ROLL CALL

COMMITTEE REPORTS

Motion for the Planning Commission to adopt the resolution* and allow the Master Plan and Zoning Committee to review the Master Plan along with Staff, and make recommendations back to the Planning Commission. Motion carried 7-0.

PUBLIC HEARINGS

In the matter of the request of Dave Tremonti of Oliver/Hatcher Construction for Novi Promenade Outlot 1, SP07-10, motion to approve the Preliminary Site Plan subject to: 1) A Zoning Board of Appeals Variance to allow the loading area in the side yard; 2) A Planning Commission Waiver for the right-of-way berm required along Wixom Road as it is consistent with the rest of the Promenade design; 3) The drive-through window projection’s cornice detail being altered to match the cornice detail on the rest of the building; and 4) 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 the Ordinance.  Motion fails 2-5 (Yes: Members Pehrson, Lynch; No: Members Avdoulos, Burke, Cassis, Meyer, Wrobel).

In the matter of the request of Dave Tremonti of Oliver/Hatcher Construction for Novi Promenade Outlot 1, SP07-10, motion to postpone the Preliminary Site Plan to provide the Applicant time to incorporate some of the comments of the Planning Commission.  Motion carried 7-0.

In the matter of Brockdale Estates, SP06-43B, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Finding that the proposed development qualifies to use the One-Family Cluster Option because the site is almost entirely regulated woodlands and a substantial portion of the site contains regulated wetlands and if the site was developed for detached single-family homes it is likely that, in order to produce the required minimum 10,000 square foot lots, grading would extend close to the edge of the wetlands, some wetlands would likely be filled and additional woodland impact would occur; 2) A Planning Commission Finding that the proposed development meets the One-Family Clustering Option requirements outlined in Section 2403 with minor corrections to be addressed on the Final Site Plan; 3) The Applicant obtaining a ZBA Variance to permit a dead end corridor over 150 feet without an approved turn-around or cul-de-sac provided that all units are sprinkled to NFPA 13 requirements and the Applicant has indicated this stipulation in the response letter, and the Fire Marshal wants this listed on the prints; 4) The Applicant providing a sidewalk on the north side of the entrance street or obtaining a City Council Variance to eliminate requirement, as the City Staff has supported this request for a Variance in order to save the natural features on the north side; 5) A Planning Commission Finding that the proposed wetland buffer encroachment is acceptable; 6) A Planning Commission Waiver of the right-of-way landscape berm requirement, as supported by the City’s Landscape Architect; 7) The Planning Commission granting a Same Side Driveway Spacing Waiver of 11 feet; 8) The Planning Commission granting an Opposite Side Driveway Spacing Waiver of five feet; 9) A Planning Commission Section 9 Waiver to permit an excess amount of wood trim - up to 16%,  and asphalt shingles - up to 39%, as proposed, as supported by the City’s Façade Consultant; and 10) 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 meets the intent of the Zoning Ordinance.  Motion carried 8-0.

In the matter of Brockdale Estates, SP06-43B, motion to approve the Wetland Permit 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 meets the intent of the Ordinance.  Motion carried 8-0.

In the matter of Brockdale Estates, SP06-43B, motion to approve the Woodland Permit 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 meets the intent of the Ordinance.  Motion carried 8-0.

In the matter of Brockdale Estates, SP06-43B, 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 meets the intent of the Ordinance.  Motion carried 8-0.

In the matter of Automotive Techniques, SP07-19, motion to approve the Special Use Permit for an automotive service establishment subject to: 1) Vehicle parking on site shall be limited to customers and employees; 2) The Applicant not allowing vehicle storage for longer than twenty-four (24) hours or conducting used car sales; 3) The Applicant not storing outside any wrecked or partially dismantled vehicles or vehicles without current license plates; 4) The Applicant obtaining a ZBA Variance to permit parking in the existing parking spaces located in the front of the building and in the side yard; and 5) The Applicant providing an acceptable noise analysis completed by a certified engineer with the Final Site Plan submittal, or the Applicant seeking a ZBA Variance for this requirement; All being approved or recommended for the reason that the Planning Commission finds that relative to other feasible uses of the site, the proposed use: 1) Will not cause any detrimental impact on existing thoroughfares or the capabilities of public services and facilities; 2) Is compatible with the natural features and characteristics of the land and adjacent uses of land; 3) Is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use; 4) Will promote the use of land in a socially and economically desirable manner; and 5) 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.  Motion carried 8-0.

In the matter of Automotive Techniques, SP07-19, motion to approve the Preliminary Site Plan subject to: 1) The Applicant obtaining a ZBA Variance to permit a shortage of 38 parking spaces; 2) The Applicant providing one additional van accessible barrier free parking space; 3) The Applicant properly signing all barrier free spaces; and 4) 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 meets the intent of the Ordinance.  Motion carried 8-0.

MATTERS FOR CONSIDERATION

Motion to approve the April 11, 2007 minutes. Motion carried 8-0.

ADJOURNMENT

SCHEDULED AND ANTICIPATED MEETINGS