REGULAR MEETING OF THE NOVI PLANNING COMMISSION
WEDNESDAY, APRIL 07, 1999 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 Churella, Csordas, Koneda, Mutch, and Chairperson Weddington
ABSENT/EXCUSED: Members Canup, Capello, Piccinini and 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 Planning Assistant Kelly Schuler
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.
PM-99-04-147 APPROVE THE AGENDA AS PRESENTED
Moved by Mutch, seconded by Csordas, CARRIED UNANIMOUSLY: To approve the Agenda as presented.
VOTE ON PM-99-04-147 CARRIED UNANIMOUSLY
Yes: Churella, Csordas, Koneda, Mutch, Weddington
Lynn Kocan, 23088 Ennishore Drive wrote regarding the Public Hearing for the Amendment to the Ordinance 97-18, subpart 2519.10.c., Noise Ordinance. She was pleased with the changes that have been made to the Ordinance a year ago. The requirement for noise analysis not only serves as protection to all residents, but also as a planning tool for the developers to ensure that noise is mitigated at the planning stage. She believed some of the proposed changes to the existing Ordinance would be harmful to the community. She believed that loosening up the Ordinance to save the very few from requesting a waiver from the ZBA does not serve the residents or the City well, and asked the Commission to proceed with caution when revising the Ordinance.
Chairperson Weddington announced there was one item on the Consent Agenda, the approval of the March 17, 1999 Regular Planning Commission Meeting minutes. She asked if there were any corrections to the minutes.
Paul Weisberger, Assistant City Attorney referred to Page 12, the first motion should read, "To grant Preliminary Site Plan approval on the application of Bellagio SP98-49A contingent on City council granting a Preservation Option ".
He then referred to the second motion, it should read, "To grant Preliminary Site Plan approval ".
Chairperson Weddington asked if there were any other corrections to the minutes? Seeing none she entertained a motion to approve the minutes.
PM-99-04-148 TO APPROVE THE CONSENT AGENDA CONSISTING OF THE MINUTES OF THE REGULAR PLANNING COMMISSION MEETING OF MARCH 17, 1999 AS CORRECTED
Moved by Csordas, seconded by Koneda, CARRIED UNANIMOUSLY: To approve the Consent Agenda consisting of the minutes of the Regular Planning Commission Meeting of March 17, 1999 as corrected.
VOTE ON PM-99-04-148 CARRIED UNANIMOUSLY
Yes: Churella, Csordas, Koneda, Mutch, Weddington
Project is located in Section 16 on the southwest corner of Taft Road and Grand River Avenue. The 4 acre-site is zoned Light Industrial (I-1). Applicant is seeking Preliminary Site Plan approval and Special land use Permit approval.
Lee Mamola reviewed the new design of the site. He stated the southern line of the parking lot is now 100 away from the residential property line to the south. The building and driveway have been slightly moved toward the north. He added a 13 landscaped berm along the south property line and the building footprint and design has changed to accommodate the site changes. Mr. Mamola reported that they have expanded the use of face brick and integrated the use of an exterior finish insulation material. He stated there was also textured concrete block on the recessed truck well area. He stated the ZBA determined that a variance for the berm was not needed.
Rod Arroyo, Planning and Traffic Consultant stated the site plan was an improvement over the previously submitted plan. The applicant has reduced the need for many ZBA variances, the parking lot has been adjusted to the 100 spacing standard. Mr. Arroyo recommended approval of the Special Land Use and the Preliminary Site Plan subject to a number of conditions. He asked that a Hazardous Materials Checklist be provided as part of the Final. He stated the Special Land Use standards are met. There were some minor issues that needed to be addressed on the Final Site Plan. From a planning perspective, Mr. Arroyo recommended approval.
In regard to traffic, Mr. Arroyo stated many of the trip generation and road issues remain the same. He stated there were two proposed points of access. The new plan meets the 100 spacing standards, therefore, a waiver would not be needed. In regard to the requirement for a bikepath along Taft Road and insufficient R.O.W., Mr. Arroyo pointed out that there is the option of possibly putting it within an easement if the applicant would grant an easement. He indicated that the issue should be discussed. He recommended approval subject to the potential for an easement for a bikepath along Taft Road.
David Bluhm, Engineering Consultant stated the detention basin has been reconfigured to allow the berm to be placed along the south edge. The site is served by water and sewer, paving and storm sewer is to be installed. He stated there were a number of other comments. He recommended approval.
Linda Lemke, Landscape Architect recommended approval of the Conceptual Landscape Plan. She stated the Planning Commission needed to waive the requirement for the berm. She stated she would like to see additional shrubs along the berm area. The applicant is allowing an option to save two trees on the eastern side of the site, if this is done, protective fencing will be required. She was looking for additional evergreen shrubs on the R.O.W. plantings to screen the parking. Ms. Lemke recommended approval.
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 above plan has been reviewed and approval is recommended.
Mr. Bluhm stated the Environmental Department has reviewed the plan for a Wetlands Permit. There is a small regulated wetland near the southwest corner of the site that extends off site further to the west and north. It is an Administrative permit. There were a number of comments. At this time, Mr. Bluhm was not in a position to recommend approval of the Administrative permits, he stated he would like to see some additional information. Setback requirements are not shown, the size of the wetlands are not shown on the site. A small amount of impact is proposed on the southwest corner of the parking area. He stated he would like to evaluate the applicant shifting the parking slightly to try to minimize the impact. He stated these issues would need to be addressed before a permit could be issued.
Doug Necci of JCK stated the applicant has significantly changed the percentage of brick on the building. With the change, there are still several materials that exceed the Façade Chart percentages, that being the E.I.F.S. and the split faced C.M.U. Based on these two issues, he recommended a Section 9 Waiver.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.
Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
Member Csordas asked for clarification of the bikepath on Taft Road.
Mr. Arroyo stated there is a requirement per the Design and Construction Standards for a bikepath on the west side of Taft Road. They are required to provide it if there is adequate R.O.W. The option would be for them to grant an easement and put the bikepath in the easement.
Mr. Mamola stated part of the reason the parking was able to be moved away from the residential area was that the building was moved to the north and east toward Taft Road. He stated when looking at the topography issues, the proximity of the walk to the building and the road, etc. it seemed that he was presented with certain difficulties in constructing the sidewalk. His intent was to seek an appeal to Council and if he was not successful, the walk would then have to be constructed one way or another.
Member Csordas asked for clarification on waiving the requirement for a berm on the south end of the property.
Ms. Lemke stated there is an existing woodlands in the southwest corner that would have to be removed if the berm were to be put in. She stated the Commission could grant a waiver not to put the berm in that location.
PM-99-04-149 TO GRANT PRELIMINARY SITE PLAN APPROVAL AND SPECIAL LAND USE PERMIT APPROVAL TO JOHNSON GROUP SERVICES SP98-44A SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS INCLUDING WAIVER OF THE BERM ON THE SOUTHWEST CORNER OF THE PROPERTY AND TO GRANT A SECTION 9 FAÇADE WAIVER
Moved by Csordas, seconded by Churella, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan approval and Special Land Use Permit approval to Johnson Group Services SP98-44A subject to all of the consultants conditions including waiver of the berm in the southwest corner of the property and to grant a Section 9 Façade Waiver.
Member Churella asked if there would be a berm on the east side of the property?
Ms. Lemke answered, yes.
Member Churella asked why the bikepath could not be located on top of the berm?
Mr, Mamola had a number of practical problems with that.
In regard to the building setback along Grand River, Member Mutch stated the applicant only shows 30 from the future 60 R.O.W. With the improvements planned for Grand River, what types of problems does this pose for the use or for the City?
Mr. Arroyo stated the applicant would still have sufficient R.O.W. so the building would not be in jeopardy with the widening of the roadway. He stated they could not be required to setback from the future R.O.W. line but only from the existing line.
Member Mutch asked if the City takes the R.O.W. up to the 60 line, would the building then become non-conforming because it does not meet the setbacks?
Paul Weisberger, Assistant City Attorney stated the City could go to the ZBA and ask for a variance for the setback deficiency with respect to the building which would eliminate the problem.
In regard to the 8 sidewalk along Grand River, Member Mutch asked if it should be required at this time?
Mr. Arroyo thought the Commission could ask the applicant to consider including it.
Member Mutch asked if the applicant was proposing to put landscaping in the area where the bikepath may go along Taft Road?
Ms. Lemke answered, yes.
Member Mutch asked if they should be doing so if a bikepath was proposed for the future?
Ms. Lemke answered the landscaping could be done so the bikepath could still be put in at a future date.
Member Mutch stated Section 2511 states that light poles adjacent to residential shall be no higher than 25, he stated the plan shows 30 and asked the applicant to clarify.
Mr. Mamola stated it was not his intent to exceed the Ordinance and that it may need to be revised to 25.
Member Koneda asked for clarification regarding resetting the building on the property line. He asked if it was moved closer to Grand River to provide an extra 18 of setback on the south side?
Mr. Mamola stated the major reason was to create the berm and in so doing, he was able to obtain the 100 setback.
Member Koneda stated if the building setback for the future R.O.W. is moved, it would encroach on the 100 setback on the south side. He asked if it would require the applicant to come back for a variance from the Commission?
Mr. Weisberger stated if the road is expanded by the City in the future, thereby creating a setback problem, the City would request a ZBA variance for the setback.
Member Koneda asked what impact the parking lot would have on the setback?
Mr. Bluhm stated it should not have any impact. He stated he was asking for minor shifting of the actual service drive at the southwestern corner. He stated it should not impact any setback issues.
VOTE ON PM-99-04-149 CARRIED UNANIMOUSLY
Yes: Churella,Csordas, Koneda, Mutch, Weddington
An Ordinance to amend subpart 2519.10c of ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance, to allow the approving body to waive the noise study requirement under certain circumstances.
Rod Arroyo, Planning and Traffic Consultant stated the proposed amendment comes from the Implementation Committee. He stated they have looked at the various requirements for noise studies as it relates to Special Land Use approvals and there were a number of recommended changes. He indicated that none of the changes have any impact on a developments requirement to meet the Noise Standards, all development must adhere to the Citys Noise Standards.
Mr. Arroyo reviewed the changes. The first being the title which changes to Special Land Use and Site Plan Approval. He reviewed the number of provisions to waive the noise study. 1) the adjacent residential district does not now, and is not likely to contain residential dwelling units; 2) the adjacent residential units are separated from the proposed industrial site by an existing buffer area sufficient to mitigate noise impacts; 3) the proposed use is of a nonindustrial nature and is not likely to generate noise levels at or near the maximums established in Table A, or; 4) the proposed use is separated from a residential district by a major thoroughfare.
Mr. Arroyo recommended that the Commission make a positive recommendation to City Council.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
PM-99-04-150 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL FOR THE ADOPTION OF ZONING TEXT AMENDMENT 18.150
Moved by Csordas, seconded by Churella, CARRIED UNANIMOUSLY: To send a positive recommendation to City Council for the adoption of Zoning Text Amendment 18.150.
In regard to the approving body waiving the noise study, Member Koneda asked if the text was clear enough to understand that only one of the requirements needed to be met versus all of them.
Mr. Weisberger answered yes. He stated the "or" after subparagraph 3 was an indication.
Chairperson Weddington commented that the Implementation Committee, having worked on the Ordinance, tried to address some problems. She stated the adopted Ordinance has addressed those problems, however, it has also had some unintended consequences that she felt were being addressed by the changes. She felt it was helping to balance things out and that it was worthy of being adopted.
VOTE ON PM-99-04-150 CARRIED UNANIMOUSLY
Yes: Csordas, Koneda, Mutch, Weddington, Churella
An Ordinance to amend subsection 8 of section 2516 of Ordinance No. 97-18, as amended, the City of Novi zoning Ordinance, to promulgate a revised Site Plan and Development Manual for the City of Novi to expedite site plan review and development by establishing site plan review procedures, and by providing developers and prospective developers with an overview and step-by-step description of the site plan review process, as well as additional information relating to development within the City of Novi.
Rod Arroyo, Planning and Traffic Consultant stated a major proposed change is the requirement for a pre-application conference. He clarified that it provides an opportunity for the staff and consultants to provide input to the plan, identify deficiencies in the plan so that when the plan comes in for Preliminary Site Plan approval, hopefully a majority of the issues can be resolved. The goal is that over 50% of the plans that come in for Preliminary Site Plan approval only have to be reviewed once before they come to the Commission. There are additional graphics, a sample site plan, detailed information on specific review processes and a new section devoted to the construction process. There have been changes made to the Community Impact Statement requirement.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.
Debbie Bundoff stated 15 years ago the City had a Planning Concept Committee where residents had the ability to attend. The Committee was made up of the City staff and consultants, a member of the Planning Commission as well as a member of City Council. She stated if the City was going to go back to that type of thing, she was hopeful that it would also include those two phases of the City.
Chairperson Weddington asked if any of the proposed changes had been reviewed with the development community or the Chamber of Commerce?
Mr. Arroyo answered the Chamber of Commerce has reviewed it and provided a letter of review. Their comments were generally very positive and they liked the new format. He reported that there have also been a few private developers who have made some comments. He stated for the most part, the comments have been favorable.
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 thought the reformatted appearance of the Manual was a step up from the original Ordinance. He liked that the key points were highlighted and that it was divided into sections.
PM-99-04-151 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL TO ADOPT ZONING TEXT AMENDMENT 18.151
Moved by Koneda, seconded by Mutch, CARRIED UNANIMOUSLY: To send a positive recommendation to City Council to adopt Zoning Text Amendment 18.151.
VOTE ON PM-99-04-151 CARRIED UNANIMOUSLY
Yes: Koneda, Mutch, Weddington, Churella, Csordas
MATTERS FOR CONSIDERATION
Project is located in Section 12, on the north side of 12 Mile between Haggerty Road and M-5 Connector. The 2.99 acre-site is in the Office Service Technology (OST) District. Applicant is seeking Preliminary Site Plan approval.
David Stewart stated the project was very similar to the building that was built at the southeast corner of Twelve Mile Road and Haggerty in the Country Club Corporate Park. He stated the building was virtually all brick with very little metal coping on top of the brick and a metal surround around the rooftop equipment.
Rod Arroyo, Planning and Traffic Consultant recommended approval subject to a few outstanding items being addressed on the Final. He stated the loading area needed to be shown on the plan as it was not clear where that would take place. He would like to see additional information on calculations for gross leasable area to verify the total percentage. Mr. Arroyo believed that the requirements for R.O.W. width would be satisfied provided the easements are shown and dedicated as part of the approval process. He suggested some minor modifications to the parking layout against the building so vehicle overhangs do not block the sidewalk. He recommended that the stalls be slightly shortened and the width of the sidewalk be increased. In summary, Mr. Arroyo recommended approval.
In regard to traffic, Mr. Arroyo stated it is an office use in an OST District. He provided a trip generation estimate. There is one point of proposed access which is the boulevard entrance off of Twelve Mile Road. He indicated that the issue of the road connection from Twelve Mile Road to Thirteen Mile Road was one that needed to be resolved in more detail before Final. He provided additional comments related to the road and the end islands within the parking lot. Mr. Arroyo recommended approval of the Preliminary Site Plan subject to the issues raised being resolved on the Final Site Plan.
David Bluhm, Engineering Consultant stated water service for the site would be by public improvement of a water main along the east side of Cabot Road. The applicant is proposing to extend the sewer along the west side of Cabot Road with service leads extending into the site to service the site from a public sanitary point of view. The water mains will also be extended through the site and looped off of the main in Cabot Drive. The applicant has proposed off site storm water detention in a regional basin. The location is feasible from an engineering point of view, however, he stated more detail would be needed prior to moving forward. Storm sewers are proposed on site to collect storm run off, the applicant will provide oil and gas separators and deep sumps prior to it leaving the site. Storm sewers are proposed to extend to the north to the regional basin which would ultimately be the Citys easements. Mr. Bluhm stated he was not in a position to recommend to City Council that Cabot Drive be a public drive until it is extended north and the proper connections are made in accordance with City Administration. Therefore, he stated there may be a need for an ingress/egress easement across Cabot Drive in the interim to satisfactorily allow access to the site. He stated the off site regional basin could conceivably contain wetlands and woodlands impacts, therefore, a condition of approval was that the location of the regional detention basin be submitted to the DPS for determination that it conforms to the Storm Water Master Plan for regional basin, prior to Final. With the condition on approval, Mr. Bluhm felt that the plan demonstrated engineering feasibility and recommended approval.
Linda Lemke, Landscape Architect recommended approval of the Conceptual Landscape Plan. She stated the woodlands have not yet been tagged and the route has not been looked at in regards to woodlands. She stated she was looking to do so before Final and added this as a condition of her approval. Ms. Lemke recommended approval.
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 above plan has been reviewed and approval is recommended with the following six (6) items being corrected on the next plan submittal. 1) Show the location of the hydrants on Cabot Drive; 2) Relocate the Fire Department connection to the front south side of the building. The Fire Department connection shall not be obstructed by landscape materials or parked vehicles; 3) The fire suppression water main shall be provided with a control valve. Either a post indicator valve or a valve in wall is acceptable; 4) All weather access roads capable of supporting 25 tons are to be provided for fire apparatus prior to construction above the foundation and should be noted on the plans; 5) All water mains and fire hydrants are to be installed and to be in service prior to construction above the foundation and shall be noted on the plans; 6) The building address is to be posted facing the street throughout construction. The address is to be at least 3" high on a contrasting background and shall be noted on the plans.
Chairperson Weddington asked if it should come back for Final because of the unknown conditions?
Mr. Arroyo stated unless something changes dramatically, he did not feel it needed to come back.
Chairperson Weddington turned the Matter over to the Commission for Discussion.
Member Mutch asked how much traffic Cabot Drive would carry once the area was built out?
Mr. Arroyo did not have an estimated count. He understood that Mr. Stewart has retained a traffic consultant to conduct a study for the road in terms of potential users. He asked that that information be provided for Final so a final determination could be made regarding the access approach.
Member Mutch asked if the turn around had a signal?
Mr. Arroyo answered, no. However, it was reviewed to see if it were to be signalized if it would be a reasonable location and it was determined that it was a reasonable location. He anticipated that it would likely be a signalized intersection at some point in the future.
Member Mutch asked if there would be connections from the building sidewalk network to the exterior sidewalk network?
Mr. Arroyo answered, yes.
In regard to the collector road, Member Mutch asked the applicant if he has had discussions with any of the property owners regarding the routing of the road or any utility issues? He expressed concern with the road serving only the applicants properties and not positioned in a way that the other properties would use the road. He also expressed concern with traffic being dumped onto Haggerty Road.
Mr. Stewart thought the collector road would draw traffic off of Haggerty Road versus dump traffic onto it. He stated the road was put in what was believed to be the most environmentally friendly location. He stated most of the parcels are owned by individuals whom he has not made contact with.
In regard to the nature of the development, Member Mutch asked if it was going to be similar in size or what type of development mix was proposed?
Mr. Stewart stated the Ordinance has a 46 height limitation with a provision to go to 65 with a ZBA variance. He felt 46 was adequate and was doubtful that anyone would ask for a variance. In regard to the type of development, he stated based upon the interest thus far, it should be very similar to what went in Country Club Corporate Park which was Office and Office Service Technology.
Member Mutch thought it would be nice to come up with a name other than the Haggerty Corridor.
Mr. Stewart stated he has worked very closely with the location of Cabot Drive and he was 99% sure of its final location. He anticipated building Cabot Drive from 12 to 13 Mile Road immediately after the City installs the water main. He anticipated that before the building was completed, Cabot Drive would be built to 13 Mile Road as would the east/west road from Haggerty to Cabot Drive.
In regard to the driveway location and its potential impact on future developments, Member Koneda asked if this was still considered to be an issue?
Mr. Arroyo stated it was being raised at this time so it would not be a surprise later. Because of the property on the west side of Cabot Drive that is going to be developed, it presents some unique circumstances if there are driveways placed on the opposite side of Cabot Drive. It could potentially create a situation where there is a left turn conflict. He stated this would have to be carefully considered. It was being raised as an issue at this time so everyone is aware of it.
PM-98-04-152 TO GRANT PRELIMINARY SITE PLAN APPROVAL TO HAGGERTY CORRIDOR CORPORATE PARK SP99-08 SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS INCLUDING REVIEW BY THE DPS AND WETLANDS AND WOODLANDS CONSULTANTS FOR THE REGIONAL STORMWATER DETENTION BASIN
Moved by Churella, seconded by Mutch, CARRIED UNANIMOUSLY: To grant Preliminary Site Plan approval to Haggerty Corridor Corporate Park SP99-08 subject to all of the Consultants conditions including review by the DPS and Wetlands and Woodlands Consultants for the regional stormwater detention basin.
Paul Weisberger, Assistant City Attorney stated if the Planning and Community Development Department determines that any changes to the Final Site Plan may significantly impact the site or adjacent areas, they shall forward it back to the approving body.
VOTE ON PM-98-04-152 CARRIED UNANIMOUSLY
Yes: Mutch, Weddington, Churella, Csordas, Koneda
MATTERS FOR DISCUSSION
Kelly Schuler, Planning Assistant announced that the next Planning Commission packet for the April 21, 1999 meeting would contain a draft copy of the Master Plan update.
Member Koneda asked for about the status of the Wetlands Ordinance update?
Paul Weisberger stated at the last Ordinance Review Committee meeting, it was sent back to be reviewed with no significant changes at this point.
David Bluhm of JCK clarified that a delay was requested as there have been an encounter with additional work that needs to be done. Therefore, it will come back to the May Ordinance Review Committee Meeting.
Linda Lemke, Landscape Architect asked to briefly meet the Environmental Committee after the meeting to discuss the next meeting.
PM-99-04-153 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 9:05 P.M.
Moved by Csordas, seconded by Churella, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 9:05 p.m.
VOTE ON PM-99-04-153 CARRIED UNANIMOUSLY
Yes: Churella, Csordas, Koneda, Mutch, Weddington
Kelly Schuler - Planning Assistant
Transcribed by: Diane H. Vimr
April 13, 1999
Date Approved: April 21, 1999