CALL TO ORDER

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

Present: Members John Avdoulos, Victor Cassis, Andrew Gutman, David Lipski, Lynn Kocan, Mark Pehrson, Lowell Sprague, Wayne Wrobel

Also Present: Barbara McBeth, Director of Planning; Tim Schmitt, Planner; Mark Spencer, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; David Gillam, City Attorney; John Freeland, Wetland Consultant; Larry DeBrincat, Woodland Consultant; Steve Dearing, Traffic Consultant

Public Hearing on the request of Boulder Construction for Preliminary Site Plan, Woodland Permit, Wetland Permit, and Storm Water Management Plan approval. The subject property is located in Section 10, on the north side of Twelve Mile between Dixon and Novi roads in the OS-1, Office Service District. The Applicant is proposing to construct a 63,234 square foot office building. The subject property is 4.458 acres.

In the matter of the request of Boulder Construction for Manchester Professional Centre (Novi Forum), SP04-59b, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Waiver to allow evergreens to count toward parking lot canopy tree requirement; 2) A Planning Commission Waiver for the street tree requirement along Twelve Mile; 3) A rezoning request being submitted for the neighboring properties that rectifies the Applicant’s need for a berm waiver; 4) The reduction of the building to meet the 90% medical parking requirement (as stated in the response letter); 5) All comments in the Staff and Consultant reviews being addressed at the time of Final Site Plan submittal; and 6) Consideration of the Stucky Vitale letter of June 16, 2005; for the reason that the plan meets the intent of the Zoning Ordinance. In the matter of Novi Forum, SP04-59, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Waiver to allow evergreens to count toward parking lot tree requirement; A Planning Commission Waiver for the street trees along Twelve Mile; 3) A rezoning being submitted for the neighboring properties, eliminating the need for a landscape berm waiver; 4) The reduction of the building to meet the parking requirements for 90% medical office space (as stated in the response letter); and 5) All comments in the Staff and Consultant reviews; for the reason that the plan meets the intent of the Zoning Ordinance and in consideration of the Stucky Vitale letter of June 16, 2005. Motion carried 7-0.

Public Hearing on the request of the Adco Group for a recommendation to City Council of a proposed Concept Plan being considered as a Special Development Option in the GE, Gateway East District. The subject property is located in Section 23, south of Grand River Avenue and west of Meadowbrook Road. The subject property is 27.73 acres.

In the matter of the request of ADCO Group, LLC, for Brooktown, SP05-24, motion to recommend approval to City Council for a Special Development Option Concept Plan the comments on the attached review letters being addressed at the time of the Preliminary Site Plan Review, subject to: 1) A City Council Variance for front yard parking, which is not permitted in the Gateway East District (Section 903A.7.a); 2) A City Council Variance for excessive building setback (110 feet proposed, maximum of ninety feet permitted); 3) A City Council Variance for reduced setback along Grand River Avenue (twenty feet required vs. ten feet proposed); 4) City Council Waiver for 2’9" masonry wall along Grand River Avenue, in lieu of required three-foot high berm; 5) A City Council Waiver to permit evergreen and ornamental trees to count as parking lot canopy trees (110 required vs. 48 currently proposed); 6) A City Council Waiver required to eliminate a six-foot tall landscaped berm along the southern property line adjacent to existing single-family residential; 7) A City Council Determination that adequate noise reduction and visual screening provisions have been applied along the southern property line, adjacent to existing single-family residential; 8) A City Council Waiver for lack of street trees throughout development (172 required vs. 88 provided); 9) A City Council Determination to allow condo trees to be spread throughout the development, rather than adjacent to units; 10) A City Council Determination that the shared parking meets the intent of the off-street parking Ordinance; 11) A City Council Determination that the frontage treatment provides "exceptional aesthetic quality" and meets intent of Gateway East District; 12) A City Council Waiver for proposed building façades, which do not meet Ordinance requirements (see also item 17 below); 13) A City Council Finding that the proposed Special Development Option meets the standards for Special Land Use approval; 14) Additional parking lot canopy trees will be provided; 15) A City Council Determination that the plan meets the pedestrian and vehicular safety Ordinances; 16) The comments and conditions in the Staff and Consultant reviews; 17) The exclusion of the buildings that front Grand River from the City Council Façade Waiver; 18) A City Council Determination that the mix of residential, commercial, office and park space meets the intent of the Ordinance; 19) Assurance that the work/business area in these buildings are used as intended; 20) Additional dumpsters and locations are provided throughout the property, particularly in the residential area; 21) The setback of the multiple residential be a minimum of 75 feet; and 22) The Applicant considers (wetland) mitigation onsite; for the reason that the plan meets the intent of the Master Plan for Land Use. In the matter of the request of ADCO Group, LLC, for Brooktown, SP05-24, motion to recommend approval to City Council for a Special Development Option Concept Plan the comments on the attached review letters being addressed at the time of the Preliminary Site Plan Review, subject to: 1) A City Council Variance for front yard parking, which is not permitted in the Gateway East District (Section 903A.7.a); 2) A City Council Variance for excessive building setback (110 feet proposed, maximum of 90 feet permitted); 3) A City Council Variance for reduced setback along Grand River Avenue (20 feet required vs. 10 feet proposed); 4) City Council Waiver for 2’9" masonry wall along Grand River Avenue, in lieu of required 3’ high berm; 5) A City Council Waiver to permit evergreen and ornamental trees to count as parking lot canopy trees (110 required vs. 48 currently proposed); 6) A City Council Waiver required to eliminate a six-foot tall landscaped berm along the southern property line adjacent to existing single-family residential; 7) A City Council Determination that adequate noise reduction and visual screening provisions have been applied along southern property line, adjacent to existing single-family residential; 8) A City Council Waiver for lack of street trees throughout development (172 required vs. 88 provided); 9) A City Council Determination to allow condo trees to be spread throughout the development, rather than adjacent to units; 10) A City Council determination that the shared parking meets the intent of the off-street parking Ordinance; 11) A City Council Determination that the frontage treatment provides "exceptional aesthetic quality" and meets intent of Gateway East District; 12) A City Council Waiver for proposed building facades, which do not meet Ordinance requirements (excluding the buildings fronting on Grand River as indicated below); 13) A City Council Finding that proposed Special Development Option meets the standards for Special Land Use approval; 14) Additional parking lot canopy trees will be provided; 15) A City Council Determination that the plan meets the pedestrian and vehicular safety Ordinances; 16) The comments and conditions in the Staff and Consultant reviews; 17) The exclusion of the buildings that front Grand River from the City Council Façade Waiver; 18) A City Council Determination that the mix of residential, commercial, office and park space meets the intent of the Ordinance; 19) Assurance that the work/business area in the live-work buildings are used as intended; 20) Additional dumpsters and locations are provided throughout the property, particularly in the residential area; 21) The setback of the multiple-family residential be a minimum of 75 feet; 22) The Applicant considers wetland mitigation onsite; for the reason that the plan meets the intent of the Master Plan for Land Use. Motion carried 7-0.

In the matter of the request of Crystal Halley for Remax 100, SP05-20, motion to approve the Preliminary Site Plan subject to: 1) A ZBA variance for the lack of parking spaces on the site (34 spaces required vs. 23 proposed); 2) A Planning Commission Waiver for the lack of parking lot setback due to additional setbacks which are provided on the site, in conjunction with a Conservation Easement to be developed by the City to protect the remaining two-thirds of the property (northern yard - 15 feet required vs. 12 feet proposed and southern side yard - ten feet required vs. four feet proposed); 3) A Planning Commission Waiver for the lack of parking lot landscaping; 4) A Planning Commission Waiver for the lack of canopy trees along the southern edge of the parking lot; 5) A Planning Commission Waiver for the lack of a berm adjacent to residentially zoned northern property line and along Central Park Estates; 6) A Planning Commission Opposite Side Driveway Spacing Waiver (150 feet required vs. 35 feet proposed); 7) A redesign to provide a turnaround at the end of the dead-end driveway and/or subject to the comments of the Fire Marshal’s approval of the concept plan for the three-point turnaround; 8) A stub made for cross access to the north of the property; 9) The Applicant working with Vision Spa to obtain final resolution for the southernmost cross access with the potential to remove the gated access at Vision Spa; 10) The comments in the Staff and Consultant reviews; 11) A Section Nine Waiver; 12) The Applicant continuing to work on the parking lot landscaping design; 13) A minimum four-foot of parking lot setback in consideration of proposed alternative proposed concept plan dated June 17, 2005; and 14) A ZBA variance for the removal of the loading zone to allow for additional parking; for the reason that the plan meets the intent of the Master Plan. In the matter of Remax 100, SP05-20, motion to approve the Preliminary Site Plan subject to: 1) A ZBA variance for the lack of parking (34 spaces required vs. 23 proposed), with Applicant continuing to work to reduce the size of this variance; 2) A Planning Commission Waiver for parking lot setback in the northern yard and southern side yard, in conjunction with a conservation easement; 3) A Planning Commission Waiver for the lack of parking lot landscaping; 4) A Planning Commission Waiver for the lack of canopy trees along the southern property line; 5) A Planning Commission Waiver for the lack of a berm adjacent to residentially zoned property in the north yard and along Central Park Estates in the southeast; 6) A Planning Commission Opposite Side Driveway Spacing Waiver (150 feet required vs. 35 feet proposed); 7) The Applicant addressing the Fire Department’s turnaround issue; 8) The Applicant providing a stub to the north; 9) The Applicant working with Vision Spa for cross access in order to remove the proposed gate; 10) The comments in the Staff and Consultant reviews; 11) A Section Nine Waiver; 12) The Applicant continuing to work on the parking lot landscaping design; 13) A minimum four-foot of parking lot setback in consideration of proposed alternative proposed concept plan dated June 17, 2005; and 14) A ZBA variance for the possible removal of the loading zone to allow for additional parking; for the reason that the plan meets the intent of the Master Plan. Motion carried 8-0.

Public Hearing on the request of Cunningham Limp for Preliminary Site Plan, Site Condominium, Woodland Permit, Wetland Permit, and Storm Water Management Plan approval. The subject property is located in Section 16, on the south side of Twelve Mile between Taft and Beck roads in the OST, Planned Office Service Technology District. The Applicant is proposing to construct two medical office buildings, totaling 105,000 square feet. The subject property is approximately 12.53 acres.

In the matter of the request of Cunningham Limp for Spectrum Professional Office Centre, SP05-19A, motion to grant approval of the Preliminary Site Plan and Site Condominium subject to: 1) A Planning Commission Opposite Side Driveway Spacing Waiver for the easternmost driveway and residential driveway on north side of Twelve Mile (200 feet required vs. 115 feet proposed); 2) A Planning Commission Waiver for lack of a berm adjacent to residentially zoned property in the western yard; 3) A Planning Commission Waiver for lack of a berm adjacent to residentially zoned property in the southern yard; 4) A Planning Commission Waiver for lack of berm adjacent to residentially zoned property in the northeastern yard; 5) A Planning Commission Waiver for lack of berm adjacent to residentially zoned property in the eastern yard; 6) A Planning Commission Waiver for specific loading zone screening requirements; 7) The Applicant meeting the ROW berming requirements; 8) The Applicant providing a minimum a minimum width of ten feet in all parking landscaping islands; 9) The Applicant working with the City to connect the sidewalk to Twelve Mile; 10) The comments and conditions in the Staff and Consultant reviews; and 11) A Conservation Easement being written to allow a disposition of the easement upon a use or zoning change from residential; for the reason that the plan meets the intent of the Ordinance. In the matter of the request of Cunningham Limp for Spectrum Professional Office Centre, SP 05-19A, motion to grant approval of the Preliminary Site Plan and Site Condominium subject to: 1) A Planning Commission Opposite Side Driveway Spacing Waiver for the easternmost driveway and residential driveway on north side of Twelve Mile (200 feet required vs. 115 feet proposed); 2) A Planning Commission Waiver for lack of a berm adjacent to residentially zoned property in the western yard; 3) A Planning Commission Waiver for lack of a berm adjacent to residentially zoned property in the southern yard; 4) A Planning Commission Waiver for lack of berm adjacent to residentially zoned property in the northeastern yard; 5) A Planning Commission Waiver for lack of berm adjacent to residentially zoned property in the eastern yard; 6) A Planning Commission Waiver for specific loading zone screening requirements; 7) The Applicant meeting the ROW berming requirements; 8) The Applicant providing a minimum a minimum width of ten feet in all parking landscaping islands; 9) The Applicant working with the City to connect the sidewalk to Twelve Mile; 10) The comments and conditions in the Staff and Consultant reviews; and 11) A Conservation Easement being written to allow a disposition of the easement in the northeastern yard upon a zoning change for the neighboring property; for the reason that the plan meets the intent of the Ordinance. Motion carried 8-0.

Public Hearing for Planning Commission’s recommendation to City Council to amend the City of Novi Zoning Ordinance in order to amend the RUD and PD provisions to allow for City Council modifications or deviations form Zoning Ordinance standards.

The meeting adjourned at 12:56 a.m.

MON 07/04/05 CITY OFFICES CLOSED

MON 07/11/05 CITY COUNCIL MEETING 7:00 PM

TUE 07/12/05 ZONING BOARD OF APPEALS 7:30 PM

WED 07/13/05 PLANNING COMMISSION MEETING 7:30 PM

MON 07/18/05 IMPLEMENTATION MEETING 6:00 PM

MON 07/25/05 CITY COUNCIL MEETING 7:00 PM

WED 07/27/05 PLANNING COMMISSION MEETING 7:30 PM

TUE 08/02/05 ZONING BOARD OF APPEALS 7:30 PM

MON 08/08/05 CITY COUNCIL MEETING 7:00 PM

WED 08/10/05 PLANNING COMMISSION MEETING 7:30 PM

*Actual language of motions subject to review.