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REGULAR MEETING OF THE NOVI PLANNING COMMISSION WEDNESDAY, FEBRUARY 03, 1999 AT 7:30 P.M. COUNCIL CHAMBERS - NOVI CIVIC CENTER - 45175 WEST TEN MILE ROAD (248)-347-0475
Meeting called to order at 7:32 p.m. by Chairperson Weddington
PRESENT: Members Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza and Chairperson Weddington
ABSENT/EXCUSED: None
ALSO PRESENT: Planning/Traffic Consultant Rod Arroyo, Engineering Consultant Victoria Weber, Assistant City Attorney Paul Weisberger, Landscape Architect Linda Lemke, Environmental Specialist Debbie Thor, Director of Planning & Community Development Jim Wahl, and Planning Assistant Kelly Schuler
PLEDGE OF ALLEGIANCE
APPROVAL OF AGENDA
Chairperson Weddington asked if there were any additions or changes to the Agenda?
PM-99-02-117 TO APPROVE THE AGENDA AS PRESENTED
Moved by Csordas, seconded by Mutch, CARRIED UNANIMOUSLY: To approve the Agenda as presented.
VOTE ON PM-99-02-117 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington No: None
AUDIENCE PARTICIPATION
None
CORRESPONDENCE
Member Capello read a letter from Ed Kramer regarding Quicksend Deliveries. The developer is proposing to have front yard loading docks. This was desirable from his perspective and he believed the building appearance would be acceptable in the industrial park. By locating the truck docks at the front of the building, the noise to the residents would be minimized, which is the intent of the Ordinance. Other concerns include: 1) the dumpster should not be at the rear property; 2) sight lighting should not be on the building shining outward, but on poles shining inward; 3) the rooftop air conditioning units need to be qualified for the noise level of operation; 4) no building openings at the rear of the building.
Portia C. Reuben wrote regarding Quicksend Deliveries. Development on Venture Drive has resulted in increased vehicular traffic that has exceeded the capacity of Nine Mile Road and is exacerbating. Deterioration of the service Venture Drive berms are bad, neighbors constantly flaunt the load limit regulations on Nine Mile Road bridge. A delivery firm will increase noise pollution on Nine Mile Road with Hickory Park noise. Abatements through operating hours restrictions are ignored by the firms ambient light pollution and particulate contamination of the atmosphere are currently above acceptable levels. Although he had no baseline studies to support the level of absolute, change in his backyard allowed him to interpret the relative change. Current demands exceed the caring capacity of the environment and increase will be onerous.
Lynn Kocan stated Planners at the October 21, 1998 meeting requested that Quicksend revise their site plans to comply with Ordinance 2507 regarding loading in the interior side yard versus the front yard. During 1996-1997, she attended numerous meetings dedicated to the revision of the Noise Ordinance. Implementation Committee members agreed they would prefer to sacrifice aesthetics to get parking noise away from residential. Truck wells on an interior side yard would generate noise in excess of the City’s Noise Ordinance. She believed that the intent of Ordinance 2507 was to move truck wells away from residents rather than being a directive that truck wells must be placed on the side of the building. She requested that the Implementation and Planning Committee revise Ordinance Section 2507 if in fact it is necessary to do so, to make it compatible with Section 1905. Until that Ordinance stipulation is confirmed or can be revised, a variance is warranted for those industries requesting front end truck wells.
CONSENT AGENDA
None
COMMUNICATIONS
None
PUBLIC HEARINGS
An Ordinance to amend subsections 3004.2 and 3004.3 of Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance, to permit the Building Official to provide reasonable conditions in the granting of a temporary use permit for a temporary building in a subdivision or commercial development. Paul Weisberger explained that the 90 day limit to have a temporary building when constructing a residential development was clearly too short of a time and the ZBA was constantly being bombarded with variances to that 90 day requirement. The Building Official felt that a reasonable time limit would be that of once the first model house was in place and the offices could be moved into that house and construction offices should remain up for a reasonable time. Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion. DISCUSSION PM-99-02-118 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL ON ZONING TEXT AMENDMENT 18.147 AS PROPOSED Moved by Canup, seconded by Csordas, CARRIED (7-2): To send a positive recommendation to City Council on Zoning Text Amendment 18.147 as proposed.
DISCUSSION Member Mutch asked why the Commission was also amending Part II regarding temporary uses. Mr. Weisberger thought the major use that the Building Official was concerned with was the temporary construction building. He stated the two could be broken out, make the changes and forward them to Council. In regard to Part 1, Subsection 2, Member Capello would like to see an additional letter E added. He explained that often times, subdivisions are built in phases and the developer will put a construction trailer right next to an existing home. He stated he would like to see a restriction that it shall not be located within 300’ (2 or 3 lots) of an existing home. Member Piccinini suggested the language, "specifically for construction or sales uses for a period of…". Member Canup believed that Part 1, 2(d) covered it all. VOTE ON PM-99-02-118 CARRIED Yes: Canup, Capello, Csordas, Mutch, Piccinini, Watza, Weddington No: Churella, Koneda Located in Section 24, along Grand River, west of Haggerty Road, and east of Meadowbrook Road. The 1.6 acre-site is located in the Light Industrial District (I-1). Applicant is seeking Preliminary Site Plan and Special Land Use Permit approvals. Matt Niles of WahYee Associates Architects introduced Tim Laird of Laird’s Auto Glass and George Norberg the Civil Engineer. Mr. Niles believed he has resolved the outstanding issues. He stated there were a couple of issues that were still to be looked at. He stated there would be one curb cut on the site. The entrance is off of Grand River and it is all one way circulation. Building setbacks have all been met, landscape requirements have also been met. There is about 2,900 square feet of Office and 4,900 square feet of proposed area for a repair shop along with a storage basement, there is also an existing storage warehouse on site. The Ordinance requires 59 parking spaces and 60 are provided. Mr. Niles reviewed the floorplan of the building. He stated the building was basically decorative split face block with synthetic plaster-type finish above. There are horizontal bands of joint glass. There are two outstanding issues that have not been resolved. Of the six conditions that must be met for a Special Land Use approval, there are two items that cannot be met. The site is required to be two acres and 1.6 acres exist, due to the landlocked situation, it is not possible to meet the two acre criteria. 200’ of frontage is required and the site has 175’, for the same reasons, the requirement cannot be met. Mr. Niles requested a waiver from the Planning Commission regarding the curb cut spacing requirement. 275’ between curb cuts are required and 156’ are provided as it is impossible to get any further away from existing curb cuts. Mr. Niles requested Preliminary Site Plan approval contingent upon obtaining a waiver for the curb cut spacing standards and contingent upon receiving variances for the two Special Land Use criteria. George Norberg spoke in regard to the engineering. He pointed out that utilities were available to the site. There is a water line that runs along Grand River which will be extended up and a hydrant will be placed in the interior of the site. Storm sewer on the site will discharge into a pipe that will be constructed along Grand River and ultimately discharge into the City’s Regional Detention Basin. There will be easements required for those particular parcels. Mr. Norberg stated they could comply with all of the requirements of JCK. Rod Arroyo, Planning and Traffic Consultant pointed out that there is an existing use on the site. Mr. Arroyo stated with the exception of the two outstanding issues as mentioned by the applicant, the applicant meets all of the other standards for a Special Land Use approval and for Preliminary Site Plan approval. They will need to go to the ZBA for a variance of the two standards that have not been met. In regard to the traffic review, there is a driveway spacing waiver that is necessary. The project is a fairly low to moderate trip generator. There will be some need for some additional data at the time of Final. Mr. Arroyo recommended approval from a traffic perspective based on the driveway spacing standard being granted by the Planning Commission. Victoria Weber, Engineering Consultant stated there were existing utilities for water and sanitary either on the site or adjacent to the site. The storm water will be collected in an on-site storm sewer and routed to the City’s Regional Detention basin which is located at the northeast corner of Meadowbrook Road and Grand River. The applicant will place a 5’ wide concrete sidewalk along the frontage, due to the fact that there are deficiencies in the R.O.W. an easement is required for placement of the sidewalk. There were a few other minor issues. Ms. Weber stated the plan demonstrated engineering feasibility and recommended approval. Linda Lemke, Landscape Architect stated the applicant has addressed all of the conceptual concerns. They have added the 4’ adjacent to the new building and provided trees throughout the site on the edges. Ms. Lemke recommended approval. On the Final submittal, she would like to see more variety in the types of shrubs and the addition of shrubs and canopy trees throughout the project on the edges of the site. With these comments, she recommended approval. Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended with the following items being corrected on the next plan submittal; 1) the proposed fire protection water main shall be controlled by either a post indicator valve or a gate valve in a well. Chairperson Weddington announced she has also received a letter from Douglas R. Necci of JCK that states that the above plan has been reviewed for compliance with the City’s Ordinance 2520, The Façade Ordinance for percentages of materials. Mr. Necci finds that all facades are in full compliance with the Façade Chart and a Section 4 Waiver is not required. Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion. DISCUSSION Member Csordas stated the site currently looks like a dump and the building in the rear looks like a safety hazard. He stated he was impressed with the favorable letter of recommendation from the Mayor of Plymouth. He asked the petitioner to clarify if the office use of this building would be used for the corporate headquarters? Mr. Niles answered, the office uses are not actually for the Auto Glass Repair Shop. He stated they would be leased out to other businesses. Member Csordas asked how many cars the service bay would hold? Mr. Niles answered, three or four. Member Csordas asked what the typical noise level was? Mr. Niles stated one of the requirements was the decibel noise study analysis which was conducted. The analysis reflected that the range would be between 65 and 75 decibels. Member Csordas thought it would be very difficult for the applicant to come into compliance with the Ordinances. He thought the proposal was a tremendous upgrade to the site. In reviewing all of the recommendations of the Consultants, he stated it was probably fairly evident that he would support a positive recommendation for the project. PM-99-02-119 TO GRANT SPECIAL LAND USE AND PRELIMINARY SITE PLAN APPROVALS INCLUDING THE DRIVEWAY SPACING WAIVER FOR LAIRD'S AUTO GLASS 98-23A SUBJECT TO ALL OF THE ZBA APPROVAL OF VARIANCES FOR MINIMUM LOT SIZE AND MINIMUM FRONTAGE AND SUBJECT TO ALL OF THE CONSULTANTS OTHER CONDITIONS Moved by Capello, seconded by Watza, CARRIED UNANIMOUSLY: To grant Special Land Use and Preliminary Site Plan approvals including the driveway spacing waiver for Laird’s Auto Glass 98-23A subject to all of the ZBA approval of variances for minimum lot size and minimum frontage and subject to all of the Consultants other conditions. DISCUSSION Member Mutch stated the Zoning Ordinance references that a marginal access road may be required in a situation such as this, he asked if this option was explored? Mr. Arroyo answered, yes. He stated the Thoroughfare Plan identifies appropriate locations for the frontage roads. The plan recommends one on the south side of Grand River but not along the north side in this area. Therefore, it is not included as any type of recommendation in his review. Member Mutch referred to the parcel map and asked if the area of narrow parcels within that ¼ mile stretch would be an appropriate area for a marginal access road? Mr. Arroyo stated he did not participate in the original frontage road study, therefore, it was hard for him to give a perspective of what work wen into it. He stated he has not looked at the area in detail and it was something that would be studied in more detail as the Thoroughfare process goes on. Member Mutch expressed concern with the Commission granting approval and then coming back to decide that a marginal access road is appropriate, however, the door has been closed because the property is fairly centered within the group of properties. Member Mutch expressed concern with the number of curb cuts. Member Mutch asked if City Council approved the Façade Ordinance changes? He expressed concern that the portion of the building that faces Grand River would meet the changes in the Façade Ordinance. He asked if the applicant would be required to meet the standards Paul Weisberger, Assistant City Attorney stated the Façade Ordinance is a Zoning Ordinance and the date that it becomes effective which is 15 days after its adoption. A grandfathering clause was put in that states all plans that receive Preliminary Site Plan by the effective date would be grandfathered in. Therefore, if this Site Plan were to receive Preliminary Site Plan approval would be governed under the present Façade Ordinance. Member Mutch asked if the Commission could require that the portion of the building that faces Grand River meet the new Façade Ordinance? Mr. Weisberger thought it would be within reasonable conditions in a Special Land Use scenario. Member Mutch asked Ms. Lemke if there were any other things she would like to see in terms of landscaping, that are not currently required by the Ordinance but are in keeping with what the City is trying to accomplish along Grand River? Ms. Lemke answered, no. She stated there has not been anything specific defined for landscape treatment along Grand River. She stated the applicant has a good treatment shown and she would be looking for additional sub-canopy trees and a greater variety in the plantings. Member Capello asked how long the applicant has been pursuing the project in Novi? Tim Laird answered, about two years. Member Capello asked if the applicant was aware of the change to the Façade Ordinance? Mr. Laird answered, no. VOTE ON PM-99-02-119 CARRIED UNANIMOUSLY Yes: Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington, Canup No: None Located in Section 15, on the west side of Sheraton Drive near the northwest corner of the interchange of I-96 and Novi Road. The proposed catering business located in an existing 16,350 square foot building is located in the Conference District (C). Applicant is seeking Preliminary Site Plan and Special Land Use Permit approvals. Earl Roberts the architect for the project. He stated Epoch runs a food service industry for Wisne. The intent is to remodel the existing building to come up with a catering and pastry kitchen. The intent is to furnish bakery items for the Too Chez Restaurant, several restaurants in the area and groups such as the Detroit Lions group. There is a shared access. Mr. Roberts requested approval of the Site Plan and Special Land Use. (Mr. Roberts had several other comments, however, they were not picked up on tape) Rod Arroyo, Planning and Traffic Consultant stated because the building is located within the Conference District, it has to be approved by the City Council. He stated there were some deficiencies that would require ZBA action. One was the setback for the parking areas. The applicant was taking a non-conforming situation and improving it. They are increasing the amount of landscaping along the property boundary. There will still be some shortages because it is an existing structure. They will also need a waiver for a noise analysis as well as a waiver for parking space shortage. Mr. Arroyo did not anticipate a problem with parking on the site giving the proposed uses. In regard to the traffic review, Mr, Arroyo indicated that the shared access easement will have to be maintained, however, if the entire property is to remain under one ownership, it will not have to be recorded. There is going to be one way circulation around the building. He recommended that there be additional pavement maintained so a larger truck would be able to maneuver. There were a couple of other minor items that could be addressed at the time of Final. From a traffic perspective, Mr. Arroyo recommended approval. Mr. Arroyo could not recommend Special Land Use and Preliminary Site Plan approvals due to the need for variances. If the variances are granted by the ZBA, he would then be in a position to recommend approval. Victoria Weber, Engineering Consultant stated there were existing utilities on the site and they will continue to service the site. The only engineering improvements to be made are to repair and resurface the parking lot and the addition of some landscaped parking islands. She stated there were some minor details that would be looked at during the time of Final. Ms. Weber recommended approval. Linda Lemke, Landscape Architect stated the proposed landscaping is a great improvement for the property. There will be no impacts on the natural features. Ms. Lemke recommended approval with ZBA variance for parking lot setback. The applicant has provided a full palate of landscaping which will be reviewed in detail at the time of Final along with a number of other items. Ms. Lemke recommended approval. Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended with the following condition; 1) provide Hazardous Chemical Survey pertaining to the proposed occupancy and another pertaining to construction activity. Chairperson Weddington announced she has received a letter from Douglas Necci of JCK which states that the above plan has been reviewed for compliance with the Façade Ordinance and because it is an existing building, the drawings are consistent with previous reviews and the facades are not subject to the Façade Ordinance Section 2520, due to the fact that no exterior alteration to the existing building is proposed. Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public. Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion. DISCUSSION Member Csordas stated the site is a dump. He also stated the restaurant has a parking problem as sometimes parked cars spill out into the street. In regard to the 18’ variance on the south side of the building, he did not see where a 2’ variance would be an issue, he thought it would be an upgrade to the appearance of the property. PM-99-02-120 TO SEND A POSITIVE RECOMMENDATION TO CITY COUNCIL FOR EPOCH/TOO CHEZ SP98-45A FOR PRELIMINARY SITE PLAN AND SPECIAL LAND USE PERMIT APPROVALS SUBJECT TO ZBA VARIANCES FOR SIDE YARD PARKING SETBACK AND THE NUMBER OF PARKING SPACES, INCLUDING WAIVER OF THE NOISE ANALYSIS AS WELL AS SUBJECT TO ALL OF THE CONSULTANTS CONDITIONS Moved by Csordas, seconded by Churella, CARRIED (8-1): To send a positive recommendation to City Council for Epoch/Too Chez SP98-45A for Preliminary Site Plan and Special Land Use Permit approvals subject to ZBA variances for side yard parking setback and the number of parking spaces, including waiver of the noise analysis as well as subject to all of the Consultants conditions. DISCUSSION Member Mutch asked if there was any exploration in terms of shared access with some of the adjoining properties? He expressed concern with five curb cuts in a very narrow area, he did not see the need for three curb cuts on the parcel. Mr. Roberts answered there was no discussion with the property owners to the north. Member Mutch asked Mr. Arroyo if three access points were necessary? Mr. Arroyo thought it could potentially function as one. He stated the site was somewhat unusually shaped and the building was placed unusual. He thought it could potentially be redesigned to function with two access points, however, it may require some additional internal modifications for circulation. Member Mutch stated the site looked inefficient. He thought the parking area for the restaurant needed to be re-examined. He thought the site circulation needed to be addressed as he did not think it was the best for the site to function. Member Mutch stated he could not support a Special Land Use without exploring how to reduce the number of access points. VOTE ON PM-99-02-120 CARRIED Yes: Churella, Csordas, Koneda, Piccinini, Watza, Weddington, Canup, Capello No: Mutch
Located in Section 26 on the east side of Venture Drive, north of Nine Mile Road. The 1.35 acre-site property is zoned Light Industrial (I-1). Applicant is seeking Preliminary Site Plan approval and Special Land Use Permit approval.
Bennett Donaldson represented Doug Pope, owner of Quicksend Deliveries along with Hickory & Associates who owns the property off of Venture Drive.
Doug Pope explained the use of the property. He stated the service is a small package delivery service, they bring packages, sort and separate them and send them out throughout lower Michigan. He stated there were no semi trucks, they use 15’ to 24’ trucks and vans. The operation is mainly internal.
Mr. Donaldson requested Preliminary Site Plan approval contingent upon a ZBA issue which is front truck loading, and a waiver for the distance between drives. He stated the project was tabled at the last meeting in order to give more time to come up with an alternative design. He explained that they worked out a relatively good design, however, it did not meet the sound ordinance. Therefore, they are back with the original plan submittal which includes the front truck well loading that does comply with the sound ordinance. He stated the design has as minimal impact on the residents as can be. Mr. Donaldson felt that he has done everything he could to comply with the City Ordinances. He asked the Commission to allow him to go ahead with the outlined usage.
Rod Arroyo, Planning and Traffic Consultant did not recommend approval of the Preliminary Site Plan or Special Land Use owing to the non-conforming situation related to the location of the truck loading area. He stated one of the provisions in the Ordinance specifies that the trailer truck operations be placed as far away from residential as possible. There is another provision in the Ordinance that specifies that the loading areas face an internal side yard when adjacent to residential. Mr. Arroyo stated the applicant will have to try to address this situation in front of the ZBA unless the site can be redesigned to meet all standards. He stated the applicant has provided the required noise analysis.
In regard to the traffic review, Mr. Arroyo stated the Site Plan does not meet the driveway spacing standards because of the close proximity of the loading drive to the primary parking access drive. Therefore, the Planning Commission has the ability to grant a variance to the driveway spacing standards if it is found appropriate. Mr. Arroyo did not recommend approval of the traffic plan subject to the loading and unloading and also driveway spacing.
Victoria Weber, Engineering Consultant stated there were existing utilities for sanitary sewer and water main along Venture Drive. Storm water will be routed into an existing storm sewer that is located in Venture Drive. The applicant has indicated that the catch basins within the site will contain sumps which will collect sediment. She stated she would like some additional water quality controls which could be addressed at the time of Final. Ms. Weber recommended approval.
Linda Lemke, Landscape Architect recommended approval of the Conceptual Landscape Plan. The applicant has addressed the items in regard to the berm along the eastern property line. She concurred with Mr. Arroyo in regard to the location of the truck wells and overhead doors and the need for the variance. There were a number of items listed in the last review letter from Brandon Rogers, dated June 17, 1998 which will be reviewed at the time of Final.
Chairperson Weddington announced she has received a letter from Michael W. Evans, Fire Marshal for the City of Novi Fire Department which states that the above plan has been reviewed and approval is recommended.
Chairperson Weddington asked if there was a report from Doug Necci?
Kelly Schuler, Planning Assistant stated the letter was inadvertently omitted, however, it stated that the project was in compliance. She stated she would provide the letter to the Commission.
Chairperson Weddington announced it was a Public Hearing and opened the Matter to the Public.
Ed Kramer, 22809 Balcombe stated part of his back yard abuts the project. With regard to adjacency to residential, the Light Industrial Ordinance is a generally good Ordinance. He stated the primary concerns in the Ordinance are the view, noise and the light. He thought the Commission needed to review the lighting in detail. He thought noise was the prime concern. He thought the air conditioning unit on the roof needed to be looked into to see that they fall within the requirements. He expressed concern regarding the location of the dumpster as it was located on the rear lot line. He asked the Commission to see if there were some alternative arrangements that might move the noise further away from residential. Mr. Kramer thought the design detail of the building could mitigate the truck wells if appropriate landscaping and a wall were provided. Mr. Kramer requested that the Commission make a positive recommendation to the ZBA to support the variances.
Lynn Kocan, 23088 Ennishore Drive expressed concern with residents northeast of the property being impacted by the noise, therefore it is very important to have the 14’ high wall. She stated when she reads Ordinance 2507, she does not see a directive that says the truck wells have to be located on the side of the building. She stated if in one part of the Ordinance it says that truck wells are allowed to face the street and another area gives an inference to state that the truck wells should be moved away from the residents, to her they were compatible. She was not sure if the Ordinance needed to be revised. If so, she requested that it go to the Implementation Committee. If not, she did not see any reason why a variance would not be warranted in this situation.
Chairperson Weddington asked if anyone else would like to address the Public Hearing? Seeing no one she closed the Public Hearing and turned the Matter over to the Commission for Discussion.
DISCUSSION
Member Mutch recalled at the last meeting, the applicant agreed to remove the door on the east side of the building.
Mr. Donaldson answered, yes it could be removed. Member Mutch asked the applicant to address the details of the lighting.
Mr. Donaldson stated the lighting is on the building and is staying at a closer vicinity to the building.
Member Mutch asked if the applicant has a preference in regard to what lighting system they would use?
Mr. Donaldson gave an example of the Pioneer Mortgage building lighting. He stated they would use something along the lines of that type of lighting.
In terms of the use of the property, Member Mutch stated it is a fairly low use. Member Mutch stated he was in support of the project. In regard to the variance for the truck wells facing the front, he clarified that the Ordinance states loading and unloading in an Industrial District is required in the rear yard.
Member Koneda recalled at the meeting in October, the applicant stated that most of the truck deliveries would be during the night. Therefore, he thought the requirement of the 55 decibel level at night needed to be adhered to. He asked how the Commission could be assured that noise would not be a problem?
Mr. Arroyo stated when he wrote his letter dated September 29, 1998, he had a letter from the applicant’s noise consultant stating that the applicant would meet all standards including the 55 noise decibel. Since then, they have revised their letters and included a second letter that now reaches a different conclusion, this is his reason for reaching the conclusion that he did.
Member Koneda clarified that the daytime decibel level could be 50 to 71. He asked if the 14’ wall would be required to bring the noise levels down to acceptable levels?
Mr. Donaldson answered, it was his understanding that in order to meet the sound levels, the wall would have to be constructed. He stated the wall was going to be constructed regardless.
Member Koneda asked if the wall had any adverse affects to the landscaping plan?
Ms. Lemke answered, no.
Member Csordas asked the applicant to address the relocation of the dumpster
Mr. Donaldson stated the dumpster could be relocated in the corner, however, the truck would have to maneuver in the rear yard. He stated he did not know where else on the site it could be put.
Member Csordas asked what kind of buffering is on the east side of the property?
Mr. Donaldson answered the 11’ berm extended the length of the property which is also planted with pines, etc.
Member Csordas asked if there was a wall behind it?
Mr. Donaldson answered there would be a poured concrete wall at least 6’ to 7’ high.
Member Churella stated if the wall height were to be increased to 9’, it would almost deaden the noise.
Mr. Donaldson did not know whether it would deaden the sound, however, he was sure that it would have an impact. Member Churella asked if the applicant would be willing to increase the wall height to 9’?
Mr. Donaldson answered, yes.
Member Canup thought it would be in the best interest of the neighbors to plant very dense evergreen trees, this would absorb the sound more than a wall would.
Mr. Donaldson stated the theory behind the berm was to buffer all noise that would result in the parking lot.
Member Koneda stated the applicant has heard the concerns of the residents and the Planning Commission and he thought it was something that should be scrutinized closely on the Final plan.
Member Capello stated he did not see a noise study for the air conditioning units, therefore he assumed that they could be designed to meet the noise standards.
Mr. Donaldson reported that he brought the noise study with him.
Member Capello stated he had a problem with the doors. He did not want them facing the residents. He understood why they could not be placed on the side, however, the doors on the front look horrible. He did not think this parcel was right for the proposal.
PM-99-02-121 TO APPROVE QUICKSEND DELIVERIES SP98-21A PRELIMINARY SITE PLAN AND SPECIAL LAND USE PERMITS SUBJECT TO ALL OF THE CONSULTANTS RECOMMENDATIONS AND ALSO INCLUDING THE PLANTING OF 15’ TO 20’ EVERGREEN TREES TO BUFFER THE DUMPSTER, TO GRANT THE DRIVEWAY SPACING WAIVER AND APPROVAL IS SUBJECT TO ZBA VARIANCES FOR THE FRONT YARD LOADING
Moved by Churella, seconded by Csordas, CARRIED (6-3): To approve Quicksend Deliveries SP98-21A Preliminary Site Plan and Special Land Use Permits subject to all of the Consultants recommendations and also including the planting of 15’ to 20’ evergreen trees to buffer the dumpster, to grant the driveway spacing waiver and approval is subject to ZBA variances for the front yard loading.
DISCUSSION
Member Mutch asked for clarification on the location of the 14’ wall.
Mr. Donaldson clarified that it would be constructed on the edge of the northwest truck well.
VOTE ON PM-99-02-121 CARRIED
Yes: Csordas, Koneda, Mutch, Piccinini, Watza, Churella No: Weddington, Canup, Capello
MATTERS FOR CONSIDERATION
None
MATTERS FOR DISCUSSION
Kelly Schuler, Planning Assistant stated a memorandum was enclosed in the packets from Heidi Hannan regarding the CIP Committee. She stated the memorandum was to provide information and an opportunity for the Commission as a whole to submit any Capital Improvement projects. Member Csordas stated currently the Committee was reviewing all of the projects and the goal was to come together in March and put all of the projects on disks for priority. He stated there was really nothing to report on. Member Capello thought the Police station Administrative offices needed some updating. He also added that Eight Mile Road and Napier Road Park could use restaurants, concession stands and some covered picnic areas. Member Csordas recommended that the Commission take a look at the form that was created by Ms. Hannan, fill it out and return it to her as soon as possible. Member Mutch asked how the priority is determined? Member Csordas answered the priorities are determined by each Department head and the ranking of each individual project is the responsibility of the Committee. Member Mutch suggested that there is a definite need for bikepaths and safety paths within the City. In southeast Novi, there is a lack of park property. He stated he would like to see money spent on road projects and water and sewer improvements in those areas where the City could receive a quick pay back, ie. the OST areas. Member Csordas stated the Committee is interested in any input from the Commission. He reiterated that the deadline needs to be adhered to. Jim Wahl, Director of Planning and Community Development pointed out that Departments prioritize their individual projects while the Commission is more of a coordinating agent to get the document usable, sensible and logical. He stated the Committee is important to bring all of the recommendations together and make them work together. Member Koneda agreed with Member Mutch regarding the sidewalks and bikepaths. He stated several years ago, there was a line item to put in some sidewalks but it has not happened yet. He thought now might be a time to bring it back, however, not at the cost of finishing some of the parks that already exist. He stated the Community Sports Park needed to be finished and he would like to see it receive a high priority rating. Chairperson Weddington stated more and more complaints come in regarding the roads. She stated from a Planning standpoint, the roads need to be improved and should be at the top of the list.
Chairperson Weddington announced there was a Joint Meeting scheduled with City Council on Thursday, March 11, 1999 at 7:00 p.m. She reported that the Council would like to discuss highlights of the 1998 accomplishments, ongoing projects that need Council support and how they relate to the budget request, identifying any new initiatives or projects that need Council support and funding, highlights of the Master Plan, and discussion of any mutual problems or concerns. She stated immediately following the Joint Meeting of the Commission will be a Joint Meeting with the ZBA. Member Mutch thought some of the policy issues should be discussed. He also added that options in residential development should be discussed. He thought a policy discussion would accomplish more.
Member Capello agreed with the comments of Member Mutch.
Member Piccinini also agreed with the comments of Member Mutch.
Chairperson Weddington asked the Department to help put together a summary of what the Commission has done and where they stand in their budget so it could be handed out at the meeting.
Member Mutch added that some issues of Economic Development should also be discussed such as Grand River and the DDA and overlay zonings.
Member Canup stated he would like to address some irresponsible actions on the part of some Councilmembers on inappropriate vendettas to certain members of the Planning Commission.
SPECIAL REPORTS
1. PLANNING COMMISSION TRAINING SERIES: SPECIAL LAND USE
Rod Arroyo, Planning and Traffic Consultant explained a Special Land Use and where the authority for the use comes from. He explained that a Special Land Use is a discretionary decision and the Commission deals with discretionary and non-discretionary standards. He reviewed the criteria for the use and the highlighted the conditions.
AUDIENCE PARTICIPATION
None
ADJOURNMENT
PM-99-02-122 TO ADJOURN THE REGULAR MEETING OF THE PLANNING COMMISSION AT 9:47 P.M.
Moved by Churella, seconded by Mutch, CARRIED UNANIMOUSLY: To adjourn the Regular Meeting of the Planning Commission at 9:47 p.m.
VOTE ON PM-99-02-122 CARRIED UNANIMOUSLY
Yes: Canup, Capello, Churella, Csordas, Koneda, Mutch, Piccinini, Watza, Weddington No: None
________________________________ Kelly Schuler - Planning Assistant
Transcribed by: Diane H. Vimr February 10, 1999
Date Approved: February 17, 1999
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