REGULAR MEETING OF THE NOVI PLANNING COMMISSION
WEDNESDAY, MARCH 03, 1999 AT 7:30 P.M.
COUNCIL CHAMBERS - NOVI CIVIC CENTER - 45175 WEST TEN MILE ROAD
Meeting called to order at 7:35 p.m. by Chairperson Weddington
PRESENT: Members Canup, Capello (arrived 7:40 p.m.), Churella, Csordas, Koneda, Mutch, Piccinini, and Chairperson Weddington
ABSENT/EXCUSED: Member Watza
ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant David Bluhm, Assistant City Attorney Paul Weisberger, Landscape Architect Linda Lemke, Environmental Specialist Debbie Thor, Senior Environmental Specialist Aimee Kay, Director of Planning & Community Development Jim Wahl, and Staff Planner Khanh Pham
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
Chairperson Weddington asked if there were any additions or changes to the Agenda? Seeing
none she entertained a motion to approve the Agenda as presented.
PM-99-03-133 TO APPROVE THE AGENDA AS PRESENTED
Moved by Mutch, seconded by Csordas, CARRIED UNANIMOUSLY: To approve the Agenda as presented.
VOTE ON PM-99-03-133 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Weddington
Lee Mamola commented on the Fašade Ordinance. He stated on February 08, 1999 he received a fax from JCK & Associates indicating that effective immediately, several of his projects were no longer in compliance with the Ordinance. He felt that the Ordinance was very problematic and an embarrassment to the City and proceeded to give some examples as to why. Mr. Mamola suggested that the Commission begin a process to immediately rescind the Ordinance. He stated he offered to bring design professionals in more than a year ago and that assistance is still available. He knew of other workshop sessions in the near future and offered his assistance. He asked to be notified when the matter was to appear before the Ordinance Review Committee.
Chairperson Weddington asked if anyone else would like to address the Commission? Seeing no one she closed the Audience Participation and announced there would be a second after the mid-point break and a third before adjournment.
An Ordinance to amend the definition of "density" contained in Section 201 of Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance, to add the definition of "net site area" to Section 201 of said Ordinance, to amend Section 501 of said Ordinance to include shared elderly housing as a principal permitted use, to amend Section 601 of said Ordinance to include independent and congregate elderly living as a principal permitted use, to amend subsections 1101.3, and 2301.3 to update housing terminology as defined in Section 201, to amend the RM-1 Multifamily Residential District designation within the schedule limiting height, bulk, density and area contained within Section 2400 of Ordinance No. 97-18 to provide minimum floor area requirements for an efficiency room in a RM-1 unit, to amend the dwelling unit density regulations found in the Schedule of Regulations contained within Section 2400 of said Ordinance, to amend footnote (d) in Section 2400 to address the unique needs of elderly housing in Multiple Family Districts and to delete Subsection 1903.12.
Rod Arroyo, Planning and Traffic Consultant stated the intent of the amendment is to try to address some clean up items in the Ordinance and Ordinance requirements for senior housing to make it consistent and bring elderly housing into compliance with a number of provisions. Mr. Arroyo reviewed the amendments. He stated the definition of Density changes the reference to the net site area and added a definition of net site area.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.
Al Tuomaala of Siegal, Tuomaala Associates supported the Ordinance amendment as a designer and architect who has engaged in the area of business that it pertains to.
Chairperson Weddington asked if anyone else would like to address the Public Hearing? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
Member Koneda asked if the 50 person capacity depended upon what the room is used for? He asked if there was a way to be more specific, he was concerned that it was pretty vague.
Mr. Arroyo stated the number would be calculated based upon the Building Departments requirements for occupancy.
Member Churella asked if the units could be designed to cluster the restroom and kitchen facilities?
Mr. Arroyo answered, it depended upon the type of unit.
Member Piccinini asked where the numbers for percentages and amounts came from?
Mr. Arroyo answered, it was the current Ordinance requirement. He did not know the source, however, he thought it was consistent with other requirements of communities in the area.
Member Piccinini asked if there has been a study conducted to see what is needed in Novi?
Mr. Arroyo answered, no, there has not been a market study prepared on behalf of the City to address it. He stated the Ordinance would enable the City to weather changes in the market as it goes along and occasionally the Ordinance would have to be re-evaluated.
Member Mutch referred to Part 5, he stated if an assisted living facility were to be built in OS-1 abutting residential the requirement would be to provide a 50 setback while if the same facility were to be built in an RM-1 abutting residential, the requirement would be a 75 setback. He asked why this was not consistent or why one would be treated differently than the other.
Mr. Arroyo explained that they are different districts.
(Discussion ends at this point. Tape 2 of meeting completely blank due to recording difficulties.)
PM-99-03-134 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL FOR ZONING TEXT AMENDMENT 18.149 INCLUDING THE DEFINITION BROUGHT FORWARD BY ROD ARROYO
Moved by Csordas, seconded by Koneda, CARRIED (7-1): To send a positive recommendation to City Council for Zoning Text Amendment 18.143 including the definition brought forward by Rod Arroyo.
VOTE ON PM-99-03-134 CARRIED
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Weddington
MATTERS FOR CONSIDERATION
1. FY 1999-2000 PLANNING COMMISSION WORK PROGRAM AND BUDGET - REVIEW AND APPROVAL
(Tape 2 of meeting completely blank due to recording difficulties. Recording resumes at this point.)
Member Mutch stated he would not support the amendment nor would he support the budget if it were adopted.
Member Koneda was in favor of wetland preservation, however, he had a problem with putting in a line item when there is no background as to why. He expressed concern about generating information that will be obsolete before it can be used. He supported the work plan. In regard to the Residential Development Option, he asked what would be accomplished by it?
Mr. Arroyo answered, there was a new Master Plan coming forth that would have some recommendations that deal with preservation of open space and flexibility in residential options. He stated there were Ordinances in place that dealt with wetlands and woodlands, but what is not provided are ways to provide incentives to create things that are not covered in the Ordinances. He stated this was a way to evaluate ways to provide incentives and make it a win-win situation for everyone.
Linda Lemke, Landscape Architect stated it would give the applicant some benefits and room in the Design Standards to achieve a better project and this is what is being looked for in the evaluation.
Member Koneda understood it as the consultants were looking for additional incentives other than density relief.
Ms. Lemke answered yes.
Member Koneda stated he would support it. He asked who manages the work programs as they go on during the year?
Jim Wahl, Director of Planning and Community Development stated most of the work outlined is performed by the consultants. The staff will oversee the work and in some instances there will be periodic reports.
Member Koneda commented on the Land Use information system, he was glad to see it in the packet. He was hopeful that City Council would see the importance of it and realize the long term value that it could have to the community. He supported it as a line item as part of the regular budget.
Member Csordas asked Member Capello for clarification regarding the reason he wanted to survey all of the wetlands two (2) acres or less.
Member Capello stated he agreed with Mr. Pham and Mr. Bluhm that it would probably not be an adequate study. However, on a case by case basis, anything two acres or less would be the responsibility of the City and their burden to go out and investigate the wetlands and come to the Planning Commission with a report on whether or not they are essential.
Member Csordas recommended that the Commission provide some clarity to City Council on that line item and include it because in a budget scrubbing process, it would be their discretion to delete or add. He stated he would support it.
PM-98-03-135 TO ADOPT THE PLANNING COMMISSION WORK PROGRAM AND BUDGET FOR FISCAL YEAR 1999-2000 AS PRESENTED WITH AN ADDITIONAL $25,000 FOR WETLAND EVALUATION OF WETLAND AREAS TWO (2) ACRES OR LESS FOR A TOTAL BUDGET REQUEST OF $58,605
Moved by Canup, seconded by Piccinini, CARRIED (7-1): To adopt the Planning Commission Work Program and Budget for Fiscal Year 1999-2000as presented with an additional $25,000 for wetland evaluation of wetland areas two (2) acres or less for a total budget request of $58,605.
VOTE ON PM-98-03-135 CARRIED
Yes: Capello, Churella, Csordas, Koneda, Piccinini, Weddington, Canup
Chairperson Weddington reminded the Commission that if there were any requests for CIP items to be considered, they should be forwarded to Heidi Hannan, Community Development Coordinator, no later than next week.
Secondly, Chairperson Weddington stated she has received a request from Craig Klaver, Assistant City Manager for input on Consultant Review Process. Chairperson Weddington stated she would be contacting each Commissioner within the week to gather information and input on each of the Consultants.
1. RELATIONSHIPS BETWEEN MASTER PLANS AND GEOGRAPHIC AREA PLANS - ROD ARROYO
Rod Arroyo, Planning and Traffic Consultant spoke regarding Geographic Area Plans and their relationship to the Master Plan. He gave a brief definition and some examples. He stated they were a positive way of defining the Master Plan and also coming up with better ways to implement it.
2. SUBDIVISION PLAT REVIEW - ROD ARROYO
Rod Arroyo, Planning and Traffic Consultant stated the authority to review subdivision plats comes from the State Land Division Act. They have established a three step process; 1) Tentative Preliminary Plat which goes to the Commission who makes a recommendation to the governing body. By law, the City Council must approve or deny it. 2) Final Preliminary Plat goes to City Council. 3) Engineering review and the Final Plat is recorded. He explained the difference between a division of land and a subdivision of land.
PM-99-03-136 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 9:00 P.M.
Moved by Canup, seconded by Churella, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 9:00 p.m.
VOTE ON PM-99-03-136 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Weddington
Khanh Pham, Staff Planner
Transcribed by: Diane H. Vimr
March 08, 1999
Date Approved: March 17, 1999