The meeting was called to order at or about 7:00 PM.

Present:  Members John Avdoulos, Brian Burke, Victor Cassis, Andrew Gutman, Michael Lynch (7:08 PM), Mark Pehrson, Wayne Wrobel

Absent: David Greco (Excused), Michael Meyer (Excused)

Also Present:  Steve Rumple, Community Development Director; Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Ben Croy, Civil Engineer; Martha Holzheuer, Woodland Consultant; Kristin Kolb, City Attorney

Member Avdoulos led the meeting attendees in the recitation of the Pledge of Allegiance.

Moved by Member Pehrson seconded by Member Burke:

No one from the audience wished to speak.

There was no Correspondence to share.

There were no Committee Reports.

Deputy Director of Community Development Barbara McBeth informed the Planning Commission that the City Council recently approved the McDonald’s rebuild and the first reading of the Text Amendment relating to the length of time ZBA approvals are valid.

Chair Cassis acknowledged John Avdoulos’ service as a Planning Commission member. Member Avdoulos did not seek reappointment due to the demands of his job. His efforts have been exemplary and will be greatly missed. His Master Plan input was invaluable. His professionalism and expertise gave the Planning Commission focus and direction. His input and helpfulness to all applicants went beyond the call of duty and always resulted in a better and more usable project. Member Avdoulos insisted on the best of quality in every development. This enhanced the City’s Master Plan. His love for this community is evidenced by his insistence for beauty and functionality. His aim was to enhance the neighborhood. Chair Cassis cited Member Avdoulos’ ability to offer examples from other communities that provided direction to the Planning Commission for their decision making. Chair Cassis spoke on behalf of the Planning Commission and the community, and expressed thanks and gratitude for Member Avdoulos’ service.

Chair Cassis noted that Member Lynch arrived at 7:08 PM.

Consideration of the request of Tierra Investments, LLC, for a one-year Preliminary Site Plan extension. The subject property is located in Section 24, at the southeast corner of Grand River Avenue and Joseph Drive in the NCC, Non-Center Commercial District. The subject property is 1.2 acres and the Applicant is proposing to build two 3,850 square foot one-story office buildings.

Moved by Member Pehrson, seconded by Member Gutman:

The Public Hearing was opened on the request of Basilian Fathers of Milford, Michigan, for Preliminary Site Plan, Stormwater Management Plan and Woodland Permit approval. The subject property is located in Section 16, at the northwest corner of Taft Road and Eleven Mile, in the RM-1, Low-Density, Low-Rise Multiple-family Residential District with a Planned Rezoning Overlay. The subject property is approximately 4.15 acres and the Applicant is proposing the development of a residence for 14 Basilian priests.

Planner Kristen Kapelanski stated that the Applicant proposes a priest residence to be located at the northwest corner of Taft Road and Eleven Mile. To the north of the subject property are vacant land and an existing single-family house. To the west are existing duplex homes. To the south are the Novi Community Schools bus garage, the Parkview Elementary school and the Novi Meadows school. To the east is an existing single-family house, and across Taft Road, there are additional homes and vacant land.

This property was rezoned as part of a PRO from R-1, One-Family Residential to RM-1, Low Density, Low-Rise Multiple Family Residential with a Planned Rezoning Overlay. The site is bordered by R-1 to the north, R-A to the south and west and R-A and R-4 to the east. The Future Land Use Map designates Single Family uses for the subject property and the properties to the north, east and west. The property to the south is designated as an educational facility. Regulated woodlands cover the majority of the site, as indicated by the Natural Features Map.

The property was recently rezoned with a PRO. At that time the Applicant presented a concept plan which has been attached to the PRO Agreement. Any variances that could be identified at that time were included in the PRO Agreement and therefore will not appear before the Zoning Board of Appeals.

The Planning Review, Wetlands Review, Woodlands Review, Engineering Review and Fire Review all recommend approval with minor items to be addressed at the time of Final Site Plan submittal. The Façade Review noted the applicant would be required to obtain a Section 9 Façade Waiver for the use of split-faced CMU on all four sides of the building. The Applicant has indicated in their response letter that rather than request a waiver, they will be revising the façade to be in compliance with the Ordinance. The Applicant is requesting two Landscape Waivers; one is for the berm required along the Eleven Mile frontage and the other is for the berm required along the Taft Road frontage. Staff supports both of these requests.

The Traffic Review does not recommend approval of the plan. There are a number of items with regard to the traffic comments the Applicant will need to correct for the final site plan submittal and they have indicated in their response letter they will make the necessary corrections.

John Argenta of CDPA Architects represented the Applicant. The color drawings previously submitted did not adequately show the color of the brick. Mr. Argenta showed a more earthy-colored brick to the Planning Commission. He also showed the shingles. This will maintain the residential character of the area.

Member Pehrson read the correspondence:

No one in the audience wished to speak Chair Cassis closed the Public Hearing.

Member Pehrson asked Landscape Architect David Beschke about the vegetation preservation noted in the letter. Mr. Beschke responded that by saving the vegetation the berm is not necessary. A berm would remove trees that are pretty nice. The purpose of a berm is to hide parking, and there is no parking near the Taft Road area, so Mr. Beschke also supported the request to waive the Taft Road berm. There is a native vegetated storm detention area that is nicer than a berm.

Member Pehrson was glad that the Applicant is no longer seeking the Façade Waiver.

Moved by Member Pehrson, seconded by Member Wrobel:

Member Avdoulos was also glad the Applicant is addressing the façade. He thought the greatest concern may have been the woodlands. There are a number of trees to be replaced. Woodland Consultant Martha Holzheuer said that the issues in this review are rather easy to address. Tree placement away from utilities and easements and spacing issues remain.

Member Avdoulos noted that the Applicant will develop the site in a manner acceptable to the Wetland Consultant.

He thought the placement of the building on the site was appropriate. He supported the project.

Member Wrobel asked whether there was enough room on the site to increase the building size, and whether this design was compatible with that concept. Mr. Argenta responded that the reality of the situation is the design is for twelve priests, and the PRO allows for up to fourteen. If any priests become incapacitated, they would likely go to Toronto to an infirmary. He did not think there are enough priests to necessitate enlarging this building.

City Attorney Kristin Kolb reiterated that the home is limited to fourteen priests, and any deviation to that number would begin with an amendment to the PRO Agreement.

Chair Cassis was glad to see the evolution of this project. He welcomed them to the community.

Moved by Member Pehrson, seconded by Member Wrobel:

Moved by Member Pehrson, seconded by Member Wrobel:

2. ZONING ORDINANCE TEXT AMENDMENT 18.227 The Public Hearing was opened on Planning Commission’s consideration of and recommendation to City Council for an ordinance to amend Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance Article 19, "I-1 Light Industrial District," to amend and add provisions relating to the storage of certain recreational equipment and to establish standards for such storage.

Deputy Director of Community Development Barbara McBeth stated that this language came from the City Council’s Ordinance Review Committee. The language expands the very limited outdoor uses in the Light Industrial District. This would allow limited RV storage in certain locations subject to the administrative approval of the Building Official via a Special Exception Permit. Modifications include the provisions that the RV must be operable, movable, licensed and registered as required by law. The equipment must be owned by the landowner or occupant. No more than three vehicles or other such pieces of equipment can be stored on the property. A boat on a trailer would count as one vehicle. The equipment can only be stored in an area where an accessory building is permitted.

No one from the audience wished to speak and no correspondence was received so Chair Cassis closed the Public Hearing.

Member Pehrson asked about the timing of the Special Permit. Ms. McBeth responded that there is a limitation on the approval -- it would not be an ongoing approval; she thought the initial period was for one year, and then the Applicant can come back and ask for an extension.

Member Pehrson confirmed that the "owner" reference was the property owner and not the vehicle owner. Ms. McBeth responded that the idea is not to expand this provision to a commercial use such that, for example, and Industrial property owner cannot lease out his three allocated spaces. It must be the owner’s equipment or a building occupant’s equipment.

Member Pehrson said that some of the pictures show vehicles covered. He asked if there was stipulation on the types of covering allowed. Ms. McBeth said no such stipulation was built into the Ordinance. She did not think either, that the Ordinance required coverings.

Chair Cassis asked whether there was a proportionality stipulated regarding the size of the building and the amount and size of the equipment area that is allowed. Ms. McBeth said there was only a limitation on the number of vehicles allowed on any property. There was no minimum site size, which the Planning Commission can deliberate upon if they choose. The limitation was really only on the three pieces of equipment being allowed on a Light Industrial property in the appropriate location (where an accessory structure can be located).

Chair Cassis said the City wants all districts to look good. Industrial site owners in an industrial park want their location and their park to look good. If there is too much storage going on in one area, it might not look very appealing.

Member Pehrson asked if there was any recourse if a neighboring property owner wants relief from unsightly storage on an adjacent property. Ms. McBeth responded that adjacent property owners will be notified about these Temporary Special Exception Permits so they will have that opportunity in which to speak.

Moved by Member Pehrson, seconded by Member Gutman:

In the matter of Zoning Ordinance Text Amendment 18.227, motion to recommend approval to City Council with the following consideration: Possibility of adding a stipulation to the Ordinance amendment regarding the proportionality between the size of the building and the amount and size of the equipment area that is allowed.    Motion carried 7-0. 

1. FIRE STATION 2, SP08-23

Consideration of the request of CDPA Architects, Inc., for Waiver and Ordinance Deviation approval. The subject property is located in Section 2, west of Novi Road and north of Thirteen Mile in the R-4, One-family Residential District. The subject property is approximately 0.6 acres and the Applicant is proposing to add some building and parking additions to the existing Fire Station 2.

Planner Kristen Kapelanski described the project. Fire Station 2 proposes to add an approximately 900 square-foot addition to their existing structure located on the northeast corner of Paramount and Thirteen Mile. The subject property is bordered by Thirteen Mile to the south and Paramount to the west with single family uses to the north and east. The subject property is zoned R-4, One-Family Residential, and bordered by R-4 on all sides. The Future Land Use Map indicates single family uses for the subject property and the surrounding properties, and a private park indicated to the south.

Since the proposed addition is less than 1,000 square feet, site plan approval is administrative. However, Ordinance Deviations and Landscape Waivers still need to be approved by the Planning Commission. The Planning Review indicated five Ordinance Deviations and minor items to be addressed at the time of Final Site Plan submittal. These Ordinance Deviations include the western and southern building setbacks and the western, southern and northern parking setbacks. Staff is in support of these requests. The Landscape Review noted four Landscape Waivers that are needed -- for the berm requirements along Thirteen Mile and Paramount Road, for the lack of landscape material within the greenbelts and for the lack of street trees along Thirteen Mile. All other Reviews noted minor items to be addressed at the time of Final Site Plan submittal. The Planning Commission was only being asked to act on the requested Deviations and Waivers and not the Preliminary Site Plan.

Steve Flickema from CDPA Architects addressed the Planning Commission. About one year ago his firm analyzed three of the City’s fire stations. Station 2 is the best location for renovation and additional space. This proposal adds to the east and west sides. This will affect the bunk room, locker room, and will add interior spaces for female firefighters. The fitness area will be moved out into the back. Additional parking will be added for the paid on-call firefighters so they won’t have to park in the driveway or along the front of the building. The addition will match the existing brick. Small canopies will also be added.

Member Gutman was in favor of the project and offered to make a motion, though he wished to first hear from Member Pehrson, whose expertise with the Fire Department was always welcomed.

Member Pehrson responded that it was a great plan that was long overdue. He wondered if the back side parking is a location where the City might consider the semi-permeable pavement. Deputy Director of Community Development Barbara McBeth responded that Engineer Ben Croy may wish to comment, but the budget for this project should also be considered. Mr. Croy said the concept was discussed but it didn’t make it into the final design – he imagined so because of budget constraints.

Member Pehrson understood, but thought that it would be good if the City could point to one of its own buildings as an example of green building. Member Pehrson supported the project.

Member Avdoulos agreed with Member Pehrson’s comment. He supported any opportunity the City has to advance green building techniques, and this is a good opportunity because the area is small in size. He noted that Farmington Hills paved a small area like this about a year ago, so they are now coming up on the one-year anniversary on which they can review how the material held up through all four seasons. The setback deviations are necessary in order for this design to work for the fire station. He was a proponent of working with and cleaning up the City’s existing resources.

Moved by Member Avdoulos, seconded by Member Burke:

Member Burke asked whether there was a cost analysis of asphalt versus the pervious pavement. Mr. Croy said he was not aware of any. Mr. Croy said that using pervious pavement would not affect the storm drainage system (so as to reduce those costs) on this project.

Member Burke asked Chief Frank Smith whether there was any budget room for adding this type of pavement. Chief Smith said he would discuss this option with CDPA, the project managers. He said it was discussed at an earlier engineering meeting. They wish to keep the sheet drainage that is already in place. Chief Smith did not think any of the fire apparatuses would need to be parked in this area, and he thought this suggestion could be reconsidered. He was more than willing to look at the price of this option; if it is within the budget, he would be in favor of using it.

Mr. Croy added that the current plan sheet-flows everything easterly to the vegetative area, then to the creek just down the way. Typically, pervious pavement doesn’t send its drainage to the storm sewer; in this case, the proposed asphalt is not designed to do that either – its runoff is directed at their greenspace which is similar to the effect caused by pervious pavement. A "large" benefit from using pervious pavement won’t be realized because there is already a "green" benefit with the current design. One benefit from using the pervious surface here would be that the City could monitor the use of this material. Mr. Croy said he wasn’t sure this was the best place to put a pilot program, but it would be a great opportunity if the budget could support the project and the monitoring.

Chair Cassis asked Chief Smith if there was adequate fire control coverage in this area of the City. Chief Smith said there was; the site currently houses a Class A pumper, a fire engine and a rescue/squad vehicle which is typical of suburban settings in this area. The senior housing down the street is supplemented by an aerial apparatus that responds out of Station 1 on Grand River. That is an expensive piece of equipment, and it is centrally located so that it can more easily respond throughout the City. Chief Smith said Station 2 would respond to ITC first, and Station 1 would supplement any effort.

Deputy Director of Community Development Barbara McBeth explained that these amendments were generated internally to address ways to streamline the planning process to make it more expedient for the applicants. The changes address building additions and also the length of time approvals are valid. Right now the administrative review of additions is limited to 1,000 square feet; this amendment increases this number to 10,000 square feet but not more than 10% of a building. The approval timeframe increases from one to two years for the initial approval. The extensions remain at three total.

Member Avdoulos suggested that diagrams be provided to the Planning Commission so that they can better understand the increased size of a building with a proposed addition. Sometimes a visual explanation works best. Ms. McBeth said that the department would provide the Planning Commission with graphics.

Member Pehrson added that he supported streamlining the process. He found the language in the review interesting regarding the removal of perceived obstacles. Member Pehrson thought this text amendment would make a tangible change, and the Community Development Department should take credit for making this effort. He complimented the department and the administration for looking for ways to improve the process.

Member Gutman also approved of the City’s efforts.

Moved by Member Gutman, seconded by Member Burke:

Chair Cassis asked Ms. McBeth whether other municipalities’ ordinances have been researched. Ms. McBeth responded that the department has looked at other communities’ ordinances; however, this building addition amendment is proposed because it seemed to make sense to have two measures rather than a flat 1,000 square-foot stipulation. This amendment was not modeled after any particular existing ordinance. Chair Cassis said that it is helpful to know whether certain ordinance language is successful elsewhere. Ms. McBeth offered to look at other ordinances to see whether there are other examples of where language such as this has been used.

Chair Cassis asked whether there were liabilities associated with expanding the scope of work and control of the staff. City Attorney Kristin Kolb responded that no legal concerns came to mind. Staff also enjoys the protection of governmental immunity, just as the elected and appointed officials. Novi is a home rule city, and she was not aware of anything in that Act that would prevent this increase in the staff’s capacity where administrative review is concerned.

Moved by Member Pehrson, seconded by Member Wrobel:

There were no removals for Planning Commission action.

Member Pehrson thanked and commended City Council for reappointing Chair Cassis and Member Meyer and appointing Brian Larson to the upcoming Planning Commission. Deputy Director of Community Development Barbara McBeth explained the officer election and committee assignment process. Sometimes the committee assignment process is postponed until the meeting following the election of officers. The committee matrix will be provided to the members for their input. Ms. McBeth noted that the July 16^th Agenda is busy. Ms. McBeth suggested that the paperwork could be prepared for the July 16^th meeting, and the Planning Commission could postpone filling the assignments on that date if the meeting seemed too full. Member Wrobel reminded the Planning Commission that there is a ZBA member appointment too.

Member Avdoulos thanked everyone for their kind words and encouragement. He thanked Chair Cassis for his nice words. Member Avdoulos felt fortunate to be on the Planning Commission for the past six years. He has worked with a great group of people, from Toni Nagy, Lynne Paul, Gwen Markham, Tim Shroyer to the Planning Commission in place today. He has seen the fruits of their labor – the Expo Center, Catholic Central, Providence Hospital, and a myriad of office buildings, just to name a few. His favorite committee on which to serve was the Master Plan and Zoning Committee. He liked that applicants could come express their concerns prior to coming to the full-size Planning Commission meeting. He thought that process worked very well.

Member Avdoulos cited special meetings with City Council and developers that he attended over the years, all held for the purpose of finding better ways to serve the public. He has enjoyed seeing this process evolve. He commended the Planning Division staff and the wisdom they have collected over the years. He said that he was able to review the packets and discern which of the planners prepared it and whether the review was going to be a tough one. He appreciated the citizen input and thought that Novi should be very proud. He said this Planning Commission is very concerned about the City and their efforts are sincere. He said the Planning Commission worked at putting applicants at ease while still taking the citizens’ comments to heart. He thought the most recent Master Plan process was really neat because it allowed the citizens to participate in every meeting and the Planning Commission honored its pledge to keep the process open.

Member Avdoulos was sad to leave because he enjoys the Planning Commission work. He just can’t dedicate the time necessary. Someone with more time will be more beneficial to the City.

Member Avdoulos acknowledged the growth of the City. The website is phenomenal. The new City signage is a nice addition. When Member Avdoulos first joined the Planning Commission, his concern was to see that the City maintained its purpose and goals. He feels very blessed to have served on the Planning Commission over the years. He thanked everyone on the Planning Commission and wished them continued success.

Chair Cassis also wished to thank Mrs. Avdoulos and the Avdoulos family for allowing Member Avdoulos to dedicate so much time to the City. Member Avdoulos joked that once they subscribed to cable he asked his family if they watched the meetings, and they responded, "No." When Member Avdoulos first joined the Planning Commission the two big projects at the time (Catholic Central and Novi Expo) were delivered to his doorstep in a great big box. He remembered that the meetings lasted into the morning hours for many years… never adjourning before 11:00 PM. He said that the shorter meetings are indicative of the streamlined process and the style used by the people now reviewing the plans. The process has become more efficient and the Planning Commission has moved away from dwelling on any one issue when, in the end, the plan is approved anyway.

Member Avdoulos was also appreciative of the Mayor and City Council for reappointing Chair Cassis and Member Meyer. He said that the reappointments provide for consistency and a thread of history to weave its way through the decision-making process. Member Avdoulos closed by thanking his wife.

No one from the audience wished to speak.

Moved by Member Avdoulos,

The meeting adjourned 8:14 PM.

FRI 07/04/08 CITY OFFICES CLOSED

MON 07/07/08 CITY COUNCIL MEETING 7:00 PM

TUE 07/08/08 ZONING BOARD OF APPEALS 7:00 PM

WED 07/16/08 PLANNING COMMISSION MEETING 7:00 PM

MON 07/28/08 CITY COUNCIL MEETING 7:00 PM

WED 07/30/08 PLANNING COMMISSION MEETING 7:00 PM

MON 08/11/08 CITY COUNCIL MEETING 7:00 PM

TUE 08/12/08 ZONING BOARD OF APPEALS 7:00 PM

WED 08/13/08 PLANNING COMMISSION MEETING 7:00 PM

Transcribed by Jane L. Schimpf

Customer Service Representative Signature on File

July 2, 2008 Angela Pawlowski, Planning Assistant Date

Date Approved: July 16, 2008