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PLANNING COMMISSION ACTION SUMMARY

CITY OF NOVI

Regular Meeting

February 22, 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 Baratta, Member Greco, Member Gutman, Chair Pehrson, Member Prince

Absent: Member Lynch (excused)

Also Present: Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Brian Coburn, Engineer; Adam Wayne, Engineer; Rod Arroyo, Traffic Consultant; Tom Schultz, City Attorney

APPROVAL OF AGENDA

Motion to approve the February 22, 2012 Planning Commission agenda. Motion carried 6-0.

CONSENT AGENDA - REMOVALS AND APPROVAL

1. ISLAND LAKE OF NOVI PHASE 5C

Consideration of the request of Toll Brothers, Inc. for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located north of Ten Mile Road, west of Wixom Road, in Section 19 of the City. The property totals 10.047 acres and the applicant is proposing 22 single-family residential units in the Island Lake subdivision.

In the matter of the request of Toll Brothers, Inc. for Island Lake of Novi, Phase 5C SP 12-04, motion to approve 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 the existing Residential Unit Development Agreement, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 6-0.

PUBLIC HEARINGS

1. 2012 – 2018 CAPITAL IMPROVEMENT PROGRAM

Motion to approve the 2012-2018 Capital Improvement Program. Motion carried 6-0.

2. REZONING 18.701 ZCM 12-02

Public Hearing on the request of Beck Ten Land, LLC for Planning Commission’s recommendation to the City Council for rezoning of property in Section 20, on the northwest corner of Beck Road and Ten Mile Road from R-1, One-Family Residential to R-3, One-Family Residential with a Planned Rezoning Overlay. The subject property is approximately 24.24 acres.

In the matter of the request of Beck Ten Land, LLC ZCM12-02 with Zoning Map Amendment 18.701 motion to recommend approval to the City Council to rezone the subject property from R-1 (One-Family Residential) to R-3 (One-Family Residential) with a Planned Rezoning Overlay with the following ordinance deviations:

  1. Lack of a paved eyebrows;
  2. Location of proposed sidewalks in relation to the edge of the right-of-way; and
  3. Skewed intersection of Warrington Drive and Graham Lane;

And subject to the following conditions:

  1. Applicant providing elevations and floor plans to confirm housing style and size, a noted public benefit; and
  2. Compliance with all conditions listed in the staff and consultant review letters;

For the following reasons:

  1. The proposed development meets the intent of the Master Plan to provide single-family residential uses on the property that are consistent with and comparable to surrounding developments;
  2. The proposed density of 1.77 units per acre closely matches the master planned density of 1.65 units per acre;
  3. The proposed development is consistent with a listed objective for the southwest quadrant of the City, "Maintain the existing low density residential development and natural features preservation patterns." and
  4. Given the varying alternatives for the property, the proposal is clearly a good project for this corner. Motion carried 6-0.

3. COLLEX COLLISION SP12-03

Public Hearing on the request of BRIVAR Construction Company for Collex Collision for Preliminary Site Plan, Woodland Permit and Stormwater Management Plan approval. The subject property is located at 25100 Novi Road on the east side of Novi Road, north of Ten Mile Road, in Section 23 of the City. The property totals 4.33 acres and the applicant is proposing to construct a 21,600 square foot building.

In the matter of the request of BRIVAR Construction for Collex Collision SP 12-03, motion to approve the Preliminary Site Plan, subject to the following:

  1. Applicant receiving a variance from the Zoning Board of Appeals for the lack of a front yard parking screen wall due to the unique topography of the site;
  2. Planning Commission finding that the front yard parking and lighting is compatible with the surrounding area;
  3. Applicant revising the site layout to comply with the required front yard parking setback or providing sufficient justification for and receiving a variance from the Zoning Board of Appeals;
  4. Applicant reducing the building size to better meet parking space requirements or providing sufficient justification for and receiving a variance from the Zoning Board of Appeals;
  5. Applicant revising the site layout to comply with the required side yard setback or providing sufficient justification for and receiving a variance from the Zoning Board of Appeals;
  6. Applicant receiving permission from Oakland County allowing construction within the sanitary sewer easement;
  7. Opposite-side driveway spacing waiver for the proposed driveway and Gen-Mar Drive (200 feet required, 142 feet provided);
  8. Landscape waiver for the lack of a berm along the property frontage due to the unique topography of the site;
  9. Landscape waiver for the lack of street trees;
  10. Applicant providing building foundation landscaping or landscape waiver for the lack of building foundation landscaping provided the applicant can add additional landscaping elsewhere on the site;
  11. Applicant providing pretreatment for all snow deposit areas; and
  12. 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 20, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 6-0.

In the matter of the request of BRIVAR Construction for Collex Collision, SP 12-03, motion to approve the Woodland Permit, 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 in compliance with Chapter 37 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 6-0.

In the matter of the request of BRIVAR Construction for Collex Collision, SP 12-03, motion to approve the Stormwater Management 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 Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 6-0.

4. BECK NORTH LOT 41 SP12-01

Public Hearing on the request of NADLAN LLC for Preliminary Site Plan, Woodland Permit and Stormwater Management Plan approval. The subject property is located the west side of Hudson Drive across from Nadlan Court, in Section 4 of the City. The property totals 4.38 acres and the applicant is proposing a 70,756 square foot building with associated parking and landscaping.

In the matter of the request of NADLAN LLC for Beck North Lot 41 SP12-01, motion to approve the Preliminary Site Plan, subject to the following: a) Section 9 waiver for the overages of CMU on the north and west facades; and b) 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 19, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 6-0.

In the matter of the request of NADLAN LLC for Beck North Lot 41, SP 12-01, motion to approve the Woodland Permit, 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 in compliance with Chapter 37 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 6-0.

In the matter of the request of NADLAN LLC for Beck North Lot 41, SP 12-01, motion to approve the Storm Water Management 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 Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 6-0.

MATTERS FOR CONSIDERATION

  1. APPROVAL OF THE FEBRUARY 8, 2012 PLANNING COMMISSION MINUTES

Motion to approve the February 8, 2012 Planning Commission minutes. Motion carried 6-0.

ADJOURNMENT

The meeting was adjourned at 9:14 PM.

*Actual Language of motions subject to review.