PLANNING COMMISSION ACTION SUMMARY
CITY OF NOVI
Wednesday, August 25, 2010 | 7 PM
Council Chambers | Novi Civic Center |45175 W. Ten Mile
CALL TO ORDER
The meeting was called to order at or about 7:00 PM.
Present: Member Baratta, Member Cassis, Member Greco, Member Gutman, Member Larson, Member Lynch, Member Meyer, Chair Pehrson
Absent: Member Prince (excused)
Also Present: Barbara McBeth, Deputy Director of Community Development; Tom Schultz, City Attorney; Mark Spencer, Planner; Kristen Kapelanski, Planner; Lindon Ivezaj, Engineer; David Beschke, Landscape Architect; Rod Arroyo, Traffic Engineering Consultant; Dr. John Freeland, Environmental Consultant
APPROVAL OF AGENDA
A motion to approve the August 25, 2010 Planning Commission agenda. Motion carried 8-0
In the matter of the request of Di-Coat Corporation, SP 10-34, motion to approve the Special Land Use permit, subject to the following: (a) Planning Commission finding under Section 2516.2.c for the Special Land Use permit, whether, relative to other feasible uses of the site, (1) The proposed use will not cause any detrimental impact on existing thoroughfares, due to the fact that the number of employees expected at the facilities (10 total) will not generate a substantial amount of additional trips on nearby roads, (2) The proposed use is compatible with adjacent uses of land in terms of location, size, character, and impact on adjacent property or the surrounding neighborhood, due to the fact that the proposed operation will not generate a substantial amount of noise or adverse impacts, (3) The proposed use is consistent with the goals, objectives and recommendations of the City’s Master Plan for Land Use, (4) The proposed use will promote the use of land in a socially and economically desirable manner, (5) The proposed use is in harmony with the purposes and conforms to the applicable site design regulations of the zoning district in which it is located, as noted in the staff review letters; (b) Planning Commission waiver of the required Noise Analysis based on the applicant’s representations that the proposed use will not generate any noticeable noise; and (c) Compliance with all conditions and requirements listed in the staff and consultant review letters. This motion is made because the plan is otherwise in compliance with Article 19, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.
In the matter of Di-Coat Corporation, SP 10-34, motion to approve the Preliminary Site Plan, subject 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 19, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 8-0.
MATTERS FOR CONSIDERATION
1. MASTER PLAN FOR LAND USE
Motion to approve a resolution adopting the proposed 2010 Master Plan for Land Use Amendments with the changes proposed by the Master Plan and Zoning Committee on July 7, 2010, including the proposed Future Land Use Map, with no further revisions. This motion is made for the following reasons: (1) The Master Plan & Zoning Committee and the Planning Commission, with the assistance of the Community Development Department Planning Staff, reviewed the current Master Plan for Land Use’s goals, objectives, and implementation strategies, and the Future Land Use Map use designations for the entire City, and evaluated each of the three Master Plan Study Areas in detail; (2) Public comments regarding the future land uses in the study areas and City at large were solicited and people provided input through answering questionnaires, written comments and in person at City Hall, public meetings and public open houses; (3) The proposed Master Plan for Land Use amendments reflect the desires of the City’s citizens, promote natural feature protection, foster quality development, encourage investment in the City, and provide design guidance for future transportation improvements; and (4) The proposed amendments foster sound land use planning by including the following new land use goals: (a) Provide for planned development areas that provide a transition between high intensity office, industrial and commercial uses and one-family residential uses. (b) Develop the Grand River Avenue and Beck Road Study Area in a manner that supports and complements neighboring areas. (c) Create, preserve, and enhance quality residential areas in the City. (d) Continue to promote active living and healthy lifestyles in the City of Novi and continue to achieve a high level of recognition under the State of Michigan’s “Promoting Active Communities Program.” Motion carried 8-0.
2. WEISS MIXED USE DEVELOPMENT, SP09-26A WITH ZONING MAP AMENDMENT 18.690
Consideration of the request of Siegal Tuomaala Associates, for Planning Commission’s recommendation to City Council for rezoning of property in Section 26, east of Ten Mile Road, and south of Novi Road, from I-1, Light Industrial District and OS-1, Office Service District to B-2, Community Business District and OS-1, Office Service District with a Planned Rezoning Overlay (PRO). The subject property is approximately 28.7 acres.
In the matter of Weiss Mixed Use Development, SP09-26A with Zoning Map Amendment 18.690, motion to recommend approval to the City Council to rezone the subject property from I-1 (Light Industrial) and OS-1 (Office Service) to B-2 (Community Business) and OS-1 (Office Service) with a Planned Rezoning Overlay with the following ordinance deviations: (a) Ordinance deviation for the excess building height of the shopping center (30’ required, 35’ provided); (b) Ordinance deviation for the location of the shopping center loading zone in the interior side yard; (c) Ordinance deviation for the shopping center dumpster location in the interior side yard; (d) Ordinance deviation for the overage of EIFS, Concrete “C” Brick and Split Faced CMU on the shopping center façade; (e) Ordinance deviation for the excess building height of the Kroger store (30’ required, 38’6” provided); (f) Ordinance deviation for overage of EIFS, Concrete “C” Brick and Split Faced CMU and the underage of Natural Clay Brick on the Kroger façade; (g) Ordinance deviations for the following landscaping requirements: (1) Three foot tall berm along all road frontages, (2) Lack of perimeter trees, (3) More than 15 contiguous parking spaces without an interior landscape island proposed in seven locations, (4) Shortage of 122 linear feet of front façade landscaping for the proposed Kroger, (5) Lack of front façade landscaping on the shopping center, (6) Deficient landscape beds around all buildings, (7) Deficient foundation landscaping around proposed Kroger building (9,392 sq. ft. required, 1,733 sq. ft. provided), (8) Deficient foundation landscaping around proposed shopping center (10,008 sq. ft. required, 1,076 sq. ft. provided); (h) Ordinance deviations for the following driveway spacing requirements: (1) Same-side driveway spacing between the proposed Novi Road driveway and the south Walgreens driveway (230’ required, 116’ provided), (2) Same-side driveway spacing between the west driveway on Ten Mile Road and the east Walgreens driveway (230’ required, 225’ provided), (3) Opposite-side driveway spacing between the proposed center driveway on Ten Mile Road and the opposite-side industrial driveway to the east (300’ required, 65’ provided), and (4) Opposite-side driveway spacing between the proposed truck egress on Ten Mile Road and the first opposite-side industrial driveway in either direction (150’ required, 4’ provided to the west and 200’ required, 71’ provided to the east). Plan is also subject to the following PRO Conditions: (a) Stormwater is to be adequately detained above ground and on the site with no additional discharge into the wetlands; and (b) Applicant shall comply with all of the conditions and items noted in the staff and consultant review letters.
Additionally, as a condition of this motion, the Planning Commission notes that the applicant acknowledged that future PRO Amendments will be required for review and approval of developments designated as “future phases”, and that with this recommendation for approval, no development approvals are granted for any “future phases”. Additionally, it is Planning Commission’s recommendation to the City Council to ask the applicant to add an additional west-bound lane to Ten Mile Road across the entire frontage, to make a 5-lane cross section for the full length of the property.
This motion is made for the following reasons: Sufficient conditions are included on and in the PRO Plan on the basis of which the Planning Commission concludes, in its discretion, that, as compared to the existing zoning and considering the site specific land uses proposed by the applicant, it would be in the public interest to grant the rezoning with Planned Rezoning Overlay; as the benefits which would reasonably be expected to accrue from the proposal are balanced against, and have been found to clearly outweigh the reasonably foreseeable detriments thereof, taking into consideration reasonably accepted planning, engineering, environmental and other principles. Motion carried 5-3 (Yeas: Gutman, Larson, Lynch, Meyer, Baratta. Nays: Pehrson, Cassis, Greco)
3. CVS, 43600 GEN-MAR, SP10-33
Consideration of the request of CVS Pharmacy for Preliminary Site Plan and Storm Water Management Plan approval. The subject property is located at 43600 Gen-Mar Drive, west of Novi Road and south of the CSX Railroad, in the I-1, Light Industrial district, in Section 23. The subject property is 7.16 acres. The applicant is proposing to add about 7900 square feet of office within an existing warehouse building and add 21 net parking spaces.
In the matter of CVS 43600 Gen-Mar, SP10-33, motion to approve the Preliminary Site Plan, subject to the following: (a) The Planning Commission finds that parking in the front yard, between the building and the minimum setback line is acceptable because: (1) The development is over 2 acres; (2) Parking does not extend into the required setback of 40 feet; (3) Parking does not occupy more that 50 percent of the area between the building and the setback; (4) The parking area will be adequately screened; and (5) The parking lot and lighting will be compatible with the area; (b) Planning Commission approval to calculate the warehouse parking requirement at one space per 1700 square feet because the applicant has: (1) Provided room to bank 16 additional parking spaces; and (2) The applicant has demonstrated that their business will not need the additional parking spaces; and (c) The conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan. This motion is made for the reasons that the plan is otherwise in compliance with Article 19, Section 2400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 8-0.
In the matter of CVS 43600 Gen-Mar, SP10-33, motion to approve the Storm Water Management Plan, subject to the conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan. This motion is made 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.
The meeting was adjourned at 10:03 PM.
* Actual Language of motions subject to review.