Public Hearing of the request of Northville Cooperative Preschool for Site Plan and Special Land Use Permit approval. The subject property is located in Section 35, north of Eight Mile Road, west of Meadowbrook Road, in the R-1, One-Family Residential District. The applicant is proposing to use two classrooms for their preschool program located in the Meadowbrook Congregational Church at 21355 Meadowbrook Road.

Planner Kapelanski stated that the applicant is proposing to occupy existing classroom space at the Meadowbrook Congregational Church located on Meadowbrook Road between Eight and Nine Mile Roads. The applicant is proposing a pre-school use to occupy approximately 1,800 square feet. The subject property is currently zoned R-1 (single family residential). The surrounding properties are also zoned for single family residential use on the north, south and east. There is multiple family residential zoning to the west.

The use of a pre-school / daycare is listed as requiring a Special Land Use approval in the R-1 District. The Planning Commission should consider the findings listed in Section 2516.2.C of the Ordinance. Staff has not identified any major concerns regarding this Special Land Use requests, and therefore would recommend approval.

There are various standards that the applicant must meet in the R-1 District in order to obtain approval of a day-care / pre-school and these are listed in Section 402.4.B. The applicant has met most of the required standards except for providing a fenced-in outdoor play area. The applicant is requesting a variance from the ZBA and has indicated that very little activity will take place outside the classroom space.

A pre-school in the R-1 District also requires the submittal of a Noise Impact Statement. The applicant is requesting a Planning Commission waiver of that requirement. The proposed use will not add any noise generating equipment to the existing church and no other measureable noise is expected as a result of this Special Land Use permit given the limited outdoor use. Staff supports this waiver.

Planner Kapelanski stated that the applicant is here to answer any questions: Mike McGillian/President of Northville Preschool, Jeanine Boshaw / Program Director and Charley Hockett / Meadowbrook Congregation Church.

Chair Pehrson stated that this was a Public Hearing and noted that the public hearing response letters had been read earlier in the meeting and are made a part of the record for this item. Chair Pehrson asked Beth DeCoster to please step forward, as she had requested an opportunity to speak.

Beth DeCoster came forward and said she has lived at Country Place for 23 years. The church faces her front yard. Previously, Ms. DeCoster lived in Redford across the street from a pre-school, and when it changed to a daycare it was noisy. Ms. DeCoster asked if the children from the pre-school were coming outside for 20 minutes a day. She was concerned about the noise from the children playing outside. She said this is a residential area and noise travels. Ms. DeCoster does not object to the church operations on Sundays, and parking was good. Her concern was the daycare being open between the hours of 6:00 a.m. and 7:00 p.m. She asked the reason for putting in this pre-school.

As far as screening, Ms. DeCoster stated half of the existing trees are dead and residents can hear a few children over there now. Ms. DeCoster questioned why they were asking for a waiver for the Noise Impact Study. She requested that the permit not be granted and the noise statement waiver not be granted. Ms. DeCoster stated that numerous letters were received regarding this public hearing.

Member Greco stated that they had received 16 approvals and 6 objections for the Northville Cooperative Pre-school, as read into the record earlier in the meeting. The letters are on file at the city. Chair Pehrson closed the public hearing.

Member Cassis asked the petitioner if the pre-school would be open from 5:00 a.m. to 6:00 p.m.

Mr. Mike McGillian stated that their morning classes started at 9:10 a.m. with the expectation that the parents would arrive 20 minutes before class to help set up. The starting time for teachers would be 8:45 a.m. Mr. McGillian stated that on the days of afternoon classes, which would be 1 to 3 days a week, the class would end at 3:30 p.m.

Member Cassis asked Mr. McGillian if the maximum time would be from 9:00 a.m. to 3:30 p.m.

Mr. McGillian answered that was correct.

Member Cassis stated if the school was asking for a certain capacity or number rooms in the church.

Mr. McGillian explained that they were asking for two classrooms and offer classes to 2, 3, and 4 year olds. One of the classrooms would be set up for 2 year olds and the maximum class size would be 8 students. Mr. McGillian explained that the 3 and 4 year old classroom would be on separate days, and the maximum class size would be 15 students.

Member Cassis asked how many children total as a maximum for the school.

Mr. Mike McGillian said they would have a total of 23 children enrolled, but would expect 21 children maximum for the morning classes. The afternoon classes would be smaller, and as of now, may have one class in the afternoon that would have 10 students.

Member Cassis asked if the number of children would ever increase from 21.

Mr. McGillian said they have two classrooms and two teachers. Since there is not another classroom available to them at this facility, the number would never be over 23.

Member Cassis asked how often the children would be going outside to play.

Ms. Jeanine Boshaw, Project Director stated that she has been the director of the program for 12 years. The 2 year old class will play outside on days that the weather permits for no more than 20 minutes. Ms. Boshaw explained that the 3 and 4 year olds class will play outside on days that the weather permits for 30 minutes. There would be one 30 minute and one 20 minute play session in the morning, weather permitting.

Member Cassis asked if all of the children would be outside at the same time.

Ms. Boshaw stated that it would not be appropriate to have the 2 year olds out with the 4 year olds at the same time. Ms. Boshaw stated that they were not planning to put in any play equipment on the church property. However, if the school wanted to do that, it would have to go through the State to get an outdoor play equipment license. The children’s activities outdoors consist of games, races and small group playing together and then they go back into the building for the remainder of the time.

Member Cassis asked what qualifications are needed to have this kind of a program and who has the qualifications for this pre-school.

Ms. Boshaw said that they have been a licensed pre-school with the State of Michigan since their incorporation when Michigan started licensing pre-schools in the late 1960’s. Ms. Boshaw said, the co-op is 55 years old in this community. The co-op is a parent-run organization. The teachers are hired by the parents, and the parents work in the classroom with the teachers. Two parent assistants are with the teachers at all times to make sure the children are very well supervised. In the 3 year old classroom there are 3 parents, and in the 4 year old classroom, there are 2 parents. The State requires 2 assistants for the eight 2 year olds, but the pre-school has 3 adults supervising. The co-op’s ratios are very high for the number of adults-to-children in the classroom.

Member Cassis asked if those parents would be chaperones.

Ms. Boshaw explained that they are her assistants. Children learn within their age group to build social skills. The co-op works with the entire family. The reason space is rented from the church is because the co-op and the church have similar goals, and that is to build families.

Member Cassis asked if the co-op is connected with the church itself.

Ms. Boshaw stated that it is only from the rental agreement. The co-op is open to all denominations and is not limited to just the particular church where space is rented.

Member Cassis asked Planner Kapelanski how far the closest condominium is to the church. Member Cassis stated that this is an allowable use in that area, and in the church. Member Cassis said that it is the Planning Commission’s duty to approve something that abides by the Ordinances of the City of Novi. Member Cassis said he is aware there were questions about waiving the Noise Impact Statement. However, the noise statement is not about the children, it is about the noise connected with any equipment or generators to be used on the premises during operation.

Deputy Director McBeth stated that the building itself sits 260 feet from the rear or west property line. From the north property line (Broquet side) the building is 180 feet to the closest point. From the south, the building sits less than 100 feet from the south property line.

Member Meyer asked Chair Pehrson about the questioning of the Noise Impact Statement requirement.

Chair Pehrson stated that the Noise Impact Statement has nothing to do with the noise the children make. It has to do with noise connected with any equipment, such as an air conditioner, generator, or something of that sort that would impact the surrounding neighborhood. It has nothing to do with people exiting from vehicles or children playing, but about the mechanics of the building and what might be brought from that.

Moved by Member Meyer and seconded by Member Greco:

Member Cassis commented that this was hard for a person that objected to this use, however, churches have traditionally provided services like this for their own parishioners in their building. It brings the community together as well as the church and their children. Some churches do not have this type of service themselves, but will allow an applicant to provide this service. With the economy today, churches, people and businesses are struggling, and this is a type of public service that is being administered in churches.

Chair Pehrson explained to Ms. DeCoster that the Planning Commission is confronted with many of these types of issues. The applicant has followed the Ordinance and this is a permitted use within this district. Inside that facility, with the Zoning Ordinance, no one is doing anything underhanded nor going outside of the boundaries of what they can and cannot do.

Chair Pehrson asked that the cooperative and its neighbors keep dialogue open, to have the kind of communication that is needed between neighbors. If there is something that needs to come back to the city, there should be communication between the neighbors and the cooperative. Also, if there are problems with screening, the residents need to speak with the church.

Ms. DeCoster then added that it is in a residential area and that the preschool is a business which has nothing to do with the church. Ms. DeCoster stated that there will be 2 and 3 year olds going out to the playground, and all they are going to do is scream and chase each other around.

Chair Pehrson explained to Ms. DeCoster that we have been over all of these issues. Chair Pehrson suggested to Ms. DeCoster that she might want to talk to the cooperative that will be occupying this building to see what they can do to keep the noise to a minimum. Chair Pehrson explained that the pre-school is following the ordinance. As far as noise from children, there is no standard in our ordinance that we have to look at that says children’s voices must stay within inside any decibel level. All we are doing relative to the noise standard is making sure there are no other appliances or devices put on or in the building that would be a problem.

Moved by Member Meyer and seconded by Member Greco:

Moved by Member Greco and seconded by Member Larson:

Moved by Member Greco, seconded by Member Larson:

Moved by Member Greco, seconded by Member Prince:

Moved by Member Greco, seconded by Member Prince:

The meeting adjourned at 7:46 PM.

THU 08/06/09 MASTER PLAN & ZONING MEETING 7:00 PM

MON 08/10/09 CITY COUNCIL MEETING 7:00 PM

TUE 08/11/09 ZONING BOARD OF APPEALS 7:00 PM

WED 08/12/09 PLANNING COMMISSION MEETING 7:00 PM

MON 08/24/09 CITY COUNCIL MEETING 7:00 PM

WED 08/26/09 PLANNING COMMISSION MEETING 7:00 PM

THU 09/03/09 MASTER PLAN & ZONING MEETING 7:00 PM

MON 09/07/09 CITY OFFICES CLOSED

TUE 09/08/09 ZONING BOARD OF APPEALS 7:00 PM

MON 09/14/09 CITY COUNCIL MEETING 7:00 PM

WED 09/16/09 PLANNING COMMISSION MEETING 7:00 PM

Transcribed by Juanita Freeman

Account Clerk

October, 2009

Date Approved: 10/28/09 _______________________________________________

Angela Pawlowski, Planning Assistant Date: