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REGULAR MEETING – ZONING BOARD OF APPEALS – CITY OF NOVI
Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.
Roll call Members Bauer, Brennan, Fannon, Gray, Gronachan, Sanghvi and Reinke
Rules of Conduct:
Approval of Agenda – approved as presented
Approval of Minutes
1) Case No. 01-087 filed by Dennis Cline of 24101 Nilan
Dennis Cline is requesting a front yard setback variance of 3.17 feet for the construction of an attached (6 x 13.5 ft.) shed to an existing attached garage at 24101 Nilan. Property is located on a corner lot with two (2) front yard setbacks.
Required front yard setback: 30 feet
Proposed: 26.83 feet
Variance: 3.17 feet
MOTION: THAT IN CASE NO. 01-087 TO APPROVE THE PETITIONER’S REQUEST OF 3.17 FEET FOR THE FRONT YARD SETBACK DUE TO THE HARDSHIP AND NEED FOR STORAGE OF NECESSITIES
2) Case No. 01-089 filed by Gregory Gratek of 2023 West Lake Drive
Gregory Gnatek is requesting three (3) variances for the construction of a detached garage located at 2023 West Lake Drive. The variances requested are for a front yard variance of twenty (20) feet, a north side yard variance of .33 feet, and a south side yard variance of four (4) feet.
CITY OF NOVI, CODE OF ORDINANCE, Section 2910, Paragraph 2, "Lots having Water Frontage" states that accessory structures shall be permitted upon such water frontage lots in the setback between the road right-of-way and the main building provided the front yard setback is maintained.
Required front yard setback: 30 feet
Proposed front yard setback: 10 feet
Variance: 20 feet
CITY OF NOVI, CODE OF ORDINANCE, Section 2503, "Accessory Buildings", Paragraph 1D states that no detached accessory building shall be located any closer than ten (10) feet to any main building nor shall be located any closer than six (6) feet to any interior side lot or rear lot line.
Required side yard setback (North): 6 feet
Proposed side yard setback: 5.67 feet Variance: .33 feet
Required side yard setback (South): 6 feet
Proposed side yard setback: 2 feet
Variance: 4 feet
CASE TABLED TO THE JANUARY 8, 2002 MEETING
3) Case No. 01-090 filed by Don Marhofer representing Saratoga Circle
Don Marhofer, representing Saratoga Circle is requesting an extension of one (1) year for an existing trailer located on lot 45.
MOTION: THAT IN CASE NO. 01-090 TO DENY THE PETITIONER’S REQUEST FOR AN EXTENSION ON AN EXISTING TRAILER DUE TO LACK OF HARDSHIP AND SPECIFIC COMMENTS OF ADJOINING NEIGHBORS
4) Case No. 01-091 filed by Edgar Kent representing Redford Baptist Church
Edgar Kent, representing Redford Baptist Church is requesting a sign variance to erect a temporary ground sign to be located on Meadowbrook Road between Twelve and Thirteen Mile Roads.
CITY OF NOVI, CODE OF ORDINANCE, Section 28-11(a) states that "a sign not expressly permitted is prohibited."
Applicant is requesting an 8 x 4 foot ground sign.
MOTION: THAT IN CASE NO. 01-091 TO GRANT THE PETITIONER’S REQUEST TO ALLOW THE EXISTING SIGN TO REMAIN FOR A PERIOD OF EIGHTEEN (18) MONTHS OR LESS
5) Case No. 01-092 filed by Mathias Keck representing Eberspaecher
Mathias Keck representing Eberspaecher is requesting three sign variances to erect a wall sign and a ground sign at 29101 Haggerty.
CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(2)a "Area, Height and Placement Regulations – Ground Signs"1.i states "except as provided below, ground signs shall not exceed a maximum thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater, with a maximum area of one hundred (100) square feet."
Permitted (based on 85 foot setback from centerline of Haggerty): 42.5 square feet
Proposed: 246 square feet
Variance: 203.5 square feet
CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(2)a.2.ii states "all other ground signs shall not exceed a height of five (5) feet…"
Permitted: 5 feet
Proposed: 16.4 feet
Variance: 11.4 feet
CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states "…no parcel of land shall be allowed more than one (1) sign permitted under this section…"
Applicant is requesting permission to allow a 40.15 square foot wall sign.
MOTION: THAT IN CASE NO. 01-092 TO APPROVE THE THREE (3) SIGN VARIANCES DUE TO THE CLARIFICATION THAT THE BOARD HAS RECEIVED REGARDING THE SIZE AND THE ELEGANCE AND AESTHETICALLY SUPERIOR DESIGN OF THE SIGN
6) Case No. 01-093 filed by Lawrence Trepeck representing the Proposed Gas Station at 43601 Grand River
Lawrence Trepeck is requesting three (3) variances to renovate an existing gas station located at 43601 Grand River.
CITY OF NOVI, CODE OF ORDINANCE, Section 1602.11 states that "sidewalks within the TC-1 District adjacent to non-residential collector and local streets shall be 12.5 feet in width."
Required sidewalk width (along Flint Street): 12.5 feet
Proposed: 8 feet
Variance: 4.5 feet
CITY OF NOVI, CODE OF ORDINANCE, Section 1602.11 states that "sidewalks are required at all developments which abut any street or an internal service road."
Required amount of sidewalk on Flint Street: 200 feet*
Proposed: 70 feet
Variance: 130 feet
*Length of the lot is 200 feet
CITY OF NOVI, CODE OF ORDINANCE, Section 2506, "Off-Street Stacking Space, Layout Standards, Construction and Maintenance" requires twenty four (24) feet of maneuvering lane width with a seventy five (75) to ninety (90) degree parking pattern.
Required maneuvering lane: 24 feet
Proposed: 10 feet
Variance: 14 feet
MOTION: THAT IN CASE NO. 01-093 TO GRANT THE THREE (3) VARIANCES REQUESTED DUE TO THE FACT THAT IT WOULD BE A GREAT IMPROVEMENT TO THE SITE AND THE PETITIONER HAS SHOWN PRACTICAL DIFFICULTY IN MEETING THE REQUIREMENTS OF THE TC-1 DISTRICT
7) Case No. 01-094 filed by Craig Hofeldt representing Midas
Craig Hofeldt representing Midas is requesting two (2) sign variances to erect one wall sign and one ground sign at 43421 West Twelve Mile Road.
CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states "no parcel of land shall be allowed more than one (1) sign permitted under this section except as follows…"
Applicant is requesting permission to erect a 30.28 square foot illuminated wall sign to state "Auto Service Experts".
Applicant is requesting permission to erect a 25.56 square foot illuminated ground sign to state "Midas".
MOTION: THAT IN CASE NO. 01-094 TO GRANT THE PETITIONER’S REQUEST OF TWO SIGN VARIANCES, TO REMOVE THE PYLON SIGN AND TO USE THE TWO (2) RENDERINGS TO FULFILL THE PURPOSE OF IDENTIFICATION OF THE SITE
1) Fountain Walk signage
Don Saven explained to the Board which signs are allowed and where they can be located, specifically the banners. Chairperson Reinke would like to put the item under Other Matters for the next meeting.
2) Court reporter
Don Saven asked the Board for their opinion on the quality of the minutes and keeping the court reporter permanently. Member Sanghvi felt that it was a wonderful idea and would like to see it continued. Chairperson Reinke suggested putting the item under Other Matters for the next meeting to discuss.
3) Planning Commission minutes vs. action summaries
Sarah Marchioni had asked the Board of their preference with regards to the Planning Commission minutes. The minutes have been lengthy so she asked the Board if they would like the action summaries instead to reduce the number of copies. Chairperson Reinke would also like this item to be under Other Matters for the next meeting.
Meeting adjourned at 9:24 p.m.