REGULAR MEETING OF THE NOVI PLANNING COMMISSION
WEDNESDAY, AUGUST 05 , 1998 AT 7:30 P.M.
COUNCIL CHAMBERS - NOVI CIVIC CENTER - 45175 WEST TEN MILE ROAD
Meeting called to order at 7:30 p.m. by Chairperson Weddington.
PRESENT: Members, Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Chairperson Weddington
ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Assistant City Attorney Dennis Watson, Landscape Architect Linda Lemke, David Wickens Environmental Specialist, Director of Planning & Community Development Jim Wahl, and Planning Assistant Kelly Schuler
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
Chairperson Weddington announced there was one addition and one change to the Agenda. She announced that she has received a request from the applicant for Willowbrook Farms Subdivisions #2 & #3, SP97-45B to postpone any action on the Matter. She announced that it would have to be re-noticed for a separate Public Hearing as there are some problems with the application therefore it is not ready for consideration. She added Conferences under Matters for Discussion. She asked if there were any other changes or additions to the Agenda? Seeing none she entertained a motion to approve the Agenda as amended.
PM-98-08-149 TO APPROVE THE AGENDA AS AMENDED
Moved by Mutch, seconded by Koneda, CARRIED UNANIMOUSLY: To approve the Agenda as amended.
VOTE ON PM-98-08-149 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington
Chairperson Weddington announced she has received a request from Kathy Crawford to make an introduction.
Kathy Crawford announced that after studying the issues of Senior Citizen Housing since 1980, they have property, a plan, and an architect who has a concept. She introduced the architect Al Toumaala, of Siegal Toumaala Associates. She reported that they were very experienced in Senior Housing Development. Mr. Toumaala briefly reviewed the concept plan.
Chairperson Weddington read the names of people who filled out cards for public comment regarding the Willowbrook Farms Subdivision.
Carmen Dell, (No Comment)
Warren Joez, (Declined)
Sheldon Schwartz, (No Comment)
Kenneth Parker, (No Comment)
Robert Bethel, (No Comment)
Chairperson Weddington asked if anyone else wished to address the Commission? Seeing none she closed the Audience Participation and announced there would be a second after the midpoint break and a third before adjournment.
Member Capello announced he has received a letter from Steven Drexel of Walsh College regarding the two Public Hearing amendments to the Wetlands Inventory Map. In 1996, Walsh College purchased a 10.6 acre parcel bordered by Meadowbrook Road, Garden Brook Road and I-96. No part of the parcel was identified as Regulated Wetlands at that time. The draft City of Novi Regulated Wetlands and Watercourse Map dated June 1998 indicates that approximately 1.5 acres of the parcel is now identified as wet. Given that the property has been developed with the City’s approval, please remove that parcel from the Wetlands Inventory.
Richard Amatucci wrote to express his opposition to the proposed Kroger complex at 8 Mile and Beck Roads. The traffic study concludes that an additional 8,000 cars per day would be forced on the area, it would destroy the area plus expose pedestrians, bikers and motorists to an even greater physical risk. The current Master Plan calls for Residential, which he had no objection to.
David Lucas wrote in regard to the Zayti Trucking Company rezoning to Commercial property with the plan to build a Kroger supermarket and strip mall. He was opposed to having Commercial Development in the area for several reasons; 1) increased traffic; 2) it would contribute to urban sprawl by permanently eliminating part of the pristine rural area; 3) it would impact upon the quietness of Mayberry State Park and the wildlife habitats. He asked that the development not be allowed to happen.
Karl Wizinsky and Marica Boynton wrote in regard to ZMA 18.575. They opposed the rezoning of 46.16 acres of R-1 to I-1, 36.2 acres of RA to I-1 and 5.92 acres of RA/R-1 to I-2 for the following reasons; 1) the rezoning of almost 90 residential acres to industrial property so close to the new school property does not seem to be in the best interest of the Community; 2) there is doubt about the market necessity for additional I-1 parcels in Novi.
Unknown author wrote that the Commission must be made aware of the deplorable conditions of the so-called "ponds" in the various subdivisions. The algae is unsightly, unhealthy and a threat to the wildlife. An aerator would restore the swamp to its springtime freshness, the cost of such a system is nominal and could be borne equally by the condo management group, the Department of Natural Resources and the appropriate city, county and state jurisdiction.
William McMachan represented Mr. and Mrs. George E. Bloom and Mrs. Georgia A. Bringman who own two parcels of property on the north side of 12 Mile Road just west of Novi Road. In reviewing the proposed and current wetland and woodland maps as it relates to the parcels, it reads virtually worthless. He stated 90% of the property is designated as woodland and/or wetland. From his point of view, it is condemnation without the formal taking of the property.
Richard Herbel owns the property at 27171 Wixom Road which borders the southeast corner of the proposed ZMA 18.575. He was not generally opposed to the proposed change of zoning but had some concerns as to how the change in zoning would affect his property values. The proposal would affect large areas of property which when rezoned would affect quite a number of parcels of land and would change the complexion of the area. Another major concern is the lack of any specific plans for the water retention on the plans. What will happen to the area of Mobile Homes and a few private older homes in the area if the water retention issue is not addressed? Lot #12 shows outside storage and parking along the south side of the building, why not move the outside storage to the west side of the building? Lot #15 apparently serves as a buffer and a wetland area along the southern border. Why not buffer this area as well?
Kristine E. Karfis wished the wetlands inventory map and the woodlands map to remain as is, undisturbed. She wished there not to be any buildings, changes or disturbances to the natural area.
Rob Mitzel wrote in regard to the Woodlands Map Amendment hearing. He recently had the chance to look at the new map and notice that most of the platted lots within the City are no longer included in woodland areas. He thought it was a good idea since an individual residential lot with some trees growing on it, is not a woodlands. He noticed that the map showed a portion of his lot as woodlands, he believed it to be in error as there are only about 2 or 3 trees growing within his backyard property. He asked that the map be corrected to make clear that his property is not within the woodlands area.
Member Capello announced he has received a letter from the City of Wixom which is to transmit correspondence received from the City of Wixom’s Planning Consultants after review of the subject zoning request being considered tonight. We request that you take them under consideration, in the event that you have questions regarding the position of the City of Wixom, please do not hesitate to contact J. Michael Dornan, City Manager at your very earliest convenience. Due to meeting and scheduling conflicts, we are unable to comment in person at the hearing, therefore, in this not, we request that the correspondence and the attachments be included in the record.
Chairperson Weddington announced there were two items for approval, the minutes of the Regular Planning Commission Meeting of Wednesday, July 08, 1998 and the minutes of the Regular Planning Commission Meeting of Wednesday, July 15, 1998. She asked if there were any changes or corrections to either set of minutes?
Member Capello referred to Page 6, line 3 which asks the applicant to submit a Phasing Plan, he clarified that he was not requesting them to submit one, he was acknowledging that one had already been submitted.
PM-98-08-150 TO APPROVE THE CONSENT AGENDA WITH MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF WEDNESDAY, JULY 08, 1998 AS PRESENTED AND THE MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF WEDNESDAY, JULY 15, 1998 AS CORRECTED
Moved by Mutch, seconded by Csordas, CARRIED UNANIMOUSLY: To approve the Consent Agenda with minutes of the Regular Planning Commission Meeting of Wednesday, July 08, 1998 as presented and the minutes of the Regular Planning Commission Meeting of Wednesday, July 15, 1998 as corrected.
VOTE ON PM-98-08-150 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington
Chairperson Weddington announced she was notified that the firm of Birchler Arroyo has received an award from the Michigan Society of Planning Officials for the 1998 Outstanding Planning Project Award for the Novi Development Review Guidebook that Mr. Arroyo and his staff prepared. She congratulated Mr. Arroyo and announced the award would be presented at the MSPO Conference in October.
Rod Arroyo thanked the Planning Commission, City Council and the City Staff for all of their assistance and valuable input as part of the development of the Development Review Guidebook.
1. AMENDMENTS TO THE WETLANDS INVENTORY MAP (SECTION 12-156.C) AND WOODLANDS MAP (SECTION 37-6.B)
David Bluhm, Engineering Consultant referred to the expanded versions of the latest Wetlands and Woodlands Final Draft Maps. He stated the maps were general guides as to the placement of wetlands and woodlands throughout the City. The maps are not all inclusive and not confirmed until on site delineation has been done.
Linda Lemke, Landscape Architect stated the map was updated and one major thing that has been done was to remove woodlands where development has occurred with a Woodlands Permit. The additions have been minor, the overall increase of woodlands within the City has gone down over the years.
Chairperson Weddington announced it was a Public Hearing and opened the Matter up to the Public.
Dennis Suenkonis, (Declined)
Don Ferris, 209 Henning stated the wetland has trapped a the flow to the spring, he stated it has been doing more damage rather than good. He stated his garage which is built in the back has sunk and he asked if that portion of his property could be changed or looked into to redesigning that part of the wetland.
Chairperson Weddington asked that Mr. Bluhm or someone from JCK follow up with Mr. Ferris.
Seeing no one else, she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
Dennis Watson, Assistant City Attorney suggested that the recommendation include the opportunity for the Consultants to review each parcel and make any minor changes that they feel would be necessary.
Member Churella thought the Matter should be closely looked into before any recommendation is made. He thought the Matter should be postponed to give the Commission time to discuss it with the Consultants to find out exactly how they came up with the wetland and woodland areas.
Chairperson Weddington asked the Consultants to address Member Churella’s question at this time.
Ms. Lemke stated the woodlands were inventoried based on the old map. All of the woodlands were walked, categorized and they were looking for deletions and changes from sparse to light and additional hedge rows.
David Wickens, Environmental Specialist stated every wetland in the City was looked at and inventoried. He stated for each wetland they filled out a data form and section by section. The updates reflect the current conditions and changes.
Member Churella asked how the pockets were developed? He stated they were dry for 20 years and in the last 5 years they became wet, he asked how they became wet?
Mr. Wickens stated wetlands were dynamic, they could expand and shrink.
Member Churella asked if any wetlands that have shrunk in size were shown on the map?
Mr. Wickens answered, yes, he stated they reflected all sorts of changes.
Member Churella asked Ms. Lemke if any of the new woodlands shown on the map were overlooked in the past?
Ms. Lemke answered, no. She explained that there was a "sparse" category that was not regulated, it was reflected on the map as inventory areas. She explained that they were being watched to see what they would do as they have been around for a number of years. Ms. Lemke stated the majority of them were dropped as they did not meet the criteria.
Due to development and configuration of the land, Member Churella asked if any of the woodlands were lost?
Ms. Lemke answered, yes. However, a lot of woodlands have been preserved, in looking at the alternative designs, an average of 75% of high quality woodlands on site have been saved. She added that there has been a loss because of the development.
In regard to the wetland map, Member Churella asked if the map showed all of the wetlands that were under 2 acres?
Mr. Wickens answered, yes, he believed so.
Member Churella asked if they were all primary wetlands or secondary wetlands?
Mr. Wickens answered, they showed all wetlands regardless of quality.
Member Churella asked what the size of the smallest wetland was?
Mr. Wickens was not sure of the exact size.
Mr. Bluhm stated due to the scale of the map, it was difficult to show the small wetlands. He stated 1/10 of an acre wetland would not show up on the map. He explained that the map does not show to the quality of the wetlands. The quality issue comes up when someone proposes to develop and a more detailed look is taken at the wetland, it is then that the quality issues begin to come into play.
Chairperson Weddington asked Mr. Watson to clarify some of the issues.
Mr. Watson stated it was suggested in some of the correspondence and comments that by designating properties either woodlands or wetlands, the Commission was condemning or taking the property. He stated this was not the case. It was possible under the current state of the law for the Commission to have a taking of the property by regulation, but simply by designating the properties on the map would not do so. A regulatory taking of the property occurs when the effect to the regulation is to preclude all economically beneficial use of a piece of property.
Member Watza asked if the reverse was also true, if a woodland exists but is not characterized on the map, that it is still a woodland?
Mr. Watson stated in the case of the Woodlands Ordinance, it was a possibility. There is a provision that states the delineation of the boundaries are something that must be checked on the ground.
Member Watza asked if this was also true of the wetlands map?
Mr. Watson answered yes. He stated the wetlands map is not used in the Ordinance to designate what is regulated and what is not. He stated it is something that is done by definition under the Ordinance.
Member Piccinini asked if there was a net gain on the wetland map from the previous?
Mr. Wickens answered it has not been investigated.
Member Piccinini asked if there was any reasoning for not designating the quality of the wetlands on the map?
Mr. Wickens answered, it was beyond the scope of what was agreed to be done.
Member Piccinini thought it was important information.
Mr. Wickens agreed, however, the map was only being used to give a general idea of where the wetlands are located in the City.
Mr. Watson stated the same statute that provides for wetland inventory maps indicates that the definition used by the Commission for wetlands has to be the same definition that the State uses, which is not one that is broken down into different categories or different levels of quality.
Member Piccinini stated she needed to see more information on what the wetlands look like and what they are.
PM-98-08-151 TO TABLE THE WETLANDS AND WOODLANDS MAP AMENDMENTS UNTIL NOVEMBER 4TH, 1998
Moved by Piccinini, seconded by Churella, FAILED (4-5): To table the wetlands and woodlands map amendments until November 4th, 1998.
Member Mutch stated he would not be supporting the motion. He stated the maps were general and the Consultants were the ones who conducted the field surveys, therefore, Mr. Mutch did not feel that the Commission should be second guessing that element. Secondly, specific projects will require additional field surveying for trees and wetlands. He reiterated that he would not support a motion to table because he thought the maps were ready to go to the City Council for approval.
Member Watza stated he would support the motion if the woodlands map were included to be tabled because it was his impression that the maps were not particularly accurate.
Member Mutch asked Ms. Lemke if the trees that are regulated were only those that are 8" or greater in diameter?
Ms. Lemke answered, everything in woodland area is regulated from the ground up. The trees required to be replaced are 8" dbh and greater, anything under 8" is not required to be replaced.
Mr. Mutch asked what the ratio was for anything 8" and above, he asked what it was replaced with?
Ms. Lemke stated the chart indicates that 8" to 11" is replaced with 1 tree, 11" to 20" is replaced with two trees and greater than 20" in dbh is replaced with 3 trees. The trees are 2˝ " in caliper.
Mr. Mutch stated when woodlands are lost, even when they are replaced, the replacement trees are only 2˝" in size and they do not equal the quality of the lost tree.
Chairperson Weddington stated she would not be able to support the motion. She stated there was a matter of public information and public service that the maps provide. People have a need and a right to know what is being regulated and what is not. She stated it offers protection to citizens and notice to people who wish to acquire or develop property in the City. The matter has been reviewed and studied and a lot of money has been invested in it.
VOTE ON PM-98-08-151 FAILED
Yes: Canup, Churella, Piccinini, Watza
No: Capello, Csordas, Koneda, Mutch, Weddington
PM-98-08-152 TO APPROVE THE AMENDMENTS TO THE WETLANDS INVENTORY MAP SECTION 12-156.c AND WOODLANDS MAP SECTION 37-6.b TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL SUBJECT TO THE CORRECTIONS BROUGHT TO THE ATTENTION OF THE COMMISSION BY THE CONSULTANTS
Moved by Mutch, seconded by Csordas, CARRIED (6-3): To send a positive recommendation to City Council to adopt amendments to the Wetlands Inventory Map Section 12.156.c and Woodlands Map
Section 37-6.b subject to confirmation of corrections brought to the attention of the Commission by the Consultants.
Member Watza sensed that there were some inaccuracies, he asked how the Commission could ensure that the changes were made.
Chairperson Weddington stated the Consultants were responsible for making the changes, if there were specific errors or inconsistencies, Mr. Bluhm or Ms. Lemke should be notified.
Member Watza asked if there was a cut off time.
Member Churella asked if the changes would be made within 120 days?
Mr. Bluhm stated that was enough time to make the necessary changes.
VOTE ON PM-98-08-152 CARRIED
Yes: Capello, Csordas, Koneda, Mutch, Watza, Weddington
No: Churella, Piccinini, Canup
2. ZONING MAP AMENDMENT 18.575
Proposed rezoning of property located in Section 18 along the west side of Wixom Road, south of Twelve Mile Road and south of Grand River Avenue from General Industrial District (I-2) to General Business District (B-3), One Family Residential District (R-1) to Light Industrial District (I-1), Residential Acreage (RA), and One Family Residential District (R-1) to General Industrial District (I-2), and Residential Acreage (RA) to Light Industrial District (I-1) or any other appropriate zoning district.
Lee Mamola represented Frank Pellerito the owner of the property. He introduced Mark Czerlag from Thomas Duke Company. Mr. Mamola respectfully requested that the matter be tabled, however, he wished to make his presentation on why he felt the rezoning request was appropriate and then respond to Mr. Arroyo’s letter.
He stated the plans were totally conceptual, they represent a possibility of what could be built if the zoning could occur. Mr. Mamola stated that Mr. Pellerito owns about 196 acres in Section 18, generally at the southwest corner of Wixom Road and Twelve Mile Road. He also owns some property at the corner of Wixom Road and Grand River which is in the City of Wixom. The westerly 65 acres of Mr. Pellerito’s property is not under request for rezoning at this time, the balance is approximately 130 acres of which a small residential area in the corner has been excluded as well as an existing I-2 use, which leaves approximately 112 acres. Mr. Mamola stated much of the surrounding area is vacant, the general features of the property are that the norther portion is generally very wide and open. There are some trees and wetland areas in the middle of the property and there is a predominance of wetlands and woodlands generally on the south property. Much of how the property is developed depends upon working within the Woodlands Ordinance and working within the Wetlands Ordinance. The wetlands in the northern half are generally small and could be mitigated in a manner in which the Ordinance would allow. There are two areas of wetlands that he felt were too large and too difficult to mitigate and the design plan calls for both areas to remain. There is an area south of Twelve Mile that would serve as a buffer to the north/south entrance. Much of the existing northern area is open, the topography is gently rolling and physically easy to develop.
Mr. Mamola felt that B-3 was the appropriate zoning because there is a contiguous linkage of B-3 uses along Grand River Avenue. The existing B-3 portion in Wixom varies in depth and could be developed under the standards today. However, in all likelihood, it would be developed as more than one project. From a safety standpoint, he felt that the fewer curb cuts interjected at that point, the better. He believed to extend the Wixom B-3 to the Novi B-3 made sense because the end result would be a larger development where traffic could be controlled. He stated he would like to have the matter tabled because it was his intent to amend the current application to include the area to also be rezoned from I-2 to I-1.
Mr. Mamola reported that the road pattern minimizes traffic and intrusion into the east/west portion of Twelve Mile Road. He believed that Wixom was considering rezoning the area to the west of their existing B-3 to a B-3 use, therefore, the traffic would flow through a Commercial area. Mr. Mamola stated the road pattern would not comply with Novi’s road standards for a dead end road or a cul-de-sac road because it is too long. He thought there was an adequate area to mitigate much of the wetlands in the northern area and provide an area for mitigation that is based on a topography analysis. He stated most of the sites would likely be Office uses. Mr. Mamola stated there was another alternative plan that shows the roadwork system working in compliance with the Ordinance. It requires that he have an extra outlet onto Twelve Mile Road but the general pattern of development is the same. In addition, he felt that the light industrial market would be further narrowed to warehouses and distribution places giving that the I-696 interchange and Wixom Road were only Ľ mile to the north. Mr. Mamola felt that the I-1 District is a less intense use for Novi.
Mr. Mamola stated he would like the matter tabled for three reasons; 1) the need for the City to address certain parts of the Master Plan; 2) he would like to amend his request to include the existing I-2 which was not a part of the initial request; 3) he stated he could use the time to look at other alternatives for developing properties in the southern woodland area. He respectfully requested that the matter be tabled.
Rod Arroyo, Planning & Traffic Consultant did not recommend approval of the requested action. He supported that there be consideration of this area as part of the Master Plan for Land Use update. Mr. Arroyo thought the western part of Novi should be a priority in terms of the update because not only is this rezoning before the Commission, there has been another application submitted for Commercial rezoning at the intersection of Eight Mile Road and Beck Road. He stated a number of applications are asking for uses that are not consistent with the Master Plan. This is why he was not in favor of the application as it currently stands. He indicated that the Master Plan for Land Use currently calls for Office uses on the subject site. There is also a PD-4 overlay bug on this area, which is the high tech designation. Mr. Arroyo stated the proposed zoning change would place Industrial zoning classifications adjacent to Residential and to do so in an area that is not consistent with the Master Plan was not appropriate at this time and would need to be studied in more detail as part of the Master Plan for Land Use update. He indicated that the intensity of range of uses permitted within Industrial Districts could have a negative impact on Residential areas while there can be Industrial uses within high-tech and OST. He thought the OST District was generally intended to provide for uses that are less intensive than Light Industrial. Regarding the B-3 request, he believed the property could be developed without any change of zoning.
Mr. Arroyo identified some alternatives that might be worthwhile to look at; 1) to make a negative recommendation of the request and consider the site as part of an overall Master Plan for Land Use update; 2) to rezone a portion of the property north of the heavy woodlands area and east of the north/south extension of Twelve Mile Road as an I-1 zoning classification and retain the existing Residential zoning classification along the southern boundary of the parcel so it has a similar zoning classification to the Harvest Lake project located directly to the south; 3) to rezone the parcel consistent with the applicants’ request; 4) to rezone the parcel consistent with the applicants’ request except to eliminate all of the I-2 zoning classifications; 5) to apply I-1 zoning classifications in the area that the applicant is asking for B-3 designation. Mr. Arroyo pointed out additional excerpt information in the packet.
In regard to traffic, over a 24 hour period, with the existing zoning, a typical development might generate approximately 2,100 trips per day versus 16,600 trips for the proposed zoning classification. The p.m. peak hour would generate approximately 345 trips versus approximately 1,400 new trips.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.
Michael McDonald, 49045 Pontiac Trail represented the City of Wixom. He addressed the Commission on some of the concerns in the City of Wixom. In regard to the buffer to residential, he stated there are a significant amount of citizens who live to the north on Twelve Mile Road. He expressed concern with the buffer and stated quite frequently multiple housing is used between Industrial and Residential. He stated there was a severe drainage problem coming out of Novi into Wixom, he stated the historic drain pattern flows to the north to the Huron River and it is about a $60,000 fix to get the water out of there. He was concerned with Novi working with the City of Wixom regarding buffering.
Dennis Suenkonis, 40890 North Ten Mile Road (No Comment)
Don Dominic, 26991 Wixom Road lives to the south of the proposed zoning change. He stated this seemed like another rendition of the Grand Plan of 1989. It was not a good idea then and he did not think it was a good plan now. He stated it seemed that cluster homes were going to be put in. He asked the Commission to remember in 1996 it was determined that the western portion of the City would be primarily Residential. He was not opposed to having neighbors, but he thought he should have good neighbors, not Industrial. He asked the Commission to take into consideration the Jr. High school and the plans and approval for an elementary school. He stated he would like to see it utilized as a Residential area not Industrial.
Unknown gentleman stated he appeared before the Commission in the past regarding the same proposal. He stated the matter has come up twice in the past and both times it had been defeated when it was sent to the Council. He hated to go through it again to have it defeated again. He stated there were enough good reasons not to allow an industrial park near so many homes. He was hopeful that the Commission would consider not approving it being turned into and industrial park.
Chairperson Weddington asked if anyone else wished to address the Commission? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
PM-98-08-153 TO POSTPONE ACTION ON ZMA 18.575 TO ALLOW THE MASTER PLAN AND ZONING COMMITTEE TO REVIEW THE MATTER AND TO SEND SUPPLEMENTAL NOTIFICATIONS TO ALL OF THE PROPERTY OWNERS WHO WERE NOTICED FOR THIS HEARING
Moved by Capello, seconded by Churella, CARRIED UNANIMOUSLY: To postpone action on ZMA 18.575 to allow the Master Plan and Zoning Committee to review the matter and to send supplemental notifications to all of the property owners who were noticed for this hearing.
Member Watza stated he would be in support of the motion as long as it included the Public Hearing so the applicant can come back if they choose.
Mr. Watson clarified that the Public Hearing would pertain to the additional specific area that was not a part of the application.
Member Watza expressed concern with developing a practice where the matter comes before the Commission and the applicant shows up to discuss it and then it is postponed to another meeting where the applicant is not in attendance, he did not think it was fair to the applicant.
Member Capello understood the concerns of Member Watza, however, he was unsure if there was a procedure that would require the applicant to give notice to everyone if it is not a Public Hearing.
Mr. Watson suggested to include in the motion, to notify those persons who would have to be notified as a part of the supplemental application and anyone who was missed, notify them as well.
Member Capello included the comments of Mr. Watson as part of his motion.
VOTE ON PM-98-08-153 CARRIED UNANIMOUSLY
Yes: Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup, Capello
Chairperson Weddington announced the Commission would take a brief recess.
MATTERS FOR CONSIDERATION
1. NBD, SP98-30
This project is located on the north side of Grand River Avenue between Novi and Meadowbrook Roads. Applicant is seeking Preliminary Site Plan approval.
Art Zsido of NBD First Chicago reviewed the plan to develop an additional ATM to the site. To the south of the site is Grand River. To enter the site, there is a bypass lane to the drive up facility where there is an existing ATM. He proposed to add an additional ATM directly behind it.
Rod Arroyo, Planning and Traffic Consultant stated the primary issue has been the ATM unit and the appropriate screening and fitting within the TC District. He felt that Mr. Necci’s recommendation was a good one regarding constructing some additional masonry pillars on both sides of the proposed ATM machine to provide screening and to help it fit in with the TC District requirements. Mr. Arroyo recommended approval of the Preliminary Site Plan subject to the comments in his letter.
In regard to traffic, Mr. Arroyo stated the site has additional access up to Eleven Mile Road. He recommended approval.
David Bluhm, Engineering Consultant stated there were a number of minor comments which he felt could be addressed at the Final Site Plan. He expressed concerns with drainage. He stated there appears to be adequate storm sewering for the project and the additional pavement. He stated he would be looking for additional grading and for the applicant to review their storm structure placement locations to assure that they do not provide any puddles in areas which could be a hazard. Mr. Bluhm recommended approval.
Linda Lemke, Landscape Architect recommended approval of the landscape concerns. She stated there were a number of items that would need to be furnished at the time of Final which are indicated in her report. She stated the existing plant materials were not clearly indicated, especially in the western area where the ATM was proposed. She stated she could not determine which plants were to be relocated. She was not in favor of removing the existing trees and shrubs on the western property line, however, they could be trimmed to allow for a more clear view. Ms. Lemke stated the large walnut tree directly west from the overhang has a lot of dead wood that needs trimming.
Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the plan has been reviewed and approval is recommended.
Chairperson Weddington announced she has received a letter from Douglas R. Necci of JCK which states that the following is a facade report on the above project. The project consists of construction of a new ATM to be located immediately north of the existing ATM on the NBD site. The existing ATM is located between two masonry pillars and below the existing drive-thru canopy. The existing masonry pillars provide substantial visual screening of the existing ATM and serve to visually integrate the ATM into the building design. The proposed ATM cabinet is approximately 2' wider than the existing cabinet and has no such screening. The proposed cabinet is otherwise similar to the existing cabinet. Ordinance Section 1602.9 requires that structures in the TC District be constructed primarily of brick and stone. Mr. Necci believed in this case, the use of materials matching the exiting building would be preferable to the use of brick and stone. It was his recommendation that the applicant revise the design of the proposed ATM to provide visual screening and integration into the building design consistent with that of the existing ATM. He suggested that masonry pillars equal in height and width to the existing pillars be placed on either side of the proposed ATM cabinet. The depth of the pillars should be equal to the depth of the ATM cabinet and the pillars should be of masonry of the type and color to match the existing pillars and should be capped with a stone coping.
Chairperson Weddington turned the Matter over to the Commission for Discussion.
Member Capello asked the applicant if he had any problem leaving the trees as requested in Ms. Lemke’s letter?
Mr. Zsido answered, no.
Member Capello asked if he had any problem meeting Mr. Necci’s concerns regarding the pillars and making them compatible with the building?
Mr. Zsido answered, yes. He explained his concern was that security likes to have it open around the ATM. This is the reason that there are no pillars provided around any of the ATM locations. He explained that pillars give a place of refuge for people to hide.
Member Capello asked Mr. Watson if the applicant needed a facade waiver if they were not going to meet the requirement of Mr. Necci?
Dennis Watson, Assistant City Attorney stated he would have to look at the Town Center District standards. He stated it did not appear that Mr. Necci was referring to the normal Section 4 Waiver because he was not talking about Section 2520. He stated the standards typically require that the facades primarily be brick or stone and also augmented by materials complimentary to brick or stone. When renovations are proposed, the existing building should be brought into compliance. There is a provision similar to the waiver that indicates when facade materials other than brick or stone are proposed for a building within the TC or TC-1 District, the Planning Commission may permit such alternative facade materials provided it finds all of the following conditions are satisfied; 1) the facade materials and material combinations will be consistent with and enhance the building design concept; 2) the selected facade materials and material combinations will be complimentary to existing or proposed buildings within the site; 3) the use of the selected facade materials and material combinations will not detract from future development in the District; 4) the request is accompanied by a written design statement describing how the selected facade materials will satisfy the requirements. Mr. Watson stated it also states that the Commission can request a report or recommendation from a professional design consultant. Mr. Watson stated the Commission is allowed flexibility.
PM-98-08-154 TO GRANT PRELIMINARY SITE PLAN APPROVAL TO NBD, SP98-30 SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS. INCLUDING A FACADE WAIVER UNDER SECTION 1602.9, A-D
Moved by Capello, seconded by Watza, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan approval to NBD, SP98-30 subject to all of the Consultants conditions. Including a facade waiver under Section 1602.9, a-d.
VOTE ON PM-98-08-154
Yes: Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup, Capello, Churella
MATTERS FOR DISCUSSION
Chairperson Weddington announced there were two conferences upcoming. One was the MSPO conference in Mackinac Island in October and the other was the APA conference in Seattle in April of 1999. She announced the budget for conferences was only $3,500. She stated it was very important that the new Commissioners be provided some basic training which is offered locally throughout the year.
Mr. Arroyo reported that the MSPO conference was set up so Commissioners could register for one day if they wished to do so, this might allow more Commissioners to attend. He stated Commissioners could also come up for the awards dinner only because the City is an award winning Community.
Khanh Pham, Staff Planner stated the important issue is that the Commissioners who wish to attend fill out the registration forms by the end of next week.
PM-98-08-155 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 11:30 P.M.
Moved by Canup, seconded by Capello, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 11:30 p.m.
VOTE ON PM-98-08-155 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington
Khanh Pham - Staff Planner
Transcribed by: Diane H. Vimr
August 14, 1998
Date Approved: September 02, 1998