mother house is in Ann Arbor.

There will be a Catholic research education building on the site as well. It will share the parking in the front. Its function will be for on-site meetings and technological meetings. Mr. Dewan said that Cardinal Maida wanted a catholic school in the northwest area of the archdiocese. Catholic Central came, and now it is time to address the call for a girls’ school. The education building and the tech center will allow catholic schools to meet with others throughout the United States who can help them with their educational programs.

Mr. Quinn said that the Novi seniors and Novi Parks and Recreation would be working with St. Catherine’s on renting this facility for meetings. It could be used by community groups.

The girls’ site is 65% open space. The existing wetland and woodland areas were shown on the plan, as were the mitigation areas. There is an overall drainage plan. The Catholic Central overflow parking can now go on St. Catherine’s.

Mr. Pellerito will pave the rest of Twelve Mile from the east to the west boundaries of the site. They will continue the two-lane road and provide the accel and decel lanes. Twelve Mile is under the jurisdiction of Wixom, and St. Catherine’s will work with whomever to make these improvements. A sidewalk will be added along the entire length of Twelve Mile.

Nicoleena Estates is on 64 acres. There is a heavily wooded area along the boundary of Island Lakes. The proposal has been reduced from 258 to 230 units. The duplex frontages are eighty feet. The R-T density is 4.8, so this is better than the duplex density. This density is less than all of the densities adjacent to Nicoleena. The open space is 70% of this site. The buffering along the east has been saved. On the south, the entire wooded area has also been saved. There are 180 feet between the closest house and the edge of the boundary. There are 330 feet between the closest home and the boundary near Island Lake. There are plantings proposed in the area of Knights Bridge Gate. Additional information will be provided at the time of Preliminary Site Plan submittal. The closest house to that boundary is fifty feet; the next two are sixty feet; the next two are 110 feet. There is a preserved woodland area. The detention basins will go in the southeast area. The homes in that area are 215 feet from the boundary.

Mr. Pellerito anticipates selling Nicoleena Estates to an actual builder or developer. He anticipates the price of these homes will be about $250,000-$300,000. No construction would take place for two to five years based on the economy. Each unit would be about 1,500 square feet. Any woodlands removed will be replaced.

Mr. Quinn said their Traffic Consultant has turned in a supplemental traffic study. They have determined that the intersection at Grand River and Wixom is already an east-west failure during peak hours, but all cars make it through the cycle in the north-south directions. In 2008 the I-96/Wixom interchange will be improved, and the Grand River/Wixom Road interchange will also be improved. This new interchange will be designed to handle future traffic. The Catholic Central traffic light clears all cars through its cycle, including the northbound turning left. The Applicant’s traffic survey supposes that an additional 65 cars will turn at this light, which is based on 29% of Catholic Central’s population coming from southerly cities. 5% of the students come from South Lyon, and they may use Grand River, Ten Mile or Napier Road. The remaining traffic would come from the expressway or Grand River. The AM peak will be most affected. The PM girls’ school peak is minimal and will occur before the 5-6 PM traffic peak.

Member Burke said that he hasn’t heard any objections to the high school, but people have objected to the Nicoleena density. He asked about the donation of land being tied to the RM-2 designation. Mr. Quinn explained that the plan is one big plan, one big value, one big idea. The value of the high school property is substantial and is currently zoned Light Industrial, which has a significant value. Mr. Pellerito is giving up the Industrial zoning, but is seeking the RM-2 designation because that will affect, on an appraisal basis, the future value of the property.

Member Wrobel was concerned about the Twelve Mile traffic and he would like more information available about the traffic impacts to that road for the Public Hearing. Mr. Quinn said there are two entrances to Nicoleena Estates; but Member Wrobel was still concerned because of the proximity of those two entrances to one another. He appreciated that the Applicant has redesigned the residential component. It is now more palatable.

Member Meyer appreciated the open space on the plan. He appreciated learning more about the density of residential properties in the area. He was concerned about the word "greed" that seems to be emanating from the comments. He asked Mr. Quinn to comment. Mr. Quinn responded that this is an unusual business decision because the property is being donated. If this were pure business, this would never happen. Mr. Pellerito is in the business of making money, but in this instance, he is comingling business and benevolence together. One cannot put a true value on what he is losing, nor what benefit he is receiving. He is a business person, and the 3.6 density is a business decision. Anything less than that does not yield a profit. He asked others to look around at the neighboring densities; those were business decisions made to make more money.

Father Elmer said the educational center could be summed up in two words: research and resource. The best minds in Catholic education will be able to get together and discuss, e.g., how to keep Catholic education affordable, how to keep a Catholic identity, curriculum issues, discipline, etc. This building will be source for educators to come to get their campaigns underway.

Member Meyer confirmed that Catholic Central overflow parking would be allowed at St. Catherine’s. Based on the comments made to Member Meyer at the Vision Fair, he asked Catholic Central to be more assertive in asking its afterschool activity participants to be quieter outside, deferring to the possibility that neighboring homeowners may have already retired for the evening. Father Elmer responded that the announcers have already been asked to turn down their volume.

Member Lynch has not heard any complaints about the high school, though approving this plan means the City is losing Industrial tax-base. Member Lynch thought that good education outweighs the lost tax. There will be by-products from the traffic for other Novi businesses.

Member Lynch thought that Napier Road would become more active once Twelve Mile is paved. He thought the school traffic would mostly come from the south and southwest, because there are girls’ school options already in place to the east. Napier Road is the path of least resistance.

Member Lynch would like the actual densities of the neighboring sites determined. He thought that Knights Bridge Gate had a 4.7 density, not 5.4 (348 units on 74.5 acres). Member Lynch said that Island Lake has 784 units on 901 acres, which is .87 units per acre. He thought that the manufactured home park is at eight or less than eight. The average density in the area is 1.49, according to Member Lynch’s calculations. He appreciated that the Applicant has gone from proposing 248 to 230, but he thought this was still three times more than what the area is already developed.

Member Lynch said that the PRO requires a community benefit. He thought that allowing seniors to use the education building was similar to Oak Pointe. Twelve Mile being paved and the City taking ownership of the road means that the maintenance of this road becomes the responsibility of the Novi taxpayers. Does Twelve Mile benefit the City? It only benefits that piece of the world. The Applicant has listed the construction of the drainage system to facilitate the road system; this is already expected of all developments. The sidewalk is already required. The coordination of the drainage system is already expected. Wetland mitigation areas are expected. Member Lynch thought that the Wixom/Grand River was already saturated and if more is added the intersection will become gridlock. Is the City ready for this? Member Lynch did not know.

Member Lynch said that citizens look at the Master Plan as a commitment. He wondered what message was being sent if the City changes the zoning in this area. He thought the school was a wonderful addition but he hated seeing the school plan tied to the housing. Member Lynch thought that the school was a great addition but didn’t want to see it get rejected because of the high density housing.

Member Avdoulos explained that the Master Plan and Zoning Committee met previously with the Applicant to discuss this plan. Member Avdoulos thought it was more palatable to put a school on this site than to put an Industrial user on this site. This provides for an excellent educational park in an area of the City that is accessible from the expressways. It buffers some residential areas. It is not as high of a use as what an Industrial building could be. The value of education outweighs the loss of tax revenue. The layout of the site is optimal, so that the Twelve Mile fronting building creates a buffer between the schools, and the athletic area is surrounded by 60-70% open space.

Member Avdoulos thought the educators chosen to come here is phenomenal. He thought Novi was blessed for this choice as well as for Mr. Pellerito being in a position to make such an offer.

Member Avdoulos thought that the traffic issue that was brought up at the Vision Fair probably resulted from people seeing all the duplexes on the plan and that generated the concern. The Vision Fair results will be posted on line, and many of the traffic items were also identified by the Planning Commission.

Member Avdoulos said this plan will increase the density from what is now just an open field. The proposed zoning, RM-2, can yield densities of 31.1, 20.7 and 15.6 for one-, two- and three-bedroom units, respectively. The Applicant is proposing 3.6 units per acre. The residentially-zoned densities are currently at .8 units per acre, 1.65 units per acre, etc. The proposed 3.6 density is close to the 3.3 units allowed in R-4, which also allows eighty-foot frontages. The height requirement and setbacks are the same. This zoning made more sense to him. His recommendation to City Council would likely be to consider the R-4 zoning. This would yield about 215 units rather than 230. This would save a bit more of the woodlands. Ariana Court could be eliminated which would create a greater buffer near Knights Bridge Gate. The RM-2 designation, as described in the Planning Review, does not make sense when compared to the density that the Applicant is proposing. The R-T zoning is an alternative zoning but it allows a 4.8 density. He was glad that the Applicant listened to the previous comments and resubmitted a plan that has undulating roads and more open spaces.

Member Avdoulos asked whether the detention basin on the proposal could be modified and made smaller in an effort to save more of the natural features. Civil Engineer Ben Croy responded that the Applicant could look at pervious pavement, though there isn’t a standard in place for using this on the road system, especially in light of the Michigan winters. It is used more for parking lots. The Applicant could look at vegetated swales and bio-retention, and those types of alternatives. This proposal will still yield a significant detention area regardless.

Member Avdoulos said this is a unique situation in that a plan is being reviewed at the same time as the Master Plan review. Based on sound planning principles, Member Avdoulos would prefer to move up the residential-zone scale rather than a zoning that seems to pick and choose. R-4 also allows religious institutions so there is some flexibility in this zoning classification.

Member Avdoulos said that the final recommendation to City Council will take into account the comments made throughout the Master Plan review which includes the comments from the citizens. The underlying property now is I-1, R-A and R-1, and he just didn’t see where recommending RM-2 made sense to him at the moment.

Member Gutman almost wished that the two parts of this proposal were not linked. He hates to see properties leave the tax rolls, but he thought it was a nice project. He didn’t see how the residential portion of the plan could be built in this economy, though he understood that economics was not within the Planning Commission’s purview. The citizens are always stating that density is an issue, and therefore he would like to see the density of the residential portion be greatly reduced.

Chair Cassis thought that the plan should go together in a logical and compatible way. Chair Cassis told Mr. Pellerito that the housing component should be designed for families with children; these people will send their children to the surrounding schools. This could address both the density and traffic concerns, and the plan’s effect on the City’s infrastructure. Economically speaking, Mr. Pellerito will not lose much money if he builds one big home instead of two smaller duplexes. Mr. Quinn said that other things must be considered. Chair Cassis said that four-bedroom homes can be designed at 1,800 square feet; they don’t have to be 5,000 square feet. Chair Cassis cited Taft Knolls as a newer subdivision of smaller-sized homes. Chair Cassis said the duplex design is a concern to the neighbors; it is seen as a design that diminishes their own home values.

Chair Cassis said that the Planning Commission is encouraged by the design and they would like to reach a compromise that would be acceptable to all. Mr. Quinn responded that he was pleased he had the opportunity to give a review of the plan at this meeting, prior to the Public Hearing. Chair Cassis was glad that the Applicant has saved wetlands and woodlands. He was pleased with the proposal for another parochial school; this is great for the community. What Catholic Central has already done for this community is so positive. The addition of a girls’ school guided by spiritual sisters will be wonderful.

The Planning Commission took a five-minute break.


Consideration of the request of Gjeto’s Salon and Spa for a Section 9 Façade Waiver. The subject property is located in Section 15, south of Twelve Mile, west of Novi Road, in the Twelve Mile Crossing at Fountain Walk shopping center. The Applicant is seeking to re-create the façade on his relocated business.

The Applicant was not present, so before the meeting was adjourned a motion was made to postpone the consideration.

Moved by Member Pehrson, seconded by Member Meyer:

roll call vote on gjeto’s salon, sp07-48, postponement motion made by Member Pehrson and seconded by Member Meyer:

Motion to postpone the consideration of Gjeto’s Salon and Spa, SP07-48, until the next meeting [so that the Applicant can be present]. Motion carried 8-0.


Consideration of the request of Providence Hospital and Medical Centers for Preliminary Site Plan approval. The subject property is located in Section 17, south of Grand River Avenue and west of Beck Road in the OSC, Office Service Commercial District. The Applicant is proposing to construct a 360-foot linear pedestrian connector between the Medical Office Building and the proposed hospital, as well as an asphalt pathway system across the greensward.

Planner Karen Reinowski described the enclosed walkway that will connect the hospital to the medical office building. The walkway is just about in the middle of the developed portion of the site. The pathway system would run between the buildings. The pathway will be constructed over the pedestrian connector, so that the connector does not break up the open space created by the greensward. A pedestrian plaza will be atop the connector along the pathway. The proposal is in general compliance with the Ordinance. The Staff has recommended to the Applicant that they add some additional crosswalks, pedestrian amenities and wayfinding signs. This will enhance the outdoor experience. A Section Nine Waiver is required for the façade.

The Planning Review recommends that the Applicant add a crosswalk from the Assarian Cancer Center to the greensward. The Applicant is willing to provide the pathway and wayfinding signs, but they will have to look at the Providence Master Plan to determine the exact location for the requested path. There will be delineated areas painted on the asphalt. Staff also recommends an ADA-compliant crosswalk from the southern end of the greensward to the nature trail. Benches and trash canisters would be pedestrian friendly and the Applicant has indicated his interest in providing these.

The façade sample board was shown to the Planning Commission members at the meeting. There are acid-etched glass and metal panels for the southern façade, and green screen material and split-faced CMU for the northern façade. A Section Nine Waiver is required. It is noted that the north façade is proposed to be constructed from CMU covered with the green screen. Boston Ivy and English Ivy will grow through the screen and will obscure the view of the CMU. The Ordinance allows up to 50% split-faced CMU, and the green screen is not listed in the Ordinance, so therefore the waiver is required.

The south façade permits up to 25% of ribbed-metal panels; the Applicant has proposed 85% so the Waiver is also required for this element of the design. The Applicant’s intent was to match the approved hospital façade, which also received a Section Nine Waiver.

The base materials must be further defined. Exposed concrete is not permitted. The Applicant responded that the exposed concrete proposed at the base of the metal panels, the CMU material, is consistent with the hospital design. The Façade Consultant and Staff recommend granting the waiver based on the narrative provided by the Applicant. The design meets the intent and purpose of the Ordinance.

The Fire Department Review has no concerns with the proposal. The Engineering Review notes minor items to be addressed at the time of Final Site Plan submittal. The Landscape Review noted a few minor items as well.

Rich Abbott of Providence Hospital addressed the Planning Commission. This walkway has been shown on the previous campus plans. Operationally, it is intended to connect the buildings for use by physicians and patients. The placement of the walkway has been done in a sensitive manner so as to preserve the greensward. Architect Karl Schantz of NBBJ was at the meeting, as was Gary Tressel of Hubble Roth and Clark. Dave Martin of Barton Malow Construction was also present.

Mr. Schantz said the walkway has three faces. The north face is meant to be camouflaged and blend into the greensward through the use of the green screen. The English Ivy is an evergreen and the Boston Ivy will turn bright red during the fall. The roof is ballasted and is the same stone as what is used at the base of the connector. From the hospital the appearance will look blended. The south façade has windows and blends with the hospital. There is exposed concrete that is similar to the hospital design.

Mr. Tressel showed pictures of the connector and its location on the campus. They may have to do some realigning of the northern connector to the helistop but their intent is not to recreate another crossing through the Assarian parking lot. The slopes have been adjusted in those areas where the greensward goes above the walkway.

Member Pehrson supported the waiver request because of the Applicant’s intent to harmonize the walkway with the hospital. The walkway is primarily for pedestrians and wheelchairs, not wheeled beds or stretchers.

Moved by Member Pehrson, seconded by Member Wrobel:

In the matter of Providence Hospital and MOB Connector, SP07-54, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Section 9 Façade Waiver to permit the proposed split-faced CMU with green screen on the north façade, and ribbed metal panels of up to 85% of the south façade; and 2) The Applicant providing additional details on the revised plans, including the length of the connector, two crosswalks as detailed in the review letters, wayfinding signs and pedestrian amenities as discussed in the planning review letter; for the reason that the plan is otherwise in compliance with Article 12, Section 2400, and Section 2516 of the Zoning Ordinance and all other applicable provisions of the Ordinance.


Member Avdoulos asked Landscape Architect David Beschke about the irrigation comment in his review. Mr. Beschke responded that the Applicant submitted plans to modify their irrigation system to accommodate this part of the campus.

Member Avdoulos said sometimes the little items on a plan are the hardest to design. He found that this design was done nicely and it blends with the geometry of the site. It does not destroy the greensward. He thought the entire campus was fulfilling the vision that Providence originally had. The hospital is very modern. The attention to detail given this walkway further exemplifies how the pieces of this campus are being designed to complement one another, from the original Albert Kahn building to the medical office building and physicians building. The space is not broken up by the walkway. Member Avdoulos was concerned about exiting because of the length of the corridor, but it is within the travel distance allowed by the building code. He commended the hospital and thanked them for the attention they are putting into this campus. He felt the waiver requests were entirely appropriate. The use of the green screen, with which Member Avdoulos has also been designing, adds character and depth and is different from the standard row of arbor vitae.

Member Lynch thanked Providence for their cooperation.

Chair Cassis said this was a great project with a complementary design.

roll call vote on the Providence connector, sp07-54, Preliminary Site Plan and section nine waiver motion made by Member Pehrson and seconded by Member Wrobel:

In the matter of Providence Hospital and MOB Connector, SP07-54, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Section 9 Façade Waiver to permit the proposed split-faced CMU with green screen on the north façade, and ribbed metal panels of up to 85% of the south façade; and 2) The Applicant providing additional details on the revised plans, including the length of the connector, two crosswalks as detailed in the review letters, wayfinding signs and pedestrian amenities as discussed in the planning review letter; for the reason that the plan is otherwise in compliance with Article 12, Section 2400, and Section 2516 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 8-0.

4. Beck North Corporate Park Unit 9, SP07-45

Consideration of the request of DOT Development Company LLC, for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located in Section 4, at the northeast corner of Hudson Drive and DeSoto Court in the Beck North Corporate Park. The subject property is approximately 2.39 acres and the Applicant is proposing to construct a 31,156 square foot speculative industrial building.

Planner Kristen Kapelanski described the project. The site is bordered by vacant sites to the north, east and south, and an office/warehouse use to the west. The area is zoned Light Industrial and master planned for Light Industrial. There are no natural features on the site.

The Planning Review indicates the plan is generally in compliance with the Ordinance. There are minor items to be addressed at the time of Stamping Set submittal. The Landscape Review recommends approval, with two Landscape Waivers required for the right-of-way berms along Hudson Drive and DeSoto Court, in light of the existing utility easements in those locations. A Façade Waiver is requested for the use of C-brick and overages of the allowable percentages. The Façade Consultant recommends approval of this waiver as the building will be in context with the surrounding buildings. The Traffic Review, Engineering Review and Fire Department Review all noted minor items to be addressed at the time of Stamping Set submittal.

Al Valentine from GAV represented the Applicant. He said that oftentimes when the architect tries to meet the façade material percentages outlined in the Ordinance, a third material has to be introduced, making the building’s appearance look a bit random. Keeping the design more uniform works better in this corporate park.

Member Avdoulos approved of the waiver requests. He confirmed with the Applicant that the utility easements in the way of the berm area are for the water and the sewer lines. Member Avdoulos liked that the building was pulled to the corner of the lot because now the foundation plantings, grass and trees will work in place of the berm. Member Avdoulos said that the C-brick is one of the materials proposed to be added to the Façade Ordinance. The building has been broken up with steps and stepbacks, the vertical fins and the landscape.

Moved by Member Avdoulos, seconded by Member Burke:

roll call vote on Beck North Unit 9, sp07-45, Preliminary Site Plan motion made by Member Avdoulos and seconded by Member Burke:

In the matter of Beck North Corporate Park, Unit 9, SP07-45, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Waiver for the berm requirement along the Hudson Drive right-of-way; 2) A Planning Commission Waiver for the berm requirement along the DeSoto Drive right-of-way; 3) A Planning Commission Section 9 Façade Waiver for the use of C-brick and the overages of allowable percentages; and 4) The conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reason the plan meets the intent of the Zoning Ordinance. Motion carried 8-0.

Moved by Member Avdoulos, seconded by Member Burke:

roll call vote on Beck North Unit 9, sp07-45, Stormwater Management Plan motion made by Member Avdoulos and seconded by Member Burke:

In the matter of Beck North Corporate Park, Unit 9, SP07-45, motion to approve the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan, for the reason that the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 8-0.


There were no Consent Agenda Removals.


There were no Matters for Discussion.


There were no Supplemental Issues.


No one from the audience wished to speak.


Moved by Member Pehrson,

Motion to adjourn.

The meeting adjourned at or about 10:00 PM.












Transcribed by Jane L. Schimpf, November 20, 2007 Signature on File

Date Approved: November 28, 2007 Angela Pawlowski, Planning Assistant Date