(248) 347-0475

Meeting called to order at 7:34 p.m. by Chairperson Weddington.

PRESENT: Members, Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Chairperson Weddington

ABSENT/EXCUSED: None

ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Assistant City Attorney Paul Weisberger, Landscape Architect Linda Lemke, David Wickens Environmental Specialist, Director of Planning & Community Development Jim Wahl, and Planning Assistant Kelly Schuler

PLEDGE OF ALLEGIANCE

APPROVAL OF AGENDA

Chairperson Weddington asked if there were any additions or changes to the Agenda?

PM-98-11-211 TO APPROVE THE AGENDA AS PRESENTED

Moved by Mutch, seconded by Watza, CARRIED UNANIMOUSLY: To approve the Agenda as presented.

Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington

No: None

AUDIENCE PARTICIPATION

None

CORRESPONDENCE

Member Capello announced he has received a letter regarding St. Joseph Mercy Health System from Sue Ann Geppert, Marjorie Geppert and Mary Taylor which asked the Planning Commission to preserve all possible woodlands and wetlands as the animals need food and shelter from the woodlands and water from the wetlands.

CONSENT AGENDA

1. RAMADA SP96-28

Property located on the north side of 8 Mile Road and west of Haggerty Road, seeking Final Site Plan Approval Extension.

2. APPROVAL OF THE MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF OCTOBER 21, 1998.

Chairperson Weddington asked if there were any removals or corrections? Seeing none she entertained a motion to approve.

PM-98-11-212 TO APPROVE THE CONSENT AGENDA

Moved by Capello, seconded by Mutch, CARRIED UNANIMOUSLY: To approve the Consent Agenda.

VOTE ON PM-98-11-212 CARRIED UNANIMOUSLY

Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington

No: None

PUBLIC HEARINGS

1. SAINT JOSEPH’S MERCY HEALTH SYSTEM SP98-52

Property is located in Section 12 on the southeast corner of 12 Mile Road and Meadowbrook Road. The 50 acre site is zoned Office Service Technology (OST). Applicant is seeking Preliminary Site Plan approval, Woodlands Permit and Wetlands Permit approvals.

Joseph Galvin asked for Site Plan approval in order to construct facilities on the land that was rezoned to OST. He stated the plan meets the requirements of the Zoning Ordinance for the use and he has been working with the consultants to deal with the issues. He introduced Gary Faja, CEO of St. Joe’s, Mike Sklabowski, Vice President and Director of Operations of Mercy Health Services. Mr. Galvin stated he has done all that is reasonably feasibly prudent to protect the woodlands and wetlands on the site. He asked for approval of the site plan conditioned upon meeting the undertakings with respect to the Consultants comments.

George Norberg stated the site is comprised of three phases. Phase I includes a two-story corporate office building of 150,000 square feet with 639 parking spaces. It will also include road circulation connections at Twelve Mile and Meadowbrook Roads, passing lanes will be constructed at the Meadowbrook Road section. Phase 2 is the ambulatory center and medical office area. The building is two and three story and has 152,000 square feet, 9,000 of which is set aside for the ambulatory center. Phase 3 is for an extension of the medical office, 140,000 square feet with the required parking. There is an existing sanitary sewer that runs along the property line. There was a suggestion to stub a water main at this point and since it may impact the woodland, it is being looked into. Both woodlands and landscape plans have been approved by Ms. Lemke. The storm water is contained in two detention/sediment basins, both have the same high water elevation and act together. The outlet is within the sanitary sewer easement where the disturbance was done to the woodlands some time ago.

Jeff King, Wetland Consultant stated the wetlands were evaluated and boundaries were delineated last year. The boundaries represent the wetlands that are regulated by the City of Novi and the MDEQ. The northern portion has 8 small wetland pockets that are non-essential. Wetland AB was historically farmed and disturbed, it appears that the area has not been farmed and reverted to a wetland condition. The vegetation is not of high fluoristic quality. He advised the client that the wetland being of low quality was potentially expendable and this wetland complex should be avoided regarding wetland fill. Mr. King stated the MDEQ reviewed the site in 1996 at which time some fill was being considered. The MDEQ recommended that Wetland E be preserved in its entirety and if wetland fill were to be proposed, they would much prefer to see Wetland AB filled based on the quality.

Mr. Galvin asked that the Site Plan be approved subject to the resolution of the Consultants issues.

Rod Arroyo, Planning and Traffic Consultant stated clarified that the issues before the Commission. Phase I is 154,000 square foot general office building, Phase II, 152,104 square feet is roughly half of the ambulatory care center and Phase III would extend that same building to the east. It appears that there is adequate parking, however, he has not yet been able to verify it and would need to do a detailed review of the floorplan to clarify it. The loading areas do not provide the appropriate screening, the applicant plans on showing it on the plan. There is an 8' safety path proposed along 12 Mile Road. There is a 5' sidewalk proposed along Meadowbrook Road. The applicant has indicated that they will provide an additional safety path along the south side of the ring road that goes along the southern portion of the property. The building height of the ambulatory care center exceeds the 42' maximum in the OST District, however, they are allowed to do this, per Section 1101.3 of the Ordinance which allows hospital type facilities to go up to 65' in height, therefore, they are in conformance. Mr. Arroyo did not recommend approval of the Preliminary Site Plan owing to the outstanding issues.

David Bluhm, Engineering Consultant stated water will be extended through the site, looped around the buildings and connected to existing mains along 12 Mile Road. The applicant has been asked to consider a 12" stub at the southern building on the east side to help in looping future development to the south. Sanitary sewer exists along the eastern edge, service leads will be brought in to service the buildings as well as future phases. There are two proposed detention basins that will be constructed with temporary sedimentation controls, they will have to provide permanent water quality features. Mr. Bluhm expressed concern with the mitigation area south of the southern approach and the viability of it as quite a bit of the natural drainage is being cut off. The applicant has come up with a couple of good solutions that will help feed the wetland mitigation area. Mr. Bluhm had a number of additional comments in his letter. He expressed concern with the southern basin that the proposed natural water elevation would be below the ground water elevation, therefore, he asked for some confirming ground water elevations. The outflow pipe to basin A would be considered into the mitigation area. Mr. Bluhm felt the plan demonstrated engineering feasibility and recommended approval.

Mr. Arroyo stated the development is forecast to generate approximately 12,800 trips per day, approximately 1,000 trips during the p.m. peak hour. The first phase is roughly 1,200 24 hour trips and 221 p.m. peak hour trips. The intersection of 12 Mile and Meadowbrook Road is forecast to operate at Level of Service B during the a.m. peak hour and C during the p.m. peak hour. There are some Level of Service problems at the interchange with M-5 and 12 Mile, however, they are anticipated to improve once M-5 is extended to the north. There are two points of access proposed, two onto 12 Mile and two onto Meadowbrook Road. The applicant is providing for deceleration lanes on 12 Mile Road as well as Meadowbrook Road and passing lanes are being provided on Meadowbrook Road. Mr. Arroyo recommended approval of the Preliminary Site Plan from a traffic standpoint.

Linda Lemke, Landscape Architect stated the Landscape Plan was in its conceptual stage. She stated the applicant has proposed a very extensive and well thought out landscape plan. There were number of items that could be addressed at the time of Final. She stated her only concern was that the applicant designate and screen the loading and unloading areas. Ms. Lemke recommended approval of the Conceptual Landscape Plan.

In regard to the Woodlands Plan, Ms. Lemke stated there were two areas of woodlands, a 4 acre parcel along Meadowbrook Road and a 10.5 acre parcel in the southeast corner. The applicant is removing most of the 4 acres of woodlands which are of very low quality. The woodlands in the southeast corner are very high, the applicant will not be removing anything of consequence or that will have much impact on the overall woodlands. Ms. Lemke recommended approval of the Woodlands Permit. She stated there was some missing information that she would be requiring at the time of Final along with the four conditions in her letter.

David Wickens, Environmental Specialist stated 15 wetland pockets are contained on the parcel. 5 are considered Regulated, Wetland AB, Wetland E, Wetland YZ, Wetland ZZ, Wetland YZ. Mr. Wickens stated the wetland system is very nice and moves from the north down to the southeast corner of the site. Wetland B has a hydrological connection to Wetland YZ. It contains mainly scrub shrub and forested wetland vegetation. The applicant proposes to completely fill the wetland pocket for the construction of the parking lot and to mitigate for the wetland impact. Mr. Wickens expressed concern with Wetland E, he found that the road and the way the storm water run off was to be collected would impact the hydrological characteristics of Wetland E which would have a great negative impact and would also affect the rest of the system. He stated there were some ideas as to remedying the situation by lessening the impacts, however, there has not been enough time to judge whether or not an alternative is possible. In regard to the impacts, Mr. Wickens believed there to be a prudent alternative to the fill, such as a parking structure as opposed to filling. Mr. Wickens stated the applicant believes Wetland AB to have been historically farmed, he stated no information was submitted to his office which would suggest this, he stated the information is readily found with aerial photos. He felt that with time it could be investigated, however, at this point in time, there is no proof that it would have had a reduced wetland pocket quality because it was farmed. Mr. Wickens thought it was important to note that there is a hydrological connection between Wetland AB and the system, he felt the proximity of the wetland to the system should be taken into consideration. In regard to Wetland E, there may be possible alternatives to avoid a large hydrological impact to the system. Mr. Wickens stated he did not like what the applicant was doing to the hydrology, he felt that there may be some prudent alternatives, however, the applicant did present reasons why there may not be and presented some information that could lessen the hydrological impacts. Initially, Mr. Wickens stated he was recommending that the Commission not approve the plan from a Wetlands standpoint, however, now he felt if more time were given to review the additional information that was submitted today, he could review their alternatives and rationale behind the plans. Mr. Wickens did not give a negative recommendation, however, he recommended that the Commission table the project.

Chairperson Weddington announced she has received a letter from Douglas R. Necci of JCK which states the above plan has been reviewed and it is in full compliance with the Facade Ordinance and no Section 4 Waivers are required.

Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states the above plan has been reviewed and approval is recommended with the following items being corrected on the next plan submittal; 1) additional hydrants shall be added around the health care building to reduce spacing to a minimum of 300'. Applicant may contact the Fire Marshal’s office to discuss proper hydrant placement. 2) Hydrants around the office building shall be moved to within 15' of a paved parking surface. 3) Applicant shall show the separate fire water line mains and domestic water mains for each building. The fire line water main shall be controlled by either a post indicator valve or a valve in well. 4) The proposed office building shall be made accessible to fire apparatus for 50% of the building perimeter.

Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.

Steve Reed, 27168 Meadowbrook Road thought the plan looked good. He asked that a berm be put up along his property if possible because he anticipated construction to be going on for the next two to four years.

Chairperson Weddington asked if anyone else would like to address the Public Hearing? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.

DISCUSSION

Member Capello asked Mr. Norberg why he could not have provided the requirements of Mr. Arroyo before coming to the Commission?

Mr. Norberg did not believe there was anything that he could not have provided. He stated the floorplan was the largest issue. The loading areas have to be where they are located, therefore, if a ZBA variance is required, he stated he would do so. He stated the floorplan was the only issue that he saw.

Member Capello asked Mr. Arroyo if that was the only issue?

Mr. Arroyo stated there were a number of issues, however, the floorplan was the most significant because the parking cannot be addressed until the floorplan questions are resolved. He stated the parking also relates to the wetland questions and they cannot be answered tonight. He also stated the Phasing Plan was somewhat hard to follow on the original drawings and he was looking for a more clearly defined plan.

With the additional information that was submitted to Mr. Wickens today, relative to the wetlands and the floorplan, Member Capello asked the applicant if it would hurt them to wait two weeks until they had a chance to look at it?

Mr. Galvin answered he would not like to wait two weeks, however, he would come back in two weeks if it was the desire of the Commission.

PM-98-11-213 TO POSTPONE ACTION ON SAINT JOSEPH’S MERCY HEALTH SYSTEM SP98-52 UNTIL THE NEXT MEETING DECEMBER 02, 1998

Moved by Capello, seconded by Churella, CARRIED UNANIMOUSLY: To postpone action on Saint Joseph’s Mercy Health System SP98-52 until the next meeting on December 02, 1998.

Member Watza stated his firm represents Saint Joe Mercy and he would not be able to vote.

VOTE ON PM-98-11-213 CARRIED UNANIMOUSLY

Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Weddington

No: None

Abstained: Watza

This project is located in Section 35 on Nine Mile Road, east of Novi Road. The 9.324 acre site is zoned Light Industrial (I-1). Applicant is seeking Preliminary Site Plan approval and Special Land Use Permit approval.

Terry Bilovus, Architect for Ari-El Enterprises the owners of the Siemens Building. Mr. Bilovus proposes an 16,500 square foot addition to the building. He stated there were a few issues left to resolve and hoped to resolve them tonight. 1) The covered walkway entrance with gazebo that was being added to the building. He stated it was currently a heavily wooded area that would become an exterior employee lounge. The issue was with the facade materials of which he was asking for a waiver. 2) Was regarding the berm that is required between industrial and residential property. There is a historic cemetery on residentially zoned property with a screen of evergreens around the edge of the property which creates a barrier with the required opacity to divide industrial property from residential. 3) A noise analysis. 4) The bikepath. He explained the reason he was asking for a waiver or postponement was because his site is heavily landscaped in front and the bikepath jeopardizes some of the landscaping. Secondly, the site to the west is a mature fully developed site. To the east is a cemetery that extends out to the existing R.O.W. with grave sites up to that line, therefore, he did not think there was much chance of a bikepath being extended across the cemetery. He did not think the likelihood of it continuing existed, therefore, he asked that it be waived or postponed until such time that it could be completed. In regard to the truck wells, Mr. Bilovus stated they have been filled in for as long as the client has owned the building, they are not used as truck wells, however, the concrete walls still exist.

Rod Arroyo, Planning and Traffic Consultant did not recommend approval of the Special Land Use and Preliminary Site Plan due to several items. 1) The need for the berm adjacent to Residential. 2) The noise analysis which is a requirement of the Ordinance and can only be waived by the ZBA. 3) The need for the 8' safety path which he would like to see explored because he thinks there are alternatives to try to make it work. 4) The front yard parking situation. Mr. Arroyo stated there were a few spaces existing along the existing driveway to the east. The driveway must be modified as part of the development and he felt those parking spaces should be deleted from the front yard along with the driveway modifications. Mr. Arroyo felt the safety path was one of the most significant issues and stated he would like to see it explored in more detail before any waivers are granted.

David Bluhm, Engineering Consultant stated the proposed building addition on the west side of the existing building would require the relocation of an existing water main. The applicant will need to relocate the water main and maintain 10' from the new building. He also stated the applicant needed to upgrade three of the fire hydrants around the site to currently accepted standards. They will be constructing a limited amount of storm sewer directed to the south into an existing detention basin. An oil and gas separator will be required in the structure prior to the release if it is intended to pick up surface drainage for parking area improvements, if not, the separator will not be necessary. There were a number of other comments. The applicant is being asked to provide a clearer construction access route for the site and minimize the construction access along the public roadways as much as possible. Mr. Bluhm felt the plan demonstrated engineering feasibility and recommended approval.

Mr. Arroyo stated based upon current standards, there are some changes that need to be made to the easterly most access point, including modifying the width, adding decel/accel tapers and providing for a center left turn lane. By making these modifications, it will bring the driveway into conformance. He stated as long as the current loading areas are sufficient, it should not be an issue. Mr. Arroyo recommended approval of the Site Plan subject to the driveway modifications being made on the Final Site Plan.

Linda Lemke, Landscape Architect recommended approval of the Conceptual Landscape Plan. Regarding the requirement for the 10' to 15' berm adjacent to the cemetery, she stated there is a regulated woodland area that goes across the back of the property to Nine Mile Road. It encompasses the cemetery and a small portion of the parking area with existing pine trees. She explained her recommendation that the Planning Commission could waive the berm or wall requirement to retain the existing wooded area that is consistent with the opacity requirements rather than obtaining a waiver from the ZBA.

Mr. Arroyo asked if it applied to all sides? If so, then he agreed that it could be a Planning Commission waiver, however, if there is one side or more that does not have the regulated woodland screening, then the applicant would likely have to go to the ZBA.

Ms. Lemke stated it was not very much of a woodland, it was like a hedgerow area. She reported that it goes all along the railroad track and along the eastern side of the property. She thought maybe it should be looked into once more.

Chairperson Weddington thought since the applicant was going to the ZBA anyway, they could just add it to their list and the Commission could waive their part.

Ms. Lemke stated she was looking for additional evergreen shrubs to screen the parking spaces that are closest to Nine Mile Road. She was also looking for them to go to the ZBA for a waiver of the required 4' greenspace immediately adjacent to the building on all sides. She stated there were a number of items that could be addressed at the time of Final.

Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states the above plan has been reviewed and approval is recommended with the following conditions: 1) There are three hydrants on the property that do not meet the City’s Design and Construction Standards for fire hydrants. The hydrants shall be replaced in order to meet the standard, the northwest hydrant, the northeast hydrant, and the west hydrant. 2) The engineer shall clarify the location of the Fire Department connection and its connection to the building. 3) The west driveway shall remain accessible throughout construction.

Chairperson Weddington announced she has received a letter from Douglas R. Necci of JCK which states the above plan has been reviewed for compliance with the Novi Ordinance 2520. The percentages of materials proposed for each facade are shown and the maximum percentages allowed by the Ordinance are also shown. Mr. Necci indicated that the south facade split face block as proposed is 70% and the Ordinance maximum only allows 50%. He also identifies the wood gazebo on the east side of the building as 100% wood and the Ordinance maximum only allows 25%. As indicated, the percentage of concrete block on the south facade exceeds the maximum percentages allowed by the Ordinance, however the concrete block is a continuation of an existing material and is therefore, not subject to the Ordinance. The gazebo structure is not a continuation of an existing material, it was Mr. Necci’s recommendation that the applicant either; 1) revise the drawings to comply with the Schedule of Regulating Facade Materials and resubmit or 2) submit a formal request to the Planning Commission for a waiver to the specific requirements of the Facade Ordinance as provided in 2520 paragraph 4. Please note that the Ordinance requires that the request for a waiver be accompanied by a written design statement which shall describe how the selected facade materials and material combinations will be consistent with and enhance the building design concept.

Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.

DISCUSSION

Member Csordas stated there was a letter in the packet which stated that the gazebo would not be included as part of the submission. He asked for clarification on the issue.

Chairperson Weddington read the letter dated November 06, 1998 directed to Ms. Schuler which stated per our discussion, please be advised as follows: a) the gazebo will not be included as part of the above submission. b) although we have a negative letter from the City Planning Consultant, we respectfully request to be put on the Planning Commission Agenda for November 18, 1998.

Mr. Bilovus stated subsequently the gazebo has been kept in and this was addressed in a letter from himself to the Planning Commission dated November 12, 1998.

Member Csordas asked Mr. Arroyo if he was referring to the two parking spaces on the northeastern portion of the property?

Mr. Arroyo clarified it was the northwest side of the driveway. There were two spaces that extended beyond the front building line. When the driveway is modified, those two spaces should come out.

In regard to the bikepath, Member Mutch stated he walked the site and it looks like the applicant has done a good job with meandering the bikepath around the existing landscaping. Secondly, regarding the cemetery property, it is City owned, therefore, it will be the responsibility of the City for putting in any bikepath along there. In regard to the R.O.W. for the bikepath, he thought it was possible that eventually the bikepath would be connected. He thought it was more likely that it would happen than if the Commission were to just waive it. He did not see anything that would make it an impossibility.

Member Koneda asked Mr. Arroyo if he was satisfied with the loading dock issue?

Mr. Arroyo answered, yes.

In regard to the bikepath, Member Koneda thought something should be worked out to make it happen. In regard to the ZBA, he stated it appeared that there were two requirements, the berming and the noise analysis. He asked if the developer decides to do the noise analysis and the Commission could grant the berm waiver, would the applicant have to go to the ZBA at all?

Mr. Arroyo answered, if it is determined that the waiver can be granted on the berm and if the applicant provided the noise analysis, to the best of his knowledge, yes, the applicant would not have to go to the ZBA.

In regard to the gazebo, Member Koneda asked if the developer had to submit a special request in order to grant the waiver?

Mr. Necci answered, yes. The applicant would have to request a Section 4 Waiver which he has not done.

Member Koneda asked if the developer would be willing to submit a Section 4 Waiver request for the gazebo?

Mr. Bilovus answered, yes.

Member Koneda asked what the action of the Planning Commission was?

Paul Weisberger, Assistant City Attorney stated the Section 4 Waiver needs to come from the Planning Commission, it needs to be requested in writing. However, he stated if Mr. Necci feels comfortable and he has enough information to base his decision on, than one could be made tonight.

Mr. Necci stated he would not recommend a Waiver. He thought the structure was completely inconsistent with the architecture of the existing building. He stated it was a completely wood structure and there was nothing of this nature in the existing building. He felt it had the appearance of a somewhat temporary or secondary type structure. It lacks the image of being a permanent structure and looks more like a site amenity than a part of the building. Mr. Necci stated other systems consistent with the rest of the building could accomplish the same, rather than a structure built completely out of wood.

Mr. Weisberger referred to the berming requirement in 2509. He stated it appeared that the Planning Commission does have the ability to waive the berming requirement, but only on limited circumstances. He explained, if it provided sufficient screening through either regulated woodlands or woodlands.

Ms. Lemke believed the woodlands would provide enough screening on the southern edge, she stated it could be looked at during the time of Final and additional evergreen type landscaping could be added to meet the requirement. She believed it to be applicable in this case. She stated in the past, the applicant would make it a condition of adding enough of the evergreen plant material to meet the opacity requirements.

Member Churella asked if the gazebo could be constructed of other material which would be consistent with the existing material?

Mr. Bilovus stated the gazebo was a request of the tenant. He felt that it blends with the site and felt it would be a nice amenity for the employees.

PM-98-11-214 TO POSTPONE SIEMENS BUILDING ADDITION SP98-47 TO THE NEXT MEETING OF DECEMBER 02, 1998 PENDING RESOLUTION OF THE ISSUES RAISED BY THE CONSULTANTS

Moved by Churella, seconded by Csordas, CARRIED UNANIMOUSLY: To postpone Siemens Building Addition SP98-47 to the next meeting of December 02, 1998 pending resolution of the issues raised by the Consultants.

VOTE ON PM-98-11-214 CARRIED UNANIMOUSLY

Yes: Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup

No: None

1. MARTY FELDMAN CHEVROLET ADDITION SP98-43

Project is located on the south side of Grand River Avenue, between Novi and Meadowbrook Roads. The 1,566 square foot addition is located on a 10 acre site zoned General Business (B-3) and Vehicular Parking (P-1). Applicant is seeking Preliminary Site Plan approval.

______ of Parlovecchio Building and Development stated he proposes two small additions onto the existing showroom portion of the dealership. He explained that he is trying to building within the existing overhang, therefore, the project would entail no roofing. He explained that he was trying to displace two outdoor auto display areas and create two additional indoor display areas. In doing so, no parking is affected, no landscaping areas are affected, he stated some concrete would be removed at the rear of the building to create an additional landscape bed. He was not looking to change the look of the building, no additional employees were proposed.

Rod Arroyo, Planning and Traffic Consultant recommended approval from both a Planning and Traffic perspective. He stated there were a few minor items that he would like to see provided. One key issue as a positive aspect to the site plan is the loading and unloading situation for the deliveries of vehicles. The internal circulation changes to the site are very positive and will enable the problem from the past to be eliminated. He recommended approval of the Site Plan.

David Bluhm, Engineering Consultant stated there were no substantial changes or modifications to the plan that impact engineering. He felt the plan demonstrated engineering feasibility.

Linda Lemke, Landscape Architect recommended approval. She stated the plan would need a ZBA variance for the 4' minimum greenspace adjacent to the building on all four sides. This also requires that any facade visible from a public street needs to have 60% of greenspace. She stated she would recommend a positive variance from the ZBA with additional annuals, perennials, ornamental grasses and bulbs added to the four planting islands.

Douglas R. Necci of JCK gave a positive recommendation based on the Ordinance provision that the applicant is allowed to continue existing construction. He stated it is basically a continuation of existing materials and it will not significantly change the appearance of the building.

Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Deparment which states that the above plan has been reviewed and approval is recommended.

PM-98-11-215 TO GRANT PRELIMINARY SITE PLAN APPROVAL TO MARTY FELDMAN CHEVROLET ADDITION SP98-43 SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS AND THE ZBA VARIANCE

Moved by Watza, seconded by Koneda, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan approval to Marty Feldman Chevrolet Addition SP98-43 subject to all of the Consultants conditions and the ZBA variance.

VOTE ON PM-98-11-215 CARRIED UNANIMOUSLY

Yes: Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup, Capello

No: None

Project is located on the north side of Ten Mile Road, west of Taft Road. Applicant proposes a 1,772 square foot building addition to expand the existing Spillane Dental Office and to build a 528 square foot accessory building. Property is zoned Office-Service District (OS-1). Applicant is seeking Preliminary Site Plan approval.

Frank Zahaski of AZD Architects proposed an addition to the existing building as well as a significant aesthetic change. He stated the building was formerly a bank which still has the drive-up canopy attached to it. He stated it is approximately 4,300 square feet total, 1,800 of which is new. He stated he was trying to maintain the integrity of the site curbing entrances, etc. and upgrade the overall look and character of the site.

Lawrence Spillane made some comments, however they were not picked up on tape.

Rod Arroyo, Planning and Traffic Consultant recommended approval of the Preliminary Site Plan. He stated there were some issues that needed to be resolved on the Final plan which included clearly designating the loading areas. An 8' safetypath along Taft Road is required, there is an existing path that does not meet the current standards. Additional information needs to be provided regarding exterior site lighting and information on construction route access. There is an existing 6' brick wall adjacent to the residential which provides for meeting some of the screening requirements. There are some other issues regarding the parking lot circulation.

In regard to traffic, Mr. Arroyo stated there were a couple of issues that would need to be resolved on the Final Site Plan. The two spaces that are being added on the south side do no allow for adequate maneuvering area, therefore, there will have to be some modifications to the maneuvering lane. The Ordinance requires that there be landscaped end islands provided at the end of the parking bays, Mr. Arroyo thought this was something that could be resolved at the time of Final. He stated there was potential for some minor adjustments to the driveway access off of Taft Road. Mr. Arroyo recommended approval of the Preliminary Site Plan.

David Bluhm, Engineering Consultant stated the applicant was reducing impervious surface with the removal of a substantial amount of existing pavement. The applicant will be adding a limited amount of building addition which will add some impervious surface, however, there is a net affect of taking quite a bit away. The applicant proposes a storm sewer to extend to the rear of the property to pick up drainage from the grassed area in the back, and drainage off of the new roof area. At the front of the building, there are two dry detention basins and are more than adequate to handle the storm water functions. The basins immediately outlet to the Miller Creek. The applicant will be required to construct concrete curbing where asphalt curbing is proposed in the new addition of parking areas throughout the site. Mr. Bluhm recommended approval.

Linda Lemke, Landscape Architect did not recommend approval. She stated there were a number of items on the plan, the applicant has indicated that they can and will meet them. In regard to screening of the parking and vehicle use areas, since there is no room to put a berm along Taft Road or Ten Mile Road, she was looking for massings of shrubs to screen the parking and vehicle use areas. The applicant needs to provide a few more canopy trees, two on Taft Road and three on Ten Mile Road, they will be able to use sub-canopy trees in those areas, which are smaller growing trees. Five additional trees are needed for the parking area requirements, she stated she would work with the applicant. The site abuts R-4 to the north and west, there is an existing 6' brick wall which meets the 4' 6" screening requirements for OS-1. The wall also needs to have 20' high intermittent plantings which can either be sub-canopy or canopy trees and additional shrubs are needed along the base of the wall. The remainder of the issues can be reviewed at Final and the applicant has indicated that they will be able to meet all of the requirements. With that provision, Ms. Lemke recommended approval.

Chairperson Weddington announced she has received a letter from Douglas R. Necci which states that he has reviewed the plan for compliance with the Facade Ordinance Section 2520 and the proposed materials are within the required amounts, therefore, he states the application is in compliance with the Facade Ordinance and a Section 4 Waiver is not required.

Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended with the condition that the applicant shall provide a Hazardous Materials Survey and Inventory for both the addition and the auxiliary structure.

Chairperson Weddington turned the Matter over to the Commission for Action.

DISCUSSION

Member Csordas commended the applicant for saving the property for the City and on behalf of the citizens of the City he commended the efforts of the applicant in bringing the site up to a far better site plan than currently exists.

PM-98-11-216 TO GRANT PRELIMINARY SITE PLAN APPROVAL TO SPILLANE ORTHODONTICS ADDITION SP98-46 SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS

Moved by Csordas, seconded by Watza, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan approval to Spillane Orthodontics addition SP98-46 subject to all of the Consultants conditions.

DISCUSSION

Member Mutch asked if the parking spaces along the north side were currently in compliance with the parking setback requirements? He asked if they could be land banked and eliminated to bring that area into compliance?

Mr. Arroyo answered, yes. If the Ordinance requirements were met.

VOTE ON PM-98-11-216 CARRIED UNANIMOUSLY

Yes: Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup, Capello, Churella

No: None

AUDIENCE PARTICIPATION

Mr. Galvin asked the Planning Commission to table the item from Mercy St. Joe for four (4) weeks. He explained that due to the holiday he will be short staffed as well as Mr. Arroyo being away on vacation.

PM-98-11-217 TO DEFER THE RECONSIDERATION OF SAINT JOSEPH’S MERCY HEALTH SYSTEM SP98-52 TO THE SECOND MEETING OF DECEMBER, DECEMBER 16, 1998

Moved by Churella, seconded by Csordas.

Mr. Weisberger explained that there should be a motion to reconsider. Once that has been granted, then have a motion to set it for a date.

PM-98-11-218 TO RECONSIDER THE SAINT JOSEPH’S MERCY HEALTH SYSTEM SP98-52 MATTER AT THE SECOND MEETING ON DECEMBER 16, 1998

Moved by Churella, seconded by Mutch, CARRIED UNANIMOUSLY: To reconsider the Saint Joseph’s Mercy Health System SP98-52 Matter at the second meeting on December 16, 1998.

VOTE ON PM-98-11-218 CARRIED UNANIMOUSLY

Yes: Mutch, Piccinini, Weddington, Canup, Capello, Churella, Csordas, Koneda

No: None

Abstained: Watza

PM-98-11-219 TO TAKE UP THE MATTER OF SAINT JOSEPH’S MERCY HEALTH SYSTEM SP98-52 ON DECEMBER 16, 1998

Moved by Churella, seconded by Mutch, CARRIED UNANIMOUSLY: To take up the Matter of Saint Joseph’s Mercy Health System SP98-52 on December 16, 1998.

VOTE ON PM-98-11-219 CARRIED UNANIMOUSLY

Yes: Mutch, Piccinini, Weddington, Canup, Capello, Churella, Csordas, Koneda

No: None

Abstained: Watza

PM-98-11-220 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 9:35 P.M.

Moved by Capello, seconded by Churella, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 9:35 p.m.

VOTE ON PM-98-11-220 CARRIED UNANIMOUSLY

Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington

No: None

_____________________________________

Kelly Schuler - Planning Assistant

Transcribed by: Diane H. Vimr

December 08, 1998

Date Approved: December 16, 1998