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PLANNING COMMISSION
REGULAR MEETING
ACTION SUMMARY
WEDNESDAY, APRIL 25, 2007 7:00 PM
COUNCIL CHAMBERS - NOVI CIVIC CENTER
45175 W. TEN MILE, NOVI, MI 48375
(248) 347-0475

CALL TO ORDER

The meeting was called to order at or about 7:00 PM.

ROLL CALL

Present:  Members John Avdoulos, Brian Burke, Victor Cassis, Andrew Gutman (late), Michael Lynch, Michael Meyer, Mark Pehrson, Wayne Wrobel

Absent:  Member David Lipski

Also Present:  Barbara McBeth, Deputy Director of Community Development, Mark Spencer, Planner; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Ben Croy, Engineer; Kristin Kolb, City Attorney

COMMITTEE REPORTS

1. MASTER PLAN AND ZONING COMMITTEE REPORT

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.

*Resolution:

Whereas, the Master Plan and Zoning Committee of the City of Novi Planning Commission has recently been asked to consider Master Plan amendments and rezonings relating to retail uses in areas currently planned for residential uses – in particular, the intersections of Eight Mile and Beck, Ten Mile and Napier, Ten Mile and Beck, and Ten Mile and Wixom Road; and

Whereas, it appears that there is sufficient similarity between the requests and sufficient significance in the timing of the requests to make it appropriate for the City to confirm or modify the current status of its Master Plan for these areas, which calls for exclusively residential uses; and

Whereas, the Committee believes that it is appropriate for the City to make an inquiry into the status of the Master Plan in this regard; and

Now, therefore, the Master Plan and Zoning Committee respectfully requests that the City Staff or appropriate consultants undertake all activities necessary to commence a review of the City’s Master Plan for Land Use for the areas affected by these requests and any other areas that the City Staff or appropriate consultants find to be necessary or beneficial to include in the inquiry. It is the intent of the Committee to review such information and forward that information to the Planning Commission for a full discussion of the current status of the Master Plan in this regard.

PUBLIC HEARINGS

1. NOVI PROMENADE OUTLOT 1, SP07-10

Public Hearing on the request of Oliver Hatcher Construction, for Preliminary Site Plan, Special Land Use Permit, and Stormwater Management Plan approval. The subject property is located in Section 17, east of Wixom Road, south of Grand River Avenue, in the I-1, Light Industrial District, subject to the B-3, General Business Regulations, pursuant to the terms of the Novi Equities Partnership Consent Judgment.

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.

2. BROCKDALE ESTATES, SP06-43B

Public Hearing on the request of D & S Contractors for Preliminary Site Plan with One-Family Cluster Option, Stormwater Management Plan, Wetland Permit, and Woodland Permit approval. The subject property is located in Section 3, west of Novi Road, between Thirteen Mile and Fourteen Mile, in the R-4, One-Family Residential District. The subject property is 3.07 acres and the Applicant is proposing a six-unit attached one family residential development.

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.

3. AUTOMOTIVE TECHNIQUES, SP07-19

Public Hearing on the request of Jeff Jones of Automotive Techniques for Preliminary Site Plan and Special Land Use Permit approval. The subject property is located in Section 24, at the northwest corner of Grand River Avenue and Seeley Road, in the I-1, Light Industrial District. The Applicant is requesting approval to allow an automotive service establishment in an existing building.

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

1. APPROVAL OF THE APRIL 11, 2007 PLANNING COMMISSION MINUTES

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

ADJOURNMENT

The meeting adjourned at 9:16 PM.

SCHEDULED AND ANTICIPATED MEETINGS

TUE 05/01/07 CITY COUNCIL MEETING 7:00 PM

TUE 05/08/07 ZONING BOARD OF APPEALS 7:30 PM

WED 05/09/07 PLANNING COMMISSION MEETING 7:00 PM

MON 05/14/07 CITY COUNCIL MEETING 7:00 PM

WED 05/23/07 PLANNING COMMISSION MEETING 7:00 PM

MON 05/28/07 CITY OFFICES CLOSED

MON 05/30/07 PLANNING COMMISSION LEGAL TRAINING 7:30 PM

MON 06/04/07 CITY COUNCIL MEETING 7:00 PM

TUE 06/05/07 ZONING BOARD OF APPEALS 7:30 PM

WED 06/13/07 PLANNING COMMISSION MEETING 7:00 PM

MON 06/18/07 CITY COUNCIL MEETING 7:00 PM

WED 06/27/07 PLANNING COMMISSION MEETING 7:00 PM