| View Agenda for this meeting View Minutes for this meeting PLANNING COMMISSION ACTION
SUMMARY CALL TO ORDER The meeting was called to order at or about 7:00 PM. ROLL CALL Present: Members Victor Cassis, David Greco (7:02 PM), Andrew Gutman (7:32 PM), Brian Larson, Michael Lynch, Michael Meyer, Mark Pehrson Absent: Member Wayne Wrobel (excused) Also Present: Steve Rumple, Community Development Director; Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; Ben Croy, Civil Engineer; Brian Coburn, Civil Engineer; John Freeland, Wetland Consultant; Martha Holzheuer, Woodland Consultant; Dave Campbell, Traffic Consultant; Kristin Kolb, City Attorney (7:26 PM) CONSENT AGENDA - REMOVALS AND APPROVAL 1. NOVI PLAZA, SITE PLAN NUMBER 08-38 Consideration of the request of Designer Rug Outlet, Inc. for Supplemental Final Site Plan approval for façade only and a Section 9 Façade Waiver. The subject property is located in Section 23 at the southeast corner of Grand River Avenue and Novi Road in the TC-1, Town Center District. The subject property is approximately 1.0 acres and the Applicant is proposing to modify the existing facade. A motion to approve the January 14, 2009 Consent Agenda. Motion carried 7-0. PUBLIC HEARINGS 1. Legacy Parc, SITE PLAN NUMBERs 08-30 & 08-31 Public Hearing for Planning Commission’s recommendation to City Council for consideration of rezonings 18.683, 18.684, 18.685 and 18.686 in conjunction with a Planned Rezoning Overlay (PRO) and Residential Unit Development (RUD) from R-1, One-Family Residential and RA, Residential Acreage to RM-1, Low Density, Low-Rise Multiple-Family Residential and B-2, Community Business. The subject properties are located in Section 30 on the south side of Ten Mile between Napier Road and Wixom Road and the Applicant has indicated the rezoning is being proposed to facilitate the construction of an active adult community and senior housing facility. In the matter of Zoning Map Amendment 18.683, 18.684, 18.685 and 18.686 and Planned Rezoning Overlay SP08-30 for Legacy Parc, a motion to recommend denial to the City Council to rezone the subject property from R-1 (One-Family Residential) to RM-1 (Low Density, Low-Rise Multiple-Family Residential) and B-2 (Community Business) with a Planned Rezoning Overlay, for the following reasons: 1) The proposed plan would be contrary to the land use recommendations and the goals and objectives of the Master Plan for Land Use as indicated on page three of the Planning Review Letter dated September 2, 2008; 2) The Applicant has not clearly demonstrated how each deviation will be an enhancement to the development per Section 3402 of the Zoning Ordinance; 3) The proposed application materials, particularly the traffic study, have been found to be lacking in information or have inconsistencies which hinder the complete review of this application; 4) The Applicant has requested a substantial number of waivers of the Design and Construction Standards as noted in the August 28, 2008 Traffic Review Letter; 5) The proposed development would have a noticeable impact on the public utilities when compared to the previously approved RUD plan; 6) When considering the project as a whole, including both the RUD and the PRO, the proposed public benefit of the parkland donation is not proportional to the impacts of the development; 7) The existing R-1 and RA zoning are consistent with the existing zoning in this area and the single family zoning throughout the southwest quadrant of the City; and 8) The City has not yet indicated a willingness to include City property in this development proposal. Motion carried 7-0. In the matter of SP08-31, proposed RUD with amended Development Agreement for Legacy Parc, a motion to recommend denial to the City Council for the following reasons: 1) The proposed plan would be contrary to the land use recommendations and the goals and objectives of the Master Plan for Land Use as indicated on page three of the Planning Review Letter dated September 2, 2008; 2) The proposed application materials, particularly the traffic study, have been found to be lacking in information or have inconsistencies which hinder the complete review of this application; 3) The Applicant has requested a substantial number of waivers of the Design and Construction Standards as noted in the August 28, 2008 Traffic Review Letter; 4) The proposed development would have a noticeable impact on the public utilities when compared to the previously approved RUD Plan; 5) When considering the project as a whole, including both the RUD and the PRO, the proposed public benefit of the parkland donation is not proportional to the impacts of the development; 6) The Applicant has not clearly demonstrated how the requested Ordinance deviations will meet the Ordinance standards of Section 2404.6; and 7) The existing R-1 and RA zoning are consistent with the existing zoning in this area and the single family zoning throughout the southwest quadrant of the City. Motion carried 7-0. MATTERS FOR CONSIDERATION 1. FUERST PARK, SITE PLAN NUMBER 08-47 Consideration of the request of the City of Novi for Preliminary Site Plan approval. The subject property is located in Section 27, south of Ten Mile and east of Taft Road in the R-4, One Family Residential District. The subject property is approximately 6.5 acres and the Applicant is proposing to construct a small park on the existing Fuerst Farm site. In the matter of Fuerst Park, SP08-47, a motion to approve the Preliminary Site Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan and: 1) An Ordinance deviation for the eastern building setback (75 feet required, 39 feet proposed) since the building is set back adequately from surrounding land uses and is part of an overall park plan and integrated with and connected to the City campus as whole; 2) An Ordinance deviation for the southern building setback (75 feet required, 17 feet proposed) since the building is set back adequately from surrounding land uses and is part of an overall park plan and integrated with and connected to the City campus as whole; 3) Ordinance deviations for exceeding the maximum illumination standards and exceeding allowable cut off angles since the park plan proposes a unique use - an amphitheater, that requires stage lighting that would surpass Ordinance standards; and 4) A Landscape Waiver for the street trees required along the Ten Mile frontage; for the reasons that the plan is otherwise in compliance with Article 4, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0. 2. APPROVAL OF THE DECEMBER 10, 2008 PLANNING COMMISSION MINUTES A motion to approve the December 10, 2008 Planning Commission minutes. Motion carried 7-0. MATTERS FOR DISCUSSION 1. 2009 NATIONAL PLANNING CONFERENCE SUPPLEMENTAL ISSUES 1. PLANNING COMMISSION COMMITTEE ASSIGNMENTS WILL BE CONSIDERED AT THE NEXT MEETING DUE TO CHANGES IN THE COMMISSION MEMBERS. 2. PLANNING COMMISSION WISHES TO REVIEW THE STANDARDS FOR CHURCHES IN RESIDENTIAL DISTRICTS AND REQUESTS INFORMATION FROM STAFF AND THE CITY ATTORNEY’S OFFICE ON THIS MATTER. ADJOURNMENT The meeting adjourned at 10:00 PM. SCHEDULED AND ANTICIPATED MEETINGS MON 01/19/09 CITY OFFICES CLOSED MON 01/26/09 CITY COUNCIL MEETING 7:00 PM WED 01/28/09 PLANNING COMMISSION MEETING 7:00 PM MON 02/02/09 CITY COUNCIL MEETING 7:00 PM TUE 02/10/09 ZONING BOARD OF APPEALS MEETING 7:00 PM WED 02/11/09 PLANNING COMMISSION MEETING 7:00 PM MON 02/16/09 CITY OFFICES CLOSED TUE 02/17/09 CITY COUNCIL MEETING 7:00 PM WED 02/25/09 PLANNING COMMISSION MEETING 7:00 PM
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