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REGULAR MEETING OF THE NOVI PLANNING COMMISSION WEDNESDAY, JANUARY 06, 1999 AT 7:30 P.M. COUNCIL CHAMBERS - NOVI CIVIC CENTER - 45175 WEST TEN MILE ROAD (248)-347-0475
Meeting called to order at 7:30 p.m. by Chairperson Weddington
PRESENT: Members Canup, Capello, Churella, Csordas, Koneda, Watza and Chairperson Weddington
ABSENT/EXCUSED: Members Mutch, Piccinini
ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Assistant City Attorney Paul Weisberger, Landscape Architect Linda Lemke, Environmental Specialist Debbie Thor, Director of Planning & Community Development Jim Wahl, and Planning Assistant Kelly Schuler
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
Chairperson Weddington announced she has received a request from the City of Novi to postpone the Zoning Map Amendment 18.582 and Meadowbrook Commons SP98-61 to the next meeting of January 20, 1999. She entertained a motion to postpone these items to a date certain.
PM-99-01-001 TO POSTPONE ZONING MAP AMENDMENT 18.582 AND MEADOWBROOK COMMONS SP98-61 TO THE MEETING OF JANUARY 20, 1999
Moved by Csordas, seconded by Capello, CARRIED UNANIMOUSLY: To postpone Zoning Map Amendment 18.582 and Meadowbrook Commons SP98-61 to the meeting of January 20, 1999.
VOTE ON PM-99-01-001 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Watza, Weddington No: None
Chairperson Weddington asked if there were any other additions or changes to the Agenda? Seeing none she entertained a motion to approve the Agenda as amended.
PM-99-01-002 TO APPROVE THE AGENDA AS AMENDED
Moved by Koneda, seconded by Csordas, CARRIED UNANIMOUSLY: To approve the Agenda as amended.
VOTE ON PM-99-01-002 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Watza, Weddington No: None
AUDIENCE PARTICIPATION
None
CORRESPONDENCE
None
CONSENT AGENDA
Chairperson Weddington announced there was one item on the Consent Agenda, the approval of the minutes of the Regular Planning Commission Meeting of December 02, 1998. She asked if there were any corrections to the minutes. Seeing none she entertained a motion to approve the minutes.
PM-99-01-003 TO APPROVE THE MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF DECEMBER 02, 1998 AS PRESENTED
Moved by Churella, seconded by Csordas, CARRIED UNANIMOUSLY: To approve the minutes of the Regular Planning Commission Meeting of December 02, 1998 as presented.
VOTE ON PM-99-01-003 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Watza, Weddington No: None
COMMUNICATIONS
None
PUBLIC HEARINGS
Proposed rezoning of 1.923 acre property located in Section 15 at the northeast corner of Eleven Mile Road and Taft Road from Residential Acreage (R-A) to One Family Residential District (R-4) or any other appropriate zoning district. Charlie Tvardek introduced his wife Catherine, they represented the rezoning of the property. They requested that the parcel be rezoned to R-4 from R-A. They had appeared before the City Council who recommended that they go before the Planning Commission first to obtain the rezoning and then move on to the lot split. Rod Arroyo, Planning and Traffic Consultant stated the applicant appeared before the City Council on an appeal of a lot split request because it was not in conformance with City standards. He stated the split parcel does not meet the dimensional standards for the RA zoning district which is the current zoning classification. It was suggested by City Council that the appropriate thing to do was to petition for the R-4 zoning classification and then the lot split would be able to go through as a conforming lot split with no need for variances or appeals. Mr. Arroyo recommended approval of the request because it is consistent with the adopted Master Plan for Land Use. The surrounding land uses are primarily residential. He pointed out that the lot split request would provide a lot at the corner that is substantially larger than the minimum for the R-4 District. In regard to the traffic impact review, there was not a traffic impact analysis required for the site because of the fact that it is such a small piece of property. In summary, Mr. Arroyo recommended approval of the request. Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion. PM-99-01-004 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL FOR ZONING MAP AMENDMENT 18.580 Moved by Csordas, seconded by Capello, CARRIED UNANIMOUSLY: To send a positive recommendation to City Council for Zoning Map Amendment 18.580. VOTE ON PM-99-01-004 CARRIED UNANIMOUSLY Yes: Canup, Capello, Churella, Csordas, Koneda, Watza, Weddington No: None
Proposed rezoning of 8.98 acres of a larger 69.5 acre parcel located in Section 17 at the northwest corner of Grand River Avenue and Beck Road from Office Service Commercial (OSC) to Community Business District (B-2) or any other appropriate zoning district.
Joe Galvin spoke on behalf of Providence. He requested a favorable recommendation for rezoning approximately 9 acres from it’s existing OSC classification to the B-2 classification. He stated it conjoins with the City’s Master Planning efforts on the west side of the City. He stated because of the physical configuration, he was dealing with not being able to lay it out in such a way to accommodate the major shopping center tenant that is necessary to make it successful. He believed that the rezoning was fully consistent with the planning efforts of the Commission. The property is appropriately zoned B-2, it is necessary for the owner that it be rezoned to B-2 and for these reasons, he asked that the Planning Commission recommend to the City Council a B-2 zoning for the parcel.
Rod Arroyo, Planning and Traffic Consultant stated the Master Plan and Zoning Committee has been studying west Novi along with the entire City. He stated the Committee has recommended a framework set forth for a change in the Master Plan for the location in question. The Committee looks at the area in light of the entire concept of where Commercial development should be placed in Novi. They concluded that it is not appropriate for it to be in the heart of the residential area and rather the Grand River Corridor is the appropriate location for any future Commercial development. He stated the applicant proposes to shift the boundary of the B-2 District to the west and it relates the natural features on the site. The Shaw Creek runs through the site and there is a floodplane on the site. The applicant proposes to modify the floodplane and creek through that area and provide for a shifting of the storm water collection to the south side of Grand River. He stated this is necessary in order to free up more property for Commercial use. Mr. Arroyo indicated that the site is served by City water and sewer, no residential land use is adjacent to the site. Another component of the rezoning is the trip generation comparison which has been included with the report. He also stated that not all of the retail trips are going to be new trips to the road network. In summary, Mr. Arroyo recommended approval of the proposed rezoning and he provided some alternatives: 1) To approve the request of the applicant and make a positive recommendation to City Council; 2) To hold on making any decision until the Master Plan update is complete; 3) To deny the request.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
DISCUSSION
PM-99-01-005
Moved by Churella, seconded by Csordas, CARRIED UNANIMOUSLY: To
Member Koneda asked if this would create the situation of landlocking the land behind the courthouse and prevent it from being developed at a later stage?
Mr. Arroyo understood that the land could not be developed either way. He stated it was primarily wetlands and floodplane. The applicant has indicated that it is not a developable piece and they do not propose to develop it. Mr. Arroyo did not believe it would be considered landlocked because it actually continues to be owned by the same property owner.
(Member Canup made some comments that were not picked up on tape.)
Member Watza stated he would not be voting due to the fact that his firm represented the applicant.
VOTE ON PM-99-01-005 CARRIED UNANIMOUSLY
Yes: Capello, Churella, Csordas, Koneda, Weddington, Canup No: None Abstained: Watza
MATTERS FOR CONSIDERATION
None
MATTERS FOR DISCUSSION
Jim Wahl, Director of Planning and Community Development stated the Joint City Council/Planning Commission meeting in May 1998 was the start of this phase of the study program for the Grand River Corridor. He stated the study has been going on for quite some time. A principal focus of the study was to look at the engineering of Grand River and what was going to be the ultimate configuration of Grand River as a roadway and what would be the best solution to move traffic in the Grand River Corridor. The cost was also looked into in the construction cost estimate provided by Finkbeiner, Pettis and Strout the engineering consultant which estimated $21 million. Another element of the study was design and amenities.
The DDA encompasses what is currently the Town Center, therefore, Member Koneda asked how they interact since a steering committee already exists for the Town Center, he asked if it replaces the steering committee or would they work together?
Mr. Wahl did not know. He stated it could continue, or perhaps it would be supplanted by the DDA.
In regard to the Work Program 1999-2000, Mr. Wahl stated based on the input of the Commission with respect to the Future Land Use Survey, the Department looked into it and because of the different methods of each Department in keeping their data, it has been a fairly substantial assignment. Mr. Wahl proposed to develop a program which would help achieve an ongoing system to provide an annual update of available information related to building within the City. He stated he would provide a proposal at the next Planning Commission meeting.
SPECIAL REPORTS
1. PLANNING COMMISSION TRAINING SERIES: AVOIDING LITIGATION
Rod Arroyo, Planning and Traffic Consultant gave a report to the Commission on guidelines that could be followed that could strengthen decisions and improve the overall function of the Planning Commission.
AUDIENCE PARTICIPATION
None
ADJOURNMENT
PM-99-01-006 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 8:30 P.M.
Moved by Capello, seconded by Churella, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 8:30 p.m.
VOTE ON PM-99-01-006 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Watza, Weddington No: None
________________________________ Kelly Schuler - Planning Assistant
Transcribed by: Diane H. Vimr January 11, 1999
Date Approved: January 20, 1999 |