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PLANNING COMMISSION ACTION SUMMARY

CITY OF NOVI

Regular Meeting

Wednesday, July 28, 2010  |  7 PM

Council Chambers | Novi Civic Center |45175 W. Ten Mile

(248) 347-0475

CALL TO ORDER

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

ROLL CALL

Present: Member Cassis, Member Greco, Member Gutman, Member Larson, Member Lynch, Member Meyer, Chair Pehrson

Absent: Member Baratta (excused), Member Prince (excused)

Also Present: Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Lindon Ivezaj, Engineer; Tom Schultz, City Attorney; Rod Arroyo, Traffic Consultant; Doug Necci, Façade Consultant

APPROVAL OF AGENDA

A motion to approve the July 28, 2010 Agenda with the following amendments: the addition of the possible reconsideration of the motion adopting the Master Plan Amendments at the July 14, 2010 meeting to be added prior to the Public Hearings, and the addition of a discussion of the sign ordinance to be added under Matters for Consideration. Motion carried 7-0.

MASTER PLAN FOR LAND USE

A motion for the Planning Commission to reconsider their decision on the Master Plan for Land Use Amendments, previously approved at the July 14, 2010 Planning Commission meeting. Motion carried 7-0.

A motion to approve the Master Plan for Land Use Amendments with the designation of Special Planning Project Area 1 changed to industrial and office Uses, as stated in staff’s recommendations. Motion failed 5-2. (Nay – Gutman, Meyer.)

PUBLIC HEARINGS

1. NOVI CROSSING, SP10-06 WITH ZONING MAP AMENDMENT 18.696

Public Hearing of the request of Ten & Beck, LLC, for Planning Commission’s recommendation to the City Council for rezoning of property in Section 20, west of Beck Road and north of Ten Mile Road, from R-1, One-Family Residential District, to B-3, General Business District with a Planned Rezoning Overlay (PRO). The subject property is approximately 24.3 acres. The applicant is proposing a retail center totaling approximately 37,000 square feet with 17 acres of the site remaining open space.

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to table consideration of this matter until further consideration of the Master Plan for Land Use Amendments. Motion carried 7-0.

A motion to postpone a decision on the Master Plan for Land Use Amendments until the August 11, 2010 Planning Commission meeting. Motion carried 5-2. (Nay – Cassis, Pehrson.)

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to reopen discussion. Motion carried 7-0.

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to recommend denial to the City Council to rezone the subject property from R-1, One-Family Residential to B-3, General Business with a Planned Rezoning Overlay for the following reasons: 1) The benefits expected to accrue from the proposal do not clearly outweigh the reasonably foreseeable detriments thereof, taking into consideration reasonably accepted planning, engineering ad environmental principals because: (a) The proposed rezoning would be contrary to the current recommendations of the Master Plan for Land Use and Future Land Use map, which recommends single-family uses for the property; (b) The southwest quadrant of the City is low-density residential in character and a rezoning to commercial use would not be in concert with the goals and objectives of the Master Plan for Land Use. Specifically, "Continue to protect the character of the southwest quadrant of the City as this area is home to the majority of the vacant land in Novi;" (c) Recent land use studies have indicated that the City currently has a surplus or planned for retail activities to meet the highest predicted retail space demand through 2018; (d) The proposed concept plan presents a number of concerns including loading space screening and location, drive-up window layout, parking lot setbacks and layout, inadequate information on the proposed landscaping and the distance of the proposed drive-through restaurant from the adjacent residential zoning; (e) Revisions to the submitted Traffic Study are required before traffic impacts can be adequately analyzed; and (f) Further information is needed regarding the location of and on-going maintenance of stormwater facilities; and (2) The proposed PRO will not integrate the proposed land development project with the characteristics of the project area and will not result in an enhancement of the project area as compared to the existing zoning and such enhancement would be likely to be achieved in the absence of the PRO because: (a) The area surrounding the proposed development and throughout the southwest quadrant of the City is primarily low-density residential development and an additional commercial development would detract from and disrupt this carefully maintained character; and (b) Typical development under the existing R-1 zoning would require sidewalks and pathways be installed and could result in a large amount of preserved open space, in the form of residential yards. Motion carried 7-0.

2. MAPLE MANOR, SP08-09 AND ZCM 10-37 WITH ZONING MAP AMENDMENT 18.682

Public Hearing on the request of Evangelista Development, LLC, for Planning Commission’s recommendation to the City Council of a revised Concept Plan associated with a rezoning request from RA, Residential Acreage with a Planned Unit Development (PUD), to RM-!, Low-Density, Low Rise Multiple Family Residential with a Planned Rezoning Overlay (PRO) and revised Preliminary Site Plan approval. The City Council previously granted approval of a Concept Plan and Rezoning Petition and the Planning Commission previously granted Preliminary Site Plan approval. The subject property is located in Section 2, at the southwest corner of Fourteen Mile and Novi Roads on 3.88 acres. The applicant is proposing a 49 unit, 51,396 square foot, two-story convalescent (nursing) home building. Previously approved was a 76 unit, 56,643 square foot, three-story convalescent (nursing) home building.

In the matter of SP08-09F/ZCM10-37, Maple Manor, motion to recommend approval of the Revised Concept Plan, for floor plan and building façade only, for rezoning petition 18.682 with the following considerations: (a) 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 and by providing adequate access and utilities; (b) The lower building height is more compatible with existing buildings in the neighborhood; and (c) The revised Concept Plan reduces the proposed Ordinance deviations previously approved by City Council on September 28, 2009 and such changes are to be included in the revised PRO agreement. This motion is made because the plan is otherwise in compliance with Article 6, RM-1 Low Density Multiple Family Residential District, Section 2400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

In the matter of SP08-09F/ZCM10-37, Maple Manor, motion to approve the revised Preliminary Site Plan subject to the following: (a) For building façade and floor plan changes only; (b) Planning Commission granting a Section 9 waiver for the overage of asphalt shingles; (c) City Council approval of the revised Maple Manor Concept Plan and PRO Agreement; and (d) The conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan. This motion is made because the plan is otherwise in compliance with Article 6, RM-1 Low Density Multiple Family Residential District, Section 2400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

MATTERS FOR CONSIDERATION

1. USA 2 GO, SP 10-11A

Consideration of the request of USA 2 Go/Novi Mile, LLC, for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located in Section 16, east of Beck Road between I-96 and Grand River Avenue in the FS, Freeway Service District (with a Planned Rezoning Overlay). The subject property is 1.8 acres and the applicant is proposing a 6870 square foot gas station with attached drive-through restaurant.

In the matter of USA 2 Go, SP10-11A, motion to approve the Preliminary Site Plan subject to the following: (a) The PRO Agreement must be approved by the City Attorney and Administration, signed by the City and the appropriate parties on behalf of the property owners/developers, and recorded as required by the PRO Ordinance to complete the rezoning before preliminary site plan approval shall be effective; (b) The applicant revising the plan to conform to the approved concept plan; (c) The applicant adding additional landscaping along the I-96 and Beck Road frontages and screening the loading zone as indicated in the Landscape Review Letter; (d) The applicant revising the canopy elevations to conform to the approved concept plan; (e) Permitting the sale of alcohol provided the plan meets the requirements of Zoning Ordinance Amendment 18.239 and subject to approval by the Liquor Control Commission; and (f) The conditions and items listed in the staff and consultant review letters being addressed on the revised Final Site Plan. This motion is made because the plan is otherwise in compliance with Article 18, 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 USA 2 Go, SP10-11A, motion to approve the Stormwater Management Plan, subject to: (a) The PRO Agreement must be approved by the City Attorney and Administration, signed by the City and the appropriate parties on behalf of the property owners/developers, and recorded as required by the PRO Ordinance to complete the rezoning before stormwater management plan approval shall be effective; and (b) The conditions and items listed in the staff and consultant review letters being addressed on the revised Final Site Plan. This motion is made because the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 7-0.

2. NOVI PLAZA, SP10-30

Consideration of the request of TS Quattro Company, Inc. for Preliminary Site Plan approval and a Section 9 Façade Waiver. The subject property is located at 41431 through 41563 Ten Mile Road, on the south side of Ten Mile Road, west of Meadowbrook Road, in the B-1, Local Business District. The applicant is proposing to redesign the front façade of the existing Novi Plaza.

In the matter of Novi Plaza, SP10-30, motion to approve the Preliminary Site Plan and Section 9 Waiver, for the overage of split-faced c.m.u. subject to the following: (a) Incorporation of a projected chamfered sill unit as a transition above the split faced c.m.u.; and (b) Addition of extended parapets or other screening methods on the east and west facades to conceal roof appurtenances from view from Ten Mile Road and adjoining properties. This motion is made for the reason that the proposed façade will generally enhance the visual quality of the project, the color selections are carefully coordinated and will harmonize with both new and existing materials and because it is otherwise in compliance with Article 25 and Article 13 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

3. APPROVAL OF THE APRIL 28, 2010 PLANNING COMMISSION MINUTES

A motion to approve the April 28, 2010 Planning Commission minutes. Motion carried 7-0.

4. APPROVAL OF THE MAY 12, 2010 PLANNING COMMISSION MINUTES

A motion to approve the May 12, 2010 Planning Commission minutes. Motion carried 7-0.

5. DISSCUSSION OF THE SIGN ORDINANCE

A motion to have staff and the City Attorney’s office bring the Sign Ordinance to the Planning Commission for consideration of the provisions regulating signs in the right-of-way. Motion carried 7-0.

ADJOURNMENT

The meeting was adjourned at 9:14 PM.

SCHEDULED AND ANTICIPATED MEETINGS

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

TUE 08/10/10 ZONING BOARD OF APPEALS MEETING 7:00 PM

WED 08/11/10 PLANNING COMMISSION MEETING 7:00 PM

MON 08/23/10 CITY COUNCIL MEETING 7:00 PM

WED 08/25/10 PLANNING COMMISSION MEETING 7:00 PM

WED 09/08/10 PLANNING COMMISSION MEETING 7:00 PM

MON 09/13/10 CITY COUNCIL MEETING 7:00 PM

*Actual language of motions subject to review.