Chair Nagy called the meeting to order at 7:35 p.m.

Present: Avdoulos, Kocan (arrived at 8:38 p.m.), Markham, Nagy (departed at 10:50 p.m.), Papp, Paul, Ruyle, Shroyer (departed at +/- 12:15 p.m.), Sprague (departed at 11:15 p.m.)

Also Present: David Evancoe, Director of Planning; Tim Schmitt, Planner; Darcy Schmitt, Planner; Elaine Grehl, Woodlands Consultant; Mike McGinnis, Landscape Architect; Ben Croy, Engineer; Tom Schultz, City Attorney;

Ms. Grehl noted that the Implementation Committee is proposing certain ordinance revisions and the Master Plan Update is underway, which will include Woodlands and Wetlands map updates. Ms. Grehl suggested as a parallel move that additional revisions to the Woodlands Ordinance also be considered. She will write her suggestions down and submit them to the Planning Commission. Ms. Grehl has accepted a graduate school fellowship and will be leaving for school in Delaware.

Mr. Evancoe offered the Planning Commission another training opportunity called, "Integrating Water and Natural Resource Protection into the Planning Process." This is co-sponsored by Macomb County, Oakland County and SEMCOG and will be held on Wednesday, May 28, 2003 from 8:00 a.m. to noon at the Freedom Hill County Park in Sterling Heights. Mr. Evancoe asked that any Planning Commissioner would like to attend to let him know so that registration can be submitted prior to May 21, 2003.

Mr. Evancoe also brought to the attention of the Planning Commission that Lyon Township has received a rezoning application for a 20-acre parcel on the southwest corner of 10 Mile and Napier Road. The request would change the parcel from R-1 (one acre lots) to B-2 (Community Commercial). It will be discussed on May 12, 2003, and the Public Hearing will likely be set for June 9, 2003. Also, one-half mile west of Napier at 10 Mile and Johns Road there is a south side 14-acre property (radar site) that has also requested the same rezoning and a Public Hearing has been held. This parcel will go before the Township Board on June 2, 2003 and will likely be rezoned as it is consistent with their Master Plan.

The Public Hearing was opened on the request of Claudio Rossi, for reconsideration of a Planning Commission condition of Preliminary Site Plan approval. The subject property is located in Section 16 on the north side Eleven Mile Road between Taft and Beck Roads. The developer proposes a 45-unit condominium under the Open Space Option in the R-1 (One Family Residential) District. The subject property is 53.78 acres. The developer is requesting reconsideration of the berming requirement in the northwest corner of the property.

In the matter of Asbury Park Estates, Site Plan 01-82, motion to remove the condition of requiring a berm in the northwest corner of the property until such time as the property to the north develops, as required by Ordinance 2509.6(a), subject to: 1) All other conditions of approval and comments from Staff and Consultant review letters; and 2) The Ordinance’s specific language as to who develops the berm when they shall be provided and maintained on those sides abutting or adjacent to any residential district on lands and earth berm. Motion carried 8-0.

The Public Hearing was opened on the request of Toll Brothers for approval of a Preliminary Site Plan, Site Condominium, Wetland, and Woodland Permits. The subject property is located in Section 19 on Wixom Road between Ten and Eleven Mile Roads in the R-A (Residential Acreage) District under a RUD agreement. The applicant is proposing multiple family residential site condominiums, totaling fifty-two units in thirteen buildings. The subject property is approximately 23.23 acres out of a total of 907 acres in the development.

In the matter of the request of Toll Brothers Phase 3D, SP 03-09, motion to grant approval of a Preliminary Site Plan, Site Condominium Plan, Wetlands and Woodlands Permits, subject to: 1) The Applicant providing additional information to address the reviews by the Wetlands Consultant; 2) The Applicant’s agreement to meet all of the requirements stated under the Wetlands Review letter and other Wetlands issues that may arise during and after the Wetland Consultant has an opportunity to complete their Wetlands investigation of this Plan; 3) ZBA Variance to eliminate ROW berming along Wixom Road due to the property’s topography with additional information provided to the City Landscape Architect for review; 4) The Council’s waiver for design and construction standards for location of the left turn lane on Wixom Road, which is proposed to be offset from the center line of the road; 5) Trees numbered 654 through 657 be maintained as requested in the Review Letters; and 6) The comments on the attached review letters being addressed at the time of Final Site Plan review. The Plan must come back before the Planning Commission for Final Site Plan approval. Motion carried 9-0.

The Public Hearing was opened on the request of Superior Diversified Services Corporation for approval of a Preliminary Site Plan and Woodland Permit. The subject property is located in Section 15, west side of Novi Road, north of Grand River Avenue in the TC (Town Center) District. The subject property is .481acres. The developer is proposing a 3,304 square foot commercial building.

Motion to table this Site Plan 02-55 to have Applicant bring the reworked Plan back to the Planning Department and Planning Commission. Motion carried 9-0.

Consideration of the request of Carrier Real Estate LLC, for approval of a Preliminary Site Plan. The subject property is located in Section 9, on Magellan Drive east of Beck Road between Twelve Mile and West Roads in the I-1 (Light Industrial) District. The developer is proposing a 36,000 square foot industrial building. The subject property is 3.6 acres.

Consideration of the request of Novi Development LLC, for approval of a Preliminary Site Plan. The subject property is located in Section 24 on Haggerty Road between I-96 and Grand River Ave in the I-1 (Light Industrial) District. The developer is proposing two light industrial buildings. The subject property is 3.013 acres.

In the matter of Regency Center Units 4 & 5, Site Plan 03-02A, motion to grant approval of the Preliminary Site Plan subject to: 1) Units 4 & 5 being joined into one unit, amending the Master Deed and providing the necessary letters of support from current unit owners within the condominium site; 2) Section 9 Façade Waiver for the black steel entry canopies to maintain the character of the building; 3) Additional landscaping for the ROW area as discussed and to be approved by the Landscape Architect; and 4) All of the comments on the attached review letters being addressed at the time of Final Site Plan. Motion carried 7-0.

Motion to revise the Planning Commission minutes of March 26, 2003 as recommended at the table and to have those minutes brought back for approval. Motion carried 5-0.

Motion to approve the Planning Commission minutes of April 9, 2003 with revisions discussed at this table. Motion carried 6-0.

Motion to amend the Planning Commission minutes of April 16, 2003 and bring back for approval. Motion carried 6-0.

Member Ruyle requested that the following verbiage be added to the Planning Commission Agendas:

"All mobile phones, pages, or other sound activating devices must be disabled prior to the meeting."

Additionally, Mr. Evancoe will confer with Mr. Klaver about having a permanent sign placed outside the Council Chambers.

Chair Markham explained that the discussion regarding a joint meeting with City Council would have to be postponed until the full Commission is present to participate.

Mr. Evancoe informed the Planning Commission that the Implementation Committee and the Planning Commission had put together a list of pending Ordinance issues for which they are seeking endorsement from the City Council. Mr. Evancoe confirmed that the issue of "Defining Net Site Area" is still on that list. Member Kocan responded that the Implementation Committee will have it on their agenda on May 20, 2003.

Moved by Member Paul, Seconded by Member Ruyle:

Motion to adjourn the meeting. Motion carried 6-0.

The meeting adjourned at or about 12:30 p.m.