|View Agenda for this meeting
View Minutes for this meeting
DRAFT ACTION SUMMARY REPORT
Members Present:Members Avdoulos, Kocan, Markham, Nagy, Papp, Paul, Ruyle, Shroyer
Members Absent:Member Sprague (absence excused)
Roll Call:7:30 p.m.
APPROVAL OF THE AGENDA
MOTION:Approve the agenda as amended with the addition of Matter for Discussion Item #2 Next Scheduled Zoning Board of Appeals Meeting. Motion passed unanimously.
1. NOVI EXPOSITION CENTER, SITE PLAN NUMBER 02-25
Public Hearing on the request of Blair Bowmen of TBON LLC, for approval of a Woodland Permit and for a recommendation to City Council for Preliminary Site Plan and Wetland Permit approvals. The subject property is located in Section 16, north of Grand River Avenue and west of Taft Road. The developer proposes an exposition convention and conference center in the EXO (Overlay) District. The subject property is 54.82 acres.
MOTION: In the matter of Novi Exposition Center SP02-25A, motion to deny a Woodland Permit and recommend denial to City Council of the Preliminary Site Plan and non-minor use wetland permit because the project requires excessive number of waivers and variances, specifically with respect to Section 1003A.6A the proposed parking attendant structure is not allowed in the front setback and the southeast section of the property near the proposed parking structure does not have the required parking setback of 20-feet; modifications would need to be made to the plan, Section 2505.14.c.19 the ordinance requires 10 tractor-trailer parking spaces, and only 5 are designated on the plan; modifications would need to be made to the plan, Design and Construction Standards, Article XI, Section 11.256 Safety path along Taft road is required or money must be escrowed or bonded to provide path at a later date, Section 2507 Loading does not comply with ordinance in interior or exterior side yards, although City Council does have the option to grant the waiver, Section 1003.A.1 vehicular access requires no "unreasonable traffic impacts", however there are access problems, with regard to Design and Construction Standards 11216.d.d same-side driveway spacing of east drive is only 200-feet vs. 230-feet required, Design and Construction Standards Figure IX.12 opposite driveway spacing of east drive is 220-feet and 360-feet vs. 400-feet required; opposite driveway spacing of center drive is 41-feet and 147-feet vs. 150-feet required; recommend a shared access road or some other arrangement or design alternative to mitigate obstruction of neighboring business entrances, Design and Construction Standards Figure IX.1 the west drive proposed angle is 73 degrees vs. required 90 degrees; needs to be redesigned also with regard to that section, the east drive width exceeds the standards by 24-feet the request for 64-feet vs. 40-feet, with regard to the Section 2520 and 1003A.7 Section Nine Faηade Wavier is not recommended; plan must be upgraded to comply with the intent of the ordinance, Ordinance 168 Stormwater Management Plan requirements must be complied with to the extent feasible. In addition to the comments and recommendation of the Staff and the Consultants, the Planning Commission would like the following issues to be addressed before a positive recommendation can be made to the City Council: Wetland mitigation ratio for Wetland #7 must be decided between the City and the applicant with respect to the 24-inch water main construction along the west side of the property, the goals and contours of the mitigation, expected hydrologic regime, plantings zones, plant list, cross sections, timing and sequence of construction and monitoring requirements shall be detailed on the next wetland plan submittal, mitigation shall be completed per ordinance requirements, the detention pond in southeast corner should be redesigned to preserve an additional 2-acres of woodlands, additional parking landscape islands should be constructed throughout the front parking lot to break up excessive impervious surface as well as to provide for lower lighting poles realizing that there is an excess of 25 parking spaces, the front entrance should be enhanced, possibly moving the handicapped spaces from their mass location and provide spaces across the front of each parking row, parking lot access to the west drive needs to be relocated across from the existing concrete drive, RV/Truck parking needs to be identified on the plan, explore the alternative of parking structure to preserve additional woodlands and wetlands on the east side of the building, explore the preservation of the 36-inch tree #585, provide roof drainage design and rooftop screening, require an additional 10% landscaping given the excessive length of the building as well as extending the berm on Grand River Avenue, remove the future parking area from the site plan, consider an upgrade of the gate at the center entrance, with the request that the site plan return to the Commission for Final Site Plan Approval. Motion passed (6-2) Ruyle, Shroyer.
MATTERS FOR CONSIDERATION
1. SET OCTOBER 16, 2002 PUBLIC HEARING DATE FOR OPEN SPACE ZONING ORDINANCEAMENDMENT 18.174
MOTION: To set the Public Hearing date for Open Space Zoning Ordinance Amendment 18.174 as October 16, 2002. Motion passed unanimously.
2. APPROVAL OF SEPTEMBER 11, 2002 PLANNING COMMISSION MINUTES
Approval postponed for verification of public hearing notices.
Adjourned at 12:20 am