Public Hearing on the request of Toll Brothers for a recommendation to City Council to amend the Residential Unit Development (RUD). The applicant is proposing several changes to the RUD. The changes include: an additional 5-acre parcel along Wixom Road has been incorporated into Phase 3 of the overall development; a modification to permit single-family attached cluster homes in Phase 4B in the southeast corner of the overall development; and several other revisions to the street layout in Phases 4 & 5 including relocating stub street connections to the east and west of the Ten Mile Road entrance. The subject properties are located in Sections 18, 19, and 20, north of Ten Mile Road, between Napier and Wixom Roads. The subject property is approximately 907 acres.

MOTION: In the matter of Island Lake of Novi RUD Agreement SP99-58 to send a positive recommendation to the City Council of the proposed RUD Agreement Amendment subject to the Planning Commission evaluation and findings relating to whether the proposed plan meet the intent of the RUD Ordinance (Section 2404.7A and B) remain unchanged as there have been no significant changes to the RUD Agreement, subject to the City Council modification of the required 330-foot buffer between the proposed attached cluster units in Area 3D and the perimeter property line on the 5-acre parcel along Wixom Road with a requirement of additional landscaping to provide 80% winter opacity, if the City Council grants the 330-foot buffer modification then additional landscape screening is required behind the units, subject to the revision to the cluster units in Area 3D to three groups of four as recommended by the Consultant and accepted by the Developer, subject to the addition of a center turn lane at Wixom Road and Delmont Drive and subject to any other comments in attached review letters being addressed at the time of Site Plan submittal with regard to Area 3D. Motion passed unanimously.

MOTION: In the matter of Island Lake of Novi RUD Amendment SP99-58 to send a positive recommendation to the City Council of the proposed RUD Amendments taking into consideration that the Planning Commission finding that the proposed plans meet the intent of the RUD Ordinance (Section 2404.7A and B), pedestrian connections shall be provided (including up to the school area) as recommended by the Consultant and accepted by the Developer, subject to the cul-de-sac change in Area 1 as well as a change from a cul-de-sac to a stub on Phase 4B (WEST), the nature path to the park shall be provided and subject to any additional comments on the attached review letters being addressed at the time of Site Plan submittal with regard to this specific area. Motion passed unanimously.

MOTION: In the matter of Island Lake of Novi RUD Amendment SP99-58 Phase 4B (EAST) to send a negative recommendation to the City Council of the proposed RUD Amendment to allow attached clusters but rather retain the Single-Family detached homes with the Planning Commission finding that it does not meet the intent of the RUD Ordinance Section 2404.7A and B specifically because the housing is not compatible with the adjacent development and based on the intent of the RUD Agreement as evidence in City Council comments from July 28, 1997 and also the fact that Oak Pointe Church site plan has expired and will require a Special Land Use in their site plan submission and with the Planning Commission recommends it revert back to the original plan which includes a stub to the Oak Pointe Parcel to the west and an emergency connection down to Ten Mile Road. Motion passed (7-2),Avdoulos, Sprague.

Public Hearing on the request of Bennett Donaldson of J.B. Donaldson Company, for approval of a Preliminary Site Plan and Wetland Permit. The subject property is located in Section 1 on the west side of Haggerty Road and south of Fourteen Mile Road. The developer is proposing a medical office building. The subject property is 1.79 acres.

MOTION: In the matter of North Novi Medical Phase II SP02-12 to deny the Preliminary Site Plan with the findings that the submitted plan does not meet the requirements of the Planning Review, Wetland Review, Landscape Review and Traffic Review. Additionally, there is a multitude of requested waivers and variances to the City Ordinances as detailed in the consultant’s letters that have not been resolved. Motion passed (7-2), Avdoulos, Ruyle

Public Hearing on a proposed amendment to Article 24, Section 2405, of the City of Novi Ordinance no. 97-18, as amended, the City of Novi Zoning Ordinance, relating to open space preservation, in order to encourage the long-term preservation of open space and natural features and the provision of recreation and open space areas in accordance with P.A. 179 of 2001.

MOTION: In the matter of Zoning Text Amendment 01-18.174 Open Space Amendment to approve Draft No.7 dated October 16, 2002 and send it to the City Council for adoption. Motion passed unanimously.

MOTION: Extend the interim policy time for five months. Motion passed (8-1), Markham

Adjourned at 11:42 pm