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REGULAR MEETING – ZONING BOARD OF APPEALS – CITY OF NOVI
Tuesday, September 18, 2001 – 7:30 p.m.
Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.
Roll call: Members Bauer, Brennan, Gray, Gronachan, Sanghvi and Reinke
Absent: Member Fannon (excused)
Rules of Conduct:
Approval of Agenda – approved with amendments
Approval of Minutes – Regular minutes of August 14, 2001 - approved
Public Remarks –Dr. Sanghvi announced that there would be a memorial service on Saturday, September 22, 2001 at 9:30 am at the Civic Center.
1) Case No. 01-059 filed by Taylor Scott Architects representing The Great Indoors (Starbuck’s)
Christoper Goble of Taylor Scott Architects is requesting a sign variance to allow illumination of the Starbuck’s sign to be located in The Great Indoors.
CITY OF NOVI, CODE OF ORDINANCES, Section 28-8(14)b states "Business signs displayed through building glass area where such sign…is not illuminated."
Applicant is seeking an illuminated sign.
MOTION: THAT IN CASE NO. 01-059 TO DENY THE REQUEST FOR AN ILLUMINATED STARBUCK’S SIGN LOCATED AT THE GREAT INDOORS DUE TO LACK OF PRACTICAL DIFFICULTY
2) Case No. 01-067 filed by Wayne Miller representing Fountain Walk
Wayne Miller representing Fountain Walk is requesting several sign variances for banners, a ground portal sign and advertising signs uniformity.
REQUEST A (BANNERS) – 1 variance:
CITY OF NOVI, CODE OF ORDINANCES, Section 28-11(b)(2) "Prohibited Signs" states:
"The following signs shall not be permitted, erected or maintained in any district…banners, pennants, spinners and streamers."
Applicant is requesting a variance to allow light pole mounted, non-advertising graphic banners.
REQUEST B (GROUND PORTAL SIGN) – 3 variances:
1) CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2)a1i "Area" states:
"Except as provided below, ground signs shall not exceed a maximum of thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater…"
Permitted square footage: 30 sq. ft.
Requested: 200 sq. ft.
Variance: 170 sq. ft.
2) CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(3) "Number of signs" states:
"…no building or parcel of land shall be allowed more than one (1) sign permitted…"
3) CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2)a2ii "Height" states:
"All other ground signs shall not exceed a height of five (5) feet…"
Permitted height: 5 feet
Requested: 25 feet
Variance: 20 feet
REQUEST C (ADVERTISING SIGNS UNIFORMITY) – 1 variance:
CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(3)f states:
"…signs on a building or within a center shall be of a common style…"
Applicant is requesting permission to allow each individual tenant to create their own design for their storefronts.
THAT IN CASE NO. 01-067 (A) TO TABLE THE REQUEST FOR THE BANNERS
THAT IN CASE NO. 01-067 (B) TO APPROVE THE APPLICANT’S REQUEST FOR THE PORTAL SIGN FACING I-96 AS SUBMITTED
THAT IN CASE NO. 01-067 (C) TO DENY THE APPLICANT’S REQUEST FOR PERMISSION TO CREATE THEIR OWN SIGN UNIFORMITY
3) Case No. 01-071 filed by Edmond Hagopian of Hagopian Rugs
Edmond Hagopian of Hagopian Rugs is requesting a variance to erect a tent from September 8th through September 23rd for a temporary sale on the Hotel Baronette property.
CITY OF NOVI, CODE OF ORDINANCES, Section 3004.1.a. "Temporary Use Permits" states that temporary special land uses for tent sales are allowed in OSC, B-1, B-2, B-3, I-1, I-2 and P-1 Districts.
Applicant is requesting permission to erect a tent on the Hotel Baronette property located in the RC (Regional Center) District.
APPLICANT TABLED REQUEST TO SPRING 2002
4) Case No. 01-073 filed by John Prieur representing Cingular Wireless
John Prieur of Beacon Sign Company representing Cingular Wireless is requesting permission to allow a sign to remain without first obtaining a permit.
MOTION: THAT IN CASE NO. 01-073 TO DENY THE APPLICANT’S REQUEST TO ALLOW THE SIGN TO REMAIN BECAUSE A) IT IS AN ILLEGAL SIGN THAT HAS BEEN PUT UP WITHOUT A PERMIT AND B) THE CURRENT REQUEST DOES NOT CLEARLY STATE WHAT KIND OF SIGN IT IS AND WHAT THE SIZE IS
5) Case No. 01-074 filed by Hathem Hannawa representing Holiday Inn Express
Hathem Hannawa, representing Holiday Inn Express is requesting two (2) landscaping variances for the proposed building to be located south of Twelve Mile and west of Haggerty Road. These variances are for interior building landscape requirements and landscape planting buffers abutting the right of way.
CITY OF NOVI, CODE OF ORDINANCES, Section 2509, Paragraph 9a "Interior Building Landscaping Requirements" requires there shall be a minimum of a four (4) foot greenspace immediately adjacent to the building on all four sides.
The required four foot greenspace has not been provided for thirty eight feet on the east façade.
CITY OF NOVI, CODE OF ORDINANCES, Section 2509.7d "Landscape Planting Buffers Abutting the Right of Way" requires the installation of an earth berm with landscaping or an approval screening wall.
The proposed plan indicates a retaining wall and plantings in lieu of a brick wall or landscaped berm.
MOTION: THAT IN CASE NO. 01-074 TO GRANT THE APPLICANT’S REQUEST FOR TWO LANDSCAPING VARIANCES DUE TO LOT CONFIGURATION
6) Case No. 01-075 filed by Daniel Fitzgerald of 22317 Mill Road
Daniel Fitzgerald is requesting a lot coverage variance of 5% for the property located at 22317 Mill Road, Whispering Meadows Subdivision #2. Variance is requested for the construction of an addition off the back of the home.
Proposed lot coverage: 30%
Maximum allowed: 25%
MOTION: THAT IN CASE NO. 01-075 TO APPROVE THE APPLICANT’S REQUEST FOR FIVE (5) PERCENT LOT COVERAGE BASED ON USE OF THE LAND AND PROPERTY
7) Case No. 01-076 filed by Michael Forker of 46644 Nine Mile Road
Michael Forker, owner of property located at 46644 Nine Mile Road is requesting a front footage variance of 80.5 feet to allow a property split for the parcel identified as sidwell number 5022-28-300-008. Property is in a R-1 Zoning District.
Required minimum frontage: 120 feet
Parcel B proposed frontage: 39.5 feet
Variance: 80.50 feet
MOTION: THAT IN CASE NO. 01-076 TO DENY THE APPLICANT’S REQUEST DUE TO LACK OF PRACTICAL DIFFICULTY OR HARDSHIP AND DUE TO THE FINDINGS OF THE CONSULTANTS PROVIDED IN THE PACKET
8) Case No. 01-077 filed by Bradley Rosenberg representing Westmarket Square
Bradley Rosenberg representing Westmarket Square is requesting an extension of a previously approved development sign. See Case No. 01-014.
MOTION: THAT IN CASE NO. 01-077 TO GRANT THE APPLICANT’S REQUEST FOR AN EXTENSION OF A SIGN PERMIT FOR SIX (6) MONTHS OR UNTIL THE DEVELOPMENT IS LEASED
9) Case No. 01-078 filed by Michael Nelson representing Homedics
Michael Nelson representing Homedics is requesting a sign variance for an illuminated ground sign. The original petitioner of the sign was granted a variance but the request was limited to that petitioner only.
MOTION: THAT IN CASE NO. 01-078 TO APPROVE THE APPLICANT’S REQUEST FOR A CHANGE IN THE FACE OF THE SIGN AND WILL BE LIMITED TO THIS TENANT ONLY
1) Jaguar of Novi
Sarah Marchioni asked the Board for direction on the sign application. The applicant had applied in July and wished to attend the October meeting. Ms. Marchioni informed the applicant that they must erect mock-up signs on the building. The Board suggested that they move forward with their application when they at least had walls up on the building.
Meeting adjourned at 9:00 pm.