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PLANNING COMMISSION

ACTION SUMMARY

CITY OF NOVI

Regular Meeting

May 18, 2011 | 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 Baratta, Member Cassis, Member Greco, Member Gutman, Member Larson (arrived at 7:01pm.), Member Meyer, Chair Pehrson, Member Prince

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

Absent: Member Lynch (excused)

APPROVAL OF AGENDA

Motion to approve the May 18, 2011 Planning Commission agenda. Motion carried 8-0.

PUBLIC HEARINGS

  1. CHUCK E CHEESE EXPANSION SP11-09

Public Hearing to consider the request of CEC Entertainment, Inc. for recommendation to City Council for Special Land Use Permit and Preliminary Site Plan Approval. The subject property is within the existing 12 Mile Crossing at Fountain Walk shopping center south of Twelve Mile Road and west of Donelson Drive. The applicant is proposing an approximately 3,000 square foot addition to the rear of the existing Chuck E Cheese restaurant as well as some minor updates to the front façade of the building.

In the matter of the request of CEC Entertainment for Chuck E Cheese Expansion SP 11-09, motion to recommend approval of the Special Land Use permit, subject to the following:

  1. City Council finding under Section 2516.2.c for the Special Land Use permit:
    That, relative to other feasible uses of the site,
  • The proposed use will not cause any detrimental impact on existing thoroughfares (due to the fact that not all of the additional trips expected will be added to the area road system since some customers will come from within the center).
  • The proposed use is compatible with adjacent uses of land in terms of location, size, character, and impact on adjacent property or the surrounding neighborhood (due to the fact that no changes in the use of the site are proposed.)
  • The proposed use is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use.
  • The proposed use will promote the use of land in a socially and economically desirable manner.
  • The proposed use is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located (as noted in the staff and consultant’s review letters);
  1. Compliance with all conditions and requirements listed in the staff and consultant review letters.

This motion is made because the plan is otherwise in compliance with Article 17, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.

In the matter of the request of CEC Entertainment for Chuck E Cheese Expansion SP 11-09, motion to recommend approval of the Preliminary Site Plan, subject to compliance with all the conditions and requirements listed in the staff and consultant review letters. This motion is made because the plan is otherwise in compliance with Article 17, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.

2. CADILLAC OF NOVI SP11-10

Public hearing on the request of Gardan LLC for Cadillac of Novi for Preliminary Site Plan and Special Development Option concept plan recommendation for approval and approval of the Stormwater Management Plan. The subject property is located 41350 Grand River Avenue at the northeast corner of Grand River Avenue and Meadowbrook Road, in Section 24 of the City. The property totals 6.7 acres and the applicant is proposing building additions totaling approximately 3,200 square feet and changes to the existing parking lot layout.

In the matter of the request of Gardan LLC for Cadillac of Novi SP 11-10, motion to recommend approval of the amended Special Development Option concept plan, subject to the following:

a. City Council finding that the proposed use meets the criteria identified in Section 904C.1.b of the Zoning Ordinance to allow a use in the GE District listed elsewhere in the Zoning Ordinance provided certain criteria including those identified below are met:

  • The proposed use incorporates a predominant physical component of the development that provides a unique entry feature along Grand River for the GE District, characterized by a distinct, high profile appearance, given that the architecture of the existing building and additions offers distinctive presence on this corner.
  • The proposed use is compatible with, and will promote, the uses permitted with the GE District and SDO, as this property has demonstrated compatibility with adjacent properties as a vehicle dealership over the last several years.
  • The proposed use is designed in a manner that will result in traffic and pedestrian safety, consistent with the adjoining pedestrian and vehicular thoroughfares, as there is no significant change to the traffic flow on the site or the surrounding thoroughfares since the original SDO Agreement and Concept Plan were approved several years ago.

b. That, relative to other feasible uses of the site, the proposed use and concept plan, meets the criteria listed in Section 2516.2.c of the Zoning Ordinance, including;

  • The proposed use will not cause any detrimental impact on the capabilities of public services and facilities, including water service, sanitary sewer service, storm water disposal and police and fire protection to service existing and planned uses in the area, as indicated in the Community Impact Statement.
  • The proposed use is compatible with the natural features and characteristics of the land, including existing woodlands, wetlands, watercourses and wildlife habitats, as identified in the staff and consultant review letters.
  • The proposed use is compatible with adjacent uses of land in terms of location, size, character, and impact on adjacent property or the surrounding neighborhood, as has been demonstrated through several years of use as an automotive dealership.

c. The applicant has demonstrated compliance with the conditions listed in Section 904D of the Zoning Ordinance, such as;

  • Based upon proposed uses, layout and design of the overall project the proposed building façade treatment, the proposed landscaping treatment and the proposed signage, the Special Development Option project will result in a material enhancement to the area of the City in which it is situated, as identified in the initial approvals of the SDO Concept Plan and Agreement, and as identified in the staff and consultant review letters.
  • The proposed development shall not have a materially adverse impact upon the Master Plan for Land Use of the city, and shall be consistent with the intent and spirit of this Section, as identified in the staff and consultant review letters.
  • Each particular proposed use in the development, as well as the size and location of such use, shall result in and contribute to a reasonable and mutually supportive mix of uses on the site, and a compatibility of uses in harmony with the surrounding area and other downtown areas of the City, as the project has been developed for several years for a similar use, and the expansions proposed for showroom, service areas and canopies have demonstrated compatibility and harmony with the surrounding area.
  • The proposed development shall be under single ownership and/or control such that there is a single person or entity having responsibility for completing the project in conformity with this Ordinance.

d. City Council waiver to allow a painted end island in place of a raised end island;

e. Applicant providing the amended Special Development Option Agreement and Development Agreement prior to consideration by the City Council;

f. Applicant revising the plan to address the Fire Marshal’s concerns regarding the Fire Department connection and existing fire hydrant;

g. City Council approval of a Section 9 Waiver for the underage of brick on the east side of the building;

h. City Council approval of an ordinance deviation to permit the applicant to exceed the average to minimum ratio for site lighting and not be required to install parking lot lighting for the new paved area.

i. City Council consideration of additional signage as proposed by the applicant;

j. Compliance with all conditions and requirements listed in the staff and consultant review letters.

This motion is made because the plan is otherwise in compliance with Article 9, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.

In the matter of the request of Gardan LLC for Cadillac of Novi SP 11-10, motion to recommend approval of the Preliminary Site Plan, subject to the following:

a. City Council waiver to allow a painted end island in place of a raised end island;

b. Applicant revising the Special Development Option Agreement and Development Agreement prior to consideration by the City Council;

c. Applicant revising the plan to address the Fire Marshal’s concerns regarding the Fire Department connection and existing fire hydrant;

d. Compliance with all the conditions and requirements listed in the staff and consultant review letters;

e. City Council approval of a Section 9 Waiver for the underage of brick on the east side of the building;

f. City Council approval of an ordinance deviation to permit the applicant to exceed the average to minimum ratio for site lighting and not be required to install parking lot lighting for the new paved area.

g. City Council consideration of additional signage as proposed by the applicant.

This motion is made because the plan is otherwise in compliance with Article 9, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.

In the matter of the request of Gardan LLC for Cadillac of Novi, SP 11-10, motion to recommend approval of the Storm Water Management Plan, subject to compliance with the conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan submittal.

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 8-0.

 

MATTERS FOR CONSIDERATION

1. SET PUBLIC HEARING FOR JUNE 15, 2011 FOR ZONING ORDINANCE TEXT AMENDMENT 18.250 TO MODIFY THE ORDINANCE STANDARDS FOR VETERINARY CLINICS.

In the matter of Zoning Ordinance Text Amendment 18.250 to modify the Ordinance Standards for Veterinary Clinics, motion to set a Public Hearing for June 15, 2011. Motion carried 8-0.

2. APPROVAL OF THE APRIL 13, 2011 PLANNING COMMISSION MINUTES

Motion to approve the April 13, 2011 Planning Commission minutes. Motion carried 8-0.

ADJOURNMENT

The meeting was adjourned at 7:36 PM.

*Actual Language of motions subject to review.