|
View Agenda for this meeting
PLANNING COMMISSION MINUTES
Approved
CITY OF NOVI
Regular Meeting
November 14, 2012 7:00 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 Anthony, Member Greco, Chair Gutman, Member Lynch, Member Zuchlewski
Absent:
Chair Pehrson (Excused), Member Prince (Excused)
Also Present:
Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Brian
Coburn, Engineer; Adam Wayne, Engineer; Beth Kudla-Saarela, City Attorney;
Rod Arroyo, Traffic Consultant
PLEDGE OF ALLEGIANCE
Member Anthony led the meeting attendees in the recitation of the Pledge of
Allegiance.
APPROVAL OF AGENDA
Moved by Member Lynch and seconded by Member Anthony:
VOICE VOTE ON THE AGENDA APPROVAL MOTION MADE BY MEMBER LYNCH AND SECONDED
BY MEMBER ANTHONY:
Motion to approve the November 14, 2012 Planning
Commission Agenda.
Motion
carried 5-0.
AUDIENCE PARTICIPATION
Member Gutman asked if anyone in the audience wished to speak.
Mike Meyers came forward requesting to speak when the Kroger Fuel Station
comes up. He represents the
owners of the adjoining property.
Chair Gutman explained that that matter was not a public hearing.
That is before the Planning Commission under Matters for
Consideration. So, at this
meeting there will not be an opportunity to speak to that item when it is
considered. Comments on the item
can be made now.
Mr. Meyers explained that he represents the owners of the Portsmouth and the
Springs Apartments, which are adjacent to this site.
On the original site plan for the shopping center there was a bank
that was proposed to be built on the site.
Now it is being changed and a gas station is proposed. We are opposed
to it. In order to build this
gas station they have to put a driveway that is about 42 feet from our
property. The Ordinance says it
should be 100 feet, so they will have to get a variance from the Zoning
Board of Appeals. We are asking
that the Planning Commission does not approve this and we do not think it
should go before the Zoning Board of Appeals.
If the Zoning Board of Appeals would grant a variance of 58 feet, it
would be like changing the zoning ordinance.
Diana Canup came forward noting she has been a resident of Novi her whole
life. She and her husband chose to stay here and help plan the community.
Her husband was on the Planning Commission and Zoning Board of Appeals for a
total of 35 years. She was also on the Parks and Recreation Commission for
over 20 years. Her concern as the president of the Pioneer Meadows Homeowner
Association is the rezoning possibility of the property on the corner of
Beck Road and Eleven Mile Road. Six month ago she attended the Planning
Commission for this matter and it was taken to the City Council and turned
down. She would like an explanation as to why it’s back to the Commission in
less than six months. Her major concern is that no one had a problem with
this land use on the other side of Eleven Mile Road but to cross into a
residential section of the community is not understandable. There is no
reason to move this planning and zoning into a regular residential zoned
area. When’s it going to stop? Where are you going to draw the line at? Are
you going to continue going down Eleven Mile Road? Are you going to continue
going down Beck Road? This is a residential neighborhood; in the past the
only thing that went into residential neighborhoods were schools,
cemeteries, fire stations and child care, but not you’re planning on putting
office buildings and other things. It’s beyond understanding to jump across
Eleven Mile Road for that type of zoning. The homeowners have not received a
letter from the City or any other communication as a notification of this
circumstance. The law requires that anyone within a 500 foot area of the
property is notified, but Mr. Bosco owns the property across the street from
this property and the other two houses in the area are up for foreclosure so
really no one received a letter. At the last circumstance that this came up,
the Pioneer Meadows homeowners requested notification when this rezoning
would be taking place and about any meetings that were going to be held
regarding this. We’ve not been notified. We’re ready for an explanation and
to ask that this action not be taken.
CORRESPONDENCE
There was no Correspondence.
COMMITTEE REPORTS
There were no Committee Reports.
COMMUNITY DEVELOPMENT DEPUTY DIRECTOR REPORT
Planner Kapelanski indicated there was nothing to report.
CONSENT AGENDA - REMOVALS AND APPROVAL
There were no Consent Agenda items.
PUBLIC HEARINGS
1. ZONING MAP
AMENDMENT 18.703 BOSCO FAMILY PROPERTY JZ12-11
Public hearing for a City-initiated rezoning for recommendation to City
Council for rezoning of property in Section 20, located at the southwest
corner of Eleven Mile Road and Beck Road, from the RA, Residential Acreage
District to the PSLR, Planned Suburban Low-Rise Overlay District.
The subject property is 7.4 acres.
Planner Kapelanski said that the City Council
approved a resolution at their September 24, 2012 meeting for the Planning
Commission to consider a potential rezoning of the Bosco family property
located at the southwest corner of Eleven Mile Road and Beck Road.
The proposal would overlay the PSLR, Planned
Suburban Low-Rise District over the existing RA, Residential Acreage zoning.
The property is generally surrounded by RA
zoning except for the area on the north side of Eleven Mile Road, which is
overlaid with the PSLR District.
The PSLR District allows for additional
uses including low density multiple family and office uses but requires
developments to be residential in character in order to act as a transition
area between nearby single-family uses and higher-intensity uses.
Planner Kapelanski said the Future Land Use map
indicates suburban low-rise uses for the subject property and the properties
north of Eleven Mile Road, educational uses for the property to the south
and west of the subject property and single family uses to the east.
The Bosco family property was previously
considered for rezoning as part of the larger block of properties rezoned to
the PSLR District last year. The Bosco family property was ultimately
removed from that rezoning because of concerns regarding the extension of
the PSLR District south of Eleven Mile Road.
Since the rezoning, staff has noted
significant interest in the PSLR District and given the recommendations of
the master plan for the property, reconsideration of the proposed rezoning
seems appropriate.
The Planning Commission is asked to hold
the public hearing and make a recommendation to the City Council on the
proposed rezoning.
Chair Gutman opened the public hearing and asked if
anyone would like to speak on the matter. Resident Tami Bethune said the residents of Walden
Woods pass by the Bosco Property regularly and have enjoyed it through the
years. It has been a landmark in its historical and architectural design. In
the last 12 hours with a quick email to the subdivision, 15 signatures were
obtained from neighbors in a petition against the zoning change. Given that
all of the property north of Eleven Mile, west of Beck has been rezoned and
is vacant, there is plenty of property there to accommodate this PSLR type
development. We feel that it is the only property south of Eleven Mile that
would have this type of zoning and it’s surrounded by property that is
currently owned by the school district. We’d like to see that stay
residential. We do believe that traffic could be a consideration here with
the emergency medical facility right at the corner on the south side of
Eleven Mile. Another proposal is to maintain this landmark as is, that this
property should not be rezoned unless it can be maintained in its current
state. Perhaps we could see this property become a community property open
to the public. Since the property is surrounded by school property it would
be the only property zoned PSLR south of Eleven Mile; we, the residents
living in proximity to the farm, would rather see someone ask to rezone this
property for a specific purpose than for it to be rezoned for no particular
reason. The Planning Commission attempted to rezone this parcel a year and a
half ago when rezoning in the area north of Eleven Mile and due to public
comment, this property was removed from the rezoning petition. We would like
to see the Bosco Property zoned as is.
Resident Lee Mamola said his experience with the
Novi planning process and its ordinances dates back to 1982. At that time
was a member of the Novi Planning Board and there was very little
development in Novi. The Planning Board at that time had the advantage of
time and rewrote many ordinances. Other communities have since copied what
the Novi Planning Board and Commission have done over the years. This
ordinance, the Planned Suburban Low Rise Ordinance, fits into that family of
cutting edge type ordinances. It has a very stringent use of criteria of how
property can be developed.
Mr.
Mamola certainly can understand the anxiety of nearby residents when they
hear of something being rezoned, especially if it’s going to be rezoned to
something other than a residential type district. But this ordinance and the
language within it basically demands and requires that buildings be built
that end up looking like houses or a series of houses. The criteria for
gables, the type of façade materials, even the spacing of the doorways all
the way down to the detail of the windows all are characteristics of
residential design. So the ordinance overall is very strict and the Planning
Commission will look very stringently at any site plan that comes before
them that tries to comply with this ordinance. That, in combination with the
unique character of this piece of property, such as its historical context,
aesthetics and natural features all which go hand-in-hand with this
ordinance and make a wonderful planning opportunity with the city and a
winning situation for the nearby citizens. Margi Stone said if you leave the property RA, then
the possibilities are endless for what this can become. But once you’ve
rezoned it, you’ve said basically said that’s it. So if you leave it RA, a
developer can come in and make a proposal and rezone it at that time. So my
suggestion is that you wait to rezone it until you have an acceptable plan. No one else wished to speak and Chair Gutman asked
if there was any correspondence. Member Greco shared the correspondence. John and Barbara Piggot formally object to the
zoning request changes suggested to the Planning Commission. They are long
time residents of Novi and have seen the expansion of commercial development
in the name of progress. But they generally object to adding new commercial
development in the southwest corner. It will be overkill at the very least. Clayton Tierney is vehemently opposed to this change
because this will adversely affect his property and quality of life. John and Diana Skrobe object to this rezoning
because there is already too much traffic on Beck Road. Diana Canup opposes the rezoning and her letter
reflects the public comments she made earlier. Richard Herbel approves and indicates that the
zoning seems appropriate for a heavily traveled road and developing area of
the City. It would also bring in more property taxes for the City. Lee Mamola approves and his letter reflects his
earlier comments. Eugene Zembrzuski is a trustee of the Virginia
Kaluzny Trust and respectfully requests that the Planning Commission vote in
favor of the zoning change. Bill Bowman Sr. emailed the City on behalf of Paul
and Maryann Bosco asking for approval of the rezoning. There was no additional correspondence and Chair
Gutman closed the public hearing. Chair Gutman asked about the character of the
rezoning and the way these properties would be developed if this is
approved. Are there specific standards for the façades and things like the
doors and windows? Is there also a set of specifications regulating the
density that would be allowed? Is the density more that it would be as
single family residential? Planner Kapelanski said the overlay district, if
approved, would allow the property to develop under the existing zoning if
someone chose to do that but this property could also be developed as a
multiple family property. Staff looked at the usage of the site in for the
traffic review and the maximum number of multiple family housing units that
could be constructed is 48 multiple family units versus six single family
units under the current zoning. There is also a height restriction of two
and a half stories. Member Anthony asked if the City’s engineering
department had looked at the roads and their ability to handle the traffic
with the proposed development.
Traffic Consultant Rod Arroyo said with a rezoning
they typically look a comparison between what could be developed under the
existing zoning and the possibilities under future zoning. The medical
office component has the greatest potential for trip generation above and
beyond the existing zoning. The potential of 184 trips with medical office
verses eight with six single family homes, 37 with apartments and 29 with
condominiums. Beck Road has seen an interesting variation in traffic over
the years and it looks like the volumes have rebounded from the low levels
we saw during the recession. Traffic dipped throughout the entire region as
the economy slowed but now it appears that Beck Road is up to 22,771 trips
per day as of May 2012 that is just shy of what the volume was back in 2006,
which was 23,216 trips per day. We’ve seen it dip to under 19,000 trips per
day in 2009.
So essentially, what you’re looking at here
is that volumes continue to increase, and if they continue to increase on
Beck Road, with is only a two lane road in this area, you’re going to start
to see some congestion and ultimately the only relief to that would be
adding a lane in each direction. That would be a long term solution, but we
probably wouldn’t see the need for this in the next couple years. If traffic
continues to grow, you either allow for the congestion to continue or you
increase the capacity of the road. Member Anthony said it looks like with the City’s
overlay district and the most intense use permitted, the medical office
building, that Beck Road currently doesn’t have the capacity to handle that.
Traffic Consultant Arroyo said Beck Road is
approaching the point where you’re going to start to see congestion.
Once a two lane road gets in the
neighborhood of 18,000 to 19,000 vehicles a day it’s really starting to push
its practical capacity with a reasonable level of service. As you see
incremental growth in traffic, you’re going to start to see additional
congestion. Member Anthony said asked how the public use
property would compare to the traffic of a medical office building? Traffic Consultant Arroyo said it depends on the
public use. There are some public uses that could be fairly intense and
others milder. From an ice arena to a public park, the public uses could
vary tremendously. Member Anthony said since the property is privately
own, not publically owned, it limits the ability to look at public use. He
would like to ask to ask the staff to look at ways to allow some control of
what’s approved in the future, particularly in terms of traffic concerns. Member Greco said this particular property was
pulled out of the previous rezoning even though the master plan indicates
PSLR uses for the property and includes the idea that this area can grow.
There are proposed future educational uses around the property, but we don’t
specifically know what the plans are for that. The Bosco property is carved
out in the corner. We’re being asked to change the zoning but we don’t
really know what for and that is my concern. I know this is a City-initiated
rezoning, so there isn’t a plan before us. We’re speculating on what the
traffic could be or couldn’t be. Our traffic expert can’t answer that
because he doesn’t know what it’s going to be. We also don’t know what’s
going to be surrounding it. Because this was pulled out and not changed a year
or two ago, I have concerns as to why it’s here and why we would approve
something we don’t know. I have a great deal of respect for Architect Mamola
his ideas and I know he’d do a great job if he came to us with an idea, but
the issue is, we don’t have an idea to go with. We don’t know what we’re
really approving here other than just a change for the sake of change. I
assume it would be a more marketable property like some of the residents
suggested and maybe that’s the part of it. But I think the fact that we’ve
already gone through this so recently makes me uncomfortable approving this
when we don’t really know what it is. Member Greco continued saying to the residents
present that are opposing this, we’ve dealt with this stretch of Beck Road
as you know, to the south at Ten Mile and we were very understanding of the
residents over the years. When a good plan came, we were ready to go with it
because we were comfortable with what was going on and the density proposed.
So I’m not against any of the plans and the overlay and the rezoning for
this area in the future and there may come a plan, whether it’s an office
building or a nursing home or whatever may be allowable in such a district
that we look at it and approve. At this point though, I’m not sure what
we’re really approving or why we would be doing this. Member Lynch said in looking at the Master Plan,
this kind of sticks out. There is also all of the property on the north side
of Eleven Mile that has already been rezoned. Member Greco is correct in
saying that this property will change at some point, but I am nervous about
approving something for the sake of approving it. I don’t fully understand
why we need to do it now, today. There is no plan in front of us and nothing
viable pressing us to approve this. I’m not going to vote in favor of this
mainly because I just don’t understand why this little area is being thrust
upon us again without at least a better understanding of why. Chair Gutman said the Commission packet says that
the zoning is in compliance with the Master Plan. Is that why this is coming
before us, because it’s in compliance with the Master Plan? Planner Kapelanski said yes, this would be the last
piece of the puzzle as far as the PSLR District and uses are concerned and
it would be the last part of implementing the recommendations of the Master
Plan for this area. Chair Gutman said the Planned Suburban Low Rise has
a very distinct process to it, it’s not something that someone could come
before us and simply say ‘here’s what I’m doing’ and they get to do that.
The process itself is a very thorough one, correct? Planner Kapelanski said that’s correct, this is one
of the unique overlay districts that we have in the ordinance. It includes a
lot of requirements and very specific requirements for architectural
features that aren’t required for any other district. So yes, the process
and the standards for this district are very thorough and unique. Chair Gutman said if anyone comes to us with a
medical office building that was mentioned as having a heavy traffic impact,
that would have to go through a process, that isn’t automatically allowed
because it’s in that PSLR District. Planner Kapelanski said that’s right, they would
have to participate in a public hearing and go through the usual site plan
review process and also go to the City Council after going to the Planning
Commission. Chair Gutman said that items such as the traffic
impact statement would be evaluated at the point in time. Planner Kapelanski said that every site plan
application is evaluated to see if a traffic impact study or statement is
required. Member Lynch said all the property surrounding the
Bosco Property is planned for school use, correct? Planner Kapelanski said the property to the west and
the south is planned for educational uses and is owned by the school
district. Member Lynch asked if the Master plan has already
planned the Bosco property for PSLR uses? Planner Kapelanski said that in the Master Plan this
area is planned for Suburban Low Rise uses. Member Lynch asked if the Planning Commission would
just be recommending changes in compliance with the Master Plan? Planner Kapelanski said yes, as Chair Gutman alluded
to, this would implement the recommendations of the Master Plan for this
area and there is no development planned at this time. Member Lynch asked before anything is constructed,
what’s the process? As long as it fits in, as long as it looks residential,
even if it’s an office building can it be constructed here? We have a high
peak traffic demand if it’s a medical office building. Planner Kapelanski said if the property were to
develop under the existing zoning, which would still be an option because
this is an Overlay District, the process would be fairly straightforward
with our usual site plan review and consideration and approval or denial
from the Planning Commission. If it were to develop utilizing the Overlay
District and any of the uses that are approved under that district, the
process is a little more detailed. They would go through the regular site
plan review by staff but then there would be a public hearing required at
the Planning Commission. The Planning Commission would look at the plan and
make a recommendation to the City Council. The plan would move on to the
City Council and they would enter into a development agreement with the
applicant and either approve or deny the site plan proposal. Member Lynch asked for additional information on the
Master Plan recommendations for the property. Planner Kapelanski said as far as the Master Plan
approval is concerned, this property was planned for Suburban Low Rise uses
just at the properties on the north side of Eleven Mile were. There was a
rezoning that was proposed about a year and a half ago to rezone all of the
properties that were planned for this district. There was some objection to
extending the district south of Eleven Mile Road, so the Bosco Property was
removed from that original rezoning while the properties on the north side
of Eleven Mile Road were all rezoned to include the new Overlay District. Member Lynch asked what would happen if this
rezoning proposal wasn’t approved. Planner Kapelanski said the property would remain
zoned Residential Acreage if it were not approved. The City or the property
owner could initiate a rezoning in the future. Member Anthony asked if there was a particular
reason this piece of property was not zoned for school use. Planner Kapelanski said this land is not owned by
the school district. The properties that are currently planned for
educational uses are all properties owned by the school district. Motion by Member Anthony and seconded by Member
Lynch: ROLL CALL VOTE
ON THE MOTION RECOMMENDING DENIAL MADE BY MEMBER ANTHONY AND SECONDED BY
MEMBER LYNCH:
In the matter of Zoning Map Amendment
18.703, JZ12-11, motion to
recommend denial
to the City Council to rezone the subject property from RA, Residential
Acreage District to PSLR, Planned Suburban Low-Rise Overlay District because
the traffic generated under the proposed district has the potential to
adversely affect the level of service on Beck Road.
Motion carried 4-1.
MATTERS FOR CONSIDERATION
1.
VALENCIA ESTATES JSP12-49
Consideration of the request of Beck Ten Land,
LLC, for Preliminary Site Plan and Stormwater
Management Plan approval.
The subject property is located in Section
20, on the northwest corner of Beck Road and Ten Mile Road in the R-3,
One-Family Residential District (with a Planned Rezoning Overlay).
The subject property is 24.24 acres and the
applicant is proposing a 38 unit single-family residential development with
access provided from Beck Road.
Planner Kapelanski said the applicant is proposing
to construct 38 single family homes at the northwest corner of Ten Mile Road
and Beck Road.
To the north and west of the property are
existing single-family homes.
To the east, across Beck Road is an
existing shopping center and to the south, across Ten Mile Road, are
existing single-family homes and vacant land.
The subject property was recently rezoned
to R-3 with a Planned Rezoning Overlay.
The site is bordered by R-1 zoning to the
north and west with R-1 and B-1 zoning to the east across Beck Road and R-1
zoning to the south, across Ten Mile Road.
The
Future Land Use map indicates single-family uses for the subject property
and the majority of the surrounding properties.
The natural features map does show a small
area of regulated wetland near Ten Mile Road.
The concept plan is in compliance with the Zoning
Ordinance, the approved concept plan and the approved Planned Rezoning
Overlay Agreement.
All reviews recommend approval with items
to be addressed on the Final Site Plan submittal. Howard Fingeroot with Pinnacle Homes said he was
here about six or eight months ago, prior to the City Council. He went
through the process and got the PRO approved. He does not have anything new
to add but is here to answer any questions.
Member Lynch said this has been a highly discussed
area for a number of years and the applicant has done a fantastic job on the
plan for this corner. It fits in nicely with the character of that area. It
does not burden the corner of Beck Road and Ten Mile Road.
The layout looks good.
Member Anthony said he approved the concept plan
and the applicant has since addressed all the concerns that were brought up
by the residents and by Council.
He intends to support the plan. Motion by Member Greco and seconded by Member Lynch: ROLL CALL VOTE
ON PRELIMINARY SITE PLAN APPROVAL MOTION MADE BY MEMBER GRECO AND SECONDED
BY MEMBER LYNCH:
In the matter of Valencia Estates, JSP12-49,
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 because the
plan is otherwise in compliance with the approved PRO concept plan and PRO
Agreement and Article 4, Article 24 and Article 25 of the Zoning Ordinance
and all other applicable provisions of the Ordinance.
Motion carried 5-0.
Motion by Member Greco and seconded by Member Lynch: ROLL CALL VOTE
ON STORMWATER MANAGEMENT PLAN APPROVAL MOTION MADE BY MEMBER GRECO AND
SECONDED BY MEMBER LYNCH:
In the matter of Valencia Estates,
JSP12-49,
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 because the plan is otherwise in compliance
with the approved PRO concept plan and PRO Agreement and with Chapter 11 of
the Code of Ordinances and all other applicable provision of the Ordinance.
Motion carried 5-0.
2.
KROGER FUEL STATION, JSP12-44
Consideration of the request of Landplan
Engineering, for Preliminary Site Plan and Stormwater Management Plan
approval.
The subject property is located in Section
4 at 47045 Pontiac Trail, south of Pontiac Trail and east of Beck Road in
the B-3, General Business District.
The subject property is 1.08 acres and the
applicant is proposing a fuel station consisting of 7 dual customer fuel
pumps and a 207 square foot service kiosk.
Planner Kapelanski said the applicant is proposing
to construct a Kroger fuel station on an outlot of the existing shopping
center at the southeast corner of Pontiac Trail and Beck Road.
To the north exists retail, including a
Kroger store; to the south is the existing shopping center; to the west is a
pharmacy and to the east is a multiple-family development. The subject
property is zoned B-3, with B-3 zoning also to the south and west.
Commercial zoning is across the street in
Commerce Township and the property to the east is zoned RM-1. The Future
Land Use Map indicates Community Commercial uses for the subject property
and the property to the south and west.
Multiple-family uses are planned to the
east. There are no natural features on the property.
The concept plan shows the fuel station would
consist of seven dual self-service pumps and a 207 square foot service
kiosk. Access would be provided off the existing shopping center drive and a
right-in, right-out access would be provided off of Pontiac Trail. Planning
staff has recommended approval of the proposal as it is generally consistent
with the Zoning Ordinance.
The applicant has agreed to adjust the site
layout to accommodate the required western parking setback.
The applicant is seeking a variance in
order to locate an access drive closer than 100 feet to a residential zoning
district. The traffic review recommends approval noting same-side and
opposite-side driveway spacing waivers are required. The landscape review
recommends approval noting a Planning Commission waiver is required for the
berm along the eastern property line as a wall is already in place and a
waiver is needed to allow the applicant to relocate the required foundation
landscaping.
Both waivers are supported by staff. The
façade review recommends approval noting a Planning Commission waiver is
required for the overage of aluminum composite panels, which is supported by
the façade consultant. The fire review and engineering review both recommend
approval with items to be addressed on the Final Site Plan submittal. The
City’s traffic consultant is here to address any traffic concerns.
Mathew Pisko representing the Kroger Company of
Michigan said thank you to all the staff and consultants for their help to
try to get a workable design on this site. Future submittals will comply
with all of the conditions noted in the staff and consultant review letters.
The Kroger Company is a national company and the second largest grocer in
the country. They are very risk-averse and therefore are wonderful corporate
citizens with how they construct and design to environmental sensitivities.
This fuel station is clearly across the street from a Kroger Store, which
would be the parent store. This fuel station cannot run independent from the
main Kroger Store; all transactions are fed via radio to the Kroger Store.
Essentially, this is an extension of the modern grocery store, just like a
deli or pharmacy.
It usually opens a half hour after the
main Kroger Store opens, which is six o’clock and will close earlier than
the Kroger Store across the street. It does not have a convenience store;
it’s a 200 foot kiosk. Most transactions occur at the dispensers via credit
card. In terms of lighting, all the light fixtures on the
canopy and the yard lighting were placed for safety for fueling. So there’s
no visible light source. The kiosk is small. The facade material is an ACM
Panel with an EIFS surface so that it’s non-reflective and in an earth tone.
There’s a cornice on the canopy which matches the cornice on top of the
kiosk. As far as the density, we developed only what was necessary to get
the fuel station on and to maintain the ratios for pervious and impervious
pavement and to get the required landscaping. Member Lynch said he has no issues. In looking at
the layout, it’s going to be a right-in and right-out access drive so you
can’t turn left off of Pontiac Trail. It fits in with the zoning. Member Anthony asked staff to describe the boundary
of the landscaping or wall that will be constructed between the gas station
and neighboring residential property. Landscape Architect Beschke said that wall has been
there for years, since the original development went in. It continues all
the way down towards the sidewalk. At six feet high, it really does a good
job of covering up that side of the building. The applicant added another 30
large shrubs to soften up the look of that wall. They actually have an
excess of green space around the building.
Member Anthony said he liked the rendering.
The
site makes a nice transition moving from the apartments over into the
retail. It’s consistent with zoning and the Zoning Board of Appeals will
look at the variance. He would support the plan.
Motion by Member Greco and seconded by Member
Anthony: ROLL CALL VOTE
ON PRELIMINARY SITE PLAN APPROVAL MOTION MADE BY MEMBER GRECO AND SECONDED
BY MEMBER ANTHONY:
In the matter of Kroger Fuel Station, JSP12-44,
motion to approve the Preliminary Site Plan
subject to the following:
because the plan is otherwise in compliance with Article 15, Article 24 and
Article 25 of the Zoning Ordinance and all other applicable provisions of
the Ordinance.
Motion carried 5-0.
Motion by Member Greco and seconded by Member
Anthony: ROLL CALL VOTE
ON STORM WATER MANAGEMENT PLAN APPROVAL MOTION MADE BY MEMBER GRECO AND
SECONDED BY MEMBER ANTHONY:
In the matter of Kroger Fuel Station,
JSP12-44,
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 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 5-0.
3.
46820 MAGELLAN DRIVE PARKING LOT
EXPANSION, JSP12-66
Consideration of the request of Carrier Real
Estate, LLC, for Preliminary Site Plan and Stormwater Management Plan
approval.
The subject property is located in Section
9 at 46820 Magellan Drive, south of West Road and east of Beck Road in the
I-1, Light Industrial District.
The subject property is 3.06 acres and the
applicant is proposing to add 20 parking spaces to the site by eliminating
existing grass areas and relocating existing landscaping.
Planner Kapelanski said the applicant is proposing
to add twenty parking spaces to the existing lot on Magellan Drive, south of
West Road and east of Beck Road.
To the north, east and west are existing
office and industrial buildings and to the south is vacant land. The subject
property is zoned I-1, Light Industrial and is surrounded by I-1 zoning with
the exception of the property to the south, which is zoned I-2, General
Industrial. The concept plan shows twenty new parking spaces are proposed in
existing grass areas on the site highlighted in red.
Some landscaping would be relocated to
accommodate the new spaces.
The planning review recommends approval with items
to be addressed on the revised submittal.
Typically, this proposal could be approved
administratively.
However, the applicant is requesting a
waiver to allow painted end islands in the southern area of the site instead
of the required curbed and landscaped islands.
Staff supports this waiver. Planning staff
has recommended approval of the proposal as it is generally consistent with
the Zoning Ordinance.
The applicant has agreed to adjust the site
layout to accommodate the required western parking setback.
The engineering, traffic, landscape and
fire reviews all recommend approval with items to address on the revised
submittal. Rick Fromm, the applicant said staff and consultant
comments will all be addressed in the next submittal. Member Lynch asked what a painted end island is. Planner Kristen Kapelanski said it’s a striped
island, instead of a landscaped island. Motion by Member Lynch and seconded by Member
Anthony: ROLL CALL VOTE
ON PRELIMINARY SITE PLAN APPROVAL MOTION MADE BY MEMBER LYNCH AND SECONDED
BY MEMBER ANTHONY:
In the matter of 46820 Magellan Drive Parking Lot
Expansion, JSP12-66, motion to
approve the Preliminary Site Plan subject
to the following:
a. Planning Commission waiver to
allow painted end islands in lieu of curbed and landscaped end islands; and
b. The conditions and items listed
in the staff and consultant review letters being addressed on the revised
Final Site Plan
because the
plan is otherwise in compliance with Article 19, Article 24 and Article 25
of the Zoning Ordinance and all other applicable provisions of the
Ordinance.
Motion carried 5-0.
Motion by
Member Lynch and seconded by Member Anthony: ROLL CALL VOTE
ON STORMWATER MANAGEMENT PLAN APPROVAL MOTION MADE BY MEMBER LYNCH AND
SECONDED BY MEMBER ANTHONY:
In the matter of
46820 Magellan Drive Parking Lot Expansion,
JSP12-66,
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 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 5-0.
4.
WIXOM MASTER PLAN REVISION REVIEW
Planner Kapelanski said this is an opportunity
provided by the City of Wixom to comment on their Master Plan changes and
updates.
Generally, there are two items of note that
would be changed.
A mixed use designation would be added to a
portion of the Ford factory site and to the northwest corner of Beck Road
and I-96.
The only potential concern for Novi would
be traffic, but it seems unlikely that we would see any adverse effects as
the areas are to be mixed-use as opposed to all retail.
The Planning Commission is asked to
authorize the acting Chair to send a letter of support to the City of Wixom. Motion by Member Anthony and seconded by Member
Lynch: ROLL CALL VOTE
ON WIXOM MASTER PLAN REVISION REVIEW APPROVAL MOTION MADE BY MEMBER ANTHONY
AND SECONDED BY MEMBER LYNCH:
Motion to authorize the Planning Commission Chair
to send a letter of support to the City of Wixom Planning Commission
regarding the Wixom Master Plan updates.
Motion carried 5-0.
CONSENT AGENDA REMOVALS FOR COMMISSION ACTION There were no Consent Agenda Removals.
MATTERS FOR DISCUSSION
There were no Matters for Discussion.
SUPPLEMENTAL ISSUES
There were no Supplemental Issues.
AUDIENCE PARTICIPATION
No one in the audience wished to speak.
ADJOURNMENT
Motion by Member Lynch and seconded by Member Anthony:
VOICE VOTE ON MOTION TO ADJOURN MADE BY MEMBER LYNCH AND SECONDED BY MEMBER
ANTHONY:
Motion to adjourn the November 14, 2012 Planning Commission meeting.
Motion carried 5-0.
The meeting adjourned at 8:18 PM.
Transcribed by alentina Nuculaj
November, 2012
Date Approved: DDecember 12, 2012
Signature on file
_________________________________________________________________
|