REGULAR MEETING – ZONING BOARD OF APPEALS – CITY OF NOVI

Tuesday – September 12, 2000 – 7:30 p.m.

Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.

Approval of Minutes – Minutes of June 6, 2000 and July 11, 2000

Connie Sherman is requesting an extension of a previously granted variance.

Mark Johnson of Cornell Sign Company, Inc., representing Novi Town Center is requesting a variance to allow six directional signs.

Lee Mamola, representing Clements Industrial Park is requesting that the property on Roethel Drive (lots 8, 9, 10) be allowed to be developed as if it did not abut residential zoned property to allow for the construction of two buildings. If this is not the case the following variances are requested: 1) Bldg. "A" a 90’ rear yard setback variance, Bldg. "B" a 52’ rear yard setback variance; 2) a 90’ parking lot setback variance; 3) a waiver of the berm requirement; 4) a waiver of a sound engineer analysis. Please note; Requests 1-4 were previously approved in Case No. 98-078. 5) A variance of sixteen (16) parking spaces (Estimate).

1) Bldg. "A" Required rear yard setback: 110’

Proposed: 20’

Variance needed: 90’

Bldg. "B" Required: 110’

Proposed: 58’

Variance needed: 52’

2) Required setback from residential district: 100’

Proposed: 10’

3) Required: 10-15’ high berm

Proposed: Off-site landscaping on adjacent Rotary Park site subject to City’s approval

4) Required: Certified Sound Engineer Noise analysis

5) Parking spaces required: 88

Proposed: 76

Gary Kade is requesting a rear yard variance of nine (9) feet for the construction of a sunroom located at 43484 Scenic Lane.

Required: 35 feet

Proposed: 29 feet

Allied Signs, representing Kohl’s Department Store is requesting a variance to allow the relocation of a second wall sign approved by ZBA case 1693 "B" from the south elevation to the front or east elevation. The original variance allowed the second sign based on the additional entrance on the south side of the building. Kohl’s Department Store is located in West Oaks II on Novi Road.

Richard Tanielian of 1280 East Lake Road is requesting two (2) side yard setbacks for the construction of a new home.

North: Required side yard setback: 10 feet

Proposed: 5 feet

Variance needed: 5 feet

South: Required side yard setback: 10 feet

Proposed: 5 feet

Variance needed: 5 feet

Greg Adair, homeowner of 23770 Argyle is requesting a rear yard variance to allow construction of a screened porch on the back of their home.

Required rear yard setback: 35 feet

Proposed: 24 feet

Burt Kassab representing Best Western Hotel is requesting variances to allow; off-street parking within the front yard, off-street parking within the side and rear yards, loading space within a side yard and relief from the provision of a berm along Town Center Dr.

a) The parking area serves a development of at least two (2) acres in size.

Required: 2 acres

Development size: 1.87 acres

Variance needed: . 13 acre

The parking area does not extend into the minimum required front yard setback.

Required front yard setback: 35 feet

Proposed parking area setback: 27.71 feet

Variance needed: 7.29 feet

The parking area does not occupy more than fifty percent (50%) of the area between the minimum front yard setback line and building façade setback line.

Required: 50%

Proposed parking area (front yard): 72.75%

The parking area is screened from all public right-of-way by an ornamental, brick on brick wall or landscaped berm that is 2 ½ feet in height.

Proposed parking area: 3-4 feet below grade of the ROW

2) Side yard Required: 20 feet

Proposed: 0 feet

Variance needed: 20 feet

Rear yard Required: 20 feet

Proposed: 0 feet

Variance needed: 20 feet

3) Proposed loading space is located within the side yard. (Ordinance requires loading space to be provided in the rear yard.)

NOVI CODE OF ORDINANCES, SECTION 2509 (7) C, states: There shall be provided adjacent to the abutting ROW or private road a minimum of a twenty (20) foot wide buffer area. Where adjacent to parking and vehicular use areas the buffer shall include a berm with a minimum height of thirty-six (36) inches.

Matt Quinn representing the Beztak Companies is requesting four (4) Ordinance variances for the Novaplex development located on Haggerty Road, south of Thirteen Mile Road: two (2) variances for buffer areas, an off-street stacking space variance and a height variance.

1) NOVI CODE OF ORDINANCES, SECTION 2509, para 7 (c) states: …There shall be provided adjacent to the abutting right of way or private road a minimum of a twenty (20) foot wide buffer area. Where adjacent to parking and vehicular use areas the buffer shall include a berm with a minimum height of thirty six (36) inches, a 3:1 slope, a crest of two (2) foot width and which is landscaped in accordance to Section 2509.5.

2) NOVI CODE OF ORDINANCES, SECTION 2509, para 7 (c) states: Where adjacent to non-parking and non-vehicular use areas the buffer area shall include a berm with a minimum height of thirty (30) inches, a 3:1 slope, a crest of two (2) foot width and which is landscaped with clusters or groupings of shrubs.

3) Required (for financial institutions): Six (6) vehicles inclusive of the vehicle at

the window

Proposed: Only five (5) stacking spaces for the third window

4) Required: (With roof top appurtenances): 51’

Proposed height: 53’ 10"

J. Bennett Donaldson representing North Novi Medical is requesting two (2) variances: a rear yard setback variance of fourteen (14) feet and a parking lot variance of fifteen (15) feet and ten (10) feet respectively.

1) Required rear yard setback: 50 feet

Proposed: 36 feet

Variance needed: 14 feet

2) Required front parking setback: 20 feet

Proposed: 5 feet

Variance needed: 15 feet

Required side parking setback: 20 feet

Proposed: 10 feet

Variance needed: 10 feet

Peter Fotieo, representing National City Bank is requesting a variance to the rear parking setback requirement. National City Bank is an existing structure adjacent to the proposed North Novi Medical building site.

Required rear parking setback: 20 feet

Proposed: 10 feet

Norman-Charles…Rhodes representing Brownstones at the Vistas is requesting an off-premise sign located at 13 Mile and Meadowbrook Road for a temporary directional sign.

Paul Rizzardi of Singh Development Co., Ltd. is requesting a ten (10) foot variance for the front yard setback on all the lots for the Churchill Crossing subdivision (208) lots.

Required front yard setback: 30 feet

Proposed: 20 feet

Variance needed: 10 feet

Martin McGuire, representing Guernsey Farms Dairy is requesting two (2) variances: a variance to the loading/unloading space in the rear yard and a variance to the interior landscape parking islands located on the north parking lot.

1) NOVI CODE OF ORDINANCES, SECTION 2507, para (2) states: "Loading and unloading space shall be provided in the rear yard."

Proposed plan indicated loading/unloading space within the side yard.

2) NOVI CODE OF ORDINANCES, SECTION 2509, para (8) (b) (1) requires one (1) square foot of interior landscape island for each ten (10) square feet of parking space.

Applicant requests relief for the landscape islands.

Joseph Hammond, representing Novi Medical Dental at 42430 Twelve Mile Road is requesting two (2) variances; a rear yard parking setback variance and relief from the requirements for an obscuring earth berm.

Required setback: 100 feet

Proposed: 18 feet

Applicant is requesting relief from the requirements for an obscuring earth berm.

Fountain Walk (signage) – Don Saven

2) Ordinance Review Committee (berms) – Don Saven

Adjournment