CALL TO ORDER

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to table consideration of this matter until further consideration of the Master Plan for Land Use Amendments. Motion carried 7-0.

A motion to postpone a decision on the Master Plan for Land Use Amendments until the August 11, 2010 Planning Commission meeting. Motion carried 5-2. (Nay – Cassis, Pehrson.)

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to reopen discussion. Motion carried 7-0.

In the matter of Novi Crossing, SP10-06 with Zoning Map Amendment 18.696, motion to recommend denial to the City Council to rezone the subject property from R-1, One-Family Residential to B-3, General Business with a Planned Rezoning Overlay for the following reasons: 1) The benefits expected to accrue from the proposal do not clearly outweigh the reasonably foreseeable detriments thereof, taking into consideration reasonably accepted planning, engineering ad environmental principals because: (a) The proposed rezoning would be contrary to the current recommendations of the Master Plan for Land Use and Future Land Use map, which recommends single-family uses for the property; (b) The southwest quadrant of the City is low-density residential in character and a rezoning to commercial use would not be in concert with the goals and objectives of the Master Plan for Land Use. Specifically, "Continue to protect the character of the southwest quadrant of the City as this area is home to the majority of the vacant land in Novi;" (c) Recent land use studies have indicated that the City currently has a surplus or planned for retail activities to meet the highest predicted retail space demand through 2018; (d) The proposed concept plan presents a number of concerns including loading space screening and location, drive-up window layout, parking lot setbacks and layout, inadequate information on the proposed landscaping and the distance of the proposed drive-through restaurant from the adjacent residential zoning; (e) Revisions to the submitted Traffic Study are required before traffic impacts can be adequately analyzed; and (f) Further information is needed regarding the location of and on-going maintenance of stormwater facilities; and (2) The proposed PRO will not integrate the proposed land development project with the characteristics of the project area and will not result in an enhancement of the project area as compared to the existing zoning and such enhancement would be likely to be achieved in the absence of the PRO because: (a) The area surrounding the proposed development and throughout the southwest quadrant of the City is primarily low-density residential development and an additional commercial development would detract from and disrupt this carefully maintained character; and (b) Typical development under the existing R-1 zoning would require sidewalks and pathways be installed and could result in a large amount of preserved open space, in the form of residential yards. Motion carried 7-0.

2. MAPLE MANOR, SP08-09 AND ZCM 10-37 WITH ZONING MAP AMENDMENT 18.682

In the matter of SP08-09F/ZCM10-37, Maple Manor, motion to recommend approval of the Revised Concept Plan, for floor plan and building façade only, for rezoning petition 18.682 with the following considerations: (a) The proposed PRO Concept Plan meets the intent of the Zoning Ordinance by providing a transition between multiple family and commercial development, by protecting and conserving the character of the area and by providing adequate access and utilities; (b) The lower building height is more compatible with existing buildings in the neighborhood; and (c) The revised Concept Plan reduces the proposed Ordinance deviations previously approved by City Council on September 28, 2009 and such changes are to be included in the revised PRO agreement. This motion is made because the plan is otherwise in compliance with Article 6, RM-1 Low Density Multiple Family Residential District, Section 2400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

In the matter of SP08-09F/ZCM10-37, Maple Manor, motion to approve the revised Preliminary Site Plan subject to the following: (a) For building façade and floor plan changes only; (b) Planning Commission granting a Section 9 waiver for the overage of asphalt shingles; (c) City Council approval of the revised Maple Manor Concept Plan and PRO Agreement; and (d) The conditions and items listed in the staff and consultant review letters being addressed on the Final Site Plan. This motion is made because the plan is otherwise in compliance with Article 6, RM-1 Low Density Multiple Family Residential District, Section 2400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

In the matter of USA 2 Go, SP10-11A, motion to approve the Stormwater Management Plan, subject to: (a) The PRO Agreement must be approved by the City Attorney and Administration, signed by the City and the appropriate parties on behalf of the property owners/developers, and recorded as required by the PRO Ordinance to complete the rezoning before stormwater management plan approval shall be effective; and (b) The conditions and items listed in the staff and consultant review letters being addressed on the revised Final Site Plan. This motion is made because the plan is otherwise in compliance with Chapter 11 of the Code of Ordinances and all other applicable provisions of the Ordinance. Motion carried 7-0.

In the matter of Novi Plaza, SP10-30, motion to approve the Preliminary Site Plan and Section 9 Waiver, for the overage of split-faced c.m.u. subject to the following: (a) Incorporation of a projected chamfered sill unit as a transition above the split faced c.m.u.; and (b) Addition of extended parapets or other screening methods on the east and west facades to conceal roof appurtenances from view from Ten Mile Road and adjoining properties. This motion is made for the reason that the proposed façade will generally enhance the visual quality of the project, the color selections are carefully coordinated and will harmonize with both new and existing materials and because it is otherwise in compliance with Article 25 and Article 13 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 7-0.

A motion to approve the April 28, 2010 Planning Commission minutes. Motion carried 7-0.

4. APPROVAL OF THE MAY 12, 2010 PLANNING COMMISSION MINUTES

A motion to approve the May 12, 2010 Planning Commission minutes. Motion carried 7-0.

5. DISSCUSSION OF THE SIGN ORDINANCE

A motion to have staff and the City Attorney’s office bring the Sign Ordinance to the Planning Commission for consideration of the provisions regulating signs in the right-of-way. Motion carried 7-0.

ADJOURNMENT

SCHEDULED AND ANTICIPATED MEETINGS