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PLANNING COMMISSION ACTION SUMMARY

CITY OF NOVI

Regular Meeting

Wednesday, June 15, 2011 | 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: Member Baratta, Member Cassis, Member Greco, Member Gutman, Member Larson, Chair Pehrson, Member Prince

Absent: Member Lynch (excused); Member Meyer (excused)

Also Present: Barbara McBeth, Community Development Deputy Director; Kristen Kapelanski, Planner; Brian Coburn; Engineer; Nathan Bouvy, Engineer; David Beschke, Landscape Architect; Kristin Kolb, City Attorney; Rod Arroyo, Traffic Consultant

APPROVAL OF AGENDA

Motion to approve the June 15, 2011 Planning Commission agenda. Motion carried 7-0

PUBLIC HEARINGS

  1. KUBICA INVESTMENTS SP11-18

    Public hearing on the request of Kubica Corporation dba Prime Technologies for Kubica Investments for approval of the Preliminary Site Plan and Special Land Use Permit. The subject property is located at 22575 Heslip Drive, on the west side of Heslip Drive, north of Nine Mile Road in Section 26 of the City. The property totals 1.1 acres and the applicant is proposing to occupy the existing industrial building for the purpose of designing and building automation systems, industrial controls engineering, software development and control panel assembly.

    In the matter of the request of Kubica Corporation dba Prime Technologies for Kubica Investments SP11-18, 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 that relative to other uses of the site: The proposed use will not cause any detrimental impact on existing thoroughfares due to the fact that no additional trips beyond those normally associated with an office/accessory manufacturing use are expected; 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 site is contained within an existing office/industrial park; The proposed use is consistent with the goals, objectives and recommendations of the Cityís Master Plan for Land Use; The proposed use will promote the use of land in a socially and economically desirable manner; and 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 letter; b) Wavier of the required Noise Impact Statement as all work areas are totally enclosed and the applicant is not adding any noise generating equipment to the outside of the building; and c) Compliance with all conditions listed in the staff review letter. 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 7-0.

    In the matter of the request of Kubica Corporation dba Prime Technologies for Kubica Investments SP11-18, motion to approve the Preliminary Site Plan subject to compliance with all conditions and requirements listed in the staff review letter. 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 7-0.

  2. ZONING MAP AMENDMENT 18.698 KALUZNY TRUST, CHAPPEL AND GANNON

    Public hearing on the request of Kaluzny Trust, Jerome G. and Barbara C. Chappel and Robert L. and Barbara J. Gannon for recommendation to City Council for rezoning of property in Section 20, located on the south side of Eleven Mile Road, west of Beck Road from the RA, Residential Acreage District to the R-4, One-Family Residential District. The subject property is 38.86 acres.

    In the matter of the request of Kaluzny Trust, Jerome G. and Barbara C. Chappel and Robert L. and Barbara J. Gannon for Zoning Map Amendment 18.698, motion to recommend approval to the City Council to rezone the subject property from RA, Residential Acreage District to R-4, One-Family Residential District for the following reasons: 1) As the highest density one-family residential district, the proposed R-4 District is consistent with the single-family residential use designation in the Master for Land Use 2010; 2) Eleven Mile Road is largely residential in character in this area and residential zoning is appropriate for this location; and 3) Adequate infrastructure exists to support the proposed density. Motion carried 7-0.

  3. ZONING ORDINANCE TEXT AMENDMENT 18.250

    Public hearing for Planning Commissionís recommendation to the City Council to amend Zoning Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance at Article 9, NCC Non-Center Commercial District, Section 902 Principal Uses Permitted Subject to Special Conditions, at Article 13 B-1 Local Business District, Section 1302 Principal Uses Permitted Subject to Special Conditions, at Article 14 B-2 Community Business District, Section 1402 Principal Uses Permitted Subject to Special Conditions and at Article 16 TC and TC-1 Town Center Districts, Section 1602 Principal Uses Permitted Subject to Special Conditions; in order to add veterinary clinics as a Special Land Use.

    In the matter of Zoning Ordinance Text Amendment 18.250, motion to recommend approval to the City Council, taking into account the Commissionís discussion regarding the removal of extended care facilities. Motion carried 7-0.

  4. ZONING ORDINANCE TEXT AMENDMENT 18.248

Public hearing for Planning Commissionís recommendation to the City Council to amend Zoning Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance at Article 25, General Provisions, Section 2515 Fences (Residential and Non-Residential); in order to add regulations regarding maintenance and materials with certain exemptions.

In the matter of Zoning Ordinance Text Amendment 18.248, motion to recommend approval to the City Council with the addition of language to include the intent that any use of interior-facing fence material will not be visible from the outside of the property. Motion carried 7-0.

MATTERS FOR CONSIDERATION

  1. TOGNUM AMERICA HEADQUARTERS SP11-22

Consideration of the request of Northern Equities Group for Preliminary Site Plan and Stormwater Management Plan approval. The subject property is located at 39525 Mackenzie Drive, at the southwest corner of Mackenzie Drive and Haggerty Road, north of Thirteen Mile Road, in Section 1 of the City. The property totals 7.02 acres and the applicant is proposing a 68,475 square foot building with associated parking and landscaping.

In the matter of the request of Northern Equities for Tognum America Headquarters SP11-22, motion to approve the Preliminary Site Plan subject to the following: a) Applicant incorporating the proposed resolutions for the traffic, fire and engineering issues as noted in the applicantís response letter in the subsequent plan submittals, including the statements by the applicant that the entrance drive island median will be eliminated on this site plan, a cross-access drive will be provided on the west property line when a site plan for the adjacent property is submitted with appropriate easements drawn up and recorded at that time, and additional modifications to the site plan as shown as items three and four in the June 15, 2011 memo from Birchler Arroyo; b) Applicant providing required end islands in the rear portion of the parking lot, as provided in the revised sketch; and c) Compliance with all the conditions and requirements listed in the staff and consultant review letters because the plan is otherwise in compliance with Article 23A, Article 24 and Article 25 and all other applicable provisions of the Zoning Ordinance. Motion carried 7-0.

In the matter of the request of Northern Equities Group for Tognum America Headquarters SP11-22, motion to approve the Stormwater Management Plan subject to the following: a) Applicant incorporating the proposed resolutions for the engineering issues as noted in the applicantís response letter in subsequent plan submittals; and b) Compliance with all the conditions and requirements listed in the staff and consultant review letters because the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 7-0.

ADJOURNMENT

The meeting was adjourned at 7:39 PM.

* Actual Language of motions subject to review