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PLANNING COMMISSION
REGULAR MEETING
ACTION SUMMARY
WEDNESDAY, OCTOBER 13, 2004 7:30 P.M.
COUNCIL CHAMBERS - NOVI CIVIC CENTER
45175 W. TEN MILE, NOVI, MI 48375
(248) 347-0475

CALL TO ORDER

The meeting was called to order at or about 7:30 p.m.

ROLL CALL

Present: Members Andrew Gutman, Victor Cassis, Lynn Kocan, David Lipski, Mark Pehrson, Lowell Sprague, Wayne Wrobel

Absent: Members John Avdoulos (excused), Richard Gaul (excused)

Also Present: Barbara McBeth, Director of Planning; Tim Schmitt, Planner; Darcy Schmitt, Planner; Lance Shipman, Landscape Architect; Ben Croy, Civil Engineer; Dr. Don Tilton, Wetland Consultant; Doris Hill, Woodland Consultant; Bill Stimpson, Traffic Consultant; Tom Schultz, City Attorney

CONSENT AGENDA - REMOVALS AND APPROVAL

1. MEADOWBROOK OFFICE BUILDING, SITE PLAN NUMBER 01-04

Consideration on the request of Howard Friedlaender of HEFCO Properties, for approval of a one year Preliminary Site Plan extension. The subject property is located on the southwest corner of Meadowbrook Road and Twelve Mile in Section 14. The Applicant proposes a two-story building with 46,659 square feet on 4.68 acres of land. The property is zoned OST (Office Service).

2, NOVI TECHNOLOGY CENTER, SITE PLAN NUMBER 00-19

Consideration on the request of Raymond Galper for a third one year extension of Final Site Plan approval and Special Land Use approval. The subject property is located north of Grand River Avenue between Haggerty Road and Seeley Road in Section 24. The Applicant proposes a light industrial building containing 17,451 square feet on 2.97 acres. The property is zoned I-1 (Light Industrial).

Motion to approve the Consent Agenda. Motion carried 7-0.

1. ISLAND LAKE PHASE 4B-2, SITE PLAN NUMBER 04-49

Public Hearing on the request of Toll Brothers Inc., for Preliminary Site Plan, Storm Water Management Plan, and Wetland Permit approval. The subject property is located north of Ten Mile and west of Wixom Road, Section 19, in the R-A (Residential Acreage) District developed under an RUD Agreement. The Applicant is proposing to construct 19 single-family residential units in the Island Lake of Novi subdivision. The subject property is approximately 26.523 acres.

In the matter of Island Lake Phase 4B-2, SP04-49, motion to approve the Preliminary Site Plan, Wetland Permit and Stormwater Management Plan subject to the items listed in the Staff and Consultant review letters, for the reasons that it is consistent with the surrounding area and the Master Plan, and it meets the intent of the original RUD. Motion carried 7-0.

2. NOVI CORPORATE PARKWAY (MICHIGAN CAT), SITE PLAN NUMBER 04-40

Public Hearing on the request of Amson Dembs for Preliminary Site Plan approval, Woodland Permit, Wetland Permit and Storm Water Management Plan. The subject property is located in Section 9 on the northeast corner of Twelve Mile and West Park Drive in the I-1 (Light Industrial) and I-2 (General Industrial) districts. The Applicant is proposing to construct a new roadway and utilities to serve a future industrial park on this property. The subject property is approximately 49.75 acres.

In the matter of Amson Dembs for Novi Corporate Parkway, SP04-40a, motion to grant approval of the Preliminary Site Plan subject to: 1) The Applicant modifying the plan for Final Site Plan submittal regarding the temporary access drive; 2) A Design and Construction Standards Waiver for the dead end water main in excess of 800 feet without a second point of connection, subject to the Applicant agreeing to the conditions that a note is provided on the plans stating that prior to any site plans being approved for buildings on parcels 6, 7, and 8, the looped secondary connection to Twelve Mile must be constructed as required by Ordinance, and data must be provided to the Fire Marshal and Engineering Division that demonstrate the end of the water main as proposed is capable of producing 4000 gallons per minute as required by Ordinance; 3) The Applicantís commitment, as stated at this meeting tonight, regarding interconnectivity and driveway spacing issues; and 4) The comments and conditions on the attached review letters being addressed at the time of Final Site Plan review; for the reasons that: 1) The Developer is working with Staff; 2) The plan meets Ordinance requirements; 3) The site is surrounded by light zoning and will provide an appropriate buffer between areas currently zoned light and general industrial and single family residential; 4) The plan is in compliance with the Master Plan Future Land Use map; 5) Adequate public utilities are most likely available; 6) There are no adverse impacts on public services or the environment; and 7) It is a reasonable use for the property. Motion carried 7-0.

In the matter of Amson Dembs for Novi Corporate Parkway, SP04-40a, motion to grant approval of the Stormwater Management Plan subject to the comments and conditions on the attached review letters being addressed at the time of Final Site Plan review, for the reason that the Applicant continues to work with City Staff to bring the plan into compliance with the City Ordinance. Motion carried 7-0.

In the matter of Amson Dembs for Novi Corporate Parkway, SP04-40a, motion to grant approval of the Woodland Permit subject to: 1) The comments and conditions on the attached review letters being addressed at the time of Final Site Plan review, for the reasons that the Applicant continues to work with Staff and the plan is otherwise in compliance with the City Ordinance. Motion carried 7-0.

In the matter of Amson Dembs for Novi Corporate Parkway, SP04-40a, motion to grant approval of the Wetland Permit subject to: 1) The comments and conditions on the attached review letters being addressed at the time of Final Site Plan review; and 2) A Conservation Easement of appropriate size per the Consultantís letter for the portion of the property designated, as per the discussion during this meeting tonight, for the reason that the plan meets Ordinance requirements. Motion carried 7-0.

3. ZONING MAP AMENDMENT 18.641

Public Hearing on the request of Siegal, Tuomaala & Associates for possible recommendation to City Council for rezoning on property located in Section 26 south of Ten Mile and east of Novi Road. The Applicant is proposing to rezone 8.089 acres from OS-1 (Office Service District) to B-2 (Community Business District) and 17.275 acres from I-1 (Light Industrial District) to B-2 (Community Business District).

See Agenda Item 4.

4. WEISS COMMERCIAL PLANNED REZONING OVERLAY (PRO), SITE PLAN NUMBER 04-41

Public Hearing on the request of Siegal, Tuomaala & Associates for a Planned Rezoning Overlay, in conjunction with rezoning request 18.641. The subject property is located in Section 26 on the south side of Ten Mile and east of Novi Road and is zoned both OS-1 (Office Service) and I-1 (Light Industrial). The Applicant is proposing 141,384 square feet of commercial space and four out lots. The subject property is approximately 31.449 acres.

Motion to postpone Zoning Map Amendment 18.641 and the Weiss Commercial PRO, SP04-41, to the first meeting in January 2005. Motion carried 6-1 (Yes: Cassis, Gutman, Kocan, Pehrson, Sprague; No: Lipski)

5. CITY CENTER PLAZA, SITE PLAN NUMBER 04-53

Public Hearing on the request of George Keros for Preliminary Site Plan approval. The subject property is located in Section 22 on the south side of Grand River Avenue, west of Novi Road in the TC-1 (Town Center) District. The Applicant is proposing to renovate an existing 3,600 sq. ft. building and add on an additional 2,496 square feet to the building. The subject property 4.93 acres with a proposed 6,096 total square foot building (one story).

In the matter of City Center Plaza Phase 3, SP04-53, motion to grant approval of the Preliminary Site Plan, subject to: 1) A ZBA variance of five feet for the front yard parking setback for the parking addition along the east side of the site (15 feet proposed, twenty feet required); 2) A ZBA variance of ten feet for the side yard parking setback for the parking addition along the east side of the site (zero feet proposed, ten feet required); 3) A ZBA variance of 3.5 feet for the drive (21.5 feet to 23 feet proposed, 24 feet required); 4) A Planning Commission Waiver for five feet of greenbelt along Grand River Avenue; 5) A Planning Commission Waiver for parking lot landscaping of 765 square feet (4,507 feet proposed, 5,272 feet required); 6) A Planning Commission Waiver for one additional parking space without a landscaped island along the west side of the property (16 parking spaces proposed, maximum of 15 spaces allowed); 7) Planning Commission Waiver of six canopy trees/evergreen trees and eight ornamental trees (nine canopy trees/evergreen trees required, three proposed, and 14 ornamental required, six proposed); 8) A ZBA variance of four feet of landscaping around the perimeter of the building (zero feet proposed, four feet required); 9) The comments on the attached review letters being addressed at the time of the Final Site Plan Review; 10) The Applicant working with the City to find an alternate location for the dumpster enclosure, if feasible, and 11) The handicapped parking access being reviewed for appropriateness and applicable standards; for the reason that the plan otherwise meets Ordinance requirements, and there are inherited conditions with the existing building. Motion carried 7-0.

In the matter of City Center Plaza Phase 3, SP04-53, motion to grant approval of the Stormwater Management Plan subject to the comments on the attached review letters being addressed at the time of the Final Site Plan Review, for the reason that the plan meets Ordinance requirements and the Applicant continues to work with the City in anticipation of meeting Ordinance requirements. Motion carried 7-0.

MATTERS FOR CONSIDERATION

1 CONSIDERATION OF CHANGE IN PLANNING COMMISSION MEETING START TIME

It was determined that the Planning Commission meeting start time would remain at 7:30 p.m.

ADJOURNMENT

The meeting adjourned at or about 12:28 a.m.

SCHEDULED AND ANTICIPATED MEETINGS

MON 10/18/04 CITY COUNCIL MEETING 7:30 PM

MON 10/18/04 IMPLEMENTATION COMMITTEE 7:00 PM

WED 10/27/04 PLANNING COMMISSION MEETING 7:30 PM

MON 11/08/04 CITY COUNCIL MEETING 7:30 PM

TUE 11/09/04 ZONING BOARD OF APPEALS 7:30 PM

WED 11/10/04 PLANNING COMMISSION MEETING 7:30 PM