| View Agenda for this meeting View Minutes for this meeting PLANNING COMMISSION ROLL CALL Present: Members, Victor Cassis, David Lipski, Michael Lynch, Michael Meyer, Mark Pehrson Absent: John Avdoulos (excused), Andrew Gutman (excused), Lynn Kocan (excused), Wayne Wrobel (excused) Also Present: Barbara McBeth, Director of Planning; Jason Myers, Planner; Mark Spencer, Planner; Tim Schmitt, Planner; Brian Coburn, Civil Engineer; Doris Hills, Landscape and Woodland Consultant; David Gillam, City Attorney COMMITTEE REPORTS 1. Capital Improvements Program (CIP): Planning Commission recommendations to the Planning Commission CIP Committee The Planning Commission discussed the CIP. The Planning Commission CIP members will meet with the City Council CIP members prior to the Public Hearing being held. PUBLIC HEARINGS 1. NORMANDY HILLS ESTATES, SP05-03A Public Hearing on the request of Jeff James of SMJ Marketing for recommendation to City Council of the Preservation Option Concept Plan, and Preliminary Site Plan, Wetland Permit, Woodland Permit and Storm Water Management Plan approvals. The subject property is located in Section 35, west of Meadowbrook and north of Eight Mile, in the R-1, One-Family Residential District. The Applicant proposes a 13-lot single-family development on 9.3 acres. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to recommend approval of the Concept Plan to City Council, subject to: 1) The Applicant providing a paved emergency access to Mirabella Estates; 2) The Applicant providing a Conservation Easement for the permanent preservation of proposed preservation areas for review and approval by the City Attorney prior to submittal of the Final Site Plan, for the reasons that: 1) The plan meets the intent of the Master Plan for Zoning; 2) The use of the Option will result in a more pleasing and desirable layout than could be obtained with conventional development means; 3) The use of the Option, when compared to using conventional requirements, will not cause a detrimental impact on the surrounding neighborhood; 4) The project is not a continuation or phase of another development; 5) The use of the option will result in substantial preservation of regulated woodlands; and 6) The development shall include a mechanism to permanently preserve the preservation areas. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Preliminary Site Plan subject to: 1) A Planning Commission Waiver of the landscape berm requirement along the north and west boundaries, if screening is provided that meets Zoning Ordinance opacity requirements, taking into consideration the existing sewer in this area; 2) A Planning Commission Waiver of the Eight Mile ROW berm and street tree requirements east of the entrance, which is due to the wetland area and the grade change; 3) A Planning Commission Waiver to permit additional planting in the Eight Mile ROW subject to Wayne County approval; 4) The Applicant obtaining a City Council Waiver for the lack of a stub street to neighboring properties; 5) The Applicant providing a paved emergency access to Mirabella Estates; 6) The Applicant providing a Conservation Easement for the Conservation Credit Areas - the west 35 feet and east 15 feet of the site depicted for tree conservation and the remaining wetland buffer and wetland area; 7) The Applicant either providing a looped water main system or obtaining a City Council Variance for a water main exceeding 800 feet and extending a water main stub in an easement to the east property line; and 8) The comments on the attached review letters being addressed on the Final Site Plan submittal; for the reason that the plan meets the intent of the Master Plan for Land Use. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Preliminary Site Plan subject to: 1) A Planning Commission Waiver of the landscape berm requirement along the north and west boundaries, if screening is provided that meets Zoning Ordinance opacity requirements, taking into consideration the existing sewer in this area; 2) A Planning Commission Waiver of the Eight Mile ROW berm and street tree requirements east of the entrance, which is due to the wetland area and the grade change; 3) A Planning Commission Waiver to permit additional planting in the Eight Mile ROW subject to Wayne County approval; 4) The Applicant obtaining a City Council Waiver for the lack of a stub street to neighboring properties; 5) The Applicant providing a paved emergency access to Mirabella Estates; 6) The Applicant providing a Conservation Easement for the Conservation Credit Areas - the west 35 feet and east 15 feet of the site depicted for tree conservation and the remaining wetland buffer and wetland area; 7) The Applicant either providing a looped water main system or obtaining a City Council Variance for a water main exceeding 800 feet and extending a water main stub in an easement to the east property line; 8) The comments on the attached review letters being addressed on the Final Site Plan submittal; and 9) The Preliminary Site Plan approval is contingent upon City Council’s approval of the Concept Plan; for the reason that the plan meets the intent of the Master Plan for Land Use. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Wetland Permit subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, for the reason that the plan is otherwise in compliance with the Ordinance. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Woodland Permit subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, with the Preservation Easements being provided as a part of this approval, for the reason that the plan meets the intent of the Ordinance. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Stormwater Management Plan subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to recommend approval of the Concept Plan to City Council, subject to: 1) The Applicant providing a paved emergency access to Mirabella Estates; 2) The Applicant providing a Conservation Easement for the permanent preservation of proposed preservation areas for review and approval by the City Attorney prior to submittal of the Final Site Plan, for the reasons that: 1) The use of the Option will result in a more pleasing and desirable layout than could be obtained with conventional development means; 2) The use of the Option, when compared to using conventional requirements, will not cause a detrimental impact on the surrounding neighborhood; 3) The project is not a continuation or phase of another development; 4) The use of the option will result in substantial preservation of regulated woodlands; and 5) The development shall include a mechanism to permanently preserve the preservation areas. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Preliminary Site Plan subject to: 1) A Planning Commission Waiver of the landscape berm requirement along the north and west boundaries, if screening is provided that meets Zoning Ordinance opacity requirements, taking into consideration the existing sewer in this area; 2) A Planning Commission Waiver of the Eight Mile ROW berm and street tree requirements east of the entrance; 3) A Planning Commission Waiver to permit additional planting in the Eight Mile ROW subject to Wayne County approval; 4) The Applicant obtaining a City Council Waiver for the lack of a stub street to neighboring properties; 5) The Applicant providing a paved emergency access to Mirabella Estates; 6) The Applicant providing a Conservation Easement for the Conservation Credit Areas - the west 35 feet and east 15 feet of the site depicted for tree conservation and the remaining wetland buffer and wetland area; 7) The Applicant either providing a looped water main system or obtaining a City Council Variance for a water main exceeding 800 feet and extending a water main stub in an easement to the east property line; and 8) The comments on the attached review letters being addressed on the Final Site Plan submittal; 9) All being contingent on the City Council approval of the Concept Plan, for the reason that the plan meets the intent of the Master Plan. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Wetland Permit subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Woodland Permit subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, with the Preservation Easements being provided as a part of this approval, for the reason that the plan meets the intent of the Ordinance. Motion carried 5-0. In the matter of Normandy Hills Site Condominium, SP05-03B, motion to grant approval of the Stormwater Management Plan subject to the comments on the attached review letters being addressed on the Final Site Plan submittal, for the reason that the plan meets the intent of the Ordinance. Motion carried 5-0. 2. LANNY’S BYPASS PUMP STATION, SP06-03 & 06-03A Public Hearing on the request of the City of Novi for Preliminary Site Plan and Special Land Use approval. The subject property is located on the west side of Beck Road, south of Grand River Avenue, in the R-3, Single Family Residential District. The City is proposing a generator building associated with a new sanitary sewer pump station on the Providence Hospital property. In the matter of the request of the City of Novi for Lanny’s Bypass Pump Station, SP06-03, motion to grant approval of the Preliminary Site Plan with Special Land Use Permit, subject to: 1) A Planning Commission Waiver for a berm between the Special Land Use and adjacent residential properties in the north, south and west yards, due to the limited size of the easement; and 2) A Planning Commission Waiver of one foot of height for the right-of-way berm (4 feet required vs, 3 feet proposed, due to limited space in the easement area; for the reason that the plan meets the intent of the Special Land Use and other Ordinances. Motion carried 5-0. In the matter of the request of the City of Novi for Lanny’s Bypass Pump Station, SP06-03, motion to grant approval of the Preliminary Site Plan with Special Land Use Permit, subject to: 1) A Planning Commission Waiver for a berm between the Special Land Use and adjacent residential properties in the north, south and west yards, due to the limited size of easement; and 2) A Planning Commission Waiver of one foot of height for the right-of-way berm (4 feet required vs, 3 feet proposed, due to limited space in easement area; for the reason that the plan meets the intent of the Special Land Use and other Ordinances. Motion carried 5-0. 3. ZONING ORDINANCE TEXT AMENDMENT 18.203 Public Hearing for Planning Commission’s recommendation to City Council to amend the Zoning Ordinance to include provisions for animal boarding facilities in the I-1, Light Industrial Zoning District. In the matter of Zoning Ordinance Text Amendment 18.203, motion to send a positive recommendation to City Council [for the inclusion of a provision for animal boarding facilities in the I-1, Light Industrial Zoning District]. Motion carried 5-0. In the matter of Zoning Ordinance Text Amendment 18.203, motion to send a positive recommendation to City Council for the inclusion of a provision for animal boarding facilities in the I-1, Light Industrial Zoning District. Motion carried 5-0. MATTERS FOR CONSIDERATION 1. REQUEST FROM TRIANGLE DEVELOPMENT FOR TOWN CENTER TEXT AMENDMENT Motion to schedule a Public Hearing for Triangle Development’s request for Town Center text amendments for the next available Planning Commission meeting. Motion carried 5-0. Motion to schedule a Public Hearing for Triangle Development’s request for Town Center text amendments for the next available Planning Commission meeting. Motion carried 5-0. 2. Planning Commission Budget: Review of Committee recommendations There was consensus among the Planning Commission members on the recommendations presented by the different Planning Commission Committees. The approval of the Planning Commission budget will be on an upcoming Agenda. 3. APPROVAL OF THE DECEMBER 14, 2005 PLANNING COMMISSION MINUTES Motion to approve the December 14, 2005 Planning Commission minutes. Motion carried 5-0. 4. APPROVAL OF THE JANUARY 11, 2006 PLANNING COMMISSION MINUTES Motion to approve the January 6, 2006 Planning Commission minutes. Motion carried 5-0. MATTERS FOR DISCUSSION 1. JOINT CITY COUNCIL/PLANNING COMMISSION TOPICS Members of the Planning Commission to were asked to forward available Saturday dates to the Planning Department for the purposes of scheduling a special workshop session, preferable before March 4. ADJOURNMENT The meeting adjourned at 10:18 p.m. SCHEDULED AND ANTICIPATED MEETINGS MON 02/13/06 CITY COUNCIL INTERVIEWS 7:00 PM MON 02/20/06 CITY OFFICES CLOSED WED 02/22/06 PLANNING COMMISSION MEETING 7:30 PM MON 03/06/06 CITY COUNCIL MEETING 7:00 PM TUE 03/07/06 ZONING BOARD OF APPEALS 7:30 PM WED 03/08/06 PLANNING COMMISSION MEETING 7:30 PM MON 03/20/06 CITY COUNCIL MEETING 7:00 PM WED 03/22/06 PLANNING COMMISSION MEETING 7:30 PM
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