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

Present: Members Victor Cassis, Andrew Gutman (arrived at 7:35 p.m.), Lynn Kocan, David Lipski (arrived at 8:13 p.m.), Mark Pehrson, Lowell Sprague, Wayne Wrobel

Also Present: Tim Schmitt, Planner; Darcy Schmitt, Planner; Mark Spencer, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; David Gillam, City Attorney

The meeting attendees recited the Pledge of Allegiance, led by Member Wrobel.

Moved by Member Pehrson, seconded by Member Sprague:

No one from the audience wished to speak.

Chair Kocan said that the City of Wixom Master Plan has been sent to the City of Novi for review. Planner Darcy Schmitt said the adjacent uses and master planning will be reviewed by this City. Issues such as road use and traffic will be considered. The City did not see any conflict with the information provided by Wixom. If anything seemed to be a problem, the Planning Department would have forwarded it to the Master Plan and Zoning Committee for review. The City’s response is due by June 10, 2005 to the County. Member Cassis asked whether there was anything for the City to learn from the Wixom Master Plan. Ms. Schmitt said there was nothing unique. It was pretty much the same as the previous plan. They did not specify anything out of the ordinary. They did update their demographics. The plan is available at City Hall for review.

There were no Committee Reports.

There was no report from the Director of Planning; Ms. McBeth was on vacation.

There was no Consent Agenda.

Member Gutman arrived at 7:35 p.m.

The Pubic Hearing was opened on the request of Marcos Makohon for Preliminary Site Plan, Wetland Permit and Storm Water Management Plan approval. The subject property is located in Section 17 near the intersection of Grand River Avenue and Wixom Road in the B-3, General Business District. The Applicant is proposing a 3,180 square foot one story building on 1.84 acres.

Planner Darcy Schmitt located the property on an aerial map. The property is located east of Wixom Road. The property is zoned B-3 and master planned for Community Commercial, as are the properties to its north, east and west. The property to the south is I-1, Light Industrial and master planned for Community Commercial.

The Wetlands Map does not indicate any wetlands on the site, although there are some non-essential wetlands on which the City is requiring a Wetland Permit. The Wetland Consultant has no concerns. There are no woodlands.

The site plan proposes two primary access points located just off the boulevard going into the Promenade Center. There is a secondary access connecting to Varsity.

The Planning Review indicates that the plan does not meet Ordinance requirements, as a ZBA variance is necessary for the lack of a loading zone. This is a standard bank issue that is being addressed by a change in the Ordinance language. Until that language is adopted, this Applicant must seek the variance.

The Landscape Review indicates that the plan requires a ZBA variance for the four-foot perimeter landscaping around the south side of the building. There are some other items to be addressed at the time of Final Site Plan submittal.

The Traffic Review indicates that there are no concerns; the plan meets Ordinance requirements.

The Engineering Review indicates that the plan meets requirements with minor items to be addressed at the time of Final Site Plan submittal.

The Façade Review indicates the plan meets requirements. The Fire Department Review indicates the plan meets requirements, with minor items to be addressed at the time of Final Site Plan submittal.

Ms. Schmitt showed the façade board to the Planning Commission.

Mr. Marcos Makohon addressed the Planning Commission on behalf of the Applicant. He introduced Dave Cleary from Citizen’s Bank, and Bob Schrader from the Hayman Company. He was pleased to be before the Planning Commission with the second Citizen’s Bank for Novi. Mr. Makohon understood the need for the loading variance and understood that is a common request in Novi. The perimeter landscaping requirement is an issue in the area of the drive-through. He noted that the drive-up ATM and the night security drop off are on that particular bank wall.

Mr. Makohon said that their access will come from the boulevard and from Varsity. However, they understood that the driveway is also used for vehicle parking, so the Fire Department has asked that this become an emergency access with appropriate signage. Parking will not be permitted in that area. Traffic on the site will be one-way. The discharge will be onto the boulevard, which is the safest route. The stacking capacity has been met. The bank will be complementary to the Target and the Sam’s Club. Mr. Makohon said there will be traditional masonry and a stone façade with the right amount of glass and glazing.

No one from the audience wished to speak, so Chair Kocan closed the Public Hearing.

Member Sprague said that the two variance requests have become commonplace from banks. He asked why the wetland study was dated 2003, and whether it should be updated. Ms. Schmitt said that the letter dates back to the Promenade delineation, and the date of the study was acceptable.

Member Sprague asked Landscape Architect Lance Shipman to comment on this bank’s ability to meet the parking lot landscaping requirement. Mr. Shipman responded that this design incorporated landscaping islands in their parking base. They have three 300+ square-foot landscaped islands. This is a slightly larger site than some of the other banks, and the building is slightly smaller.

Member Wrobel confirmed that parking will not be allowed on the road connecting to the dealership. Member Wrobel also confirmed that the bank will not allow the dealership to park in the bank’s parking lot. He said that the dealership should address their own parking deficiencies. Chair Kocan asked whether the City takes an active role of any kind in policing this kind of problem. Planner Tim Schmitt said that the City will work with Varsity on handling their parking needs so that this Applicant is not affected. He said it would be a better to work alongside Varsity than to make this a code enforcement issue.

Member Pehrson said it was a great plan without a lot of problems. He was pleased with the landscape design. Member Pehrson asked about the easement that will be required for the stormwater drainage. Civil Engineer Ben Croy said that this Applicant is already working with the adjacent landowner on this easement. If they are unable to garner the easement, they may have to change their elevations on this site to re-direct the water; they may have to come back to the Planning Commission if the plan changes dramatically. Mr. Croy said that their engineers are aware of this, and hopefully they will be able to work something out with their plan.

Member Cassis appreciated the two-way entrance. He hoped that the signage was adequate for way-finding. Mr. Makohon said that the signage will be appropriate along Grand River, and the building has somewhat of a signature look as well. Member Cassis said it was a good, nice-looking project.

Chair Kocan said that something that has been discussed but wasn’t addressed in the updated Ordinance language is the fact that the Brinks truck should not block the handicapped parking spaces when it comes for the secure pickup and/or delivery. She asked that the Applicant give this consideration. Mr. Makohon said that the money exchange is done after hours, which means that Citizen’s does not expect this to be an issue. There are back doors that are clear of the public parking areas. If there is ever a need to supplement the money during the day, there are plenty of doors that can be used for delivery.

Moved by Member Sprague, seconded by Member Pehrson:

Moved by Member Sprague, seconded by Member Pehrson:

Moved by Member Sprague, seconded by Member Wrobel:

Consideration of the request of Jim Bell of Devange Investments for Preliminary Site Plan and Storm Water Management Plan approval. The subject property is located in Section 4, north of West Road and east of Beck Road in Beck North Corporate Park, in the I-1, Light Industrial District. The subject property is 1.020 acres and the Applicant is proposing an 8,580 square foot speculative light industrial building.

Planner Tim Schmitt located the property on a map for the Planning Commission. The property is on the north side of Peary Court, to the east of Hudson Drive and Beck North Corporate Park, Phase 1. Directly north of the property is a large wetland that is in both phases of the corporate park. It is under a conservation easement. To the west is the existing Hudson Commerce Center, and to the east and south are vacant lots. These properties are all zoned I-1, and master planned for Light Industrial uses.

There are wetlands to the far north, and there are some woodlands to the far north. The woodlands on the southern end of the project are mitigated as part of the original Beck North Corporate Park plan.

Mr. Schmitt said that the plan substantially complies with all of the City’s Ordinances. Reviews from Planning,

Landscaping, Traffic and Engineering indicated there are minor items to be addressed at the time of Final Site Plan submittal. There are no impacts to the wetland so no permit is required. No woodland permit is required; three trees are being removed – one is a dead ash tree and the other two are outside of the woodland boundary and are of marginal quality. The Fire Department had no comment. The Façade Review indicated that the plan was in compliance. Mr. Schmitt showed the Planning Commission the façade board.

Mr. Brad Klintworth represented the Applicant. He said this was their eighth building in Beck West or Beck North. He said they have been successful in building beautiful buildings in this corporate park and hopes to continue doing so. He offered to answer any questions.

Member Sprague appreciated seeing a plan that complies with the Ordinances an Ordinance. He asked whether the locations of the driveways on this plan are ideally located so that the future need for a driveway spacing waiver for other incoming projects is minimized. Civil Engineer Ben Croy said he thought this was the best plan. Mr. Croy said that the driveway spacing requirements shouldn’t really have to apply to industrial parks such as this one, so the driveway spacing isn’t much of a concern. He also noted that this plan does sit at the end of a cul-de-sac.

Moved by Member Sprague, seconded by Member Wrobel:

Member Cassis complimented the Applicant on this and his other buildings. He asked if this was a speculative building. Mr. Klintworth said it would be owner-occupied. He introduced Jim Bell of Devange Construction. He said it would be used for his carpentry company. Member Cassis encouraged Mr. Klintworth to bring more businesses to the City. Mr. Klintworth said that while the City has been challenging at times, and is strict on landscaping, the end product is typically what the customer wants. Member Cassis asked if all of his buildings were occupied. Mr. Klintworth said he had one 6,000 square foot vacancy, out of 200,000 square feet.

Chair Kocan asked whether the parking requirements were appropriate. An office use would require forty spaces, and this plan appears to have 12-15 spaces. Mr. Klintworth said there is only a small office component of 1,500 square feet. This Applicant’s work is mostly construction – cabinets and trim, storage of shipped-in fixtures, etc. This is somewhat of a warehousing location for the Applicant.

Chair Kocan asked whether the fact that there is no rear access to the east in any way affects the future neighboring properties. Mr. Schmitt said it was a good scenario. The cul-de-sacs have provided some challenges in the past, but in this case, the building at the corner of Peary and Hudson was also built by Mr. Klintworth, who provided a stub to this property. The two remaining vacant lots will need to share a cross access entry. They should line up perfectly. Coordinated Measurements will turn the corner with a stub to the west.

Chair Kocan said that the elevation along the back parking lot may require a retaining wall. Mr. Klintworth said a similar situation occurred on the Hudson Commerce Center, where they devised a three-foot stone wall. He thought there was even enough room to stay out of the buffer. Until the final engineering is complete, he will not know for sure.

Chair Kocan noted that the Façade Review letter needs to be revised to indicate that they do recommend approval; at this time the letter shows the wrong box checked. Mr. Schmitt said that this has already been brought to the attention of the Façade Consultant.

Chair Kocan asked whether any of the back side pavement could be reduced. Mr. Schmitt said he has asked the Applicant to show a truck-turning template at final. He expected that the final plan will show that trucks will need to use all of the space that is currently shown on the plan. Chair Kocan asked if the plan would allow trucks to enter from one side of the building and exit through the north side. The Applicant responded that they are going to share access easements across both sides. Chair Kocan asked if the trucks could go through the building itself. The Applicant said they could, but that is not the intent of the plan. The idea is that a step van can load from the east, and a full sized truck could load from the north.

The Planning Commission members turned in their changes for incorporation into the minutes. Of note, the motion regarding the Providence Park Parkway lighting, the words "in the wooded area" was added to clarify where the roads would be marked in a safe and appropriate manner.

Moved by Member Sprague, seconded by Member Cassis:

There were no Consent Agenda Removals.

There were no Matters for Discussion.

Member Pehrson said that there was a Greenways Public Input Meeting at 7:00 p.m. on April 28, 2005 at the Civic Center.

Planner Tim Schmitt told the Planning Commission that Twelve Oaks was expanding; Marshall Field’s is enlarging and Nordstrom is coming to Novi. There will also be another 90,000 square feet of tenant space. The plans will come before the Planning Commission. The expansion will be between Marshall Field’s and Sears on the north side.

Chair Kocan said that the next Planning Commission meeting will begin at 6:00 p.m.

Member Lipski arrived at 8:13 p.m.

No one from the audience wished to speak.

Moved by Member Sprague, seconded by Member Pehrson:

The meeting adjourned at 8:15 p.m.

TUE 05/03/05 ZONING BOARD OF APPEALS 7:30 PM

MON 05/09/05 CITY COUNCIL MEETING 7:00 PM

WED 05/11/05 PLANNING COMMISSION SPECIAL MEETING 6:00 PM

WED 05/11/05 PLANNING COMMISSION MEETING 7:30 PM

MON 05/16/05 IMPLEMENTATION COMMITTEE MEETING 6:00 PM

MON 05/16/05 MASTER PLAN AND ZONING COMMITTEE 6:30 PM

MON 05/23/05 CITY COUNCIL MEETING 7:00 PM

TUE 05/24/05 STORM WATER COMMITTEE 6:00 PM

WED 05/25/05 PLANNING COMMISSION MEETING 7:30 PM

MON 05/30/05 CITY OFFICES CLOSED

MON 06/06/05 CITY COUNCIL MEETING 7:00 PM

TUE 06/07/05 ZONING BOARD OF APPEALS 7:30 PM

WED 06/08/05 PLANNING COMMISSION MEETING 7:30 PM

MON 06/13/05 CITY COUNCIL INTERVIEWS 7:00 PM

Transcribed by Jane L. Schimpf, May 4, 2005 Signature on File

Date Approved: May 11, 2005 Angela Pawlowski, Planning Assistant Date