The meeting was called to order at or about 7:30 p.m.

Present: Members John Avdoulos, Victor Cassis, Lynn Kocan, Michael Meyer, Mark Pehrson, Wayne Wrobel

Absent: Andrew Gutman (excused), David Lipski (excused)

Also Present: Barbara McBeth, Director of Planning; Mark Spencer, Planner; Jason Myers, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; Paul Taylor, Façade Consultant; David Gillam, City Attorney

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

Moved by Member Pehrson, seconded by Member Kocan:

No one from the audience wished to speak.

Member Avdoulos stated that at the Master Plan and Zoning Committee, certain projects were identified throughout the city, one of which was the water main extension along Nine Mile. He indicated that the project may continue through spring, and he respectfully requested that when projects of this nature come forward that the surrounding residents be notified of the parameters of the job, i.e., timing, etc. Member Kocan also noted that it would have been nice for her neighbors to know the parameters of the Chattman Drive project. Director of Planning Barbara McBeth offered to forward this comment to the City Administration, that the City’s residents would appreciate notification of projects in proximity of their homes.

There is an Implementation Committee scheduled on September 19, 2005, though it was unknown whether a quorum would be available. The Master Plan and Zoning Committee has a meeting scheduled for September 21, 2005, though it was determined at the table that a quorum would not be available.

Director of Planning Barbara McBeth introduced Jason Myers, the City’s new Planner. Mr. Myers started on August 29, 2005. He holds a Masters Degree in Urban Planning from the University of Michigan. He has 1.5 years of work-study experience with Ann Arbor’s Environmental Coordinating Services Department. He interned in Vancouver, Washington. He attended a number of urban planning charrettes – in Detroit and Jackson, to name a few.

Ms. McBeth told the Planning Commission of the City Council issues from their September 12, 2005 meeting. The Brooktown Development concept was approved; now the contract and plan will return to the City Council for action. City Council also approved the PIME use for the Eleven Mile and Beck residential area. The Zoning Map Amendment for Amson Dembs was approved, which changed the split-zoned property to strictly I-1. The second reading on the shopping center parking text amendment was also approved.

Consideration of the request by Gary Steven Jonna for a one year Preliminary Site Plan Extension. The subject property is located in Section 13, east of Meadowbrook, between I-96 and Eleven Mile Rod in the

I-1, Light Industrial District. The subject property is 11.19 acres and the Applicant is proposing a general condominium with 94,106 sq. ft of industrial office/warehouse.

The Public Hearing was opened on the request of Ryan Dembs of Amson Dembs Development for Preliminary Site Plan, Wetland Permit, Woodland Permit and Storm Water Management Plan approval. The subject property is located in the southwest ¼ of Section 9, northeast of West Park Drive and Twelve Mile in the I-1, Light Industrial and I-2, General Industrial Districts. The subject property is approximately 4.5 acres and the Applicant is proposing a 49,972 sq. ft. speculative Light Industrial/Warehouse building.

Planner Mark Spencer clarified that City Council approved the rezoning on this property so that the entire site is now zoned I-1. This property was once a part of a large parcel known as Novi Corporate Parkway, which is now known as Novi Corporate Campus. The neighboring properties are as follows: To the north is vacant land zoned I-2 and still owned by Amson Dembs. To the east is also vacant land zoned I-2 and further east is a single family home which is expected to be razed. To the south is the proposed Spectrum Professional Office Centre (now Keystone) and zoned OST. To the west is Great Oaks oaks Landscaping, zoned I-2 and I-1. The Master Plan indicates the property, the north and the east are planned for light industrial. To the south, office uses are master planned and to the west both light and heavy industrial uses are planned.

Mr. Spencer said that the plan proposes two to access points onto West Park, and two secondary access points on the north side of the property.

The Planning Review indicates approval with minor items to be addressed at the time of Final Site Plan submittal. The Woodland Review indicates approval with minor items to be addressed at the time of Final Site Plan submittal. There are woodland boundaries that do need to be adjusted on the plan. The Applicant is working with the City’s Consultant to address that issue.

The Wetland Review indicates no encroachment on the property, though there is one small wetland on the east boundary. There are no problems with the plan. This low quality wetland is planned for mitigation, as agreed upon during the Novi Corporate Campus review. The wetland will be filled in entirely, as there is an eighteen-foot grade change between the front and back sides of the property.

The Landscape Review indicates that the plan as proposed would require four landscape waivers. Staff does not support the Applicant’s request for these waivers, and believes they can be corrected on the Final Site Plan submittal.

The Traffic Review indicates that there are issues with the design. The length of one of the driveway tapers on West Park Drive is questionable. The Consultant has also asked for a pedestrian connection to the public sidewalk system. The Consultant has requested a stretch of sidewalk along Twelve Mile, though the Applicant cannot be required do so. The City owns property in that area, and when the new pump station is installed, a sidewalk will be provided at that time.

The Engineering Review indicates that the plan is acceptable, with minor items to be addressed at the time of Final Site Plan submittal.

The Façade Review indicates that the plan does not meet Ordinance requirements due to the use of CMU (Concrete Masonry Unit- block construction). The Applicant has not indicated his willingness to change product.

The Fire Department Review indicates that the plan meets the Ordinance requirements.

Dan LeClair from Alpine Engineering and Bruce Brickman from General Development (one of the partners of this development) were present. Mr. LeClair offered to answer questions. He reiterated that there is a 17-foot fall across this property, and therefore the grading requirements did result in their affecting the wetland. The overall site plan for Novi Corporate Campus proposes a gravel roadway along the back property line, which is also affects influence the wetland as well. This Wetland Permit should hopefully allow the placement of said road.

Chair Cassis closed the Public Hearing after determining that no one from the audience wished to speak.

Member Kocan stated that she asked for the site plan for the entire campus in order to glean curb cut information. She asked Director of Planning Barbara McBeth to comment on whether more information was necessary to justify this wetland fill. Ms. McBeth responded that the north area of the campus was designated for woodland replacements and wetland mitigation. The Applicant has been working with the City on the mitigation for the entire development. The design is proposed for this north end. The Applicant provided adequate justification in his statement concerning the grade change on the site. The engineering and grading must be worked out on the site. The secondary access for Dylan Drive, which is immediately east of the subject property, will also impact the wetland. Member Kocan responded that based on these issues, she did not have a problem with the Wetland Permit request.

Member Kocan asked whether all of the landscape issues would be addressed. Mr. LeClair said he was comfortable in stating those issues would be resolved at the time of Final Site Plan submittal.

The Twelve Mile sidewalk extension to West Park Drive is the City’s responsibility, so Member Kocan felt that item had been addressed. She did support the request for a sidewalk connecting the building to West Park Drive.

Member Kocan noted that because of a pigtail on the property, there is a west frontage and there is a south frontage. She said that the plan meets setback requirements. If that small lot is ever split, the Applicant will have to ensure that the side yard setbacks are met. If more parking is needed, there is room in the pigtail to add parking.

Member Kocan said that there was a statement that woodland credits would not be used on this site, but in the woodland mitigation areas, to beef up the woodlands in those areas.

Member Kocan did not choose to comment on the use of CMU.

Member Kocan noted that the decel lanes are still an item pending between the Applicant and the Traffic Consultant.

Member Avdoulos confirmed that the Applicant proposes to redesign the plan to meet the landscaping requirements. If the revised plan does not meet the requirements, then the Applicant will have to come before the Planning Commission for reconsideration.

Member Avdoulos agreed that the sidewalk should be placed between the building and West Park Drive. The City wants to encourage pedestrian activity.

Member Avdoulos said that the Ordinance does not allow CMU. At times, Member Avdoulos is not opposed to its use. In this case, this building is the first in the park and is on a decent corner. There will be a lot of activity in this area – the new Beck Road interchange, for example. He was bothered by the starkness of the "white" material. This building could set a precedent for the entire park. There are concrete products that have more of a stone feel, or at least there are other colors. He felt that would be more appropriate. Mr. Brickman responded that they have built other buildings with this material. One is a 50,000 square foot building across from the Palace. Since then, they have built over 175,000 square feet of building using this material. The white is "lime-stoney" white. The design is meant to look like pillars near the windows. A common size or jumbo brick would not give that affect. The accent is strictly used for a banding design and a banding under the windows. There is a bit of corbeling on some of the corners. This effect makes the brick and the glass more pronounced. A white brick would look even stronger than this white block. It is an architectural feature.

Member Avdoulos said that the picture presented by Mr. Brickman of an existing building did justice to the request. He said that it was important that the pattern was random so it had a more stone-like quality. If the design for this building was similar to the photo shown at the meeting, Member Avdoulos was willing to grant the approval for the use of this material. He said it would be appropriate. He agreed that the design shown in the picture had a more muted effect.

Moved by Member Pehrson, seconded by Member Kocan:

Member Kocan asked that, "…as long as the quality is similar to the photo that was presented in the meeting" be added to the fourth stipulation. Member Pehrson agreed to the change.

Moved by Member Pehrson, seconded by Member Kocan:

Moved by Member Pehrson, seconded by Member Kocan:

Moved by Member Pehrson, seconded by Member Kocan:

The Public Hearing was opened on the request of Richard Abbott of Providence Hospital and Medical Centers for Preliminary Site Plan, Woodland Permit, and Storm Water Management Plan approval. The subject property is located in Section 17, at the southwest corner of Grand River Avenue and Beck Road in the OSC, Office Service Commercial, and the R-3, One Family Residential Districts. The subject property is approximately 40 acres and the Applicant is proposing to construct a 485,000 square foot hospital with 200 beds and a future build-out of 268 beds.

Director of Planning Barbara McBeth addressed the Planning Commission. She requested to present both of the Providence Hospital items in one presentation since both are in the same area of the site, but asked the Planning Commission to make separate motions on the requests following the Public Hearings and discussion by the Commission.

Ms. McBeth described the location of the site – Grand River being the north boundary and Beck Road being the east boundary. The subject property is currently developed with Providence Park Medical Park with buildings containing 240,000 square feet, and the ring road approved by the Planning Commission on December 8, 2004, and the new north and east parking lots and temporary helistop were reviewed by the Planning Commission on May 11, 2005. The focus of the two plans being considered by the Planning Commission this evening is near the center of the 200 acre site. The surrounding uses are: To the north are the 52-1 District Court, West Market Square Shopping Center (zoned B-2 - Community Business, and OSC - Office Service Commercial). To the east are vacant land, single family homes, Vision Spa and Salon, Central Park Estates (zoned B-3 - General Business, R-A - Residential Acreage, OS-1 - Office Service, RM-1, Low Density Multiple Family and RM-2 - High Density Multiple Family, R-1 - One Family Residential). To the south are single family homes and vacant land fronting on Eleven Mile (zoned R-3 - Single Family Residential). To the west are the utility corridor and vacant industrial land fronting on Grand River Avenue (R-A - Residential Acreage and I-1 - Light Industrial).

The Woodland and Wetland maps were also provided which show light and medium woodlands on the site. Additionally, the City’s wetland map was provided which shows regulated wetlands throughout the site, but predominantly on the south part of the site.

Access to the new building will be from the ring road, and through the south campus entry drive on Beck Road, both of which are currently under construction. The patient and visitor access will be from a boulevard entrance leading directly west from the south Beck Road entrance, to the main entrance on the east side of the new building. The new emergency department entry will have a separate driveway, building entrance and parking lot located on the south side of the new building, which will be accessed from the ring road. A new helistop location is proposed south of the emergency department on the south side of the building.

Two new parking areas are proposed to serve the new hospital building. One parking area will serve the patients and visitors to the hospital, and the other parking area will serve the emergency department. Drop off driveways are proposed for the main entrance to the building and for the emergency department. Pedestrian access is also provided to guide the public into the building from the proposed parking areas, as well as from the public sidewalk in Beck Road.

West of the proposed hospital is the greensward first shown on the conceptual plans provided for the ring road development. Improvements are proposed to this north-south oriented parkway on this submittal, including pathways and woodland replacement trees and landscaping improvements.

Also shown is a permanent helistop proposed to be located south of the proposed hospital building. This location will replace the temporary helistop the Planning Commission previously reviewed for a location west of the existing buildings. The Ordinance allows review and recommendation for helistops by the Planning Commission with approval granted by City Council.

The Planning Review indicates that approval of the Preliminary Site Plan for the parking lot reconstruction is recommended, subject to Planning Commission approval of the following:

Planning Commission approval of the Section Nine Waiver as requested by the Applicant and as recommended by the City’s Façade Consultant. This aspect of the approval is important as it is one of the criteria for approval of the additional building height. The Planning Department notes that the proposed plans generally meet the requirements and intent of Section 1201.6, which permits additional height for general hospitals, provided the buildings do not exceed seven stories or 115 feet in height. The building is proposed to range from two to seven stories, with a maximum height of 109 feet 6 inches. Approval is subject to eight conditions, which appear to be adequately addressed on the submitted plans, provided the Planning Commission approves a Section Nine Waiver for some of the proposed building materials.

Revisions to the parking lot layout as discussed in this review letter, and as depicted in the alternate plan from NBBJ dated September 8, 2005. The submitted alternate plan addresses many of the concerns of the Planner, Civil Engineer and Traffic Engineer by providing 90-degree parking spaces instead of the angle parking shown on the plan reviewed earlier.

The Applicant intends to provide sufficient parking at the initial construction for 200 beds, with plans provided that show adequate parking for the additional 68 beds that may be provided in the future. The Planning Department appreciates the Applicant’s efforts to plan for this future parking. When the additional beds are provided, the Applicant intends to install the additional parking needed for those additional hospital beds.

Sidewalk connections were a concern of the Planning Department with this submittal. There were several new walkways proposed for the new entrances, and to the main entrance from Beck Road. Walkways are also shown in the greensward area. The Planning Commission may note that the City Council approved the requested waiver of the sidewalks for both sides of the ring road. A condition of the approval included the installation of the walkway along the south and west sides of the ring road, which is to take place with the construction of the ring road. At the time of Final Site Plan Review, the Planning Department would ask that the Applicant show the walkway approved for this area on the submittal of revised plans.

In the supplemental packet that was sent to the members of the Planning Commission yesterday, the revised Planning Review recommended approval of the plans for the helistop location, subject to additional information being provided at the time of Final Site Plan review. The plans were reviewed against the standards provided in Zoning Ordinance Section 2508.6 which provides for accommodations for helicopters. The plans demonstrate compliance with those standards. The Planning Commission will be asked to hold the Public Hearing and make a recommendation to City Council on the proposed permanent helistop location.

The Woodland Review recommends approval of the Woodland Permit subject to additional information being provided at the time of Final Site Plan Review. The Woodland Consultant also recommends the hospital consider preserving additional mature, healthy trees currently proposed for removal and are not regulated by the City’s Ordinances. The Woodlands Consultant would like to continue to work with the Applicant to determine if it is feasible to preserve more of the mature healthy trees on the property.

No wetland Review is required for this submittal as the Wetlands Permit for the ring road and utilities included mitigation sufficient for all of the existing small wetlands on the property.

The Landscape Review recommends approval subject to granting of necessary waivers and variance, or the preferred modification of the plans at the time of Final Site plan review. The following waivers and variance would be needed as the plan is presented:

A Planning Commission Waiver for exceeding the maximum number of spaces in a row without a landscape island, or modification of the plans at the time of Final Site Plan review to address this concern.

A Zoning Board of Appeals (now a Planning Commission action) variance for interior building landscaping, or modification of plans at the time of Final Site Plan review to eliminate the need for this variance.

Planning Commission Waiver for a lack of effective screening near the loading zone or modification of plans at the time of Final Site Plan review to eliminate the need for this variance.

The Engineering Review recommended approval of the Preliminary Site Plan and approval of the Stormwater Management Plan as presented, contingent on City Council granting a variance to allow the pumped stormwater management system that is proposed relating to the loading area.

The Fire Marshal’s review recommends approval for both the parking lot reconstruction and the helistop with additional items to be addressed at the time of Final Site Plan submittal. The Fire Marshal will likely meet with the Applicant to discuss the location of fire hydrants on the plan.

The Police Department performed a review of the plans for this submittal and provided a number of recommendations that have been forwarded to Providence Hospital for review and consideration.

The Façade Review indicated that a Section Nine Waiver should be considered by the Planning Commission for the proposed phenolic wood rain screen, which functions comparably to flat metal panels. The Façade Consultant noted that the proposed porcelain panels are similar to limestone. The Consultant also noted that the proposed metal panels have horizontal ribs and are used to screen the mechanical equipment. The Façade Consultant has met with the Applicant on several occasions and discussed the proposed materials at length.

Providence President Rob Casselou addressed the Planning Commission on behalf of the Applicant. He thanked Rick Helwig, Clay Pearson, Barbara McBeth, Don Saven, Ben Croy, Lance Shipman, Steve Dearing and Paul Taylor for their help. He said that this plan will bring convenience and access to inpatient health care to Novi. The legal barriers have been cleared. Progress with the ring road is visible.

The site plan is unique and is a world class, state-of-the-art hospital. It preserves the serenity of the campus. The challenge was to bring a facility that wasn’t just a continuation of the existing building. He introduced Kim Way of NBBJ.

Mr. Way reminded the Planning Commission that each Providence Hospital submittal is part of a 200-acre Master Plan. This project pertains to the hospital. It is a healing environment, and the words to describe the components have been chosen to reflect this concept. The parking lot and entry are called the Arrival Garden. The Pond Garden will provide a relaxation area. The greensward blends the wooded area up through the hospital project itself.

Mr. Way believed that the revised plan addressed the parking lot issues. There are several parking areas associated with the site, but this plan focuses on two of the lots. The walkway system is completed with this project. Providence wishes to blend the site and building with this design, so that in a way, they seem to be one and the same. The plan is to provide a calming experience.

Mr. Way said that upon arrival, the guest will enter the lobby, which flows into the Pond Garden. It is an important part of the concept, that visitors are always part of the exterior environment upon their visit. He said that they were prepared to address the parking lot landscaping, the interior landscaping, and the loading zone screening.

Mr. Tim Fishking said that there are four principles associated with this design. The first is tying the environment into the project. The environment should express the innovation of the care that is being given within the facility. It should address humanity – developing a facility that breaks down the traditional institutional appearance that has been the connotation of large healthcare facilities. Stewardship to the community is highlighted, by providing a facility that can become an icon within the community. This can be more than a hospital. It is a healing, health environment. The site is gorgeous.

Mr. Fishking said that the building materials are somewhat unique to this community. In order to achieve the transparency and lightness of the building, there is quite a bit of glass and façade that give an inviting appearance. Coupled with the porcelain tile, the color and texture are evocative of natural rock formations. The appearance is meant to look like stratified slate. The metal panel at the top that hides the mechanical equipment is anchored to the design by carrying that material along the stair towers. The material that is the most unique is the wood-faced composite panel. This is similar to an alucabon metal panel. This material really ties this building into the campus and into the site. The material has a natural graining, and the color will bring a level of familiarity to the community. Providence has done quite a bit of research on this material, and they are sure the material will endure. This product carries a ten-year warranty that covers issues such as delamination, strength, fading of the material, etc. The warranty is identical to an alucabon product. Ten years is typical. Glass and the seal also carry ten year warranties. They have researched the installation of this material – there are 44 installations in the United States. Ironically, most are in climates similar to or worse than Michigan’s. There are 32 installations in Canada. The overseas installations are in Norway and other areas with severe swings in climate.

Mr. Fishking said that the materials are proposed as a pallet, intending not to weigh down the building as stones or bricks would. It should not have an institutional appearance. The wood (4’x8’) and porcelain (2’x4’) choices allow for large enough unit sizes and will limit the joints and will break down the mass of the facility. The wood and porcelain will be installed within an aluminum backup system similar to curtain wall. They are mechanically attached to the wall with fasteners. The rainscreen aspect is an air space that provides ventilation to eliminate moisture build-up within the cavity of the wall. It will eliminate the build-up of mold. It is a technology that advances what has traditionally been a problematic area.

Chair Cassis opened the floor for public comment; no one wished to speak. Member Wrobel read the correspondence into the record:

Bart Wingblad, 33990 Edna, Farmington Hills: Approved of the project.

Harper Cunningham, Beck Road, Novi: Approved of the project.

Mike and Linda Ciaverilla, 23952 Westmont Drive: Encouraged the City to require the façade to be made of brick and stone so that the building would fit in the area.

Barbara Gannon, 47515 West Eleven Mile: Approved of the project.

Robert Gannon, 47515 Eleven Mile: Approved and thought the project was necessary.

Steve and Laurie Dudek, 24999 Portsmouth: Encouraged the City to require quality in the façade materials chosen for the hospital. They preferred to see brick and stone used.

Donna Navetta, 11264 Timber Trail: Encouraged the City to require the hospital to be made of brick and stone.

Greg Gallo, 48000 Eleven Mile: Objected to the project. He stated that his concerns raised at a previous meeting were not seriously addressed: long term impacts to existing residential areas, groundwater retention, impact to wells, noise, construction noise, trash, construction trash, construction hours not being limited to after 7:00 a.m., high travel speeds, wildlife, impact to Beck Road traffic congestion.

Mark Rosati, 43755 Grand River: Welcomed the addition but requested that the buildings conform to existing structures (letter received after Planning Commission meeting).

Chair Cassis closed the Public Hearing.

Member Avdoulos said that Providence has been a fine example of working within a community on a project. The hospital will provide a valuable service to the City and to the region. He told how Providence worked with the Implementation Committee to establish Ordinance language that would allow for the building height proposed.

Member Avdoulos said that the footprint is no bigger than what is there now, even though it is a massive seven-story building. It is well within the scale. The idea was to reduce the massing through the use of certain materials. During the process of Providence keeping the City updated, the façade materials were addressed. This is a product unfamiliar to Novi. Once Member Avdoulos saw the elevations, he felt that this high-profile team of architects and builders would provide a state-of –the-art building.

Member Avdoulos agreed with Mr. Casselou’s statements. He thought the hospital should be designed differently than the existing buildings. The design is meant to break down the building mass with changing planes and by setting back the floors at various levels. The change in surface materials works to diffuse the building form. The relief minimizes the impact of height and width. Member Avdoulos noted that the phenolic wood does have a track record in colder climates. Member Avdoulos has confidence in the material. Member Avdoulos asked Paul Taylor, the Façade Consultant, to comment.

Mr. Taylor responded that the two major items of concern with this building are the glass curtain wall and the phenolic wood panels. They are integrated and are part of the same aluminum structure. They are attached to the building much in the same fashion. The glass is variegated and includes clear vision glass, frosted glass and spandrel glass. The look of the glass walls will change with the temperature, the existence of sun or clouds, and the look would be reversed in the night. The frosted glass lets light in during the day, but one can’t see out. In the night, that statement is reversed. The phenolic wood panel is, at its core, bakelite. There are laminates of wood and other fibrous material that are baked in phenolic resin and then put through heated rollers – a lot of heat and pressure. It is an inert product. Though it looks like wood it does not act like wood. Mr. Taylor was comfortable with the use of this panel. He especially liked their use of glass on this project.

Member Avdoulos was pleased that the parking lot was rearranged. He was glad that the Police Department commented on the plan. He asked about the pump stormwater management system. Gary Tressel of Hubbell Roth and Clark responded that the station will be located in the truckwell area. The elevation is about 950, and the surrounding ground is about 970. The management of stormwater along Grand River operates between a 957 and a 961 elevation. There are up to eleven feet above the finished elevation within the truckwell. The system must allow as much gravity drainage as possible to flow to the ponds. The tri-plex pump station with full generation, high water alarms and capacity storage, will be in the truckwell. Civil Engineer Ben Croy said that the design submitted is acceptable at the Preliminary Site Plan level. The true design will be reviewed by the DPW later. The generator generation back-up makes the system more acceptable.

Member Avdoulos was pleased to see the Applicant’s response letter. He was pleased that the loading dock landscaping will be redesigned to subdue the activity in that area. This is an appropriate measure. Member Avdoulos supported the project. He informed the Applicant that their progress is creating a lot of dust in that area. He asked that Providence continue giving them updates.

Member Wrobel thought that this community desperately needed a hospital. He confirmed that the north and east parking areas are designated for staff and outpatients. The main parking in the south will be for visitors and patients. The small parking lot accommodates the emergency center. All parking is free.

Member Wrobel asked if the loading zone was big enough. He noted that there are spaces for service vehicles, but they tend to park however they choose. Ms. McBeth said that the area is really quite large. The Staff and hospital was comfortable that the area was adequate. It is recessed but still needs enhanced landscaping.

Member Wrobel thought that the building looked like a Ford Motor Company building.

Member Kocan asked Landscape Architect Lance Shipman what the intentions of Providence were regarding the seeking of variances. Mr. Shipman felt that all requests could be eliminated, as there is enough property to accommodate the landscaping. Mr. Shipman did want clarification of the 15-in-a-row parking space limit. Providence has redesigned their plans, though some of the islands still do not meet the Ordinance requirements. The islands are wide enough but they have been incorporated into the walk system, so now they are paved. Mr. Shipman said that their parking lot design is meant to meet the parking requirements for the entire building. They can not lose any spaces that are proposed, but they have enough land to add more spaces. The Applicant said it was their intention to meet the Ordinance requirements.

Mr. Shipman located two islands that were adequate and could accommodate a sidewalk. There are four islands that may or may not meet the requirements. They will look at those islands at the time of Final Site Plan submittal. The Applicant said that they would work the plan out accordingly.

Member Kocan asked what the supplemental loop road is that is shown on the landscape plans. The Applicant responded that the loop is a placeholder for the south campus. It has been on the plans for some time, though at this time it is not an approved road. This shows that there will be access to the south campus without connection to Eleven Mile. The Applicant said he would remove the road from this plan. Member Kocan understood that there would most probably not be residential south of the ring road. The Applicant responded that they are in the final stages of working with the schools on a proposal for a conference and education center for the southerly portion of the parcel.

Member Kocan mentioned the Planning Commission’s previous discussions regarding the number of entrances. Everyone seemed to approve of the two off of Beck, but she wondered about the three off of Grand River. Traffic Consultant Steve Dearing responded that the easterly access will be a limited access of right-in/right-out. That resolved many of the traffic and safety concerns. The three points of Grand River access seem to be a reasonable compromise in terms of providing access to the entire campus.

Member Kocan asked if the traffic was expected to change from 3,500 to 35,000 per day. Mr. Dearing said that the ring road traffic survey assumed the expansion of the entire campus. There is a marked magnitude in traffic increase. That was all part of the analysis of the ring road. That is when they considered access points and road improvements necessary to serve this property. Member Kocan asked if the new Beck Road interchange would improve. Mr. Dearing said that they once identified the problem with the road improvements for Grand River. There was a stand alone issue not related to Providence Park. The Road Commission was remiss in not providing for a dual duel-left for eastbound Grand River on Beck to get to the new interchange. Even though Grand River is practically a new road, this was overlooked in the design of the new Grand River. The problem became apparent with the review of this plan. It is now considered a pre-existing deficiency independent of this proposal. Providence has already identified what additional right-of-way would be needed to build a new left turn lane. The City will have to work with the Road Commission on getting that new left turn lane. Mr. Dearing thought this plan would work well with the new interchange.

Member Kocan asked about the construction traffic. Mr. Dearing said none would come from Eleven Mile. Mr. Dearing expected it from both Beck Road and Grand River. Mr. Tressel located the drive off of Beck and the location for the proposed drive that will line up with the development to the east. There is a driveway that currently goes to the golf course. That drive will be used on a short-term basis (for about two years) as it will provide access to the staging area. Once complete, the curbs will be placed to close that area up. The area will be heavily signed. The perimeter of the ring road will be fenced.

Member Kocan asked about the street cleaning. The Applicant said that there is an ongoing program. Most of the dirt on site is not being hauled off site. It is being used for the mitigation of wetlands. It is being used for fill. The gravel will be going down soon and the pavement will go down in about three weeks. Barton Malow is charged with keeping the area tidy and dressed up. Iafrate is out there daily watering the area. If the dirt tracks out into the road, the contractor has to sweep the roads.

Member Kocan understood that the wetland mitigation review is complete. Ms. McBeth confirmed that all 37 wetlands on the site were addressed on the previous plans. Ms. McBeth also said that she would follow up on the noise attenuation from the generators at the time of Final Site Plan submittal. Mr. Croy said that a Stormwater Management Plan needs to be approved for each phase, as the original plan made assumptions regarding the proposed development. Each new plan provides an updated account of the Stormwater Management Plan.

Member Kocan hoped that the Applicant would tweak the sidewalks to save the trees. The Applicant said that he would work with the Woodland Consultant, though he thought the problem that she identified is in a location affected by the grade. The grading may be impacting the trees. There are things that could potentially be done, but again, the Woodland Consultant has to acknowledge the grading issue as well.

Member Kocan liked that the Police Department commented on the plans. She thought the suggestions were good. Emergency phone boxes in the parking lot are a good suggestion. The parking lot is massive. Location signage is a good idea.

Member Kocan said that Oakwood provides free valet parking at the emergency center, which she thought was wonderful. She said it was something for Providence to think about.

Member Kocan asked that the Applicant adhere to the construction times allowed in the Ordinance.

Member Kocan commended Providence for their vision, their design, their priority of integrating the environment, their compliance to the Ordinance, their working with the City. For a project of this size to only need one waiver for the façade (and in fact, the City asked Providence to submit a façade design that would provide relief from the building’s massive size), this is a testimonial that even world class projects can come to fruition within the confines of the Novi City Code. She supported the plan.

Member Meyer liked the philosophy of inspiring healing and wellness. He liked Providence’s plan to provide a calming experience. He has been involved with the Assarian Cancer Center’s experience. He said this would become a state-of-the-art building that would encourage physical, spiritual, mental and psychological healing. He applauded the arrival garden.

Member Meyer asked that the loading zone landscaping not deter from the Assarian Cancer Center or the new building. He also asked that there be a real effort in reducing the annoying and distracting noises. He suggested that a mobile walkway be considered to help those less-than-agile walkers get to the building from the back of the parking lot. He congratulated Providence for their vision, and felt this project would be recognized throughout the United States.

Member Pehrson wished to confirm that the landscaping issues have been resolved. Mr. Shipman responded that the Ordinance amendment had been passed, and therefore the interior landscaping variance has since become a Planning Commission action. He recommended some language in the motion that provided some latitude. There are several access point and movement points to the projects. There are overhangs on the facility. These issues will create inhibitions in meeting the interior landscaping requirement. An urbanized approach is necessary, but the end result will meet the same intent. He asked that the language in the motion provide that the Applicant continue to work with the City’s Landscape Architect to develop a design that is creative in order to meet the interior landscaping requirements to the greatest possible extent. He said that otherwise, they may find themselves in a quandary that there are certain limitations that they cannot get passed. City Attorney David Gillam agreed that this language would allow for the Applicant to design his landscaping plan without having to come back to the Planning Commission for approval, unless the Applicant and Mr. Shipman reach an impasse. Member Pehrson felt that the Applicant has indicated his willingness to do whatever is necessary to create a world class facility.

Member Pehrson said he was relieved that the façade design was submitted without just a standard brick façade. He did not want this campus to mirror other hospital campuses. The proposed design will complement the residential homes in the area. He hoped that everyone understood the great care taken in proposing this design, and that the idea was that the hospital would not become an albatross.

Moved by Member Pehrson, seconded by Member Wrobel:

In the matter of the request of Richard Abbott for Providence Hospital, SP05-44, motion to grant approval of the Preliminary Site Plan, subject to: 1) Revisions to the parking lot layout as discussed at tonight’s session as well as in the Planning, Civil Engineering and Traffic Engineering review letters as depicted on the alternate 90 degree parking plan from NBBJ dated September 8, 2005, such that it meets the intent of the parking lot numbers and the proper landscape island spacing for the current Ordinance; 2) The Applicant continuing to work with the City to address the interior landscaping issues in such a fashion and that it is modified on the Final Site Plan; 3) The Applicant working with the City to qualify and eliminate the need for the variance for the landscaping and proper screening of the loading area, such that it meets the intent of the Ordinance for both screening and sound attenuation; 4) The Planning Commission granting a Section Nine Waiver for the proposed building façade materials for the reason that it does meet the intent and it does provide a superior building outlook; and 5) The comments on the attached review letters being addressed at the time of Final Site Plan review; for the reason that the plan meets the intent of the zoning Ordinance and Master Plan.

Member Kocan asked whether the landscape island stipulation should state, "…to the greatest extent…" Mr. Shipman said that the Applicant stated his intention to meet the landscape island requirement; it is the interior building landscape that still needs work.

Mr. Gillam stated that there were comments made during the hearing that the third Grand River access point be restricted to right-in/right out. Mr. Gillam also noted the discussion regarding the removal of the southern loop road being removed from the plan. Mr. Gillam asked whether these points were meant to be part of the first stipulation. Member Pehrson and Member Wrobel agreed to add this language to the first stipulation.

Chair Cassis said that it was a pleasure to witness the Planning Commission’s efficiency in approving this plan at this evening’s meeting. He said that "stewardship" is really a term that has been taken to heart and everyone involved on this project has done a marvelous job. He said the building has been married to its environment. It’s perfect and enduring. The setting answers the needs of the community and its neighbors. More importantly, the healing and spiritual aspects of the plan, and the need for comforting those who come to seek healing, have been addressed. The beauty of the natural features found on this land is essential to us as human beings. What has been accomplished with this project is a plan complementary to its surroundings and our make-up as human beings.

Chair Cassis echoed Member Kocan’s comment that for Providence to design such a massive project such as this, with almost no variances, is most refreshing and welcome.

Chair Cassis was hesitant about the use of the wood façade, because he so wants this to be a perfect building. However, with the comforting words of his colleague, Member Avdoulos, and the assurance of the Façade Consultant, Chair Cassis has set aside his fears and embraces this innovative façade treatment. Tonight, Novi has the right to celebrate another wonderful addition to this community. He congratulated the Providence team. He thought that perhaps City Council might be shocked at this approval, but then again they will see that the Planning Commission has reviewed the entire project alongside the designers, Staff and Consultants, in a very methodical manner. The community should be reassured that this is a quality project.

In the matter of the request of Richard Abbott for Providence Hospital, SP05-44, motion to grant approval of the Preliminary Site Plan, subject to: 1) Revisions to the parking lot layout as discussed at tonight’s session as well as in the Planning, Civil Engineering and Traffic Engineering review letters as depicted on the alternate 90 degree parking plan from NBBJ dated September 8, 2005, such that it meets the intent of the parking lot numbers and the proper landscape island spacing for the current Ordinance. Additionally, the third access point on Grand River will remain right-in/right-out only, and the southern loop road will be removed from the Final Site Plan; 2) The Applicant continuing to work with the City to address the interior landscaping issues in such a fashion and that it is modified on the Final Site Plan; 3) The Applicant working with the City to qualify and eliminate the need for the variance for the landscaping and proper screening of the loading area, such that it meets the intent of the Ordinance for both screening and sound attenuation; 4) The Planning Commission granting a Section Nine Waiver for the proposed building façade materials for the reason that it does meet the intent and it does provide a superior building outlook; and 5) The comments on the attached review letters being addressed at the time of Final Site Plan review; for the reason that the plan meets the intent of the zoning Ordinance and Master Plan. Motion carried 6-0.

Moved by Member Pehrson, seconded by Member Wrobel:

Member Kocan asked that, "…The Applicant continuing to work with the City Consultants to minimize removal of non-regulated trees, in the spirit of working with the City" be added to the motion. Member Pehrson and Member Wrobel agreed to the language.

Moved by Member Pehrson, seconded by Member Wrobel:

The Public Hearing was opened on the request of Providence Hospital and Medical Center for Planning Commission’s recommendation to City Council for the proposed permanent helistop location. The subject property is located in Section 17 at the southwest corner of Grand River Avenue and Beck Road in the OSC, Office Service Commercial District.

Chair Cassis noted that Director of Planning Barbara McBeth included this item in her presentation on the Providence Hospital, just prior to this item. Ms. McBeth offered to answer any questions.

Chair Cassis determined that no one from the audience wished to speak.

Member Wrobel read the correspondence into the record:

Barbara Gannon, 47515 West Eleven Mile: Approved of the project.

Harper Cunningham, Beck Road, Novi: Approved of the project.

Bart Wingblad, 33990 Edna, Farmington Hills: Approved of the project.

Greg Gallo, 48000 Eleven Mile: Objected to the project. He said that the noise from the flyovers would were occur at all times, day and night. He said this was a danger to the residents and businesses in a densely populated area. He questioned whether the proposal had been filed with the FAA.

Robert Gannon, 47515 Eleven Mile: Approved of the project.

Chair Cassis closed the Public Hearing.

Member Pehrson asked how many helicopter flights a hospital of this size would generate. Richard Abbott from Providence responded that currently there are about two per month, and no more than one per week. He would not expect more than two per week. The flights will primarily be flights transporting out of the facility. This will be a level one trauma center. Mr. Abbott said there is a potential for this hospital to take on trauma cases that might otherwise go to another hospital, it will just depend on which hospital would provide the best specialties and services. It is not expected to have a lot of traffic. This is a helistop, not a helipad with fueling capabilities.

Member Pehrson noted that this helistop is closer to the woodlands than the old helistop location. He asked that, in light of this, would it be part of the plan that the helicopters will not kick up dust and dirt? Mr. Abbott responded that there will be asphalt and no loose material that will become airborne. Mr. Abbott said that it would be manageable.

Moved by Member Pehrson, seconded by Member Kocan:

Member Kocan asked about the movement from the helistop to the emergency entrance, because it goes across the emergency driveway. She wondered if gurneys were expected to cross the driveway, or whether a different sidewalk should be proposed for this, or whether an ambulance would complete the transfer. Mr. Abbott said patients would likely be moved on a gurney, and he commented that they have held conversations regarding this sidewalk issue. Member Kocan said that the current plan does not provide a sidewalk that leads around the building and around the driveway to the front entrance. For safety’s sake, she wondered if a sidewalk would be of benefit.

Another of the Applicant’s representatives described the helistop location using one of the site plans. He noted the drive that accesses the helistop. Patients will be transported via ambulance. Member Kocan responded that now both options – gurney and ambulance - have been listed as methods of patient transfer. The Applicant said that in inclement weather, patients will be transported via ambulance. A majority of the time, the patient will be transported via gurney. Providence intends to provide a separate pathway, so the patient is not intermingling with other traffic. At some point, the gurney will have to cross the drive area to gain entry into the trauma center.

Member Kocan asked whether this should be noted now, or whether it could just be added at the time of Final Site Plan submittal. Ms. McBeth responded that the Planning Review and the Traffic Review both noted concern for the delivery of patients to and from the helistop area. She would prefer that it be stated, that a sidewalk be placed on the plan at the time of Final Site Plan submittal, to ensure that people are removed from the driveway, where other emergency vehicles may be. The Applicant agreed to do so.

Member Pehrson asked for clarification from the Applicant. Providence responded that the ambulance delivery would only be used during inclement weather; a gurney would be used at all other times. Member Pehrson accepted Member Kocan’s stipulation.

Mr. Abbott said that other factors include the timing involved and the amount of equipment attached to the patients. They really have to provide for both types of transport.

Member Kocan asked if the lighting was covered under federal aviation standards. Would the permanent helistop have the exact lighting as the temporary helistop? Would there be greater requirements? She thought that some of the area’s residents were wondering how that helistop lighting would impact their homes. Member Kocan also wished to comment for the record that the setback of the hospital from the southerly property line (Eleven Mile) is 1,812 feet. The easterly setback is 959 feet. The westerly setback is 1,232 feet. The northerly setback is 885 feet.

The Applicant responded that this is a helistop, not a helipad, and they are required to put in ground level floodlights (which do not exist currently), but nothing else beyond what is already there. The floodlights point down to the helistop. Member Kocan said that the lights would also have to comply with the City’s Ordinance. Ms. McBeth said that the exterior lighting Ordinance does provide for specific exemptions for things like airports and quasi-public facilities, necessary for safety. Ms. McBeth said that the federal guidelines would need to be followed. City Attorney David Gillam also added that regardless of Ordinance standards that might be contrary, the federal guidelines would have to dictate the site lighting.

Mr. Abbott explained that the floodlights are controlled by the pilot, and are turned on as needed. They are not lit continuously.

Member Kocan read the language from the plan, "…Floodlights shall be required for the area. Lights shall be aimed down and covered to shield the view from the approach. The lights shall provide a minimum of three footcandles. The poles for the lights shall be located outside of the approach area." She hoped this information was helpful to the area residents.

Member Wrobel asked if the flight path will vary. The Applicant responded that they have met with Life Flight, and the approach will be from the northeast to the pad. That is their preferred method of approach. It will come over the hospital itself. He did not foresee the path going over the Eleven Mile homes, though it could happen with an unusual weather condition.

Chair Cassis commented that the use of the helicopter is for grave emergencies, and their use to save a life should be welcomed by the area residents. He noted that lighting is a safety issue demanded by the federal guidelines, which supercede the City’s Ordinance.

The Planning Commission members turned in their grammatical corrections for incorporation into the minutes.

Moved by Member Kocan, seconded by Member Pehrson:

The Planning Commission members turned in their grammatical corrections for incorporation into the minutes.

Moved by Member Kocan, seconded by Member Pehrson:

There were no Consent Agenda Removals.

There were no Matters for Discussion

Member Meyer indicated that he would be out of town for the next meeting.

No one from the audience wished to speak.

Moved by Member Pehrson, seconded by Member Wrobel:

The meeting adjourned at or about 10:13 p.m.

MON 09/19/05 IMPLEMENTATION COMMITTEE 6:00 PM

MON 09/21/05 MASTER PLAN & ZONING COMMITTEE 6:30 PM

MON 09/26/05 CITY COUNCIL MEETING 7:00 PM

WED 09/28/05 PLANNING COMMISSION MEETING 7:30 PM

WED 10/04/05 ZONING BOARD OF APPEALS 7:30 PM

MON 10/10/05 CITY COUNCIL MEETING 7:00 PM

WED 10/12/05 PLANNING COMMISSION MEETING 7:30 PM

MON 10/17/05 IMPLEMENTATION COMMITTEE 6:00 PM

MON 10/17/05 CITY COUNCIL INTERVIEWS 7:00 PM

Transcribed by Jane L. Schimpf, October 7, 2005 Signature on File

Date Approved: October 12, 2005 Angela Pawlowski, Planning Assistant