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PLANNING COMMISSION ACTION SUMMARY

CITY OF NOVI

Regular Meeting

Wednesday,  July 16, 2008  |  7 PM

Council Chambers | Novi Civic Center | 45175 W. Ten Mile

(248) 347-0475

CALL TO ORDER

The meeting was called to order at or about 7:00 PM.

ROLL CALL

Present:  Members Brian Burke, Victor Cassis, David Greco, Andrew Gutman, Brian Larson, Michael Lynch (7:35 PM), Michael Meyer, Mark Pehrson, Wayne Wrobel

Also Present:  Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; Mark Spencer, Planner; David Beschke, Landscape Architect; Lindon Ivezaj, Civil Engineer; Steve Dearing, Traffic Consultant; Kristin Kolb, City Attorney

APPROVAL OF AGENDA

Motion to approve the July 16, 2008 Planning Commission Agenda. Motion carried 8-0.

ELECTION OF OFFICERS (tabled until after the site plan considerations)

Motion to elect Mark Pehrson Chair of the Planning Commission. Motion carried 9-0.

Motion to elect Wayne Wrobel Vice-Chair of the Planning Commission. Motion carried 9-0.

Motion to elect Andrew Gutman Secretary of the Planning Commission. Motion carried 9-0.

COMMITTEE MEMBER APPOINTMENTS (tabled until after the site plan considerations)

Administrative Liaison Committee: Members Pehrson, Wrobel, Gutman

ZBA: Member Burke

Planning Studies and Budget Committee: Members Burke, Greco, Gutman, Pehrson

CIP Committee: Members Gutman, Lynch, (Pehrson, if three members are necessary)

Environmental Committee: Members Greco, Larson, Lynch

Communication and Community Liaison Committee: Members Meyer, Pehrson, Wrobel

Implementation Committee: Members Burke, Cassis, Meyer, Pehrson

Master Plan and Zoning Committee: Members Burke, Gutman, Meyer, Wrobel, Lynch (alternate)

Rules Committee: Members Cassis, Greco, Larson

Main Street Committee: Members Greco, Larson

PUBLIC HEARINGS

1. ZONING ORDINANCE TEXT AMENDMENT 18.228

Public Hearing for Planning Commission’s recommendation to City Council for an ordinance to amend Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance in order to modify the standards for administrative review of revised site plans and time limit of site plan approvals.

In the matter of Zoning Ordinance Text Amendment 18.228, motion to send a positive recommendation to City Council. Motion carried 8-0.

MATTERS FOR CONSIDERATION

1. MACKENZIE NORTH TECHNOLOGY CENTRE, SP08-25

Consideration of the request of Northern Equities Group for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located in Section 1, at the northwest corner of Mackenzie Drive and Haggerty Road, north of Thirteen Mile, in the OST, Planned Office Service Technology District. The subject property is approximately 6.09 acres and the Applicant is proposing to construct a speculative 55,187 square foot one-story general office building.

In the matter of Mackenzie North Technology Centre, SP08-25, motion to approve the Preliminary Site Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan, for the reasons that the plan is otherwise in compliance with Article 23A, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 8-0.

In the matter of Mackenzie North Technology Centre, SP08-25, motion to approve the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan, for the reasons that the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 8-0.

2. CITY CENTER PLAZA PHASES 4 & 5 REVISED PHASING PLAN, ZCM08-26

Consideration of the request of City Center Plaza, L.P., for revised Phasing Plan approval. The subject property is located in Section 22, at the southwest corner of Grand River Avenue and Flint Street, in the TC-1, Town Center District. The Applicant is proposing to revise a Phasing Plan in order to construct a 10,400 square foot general office building at the southwest corner of Flint Street and Grand River Avenue and a 3,640 square foot retail building at the western edge of the existing City Center Plaza development. The retail building is referred to as Phase 4 and the office building as Phase 5.

In the matter of the request of Ron Nuechterlein for City Center Plaza, Phases 4 and 5, ZCM08-26, motion to approve the Phasing Plan subject to compliance with all conditions and requirements listed in the Staff and Consultant review letters for the reasons that the plan is otherwise in compliance with Article 16, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 9-0.

3. MERCANTILE MARKETPLACE (DAP INVESTMENTS), SP08-26

Consideration of the request of DAP Investments for Mercantile Marketplace for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located in Section 15, north of Fonda Drive and west of Novi Road, in the TC, Town Center District. The subject property is approximately 1.29 acres and the Applicant is proposing to demolish the existing Big Boy restaurant and construct a 10,000 square foot building consisting of two retail spaces and one restaurant space.

In the matter of DAP Investments for Mercantile Marketplace, SP08-26, motion to approve the Preliminary Site Plan subject to: 1) A Planning Commission Reduction of thirty feet in the required southern building setback; 2) A Planning Commission Reduction of thirty feet in the required eastern building setback; 3) A Planning Commission Reduction of 36 feet in the required northern building setback; 4) A Zoning Board of Appeals Variance for the loading zone location; 5) The Applicant providing additional landscaping on site to compensate for the lack of building foundation landscaping; 6) A Planning Commission Waiver to allow a decorative wall in lieu of the required berm along public rights-of-way; 7) The Applicant revising the proposed façade to be in conformance with the Façade Ordinance; 8) The Applicant removing the boulder wall from the design and replacing it with alternative material; and 9) The conditions and items listed in the Staff and Consultant review letters being addressed on the Stamping Set submittal; for the reasons that: 1) A reduction in building setback will not impair the health, safety or general welfare of the City as related to the use of the premise or adjacent premise; 2) A reduction of the building setbacks along a common parcel line between two premises would result in a more desirable relationship between a proposed building and an existing building; 3) Adherence to a minimum required building setback would result in the establishment of nonusable land area that could create maintenance problems; 4) The location of the proposed building is consistent with the recommendations of the recent update to the Master Plan for Land Use; 5) The site plan provides amenities as recommended in the Town Center Design Manual; and 6) The plan is otherwise in compliance with Article 16, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 9-0.

In the matter of DAP Investments for Mercantile Marketplace, SP08-26, motion to approve the Stormwater Management Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan, for the reasons that the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 9-0.

4. MAIN STREET, SP06-38C

Consideration of the request of Triangle Development, LLC, for a recommendation to City Council for revised Preliminary Site Plan and revised Phasing Plan approval. The subject property is located in Section 23, south of Grand River Avenue, east of Novi Road, in the TC-1, Town Center District. The subject property is approximately twenty acres and the Applicant is proposing to construct a mixed-use development on the vacant land to the north and south of the existing Main Street.

Motion to recuse Victor Cassis from consideration of the request of Triangle Develop, LLC. Motion carried 9-0.

In the matter of Main Street Novi, SP06-38C, motion to recommend approval the revised Preliminary Site Plan, subject to: 1) City Council reaffirming all previous Waivers associated with the original Preliminary Site Plan approval; 2) A City Council Waiver for a reduction in building separation between Building 400 and the existing Main Street building; 3) The Applicant indicating that future parking deficiencies will be addressed and buildings re-sized if necessary as future phases on the south side of Main Street are brought forward for Final Site Plan approval; 4) Acknowledgement that the 75,000 square feet of residential space Triangle Development intends to move from the north side of Main Street to the south side has not been documented on the plans and would require further reviews and approvals; and 5) The conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reasons that: 1) A reduction in building setback will not impair the health, safety or general welfare of the City as related to the use of the premise or adjacent premise; 2) A Waiver of the building setbacks along a common parcel line between two premises would result in a more desirable relationship between a proposed building and an existing building; 3) Adherence to a minimum required building setback would result in the establishment of nonusable land area that could create maintenance problems; and 4) The plan is otherwise in compliance with Article 16, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 6-2 (Yes: Burke, Greco, Gutman, Larson, Lynch, Meyer; No: Pehrson, Wrobel).

In the matter of Main Street Novi, SP06-38C, motion to recommend approval of the revised Phasing Plan subject to the conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan, for the reasons that the plan is otherwise in compliance with Article 16, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried

8-0.

5. MAIN STREET, SP08-16A

Consideration of the request of Triangle Development, LLC, for a recommendation to City Council for a Section 9 Façade Waiver for the proposed Building 400. The subject property is located in Section 23, south of Grand River Avenue, east of Novi Road, in the TC-1, Town Center District. The subject property is approximately 0.25 acres and the Applicant is proposing to construct a mixed-use development on the vacant land to the north and south of the existing Main Street.

In the matter of Main Street Novi Phase 2, SP08-16A, motion to recommend approval the Section 9 Façade Waiver for the overage of cast stone on the south and west façades and the underage of brick materials on the west façade subject to: 1) The Applicant revising the awning color to be in compliance with the Town Center Design Manual, as the Applicant has stated he will do; and 2) The conditions and items listed in the Staff and Consultant review letters being addressed on the Final Site Plan; for the reasons that the plan is otherwise in compliance with Article 16, Section 1602.9 items a through d, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried

8-0.

6. APPROVAL OF THE JUNE 25, 2008 PLANNING COMMISSION MINUTES

Motion to approve the June 25, 2008 Planning Commission minutes. Motion carried 9-0.

ADJOURNMENT

The meeting adjourned at 8:56 PM.

SCHEDULED AND ANTICIPATED MEETINGS

MON 07/28/08 CITY COUNCIL MEETING 7:00 PM

WED 07/30/08 PLANNING COMMISSION MEETING 7:00 PM

MON 08/11/08 CITY COUNCIL MEETING 7:00 PM

TUE 08/12/08 ZONING BOARD OF APPEALS 7:00 PM

WED 08/13/08 PLANNING COMMISSION MEETING 7:00 PM

MON 08/25/08 CITY COUNCIL MEETING 7:00 PM

WED 08/27/08 PLANNING COMMISSION MEETING 7:00 PM

MON 09/01/08 CITY OFFICES CLOSED