| View Agenda for this meeting View Minutes for this meeting PLANNING COMMISSION CALL TO ORDER The meeting was called to order at or about 7:30 p.m. ROLL CALL Present: Members Avdoulos, Cassis, Gaul, Kocan, Markham, Pehrson, Ruyle, Shroyer, Sprague Also Present: David Evancoe, Director of Planning; Barb McBeth, Planner; Darcy Schmitt, Planner; Lance Shipman, Landscape Architect; Kristen Kapelanski, Intern; Peter Albertson, Façade Consultant; Larry DeBrincat, Woodland Consultant; Tom Schultz, City Attorney PUBLIC HEARINGS WOODLAND REVIEW, CASE NUMBER WRB 04-01 Public Hearing before the Woodland Review Board on the request Robert Geracz for approval of a Woodland Permit to remove trees from the building envelope for the property located at 48860 Nine Mile, Parcel C, on the north side of Nine Mile and west of Beck Road. In the case of WRB04-01, (Robert Geracz, 48860 Nine Mile), motion to grant approval of a Woodland Permit as the request minimizes the number of trees to be removed within the fifteen-foot building envelope, in order to build to build a home on the lot, subject to: 1) The removal of the seven trees indicated on the plan, as well as three other trees identified by the Consultant (Trees 3459, 3425 and 3444) unless the driveway is moved and one or two of those additional trees can be saved. If the ten trees are removed, the replacement tree value is 26, to be located on the site, requiring a woodlands replacement bond of $8,450.00, plus a $500.00 fence maintenance bond. If any additional trees are identified that can be saved a replacement bond for them would not be required; 2) The Applicant working with the Woodland Consultant to move the tree protection fencing to protect the woodlands as well groupings of trees on the site; and 3) The comments of the Consultants. Motion carried 9-0. ZONING MAP AMENDMENT 18.639 Public Hearing on the request of Jerome A. Ruggirello for possible recommendation to City Council for rezoning on property in Section 36 located south of Nine Mile and west of Haggerty Road from R-1 (Single Family Residential) to OS-1 (Office Service) District. The subject property is 2.3 acres. In the matter of the request of Zoning Map Amendment 18.639 for AJR Development, motion to recommend approval to City Council to rezone the subject property from R-1 to OS-1 for the reasons that: 1) It is in compliance with the Master Plan of the City of Novi; 2) The OS-1 zoning will provide an appropriate transition between the apartment complex in the west and Haggerty Road in the east, consistent with the intent of the OS-1 zoning district; 3) The Haggerty Road corridor’s character throughout Novi is decidedly office, with large office buildings both in Novi and Farmington Hills near this site and this rezoning will allow for a small scale office building to be constructed on the site, similar to the properties directly north and south of the subject property; and 4) With a higher intensity residential development to the west and the surrounding office properties in the north, south, and east, the long-term viability of R-1 zoning on this parcel is questionable. Motion carried 9-0. MATTERS FOR CONSIDERATION SAM’S CLUB, SITE PLAN NUMBER 04-06 Consideration of the request of Wal-Mart Stores, Incorporated for approval of a Preliminary Site Plan. The subject property is located in Section 17 at the southeast corner of Wixom Road and Grand River Avenue in the B-2 (Community Business) District. The subject property is approximately 13.98 acres. The Applicant is proposing a 137,000 square foot retail store and fueling station as part of a Consent Judgment. In the matter of Sam’s Club, Site Plan 04-06, motion to grant approval of the Preliminary Site Plan, subject to: 1) A Zoning Board of Appeals variance for lack of building setback along the proposed southern property line (0 feet proposed versus 30 feet required); 2) A Zoning Board of Appeals variance to allow overhead doors to face a major thoroughfare (Grand River Avenue); 3) Planning Commission determination that the Tire Mounting Facility is considered a use customarily incidental or accessory to the main retail use; 4) A Planning Commission determination that the proposed building heights meet the intent of the Consent Judgment; 5) A Planning Commission waiver for the parking lot setbacks along the western portion bordering the wetland area and the southern property lines, as substantial additional setback is found throughout the Promenade development; 6) A Zoning Board of Appeals variance for the lack of interior building landscaping if the issue is not resolved on the next Site Plan submittal; 7) A Planning Commission finding that the façade conforms with the City’s requirement if the City’s Consultant determines the façade conforms substantially to Exhibit G of the Consent Judgment; 8) The Applicant must meet ROW landscaping requirements; 9) A Planning Commission Waiver for the street trees, if necessary; 10) The extension of the northern landscaping "canoe island" to adhere with the Traffic Consultant’s recommendation; 11) The Applicant working with the City to determine the appropriate alignment of aisles, exterior building columns and various traffic signage to address safety concerns; 12) The City working with the Applicant to encourage placement of all light poles within landscaped islands, if possible; and 13) The conditions and items listed in the Staff and Consultant review letters; and 14) The lot split being accomplished as shown on the plan with acknowledgement that no Planning Commission waiver is granted for the setback required around Outlot One, as the property line can be shifted to eliminate the need for a variance; for the reasons that the Applicant has worked with the City Staff and Consultants and will continue to do so through Final Site Plan and that through the review process the City finds that the Applicant has met or addressed the City Ordinance requirements and the intent of the Consent Judgment. Motion carried 9-0. PRELIMINARY HEARING AND SCHEDULING OF A PUBLIC HEARING ON JULY 14, 2004, FOR ZONING MAP AMENDMENT 18.638, CEMETERY REZONING ON NORTHEAST CORNER OF TWELVE MILE AND NOVI ROAD Motion to schedule a Public Hearing on July 14, 2004 for Zoning Map Amendment 18.638, cemetery rezoning, on the northeast corner of Twelve Mile and Novi Road. Motion carried 7-1 (Yes: Avdoulos, Cassis, Kocan, Markham, Pehrson, Shroyer, Sprague; No: Ruyle).MATTERS FOR DISCUSSION DISCUSSION OF VETERINARY HOSPITAL & PET RESORT Motion to request Implementation Committee consideration of Ordinance language and an evaluation as to whether the Ordinance should be changed to accommodate unlisted Special Land Uses in any district. Motion carried 8-0.Motion to request the Implementation Committee to create and format correct verbiage and determine where pet daycares, pet care, pet grooming and kennels fit into the Ordinance, prior to its return to the Planning Commission for review. Motion carried 8-0. Chair Markham recommended that the Vet Clinic and Pet Resort go the ZBA for interpretation and follow the process, and at the same time the Applicant should prepare their site plan for Planning Commission review. ADJOURNMENT The meeting adjourned at 12:28 a.m. SCHEDULED AND ANTICIPATED MEETINGS MON 6/21/04 CITY COUNCIL MEETING 7:30 PM WED 06/23/04 PLANNING COMMISSION MEETING 7:30 PM MON 07/05/04 CITY OFFICES CLOSED FOR INDEPENDENCE DAY MON 07/06/04 ZONING BOARD OF APPEALS 7:30 PM MON 07/12/04 CITY COUNCIL MEETING 7:30 PM WED 07/14/04 PLANNING COMMISSION MEETING 7:30 PM
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