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CALL TO ORDER
The meeting was called to order at or about 7:30 p.m.
Present: Members Avdoulos, Kocan, Markham, Papp, Ruyle, Sprague
Absent: Member Shroyer (excused)
Also Present: David Evancoe, Director of Planning; Barbara McBeth, Planner; Ben Croy, Civil Engineer; Tom Schultz, City Attorney; Peter Albertson, Façade Consultant
ELECTION OF OFFICERS
Motion to elect Lynn Kocan Vice Chair of the Planning Commission.Motion carried 6-0.
Motion to elect John Avdoulos Secretary of the Planning Commission. Motion carried 6-0.
Summary, with new appointments in bold:
Administrative Liaison Committee: Members Markham, Kocan, Avdoulos
Planning Studies and Budget: Members Avdoulos, Sprague, Kocan, vacancy
Environmental Committee: Members Sprague, Markham, vacancy
Communication and Community Liaison: Members Shroyer, Avdoulos, vacancy
Implementation Committee: Members Avdoulos, Kocan, Sprague, vacancy
Master Plan and Zoning Committee: Members Ruyle, Shroyer, Markham, Sprague, Alternate-Avdoulos
Rules Committee: Members Shroyer, Ruyle, Kocan
Main Street Committee: Member Avdoulos, vacancy
CIP Committee: Members Sprague, Ruyle, Alternate-Markham
1. ZONING ORDINANCE TEXT AMENDMENT 99-18.184
Public Hearing for possible recommendation to City Council to amendthe City of Novi Zoning Ordinance, as previously amended, for the purpose of providing a procedure and standards for allowing a property owner to propose and allowing the City to approve a site specific development, including conditions in conjunction with a proposed rezoning, commonly referred to as the Planned Rezoning Overlay Ordinance.
With respect to Zoning Ordinance Text Amendment 99-18.184, the Planning Commission makes a positive recommendation to the City Council to amend the City of Novi Ordinance as previously amended, with the addition of Section 3402, with the language that has been recommended by the City Attorney in the red-lined version presented at the Planning Commission table this evening. Also, the Planning Commission makes the recommendation that the term "PRO Plan" replace the term "PRO Site Plan" if that is found to be appropriate. As part of this Amendment, this Ordinance includes conditions in conjunction with the proposed rezoning, commonly referred to as the Planned Rezoning Overlay Ordinance, recognizing that a good deal of the property remaining to be developed in the City has environmental and other features which the City would find beneficial to protect but which present development challenges.Motion carried 6-0.
2. ZONING ORDINANCE TEXT AMENDMENT 99-18.185
Public Hearing for possible recommendation to City Council to amendthe City of Novi Zoning Ordinance,
Section 201 definitions: O - R of Ordinance no. 97-18, the City of Novi Zoning Ordinance, as amended, in order to add a definition of "refuse bin (dumpster, trash receptacle)" and to add Subsection 2503.2.f, to modify the standards for trash enclosures within the City of Novi.
Motion to provide a positive recommendation to City Council to amend the City of Novi Zoning Ordinance Section 201 definitions: O - R of Ordinance no. 97-18, the City of Novi Zoning Ordinance, as amended, in order to add a definition of "refuse bin (dumpster, trash receptacle)" and to add Subsection 2503.2.F, to modify the standards for trash enclosures within the City, and to include the corrective grammar to Section 2503.2.F.7 (Refuse bin screening enclosure shall be located as far away as possible from barrier free parking spaces). Motion carried 6-0.
3. ZONING ORDINANCE TEXT AMENDMENT 99-18.186
Public Hearing for possible recommendation to City Council to amend the City of Novi Zoning Ordinance, Section 2507.3, of Ordinance No. 97-18, as amended, in order amend the Ordinance relating to the off-street loading and unloading standards in any I (Industrial) District, Expo (Exposition) District, or Exo (Exposition Overlay) District abutting Residential Districts within the City Of Novi.
Regarding Zoning Text Amendment 99-18.186, motion that the Planning Commission send a positive recommendation to City Council to amend the City of Novi Zoning Ordinance Section 2507.3 of Ordinance 97-18 as amended, in order to amend the Ordinance relating to the off-street loading and unloading standards in any I-Industrial district, EXPO-Exposition or EXO-Exposition Overlay Districts abutting residential within the City of Novi. Motion carried 6-0.
4. ALADDIN HEATING AND COOLING , SITE PLAN NUMBER 03-33A
Public Hearing on the request of J B Donaldson Company, for approval of a Preliminary Site Plan and Special Land Use Permit. The subject property is located in Section 16 on the south side of Grand River Avenue just east of Beck Road in the I-1 (Light Industrial) District. The Developer is proposing a change in use from a label company to a heating and cooling company. The property is approximately 3.0 acres.
In the matter of the request of Aladdin Heating and Cooling, SP03-33A, motion to grant approval of the Preliminary Site Plan and Special Land Use request, subject to: 1) A Zoning Board of Appeals variance for ancillary sales on a property that abuts residential zoning; and 2) Subject to the comments on the attached review letters being addressed at the time of the Final Site Plan review. The Planning Commission finds that relative to other uses of this site, 1) The proposed use will not cause any detrimental impact on existing thoroughfares as truck traffic is minimal; 2) Manufacturing is listed as a provision of uses requiring Special Land Use review set forth in the various zoning districts. While this development does abut residential property it was stated that the ancillary retail sales represents approximately 3% of the business, thereby asserting that the building is more industrial than it is retail. The adjoining residential properties are in fact buffered by woodland and wetland areas and will most likely not be developed as residential; and 3) This business abuts B-3 more than it abuts any other zoning classification, which is acceptable and therefore appropriate, and more than half of the site is undeveloped. This approval is for this use as described in the record. Any future different use or any further development of this site is not approved by virtue of this motion and future develop-ment plans would have to come back to the Planning Commission for review. Motion carried 6-0.
MATTERS FOR CONSIDERATION
1. WONDERLAND MUSIC PLAZA, SITE PLAN NUMBER 03-16A
Consideration of the request of Shiu Lew of Fortuna Corporation for approval of a Section Nine Façade Waiver for Wonderland Plaza. The subject property is located in Section 15, on the west side of Novi Road, north of Grand River Avenue in the T-C (Town Center) District. The Applicant is proposing façade change. The subject property is 1.39 acres.
In the matter of the request of Shiu Lew of Fortuna Corporation for Wonderland Plaza, SP03-16A, motion to grant approval of a Section Nine Façade Waiver, with the necessary findings under Section 1602.9, and subject to the comments in the staff and consultant’s reports being addressed at the time of Final Site Plan approval, for the reason that the façade materials that are being used will be consistent and enhance the area and will complement the existing and proposed buildings within the surrounding area. Motion carried 6-0.
The meeting adjourned at or about 10:05 p.m.
SCHEDULED AND ANTICIPATED MEETINGS
WED 11/12/03 MASTER PLAN & ZONING COMMITTEE 7:00 PM
THR 11/13/03 IMPLEMENTATION COMMITTEE 7:30 PM
WED 11/19/03 RULES COMMITTEE MEETING 6:15 PM
WED 11/19/03 PLANNING COMMISSION MEETING 7:30 PM
MON 11/24/03 CITY COUNCIL MEETING 7:30 PM
THURS & FRI 11/27/03 & 11/28/03 CITY OFFICES CLOSED FOR THANKSGIVING
TUE 12/02/03 PLANNING STUDIES & BUDGET COMMITTEE 6:00 PM
MON 12/01/03 CITY COUNCIL MEETING 7:30 PM
WED 12/10/03 PLANNING COMMISSION MEETING 7:30 PM
MON 12/15/03 CITY COUNCIL MEETING 7:30 PM
WED & THURS 12/24/03 &12/25/03 CITY OFFICES CLOSED CHRISTMAS EVE & CHRISTMAS DAY