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PLANNING COMMISSION ACTION SUMMARY CALL TO ORDER The meeting was called to order at or about 7:00 PM. ROLL CALL Present: Members Brian Burke, Victor Cassis, David Greco, Michael Lynch, Michael Meyer, Mark Pehrson, Wayne Wrobel Absent: John Avdoulos (Excused), Andrew Gutman (Excused) Also Present: Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; Lindon Ivezaj, Civil Engineer; Kristin Kolb, City Attorney COMMUNITY DEVELOPMENT DEPUTY DIRECTOR REPORT 1. PRESENTATION BY ARA TOPOUZIAN Economic Development Manager Ara Topouzian discussed the City’s efforts in attracting and retaining business in the city, and presented the City’s new Economic Development website, www.investnovi.org. CONSENT AGENDA - REMOVALS AND APPROVAL 1. NOVI CORPORATE CAMPUS PARCEL 8, SP07-24 Consideration of the request of Amson Dembs Development for a one-year Final Site Plan extension. The subject property is located in Section 9, north of Twelve Mile, east of West Park Drive, in the Novi Corporate Campus Development, in the OST, Office Service Technology District. The subject property is approximately 8.34 acres and the Applicant is proposing to build a 28,638 square foot speculative office/warehouse building. 2. PROVIDENCE MAINTENANCE BUILDING, ZCM08-0024 Consideration of the request of Providence Hospital and Medical Centers for a Section 9 Façade Waiver. The subject property is located in Section 17, south of Grand River Avenue, west of Beck Road, in the OSC, Office Service Commercial District. The subject property is approximately 173 acres and the Applicant is proposing to construct a 576 square foot maintenance building for the existing Providence Hospital campus. 3. CAMPUS TECH PARK REVISED FAÇADE, ZCM08-0017 Consideration of the request of Landry & Newman Architecture, for a revised Final Site Plan for façade only. The subject property is located in Section 13, north of Eleven Mile and south of I-96 between Meadowbrook Road and Seeley Road, in the I-1, Light Industrial District. The subject property is approximately 11.9 acres and Building B is a 14,210 square foot speculative office/research and development/industrial building in the three building general condominium development. Motion to approve the June 11, 2008 Consent Agenda. Motion carried 7-0. PUBLIC HEARINGS 1. ITC, INTERNATIONAL TRANSMISSION COMPANY, LANDSCAPE IRRIGATION FROM POND, ZCM08-20 Public Hearing of the request of ITC, International Transmission Company, for Wetland Permit approval. The subject property is located in Section 13, south of Twelve Mile, between Haggerty Road and the M-5 Connector, in the OST, Planned Office Service Technology District. The subject property is approximately 83.63 acres and the Applicant is requesting approval to utilize water from an existing on-site pond for irrigation of landscaping on site. In the matter of the request of ITC, International Transmission Company, ZCM08-20, motion to grant approval for the Wetland Permit subject to: 1) A Wetland Use Permit being granted by the MDEQ, if necessary; 2) The Applicant suspending irrigation withdrawal from the on-site pond if the pond water level drops to a level that is greater than 6 inches below the bottom invert of the pond outlet pipe; and 3) The conditions and comments in the Staff and Consultant review letters; for the reason that the plan is substantially in conformance with the Wetland and Watercourse Protection Ordinance. Motion carried 7-0. In the matter of the request of ITC, International Transmission Company, ZCM08-20, motion to grant approval for the Wetland Permit subject to: 1) A Wetland Use Permit being granted by the MDEQ, if necessary; 2) The Applicant suspending irrigation withdrawal from the on-site pond if the pond water level drops to a level that is greater than 6 inches below the bottom invert of the pond outlet pipe; and 3) The conditions and comments in the Staff and Consultant review letters; for the reason that the plan is substantially in conformance with the Wetland and Watercourse Protection Ordinance. Motion carried 7-0. 2. MCDONALD’S REBUILD, SP08-21 Public Hearing of the request of McDonald’s USA, LLC, for Preliminary Site Plan with a PD-2, Planned Development Option, Special Land Use and Stormwater Management Plan approval. The subject property is located in Section 14, south of Twelve Mile and east of Novi Road, in the RC, Regional Center District. The subject property is approximately 1.35 acres and the Applicant is proposing to demolish and rebuild a 5,364 square foot McDonald’s Restaurant at 42665 Twelve Mile. In the matter of McDonald’s, SP08-21, motion to recommend approval of the Special Land Use permit considering that, pursuant to Section 2516.2.c for the Special Land Use Permit the proposed use, relative to other feasible uses of the site: 1) Will not cause any detrimental impact on existing thoroughfares; 2) Will not cause any detrimental impact on the capabilities of public services and facilities; 3) Is compatible with the natural features and characteristics of the land; 4) Is compatible with adjacent uses of land in terms of location, size, character, and impact on adjacent property and the surrounding neighborhood; 5) Is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use; 6) Will promote the use of land in a socially and economically desirable manner; 7) Is (a) listed among the provision of uses requiring Special Land Use review as set forth in the various zoning districts of this Ordinance, and (b) is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located; and 8) Compliance with all conditions and requirements listed in the Staff and Consultant review letters, for the reason that the plan is otherwise in compliance with all applicable provisions of the Zoning Ordinance. Motion carried 7-0. In the matter of McDonald’s, SP08-21, motion to recommend approval of the Preliminary Site Plan with a PD-2 Option subject to: 1) A Planning Commission Finding that the standards of Section 2406.4.A of the Zoning Ordinance are adequately addressed, as identified in the Planning Review letter; 2) City Council approval of Ordinance Deviation for the northern parking setback (20 feet required, 5 feet proposed); 3) City Council approval of Ordinance Deviation for the eastern parking setback (20 feet required, 11 feet proposed); 4) City Council approval of Ordinance Deviation for the number of parking spaces (89 required, 67 proposed); 5) City Council approval of Ordinance deviation for the loading zone location in an exterior side yard; 6) City Council approval of Ordinance Deviation for the loading space proposed (1,250 square feet required, 500 square feet proposed); 7) A Planning Commission Waiver for the berm requirement along Twelve Mile; 8) A Planning Commission Waiver for the remainder of the greenbelt canopy and sub-canopy trees; 9) Waiver of the Traffic Impact Study requirement; 10) A Section 9 Façade Waiver; and 11) The conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reason that the plan is otherwise in compliance with Section 2406, Article 17, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0. In the matter of McDonald’s, SP08-21, motion to approve the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reason that the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 7-0. In the matter of McDonald’s, SP08-21, motion to recommend approval of the Special Land Use permit considering that, pursuant to Section 2516.2.c for the Special Land Use Permit the proposed use, relative to other feasible uses of the site: 1) Will not cause any detrimental impact on existing thoroughfares; 2) Will not cause any detrimental impact on the capabilities of public services and facilities; 3) Is compatible with the natural features and characteristics of the land; 4) Is compatible with adjacent uses of land in terms of location, size, character, and impact on adjacent property and the surrounding neighborhood; 5) Is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use; 6) Will promote the use of land in a socially and economically desirable manner; 7) Is (a) listed among the provision of uses requiring Special Land Use review as set forth in the various zoning districts of this Ordinance, and (b) is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located; and 2) Compliance with all conditions and requirements listed in the Staff and Consultant review letters, for the reason that the plan is otherwise in compliance with all applicable provisions of the Zoning Ordinance. Motion carried 7-0. In the matter of McDonald’s, SP08-21, motion to recommend approval of the Preliminary Site Plan with a PD-2 Option subject to: 1) A Planning Commission Finding that the standards of Section 2406.4.A of the Zoning Ordinance are adequately addressed, as identified in the Planning Review letter; 2) City Council approval of Ordinance deviation for the northern parking setback (20 feet required, 5 feet proposed); 3) City Council approval of Ordinance deviation for the eastern parking setback (20 feet required, 11 feet proposed); 4) City Council approval of Ordinance deviation for the number of parking spaces (89 required, 67 proposed); 5) City Council approval of Ordinance deviation for the loading zone location in an exterior side yard; 6) City Council approval of Ordinance deviation for the loading space provided (1,250 square feet required, 500 square feet proposed); 7) A Planning Commission Waiver for the berm requirement along Twelve Mile; 8) A Planning Commission Waiver for the remainder of the greenbelt canopy and sub-canopy trees; 9) Waiver of the Traffic Impact Study requirement; 10) A Section 9 Façade Waiver; and 11) The conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reason that the plan is otherwise in compliance with Section 2406, Article 17, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0. In the matter of McDonald’s, SP08-21, motion to approve the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reason that the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 7-0. 3. ZONING ORDINANCE TEXT AMENDMENT 18.226 Public Hearing for Planning Commission’s recommendation to City Council for an ordinance to amend Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance to modify the standards for the number of days certain Zoning Board of Appeals rulings are valid. In the matter of Zoning Ordinance Text Amendment 18.226 relating to standards for the number of days certain ZBA rulings are valid, motion to send a positive recommendation to City Council. Motion carried 7-0. In the matter of Zoning Ordinance Text Amendment 18.226 relating to standards for the number of days certain ZBA rulings are valid, motion to send a positive recommendation to City Council. Motion carried 7-0. MATTERS FOR CONSIDERATION 1. SET A PUBLIC HEARING FOR JUNE 25, 2008 FOR ZONING ORDINANCE TEXT AMENDMENT 18.227 RELATING TO OUTSIDE STORAGE IN THE I-1, LIGHT INDUSTRIAL DISTRICT Motion to set a June 25, 2008 Public Hearing date for Zoning Ordinance Text Amendment 18.227 relating to outside storage in the I-1, Light Industrial District. Motion carried 7-0. Motion to set a June 25, 2008 Public Hearing date for Zoning Ordinance Text Amendment 18.227 relating to outside storage in the I-1, Light Industrial District. Motion carried 7-0. 2. APPROVAL OF THE MAY 28, 2008 PLANNING COMMISSION MINUTES Motion to approve the May 28, 2008 Planning Commission minutes. Motion carried 7-0. ADJOURNMENT The meeting adjourned at or about 8:55 PM. SCHEDULED AND ANTICIPATED MEETINGS TUE 06/17/08 MASTER PLAN AND ZONING COMMITTEE MEETING 6:30 PM MON 06/23/08 CITY COUNCIL MEETING 7:00 PM WED 06/25/08 PLANNING COMMISSION MEETING 7:00 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 *Actual language of motion subject to review.
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