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CALL TO ORDER
The meeting was called to order at or about 7:30 p.m.
Present: Members John Avdoulos, Victor Cassis, Richard Gaul, Lynn Kocan, Mark Pehrson, Lowell Sprague, Wayne Wrobel
Absent: Members Andrew Gutman (excused), David Lipski (Excused)
Also Present: Barbara McBeth, Acting Planning Director; Tim Schmitt, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; Tom Schultz, City Attorney
APPROVAL OF AGENDA
Motion to amend the Agenda of August 25, 2004 to add a Closed Session to discuss confidential communication from the City Attorney’s office. Motion carried 7-0.
Motion to adjourn to Executive Session to consider confidential information from the City Attorney. Motion Carried 7-0.
Motion to reconvene to the regular Planning Commission meeting. Motion carried 7-0.
1. ZONING MAP AMENDMENT 18.638
Public Hearing on the request of William Eldridge for possible recommendation to City Council for rezoning on property in Section 11 located on the northeast corner of Twelve Mile and Novi roads from R-4 (Residential Acreage) to B-3 (General Business). The subject property is 1.3 acres.
Motion to provide a negative recommendation to City Council for Rezoning Request 18.638 to rezone the land from R-4 (One Family Residential District) to B-3 (General Business District) for the following reasons: 1) The proposed district does not conform to the Master Plan, which calls for the continuation of historic and current quasi-public cemetery use. By contrast, the current district is consistent with the Master Plan; 2) The proposed district would negatively affect the City’s ability to implement and follow the Master Plan in this area and it would establish a commercial use on the north side of Twelve Mile between Novi Road and M-5 which is not in agreement with the Master Plan; 3) The proposed district would negatively affect the objectives, goals and policies of the Master Plan for the same reasons. The Master Plan for the area calls for the residential and/or office use with this parcel to remain cemetery use. 4) The proposed district would be incompatible with the existing cemetery use directly adjacent to the north and east sides; 5) The proposed district is not consistent with the existing zoning in the northeast quadrant of Novi Road and Twelve Mile; 6) The proposed district is not consistent with the current historic use of the subject property as a cemetery entrance; 7) The Applicant has indicated that he has no interest in pursuing the development under the PRO Ordinance, which has been developed to allow the review of a site plan in conjunction with a rezoning request and allows for site-specific use of the property; 8) There are currently adequate retail uses within the area, which has a significant number of properties for such uses; 9) As a result of the landscaping requirements for the commercial parcels that abut residential parcels, the usable area would be limited; 10) The Applicant has failed to demonstrate that the subject property may be lawfully used for anything other than cemetery purposes, since it appears to be platted burial ground that has not been vacated; and 11) The traffic concerns for that area as listed by the Police Chief in his letter of recommendation. Motion carried 7-0.
2. ST. JAMES CATHOLIC CHURCH, SITE PLAN NUMBER 04-31
Public Hearing on the request of Fanning/Howey Associates, Incorporated, for approval of a Preliminary Site Plan, Special Land Use Permit, and Stormwater Management Plan. The subject property is located in Section 28 on the south side of Ten Mile, west of Taft Road, in the R-3 (Single Family Residential) District. The subject property is approximately 11.24 acres. The Applicant is proposing a 28,055 square foot addition to the building.
In the matter of the St. James Church Addition, SP04-31, motion to grant approval of a Special Land Use, consistent with the review standards found in Section 2516.2.c, subject to the conditions and items listed in the Staff and Consultant review letters, for the following reasons: 1) The proposed use will not cause any detrimental impact on the capabilities of public services and facilities since the site plan has been master planned from the beginning for an expansion; 2) The proposed use is compatible with the natural features and characteristics of the land, since it is an addition to an existing structure; 3) The project is compatible with the adjacent uses of land in terms that it has been previously approved as a Special Land Use; 4) The proposed use is consistent with the Master Plan for Land Use; 5) The proposed use will promote the use of the land in a socially and economically desirable manner and is providing a service to an existing facility; 6) The proposed use listed among the provision of uses requiring Special Land Use as set forth in the various zoning districts of the City’s Ordinance; 7) The plan is in harmony with the purposes and conforms to the applicable design regulations of the zoning district in which it is located; 8) The Applicant bringing the current landscaping for the site in total into compliance rather than leaving it to the regular enforcement process. Motion carried 7-0.
In the matter of the St. James Church Addition, SP04-31, motion to grant approval of the Preliminary Site Plan subject to: 1) A Section 9 Façade Waiver for the design of the original building since the addition exceeds 100% of the size of the existing structure; and 2) The comments and conditions listed in the Consultant and Staff reviews; for the reasons that: 1) The project was originally master planned for an expansion and the site can accommodate the building and parking; 2) The buildings are compatible and complementary to the existing construction and are able to blend in with the existing building and site; and 3) The building addition meets the requirements of the Zoning Ordinance. Motion carried 7-0.
In the matter of the St. James Expansion, SP04-31, motion to grant approval of the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant reviews, for the reason that the plan is otherwise in compliance with the Ordinances of the City. Motion carried 7-0.
MATTERS FOR CONSIDERATION
1. HUNTINGTON BANK, SITE PLAN NUMBER 04-29
Consideration of the request of the Huntington Bank Corporation for approval of a Preliminary Site Plan and Stormwater Management Plan. The subject property is located in Section 17 on the east side of Wixom Road, south of Grand River Avenue, in the Novi Promenade Shopping Center, in the B-3 (General Business) District. The subject property is approximately 1.35 acres. The Applicant is proposing a 4, 153 square foot freestanding banking center.
In the matter of Huntington Bank, SP04-29, motion to grant approval of the Preliminary Site Plan subject to: 1) A ZBA variance for the lack of a loading zone on the site; 2) A ZBA variance for the lack of interior building landscape under the drive-through area; 3) A Planning Commission Waiver for the required street trees along Wixom Road to maintain continuity through the Novi Promenade development; 4) A Section 9 Façade Waiver for the amount of EIFS on the westerly façade; and 5) The comments and conditions listed in the Staff and Consultant reviews; for the reason that the plan meets the intent of the Master Plan and the Consent Judgment. Motion carried 7-0.
In the matter of Huntington Bank, SP04-29, motion to grant approval of the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant reviews, for the reason that the plan meets the City Code for stormwater management. Motion carried 7-0.
The meeting adjourned at 11:33 p.m.
SCHEDULED AND ANTICIPATED MEETINGS
MON 08/23/04 CITY COUNCIL MEETING 7:30 PM
WED 08/25/04 PLANNING COMMISSION MEETING 7:30 PM
MON 09/06/04 LABOR DAY, CITY OFFICES CLOSED
TUE 09/07/04 ZONING BOARD OF APPEALS 7:30 PM
WED 09/08/04 PLANNING COMMISSION MEETING 7:30 PM
MON 09/13/04 CITY COUNCIL MEETING 7:30 PM
WED 09/22/04 PLANNING COMMISSION MEETING 7:30 PM