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REGULAR MEETING – ZONING BOARD OF APPEALS
CITY OF NOVI
Tuesday July 11, 2006 – 7:30 p.m.
Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.
Roll call Members Bauer, Canup, Fischer, Gatt, Krieger, Sanghvi and Shroyer
Pledge of Allegiance
Rules of Conduct:
Approval of Agenda
Approval of Minutes – May 2, 2006
1. Case No. 06-052 filed by the Smith Group for Providence Park Medical Building Group, LLC on the southeast corner of Beck and Grand River Avenue
The Smith Group is requesting two (2) variances for the construction of a Medical Office Building located south of Grand River and west of Beck Road along the Providence Park Hospital ring road. Applicant is requesting a thirteen (13) foot height variance for the proposed rooftop screening including a twelve (12) foot variance for the cast stone structure on the southern and northern ends of the building rooftop and a variance to allow the loading zone to be placed in the side yard, near the front of the building. The subject property is 13.7 acres and zoned OSC with a proposed construction of a 215,000 square foot Medical Office Building.
NOVI CODE OF ORDINANCES: ARTICLE 24, Section 2400, "Schedule of Regulations" requires a maximum height of a building in an OSC district be five (5) stories or 65 feet whichever is less.
PROPOSED ROOFTOP SCREENING HEIGHT 78 FEET
REQUIRED BUILDING HEIGHT 65 FEET
VARIANCE REQUESTED 13 FEET
PROPOSED BUILDING HEIGHT (NORTH AND SOUTH ENDS) 77 FEET
REQUIRED BUILDING HEIGHT 65 FEET
VARIANCE REQUESTED 12 FEET
NOVI CODE OF ORDINANCES: Section 2507, "Off-street Loading and Unloading" requires that loading space shall be provided in the rear yard or in the case of a double frontage lot, in the interior side yard.
Applicant is proposing loading area to be located in the side yard.
2. Case No. 06-53 filed by Novi Town Center Investors at 26045 Town Center Drive
The Novi Town Center Investors is requesting a variance for the reduction in loading space of four hundred – ninety (490) square feet for the construction of proposed Building 3 in the Novi Town Center Outlot. Property is located north of Grand River Avenue, west of Town Center Drive and zoned Town Center District.
NOVI CODE OF ORDINANCES; Section 2507, paragraph (2) states: "Within a TC District, loading, unloading space shall be provided in the rear yard at a ratio of ten (10) square feet for each front foot of building". Building’s south face has eighty-six (86) feet.
REQUIRED LOADING/UNLOADING SPACE 860 SQUARE FEET
PROPOSED LOADING/UNLOADING SPACE 370 SQUARE FEET
VARIANCE REQUESTED 490 SQUARE FEET
Applicant is requesting for a reduction in required loading area.
3. Case No. 06-054 filed by Matt Sosin for Northern Equities Group located at 39475 Lewis Drive
Mr. Matt Sosin of Northern Equities Group for 39475 Lewis Drive is requesting one (1) sign variance renewal for an existing 32 square foot 8 feet tall real estate sign located at the Lewis Medical Office Center. This property is zoned OST and is located on the north side of Lewis Drive and west of Haggerty Road.
CITY OF NOVI, CODE OF ORDINANCES, Section 28-7(3) states: "A temporary…sale, rental or lease sign which identifies the sale, rental or lease of the property upon which the sign is located or the model name of the building…until and thirty (30) days after sale or lease of property without permit…shall not exceed 6 square feet in area nor more than 5 feet in height"
Applicant is requesting an additional extension of the existing real estate sign.
4. Case No. 06-055 filed by Dave Zaitchik for Singh Construction Company located on Old Novi Road near the proposed Bolingbroke Lane
Singh Construction Company is requesting one sign variance for the placement of an additional subdivision entryway sign to be located on Old Novi Road near the proposed Bolingbroke Lane. This property is zoned R-4 and will become the Bolingbroke Subdivision.
CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2) d.3 states: "In any residential district…entranceway signs may be placed not less that ten (10) feet from any street right-of-way and only in yards adjacent to streets at the entrance to the subdivision…"
Applicant is requesting to place an entryway sign not located adjacent to the subdivision entrance.
5. Case No. 06-056 filed by Derrick Kyser of 901 South Lake Drive
Applicant is requesting two (2) front yard setback variances for the construction of a wrap around porch/deck in the front yard of 901 South Lake Drive. Applicant is requesting a 20.05-foot front setback variance from Maudlin and a five (5) foot front setback variance from South Lake Drive. Property is zoned R-4 and located north of Thirteen Mile Road and west of Old Novi Road.
NOVI CODE OF ORDINANCES: Section 2907, Porches; Decks states that an open, unenclosed and uncovered porch or paved terrace may project into a required front yard setback for a distance not to exceed four (4) feet.
REQUIRED FRONT YARD SETBACK (MAUDLIN) 26 FEET
PROPOSED FRONT YARD SETBACK 5.95 FEET
VARIANCE REQUESTED 20.05 FEET
REQUIRED FRONT YARD SETBACK (SOUTH LAKE DR.) 26 FEET
PROPOSED FRONT YARD SETBACK 21 FEET
VARIANCE REQUESTED 5 FEET
Applicant is requesting two (2) front yard variances for the construction of a deck.