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PLANNING COMMISSION ACTION SUMMARY

CITY OF NOVI

Regular Meeting

June 27, 2012  7:00 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 Anthony, Member Gutman, Member Lynch, Member Pehrson, Member Prince (arrived at 7:03 PM)

Absent: Member Baratta (excused), Member Greco (excused)

Also Present: Barbara McBeth, Deputy Director of Community Development; Kristen Kapelanski, Planner; David Beschke, Landscape Architect; Martha Holzheuer, Woodland Consultant; Adam Wayne, Engineer; Beth Kudla-Saarela, City Attorney; David Campbell, Planner

APPROVAL OF AGENDA

Motion to approve the June 27, 2012 Planning Commission agenda. Motion carried 4-0.

CONSENT AGENDA – REMOVALS AND APPROVAL

  1. BECK NORTH LOT 49 (fka Lot 41) SP12-01A

Consideration of the request of NADLAN LLC for revised Preliminary Site Plan, and revised Stormwater Management Plan approval. The subject property is located the west side of Hudson Drive across from Nadlan Court, in Section 4 of the City. The property totals 3.62 acres and the applicant is proposing a 54,960 square foot building with associated parking and landscaping.

Motion to approve the Consent Agenda. Motion carried 5-0.

PUBLIC HEARINGS

  1. BRIGHTMOOR CHRISTIAN CHURCH – PARKING LOT EXPANSION SP12-25

Consideration of the request of Wilson Road Group on behalf of Brightmoor Christian Church for Preliminary Site Plan approval, Special Land Use permit approval, Woodland permit approval, and Stormwater Management Plan approval. Brightmoor Christian Church is located in Section 1, at 40800 Thirteen mile Road, on the north side of Thirteen Mile Road just west of M-5, in the RA, Residential Acreage District. The subject property is approximately 40.1 acres and the applicant is proposing to expand the existing parking area by 365 spaces to a total of 903 spaces.

In the matter of Brightmoor Church Parking Lot Expansion, SP12-25, motion to approve the Special Land Use permit based on the following findings:

  1. Relative to other feasible uses of the site:
  • The proposed use will not cause any detrimental impact on existing thoroughfares because the existing use will not change, and its size and scope of operations are not being expanded;
  • The proposed use will not cause any detrimental impact on the capabilities of public services and facilities because the plan adequately addresses management of the increased stormwater volumes;
  • The proposed use is compatible with the natural features and characteristics of the land because the plan does not impact adjacent wetlands and adequately addresses woodland replacement and protection;
  • The proposed use is compatible with adjacent uses of land because proposed use will not change and the plan adequately buffers the expanded parking lot from adjacent residential uses;
  • The proposed use is consistent with the goals, objectives and recommendations of the City’s 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 (1) listed among the provision of uses requiring special land use review as set forth in the various zoning districts of this Ordinance, and (2) is in harmony with the purposes and conforms to the applicable site design regulation of the zoning district in which it is located

because the plan is otherwise in compliance with Article 3, Article 4, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of Brightmoor Church Parking Lot Expansion, SP12-25, motion to approve the Preliminary Site Plan, subject to the following:

  1. Planning Commission waiver of the Community Impact Statement requirement;
  2. Planning Commission waiver of the Noise Impact Statement;
  3. A revised woodlands inventory, tree replacement plan, and woodlands protection plan to be submitted that addresses the comments of the City’s environmental consultants; and
  4. The conditions and items in the staff and consultant review letters being addressed on the Final Site Plan submittal

because the plan is otherwise in compliance with Article 3, Article 4, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of Brightmoor Church Parking Lot Expansion, SP12-25, motion to approve the Woodland permit, subject to compliance with all the conditions and requirements listed in the staff and consultant review letters, particularly the woodlands consultant’s review letter because the plan is otherwise in compliance with Chapter 37 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of Brightmoor Church Parking Lot Expansion, SP12-25, motion to approve the Stormwater Management Plan, subject to the conditions and items listed in the staff and consultants review letters being addressed on the next plan submittal because the plan is otherwise in compliance with Chapters 11 and 12 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 5-0.

  1. SOUTH UNIVERSITY – PARKING LOT EXPANSION SP12-27

Consideration of the request of Boss Engineering on behalf of HEFCO Properties for Preliminary Site Plan approval, Woodland permit approval, and Stormwater Management Plan approval. South University is located in Section 14, at 41555 Twelve Mile Road, at the southwest corner of Twelve Mile Road and Meadowbrook Road, in the OST, Office Service Technology District. The subject properties are approximately 6.7 combined acres and the applicant is proposing to expand the existing parking area by 109 spaces to a total of 330 spaces.

In the matter of South University Parking Lot Expansion, SP12-27, motion to approve the Preliminary Site Plan, subject to the following:

  1. The submission of a revised woodlands inventory and corresponding tree replacement plan that addresses the comments of the City’s environmental consultant; and
  2. The conditions and items in the staff and consultant review letters being addressed on the Final Site Plan submittal

because 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 5-0.

In the matter of South University Parking Lot Expansion, SP12-27, motion to approve the Woodland permit, subject to:

  1. The submission of a revised woodlands inventory and corresponding tree replacement plan that addresses the comments of the City’s environmental consultant; and
  2. The conditions and items in the staff and consultant review letters being addresses on the Final Site Plan submittal

because the plan is otherwise in compliance with Chapter 37 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of South University Parking lot Expansion, SP12-27, 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 next plan submittal because the plan is otherwise in compliance with Chapters 11 and 12 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 5-0.

MATTERS FOR CONSIDERATION

  1. TWELVE MILE CROSSING AT FOUNTAIN WALK – NEW RETAIL BUILDING SP12-26

Consideration of the request of Cahen Architectural Group for recommendation to the City Council for Preliminary Site plan and Stormwater Management Plan approval. The subject property is located in Section 15, at 44275 Twelve Mile Road, south of Twelve Mile Road and west of Donelson Drive, in the RC, Regional Center District. The subject property is approximately 67.2 acres and the applicant is proposing to add a 57,793 retail building with associated parking and landscaping near the center of the existing Twelve Mile Crossing at Fountain Walk Development.

In the matter of 12 Mile Crossing at Fountain Walk – New Retail Building, SP12-26, motion to recommend approval of the Preliminary Site Plan, subject to the following:

  1. Zoning Board of Appeals variances for the loading zone and dumpster locations in the exterior side yard;
  2. City Council approval of the Shared Parking Study;
  3. City Council waiver of an updated Traffic Impact Study;
  4. City Council waiver of building foundation landscaping provided the applicant provides additional landscaping along portions of the building frontage or within the parking lot islands;
  5. Section 9 façade waiver for the overage of EIFS on all facades which is consistent with the previously granted façade waivers for the center;
  6. The applicant revising the plan to comply with the requirements of the Fire review letter; and
  7. The conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan submittal

because the plan is otherwise in compliance with Article 17, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of 12 Mile Crossing at Fountain Walk – New Retail Building, SP12-26, motion to recommend approval of the Phasing Plan, subject to the following:

  1. All facades of the anchor tenant building identified as Phase 2 must meet the standards of the façade ordinance or any waivers that are granted. The applicant must provide a note on the plans to indicate compliance with this condition;
  2. The area identified for Phases 2 and 3 shall be maintained as landscaped greenspace until construction on the respective phases begins;
  3. A portion of the pathway totaling at least 5 feet in width and included in Phases 2 and 3 along the proposed building frontages shall be installed with the construction of Phase 1;
  4. Loading zone screening consisting of landscape materials approved by staff shall be installed along the south side of the existing loading zone in the area where Phases 2 and 3 are currently shown within one year of the completion of Phase 1 if construction on Phases 2 and 3 has not begun; and
  5. Any additional concerns identified by staff being addressed on the Final Site Plan submittal

because the plan is otherwise in compliance with Article 17, Article 24 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 5-0.

In the matter of 12 Mile Crossing at Fountain Walk – New Retail Building, SP12-26, motion to recommend approval of the Stormwater Management Plan, subject to the conditions and items listed in the staff and consultant review letters being addressed on the next plan submittal because it is otherwise in compliance with Chapters 11 and 12 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 5-0.

  1. APPROVAL OF THE JUNE 13, 2012 PLANNING COMMISSION MINUTES

Motion to approve the June 13, 2012 Planning Commission Minutes. Motion carried 5-0.

ADJOURNMENT

The meeting adjourned at 8:09 PM.

*Actual Language of motions subject to review.