PLANNING COMMISSION ACTION SUMMARY
CITY OF NOVI
Regular Meeting
Wednesday,  September 24, 2008  |  7 PM
Council Chambers | Novi Civic Center | 45175 W. Ten Mile
(248) 347-0475

CALL TO ORDER

ROLL CALL

PUBLIC HEARINGS

In the matter of the request of Little Friends Christian Preschool, SP08-37, motion to approve the Special Land Use Permit subject to: 1) A Planning Commission finding under Section 2516.2.c for the Special Land Use Permit that relative to other feasible uses of the site, the proposed use: A) Will not cause any detrimental impact on existing thoroughfares; B) Will not cause any detrimental impact on the capabilities of public services and facilities; C) Is compatible with the natural features and characteristics of the land; D) Is compatible with adjacent uses of land in terms of locations, size, character, and impact on adjacent uses of land in terms of location, size, character and impact on adjacent property or the surrounding neighborhood; E) Is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use; F) Will promote the use of the land in a socially and economically desirable manner; G) Is listed among the provision of uses requiring Special Land Use review as set forth in the various zoning districts of this Ordinance and is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located; 2) A Planning Commission Waiver of the required Noise Impact Statement since there are no external changes to the tenant space; 3) Compliance with all conditions and requirements listed in the Staff and Consultant review letters; 4) Vegetative screening being planted around the play area; and 5) The hours of operation being limited to 9:00 AM to 3:00 PM; for the reasons that the request is otherwise in compliance with Article 4, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 7-0.

In the matter of the Sri Venkateswara Temple and Cultural Center, SP08-08a, motion to postpone the request until the earliest upcoming meeting to provide the Applicant with time to work with the City and the planners on modifying the plan. Motion carried 5-2 (Yes: Cassis, Gutman, Lynch, Wrobel, Pehrson; No: Burke, Meyer).

In the matter of Zoning Map Amendment 18.682 and Planned Rezoning Overlay Concept Plan SP08-09A for Maple Manor, motion to recommend approval to the City Council to rezone the subject property from Residential Acreage, RA, with a Planned Unit Development, PUD, to Low Density Multiple Family, RM-1, with a Planned Rezoning Overlay, with the following considerations: 1) Waiving of the Traffic Impact Assessment because the proposed convalescent (nursing) home use will generate less traffic than the previously approved senior housing apartment building; 2) Inclusion of the PRO conditions as proposed by the Applicant as follows: A) Uses limited to a convalescent (nursing) home, congregate care facility and assisted living facility with accessory uses including dining, pharmacy, beauty shop, clinic and therapy services; B) Maximum building square footage 62,000 square feet; C) Maximum lot coverage (building) 13%; D) Minimum open space 45%; E) Maximum number of units 93; F) Maximum number of beds 186; and G) Turn movements on Fourteen Mile limited to right-out only; 3) A Planning Commission Finding that the Applicant’s proposal to donate, install and maintain a City of Novi entrance sign and sign easement, as approved by the City, is a public benefit; 4) A Planning Commission Finding that constructing the proposed convalescent facility provides additional public benefit by increasing the City’s tax base, providing an additional long term care facility, providing new jobs, and expanding service to the City’s elderly population is a public benefit; 5) City Council considering the Ordinance deviations associated with the proposed concept plan as detailed in the Staff and Consultant review letters acceptable; 6) Subject to the Planning Commission conditions of Preliminary Site Plan SP08-09A approval, including the Applicant making minor changes to the Concept Plan as requested in the Preliminary Site Plan Review letters; for the reasons that: 1) The petition is consistent with the Master Plan for Land Use 2004 which depicts this area for multiple family uses; 2) Nursing home uses are compatible with the surrounding land uses; 3) The proposed use is less intense than the previously approved senior housing use; 4) Adequate infrastructure exists to support nursing home and multiple-family uses; 5) The proposed PRO Concept Plan meets the intent of the Zoning Ordinance by providing a transition between multiple family and commercial development, by protecting and conserving the character of the area, by providing adequate access and utilities and providing a City of Novi entrance sign as a public benefit; and 6) The petition is in compliance with Article 34, Section 3402 of the Zoning Ordinance. Motion carried 7-0.

In the matter of SP08-09A, Maple Manor, motion to approve the Special Land Use Permit for a convalescent (nursing) home subject to: 1) City Council approval of Rezoning Petition 18.682, PRO, Concept Plan SP08-09A and related PRO Agreement; and 2) Compliance with all conditions and requirements listed in the Staff and Consultant review letters; for the reasons that the Planning Commission finds that the use is otherwise in compliance with all applicable provisions of the Zoning Ordinance and 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; 5) Is (1) listed among the provision of uses requiring Special Land Use review as set forth in the various zoning districts of this Ordinance, and (2) is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located; and 6) and the plan meets the requirements of Section 2516. Motion carried 7-0.

In the matter of Maple Manor, SP08-09A, motion to approve the Preliminary Site Plan, subject to: 1) City Council approval of Rezoning Petition 18.682, PRO, Concept Plan SP08-09A and related PRO Agreement; 2) City Council granting a waiver of the west berm requirement and the Applicant replacing it with a six foot masonry wall; 3) City Council granting a Section 9 Façade Waiver subject to the Applicant modifying the façade to add decorative dormer windows on the front and rear façades, or other equal method of mitigating the expanse of asphalt shingles; and 4) The Applicant making minor corrections listed in the Staff and Consultant review letters; for the reason that the site plan: 1) Meets the intent of the Master Plan; 2) Meets the intent of the Zoning Ordinance; and 3) Is otherwise in compliance with Section 3402, Article 6, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

In the matter of Maple Manor, SP08-09A, 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 is in compliance with Chapter 37 of the Code of Ordinances. Motion carried 7-0.

In the matter of Maple Manor, SP08-09A, 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 is in compliance with Chapter 11 of the Code of Ordinances. Motion carried 7-0.

In the matter of Zoning Ordinance Text Amendment 18.231 relating to the addition of provisions for motion picture, television, radio and photographic production facilities in the I-1 and OST Districts, motion to send a positive recommendation to City Council. Motion carried 7-0.

MATTERS FOR CONSIDERATION

Motion to approve the September 10, 2008 Planning Commission minutes. Motion carried 7-0.

ADJOURNMENT

SCHEDULED AND ANTICIPATED MEETINGS