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View Minutes for this meeting REGULAR MEETING – ZONING BOARD OF APPEALS –
CITY OF NOVI Roll call Members Bauer, Brennan, Gray, Gronachan, Sanghvi and Reinke Rules of Conduct:
Approval of Agenda Approval of Minutes – October 1, 2002 and November 4, 2002 Public Remarks 1) Case No. 02-076 filed by Don Henry of Tomco Fabricating, Inc. at 25155 Haggerty Don Henry of Tomco Fabricating, Inc. is requesting a use variance to allow outdoor storage in an I-1 Light Industrial Zoning district for the property located at 25155 Haggerty Road. The property was zoned I-2 which permitted outdoor storage related to the business use only and required an eight (8) foot high obscuring wall around the property. CITY OF NOVI, CODE OF ORDINANCE, Article 19, Section 1905 "Required Conditions" states that all uses within an I-1 Zoning District shall be conducted within a completely enclosed building. The applicant is requesting to maintain the outdoor storage on his property. 2) Case No. 02-083 filed by John Carroll representing Novi Party Store at 43025 Grand River John Carroll of Carroll Installations representing Novi Party Store is requesting two (2) sign variances to erect two (2) twenty four (24) square foot illuminated wall signs on the east elevation at 43025 Grand River.
CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states: "…no building or parcel of land shall be allowed more than one sign permitted under this section…" The applicant is requesting permission to erect a twenty four (24) square foot wall sign with verbiage to read "Novi Party Store." CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states: "…no building or parcel of land shall be allowed more than one sign permitted under this section…" The applicant is requesting permission to erect a twenty four (24) square foot wall sign. The verbiage will be determined when a future tenant is found. 3) Case No. 02-098 filed by Celeste Hamilton of 209 Charlotte Celeste Hamilton is requesting a variance to allow a 10 ft. x 12 ft. accessory structure to be located within the required front yard of her residence at 209 Charlotte. The property is zoned R-4. CITY OF NOVI, CODE OF ORDINANCE, Section 2503 "Accessory Uses", Paragraph 1(B) states: "Accessory buildings shall not be erected in any required front yard or in any required exterior side yard." The applicant is requesting permission to erect the accessory building in the front yard. 4) Case No. 02-099 filed by Ray & Amy Elmblad of 42789 Ledgeview Drive Ray & Amy Elmblad are requesting a twelve (12) foot rear yard setback variance for the construction of an addition and attached garage to the residence located at 42789 Ledgeview Drive. Please note: The underlining zoning district for this project previously received ZBA approval to be consistent with the rear yard setback of the R-4 Zoning District. CITY OF NOVI, CODE OF ORDINANCE, Article 24, Section 2400 "Schedule of Regulations" requires a minimum of a thirty five (35) foot rear yard setback in a R-4 Zoning District. Required rear yard setback: 35 feet Proposed: 23 feet Variance: 12 feet
5) Case No. 02-100 filed by Paul Choukourian of Minasian Development Corp. representing Pinnacle Office Centre Paul Choukourian of Minasian Development Corp. is requesting one (1) sign variance to allow an expired construction sign to remain at 41850 W. Eleven Mile Road for the Pinnacle Office Centre. CITY OF NOVI, CODE OF ORDINANCE, Section 28-7(1) "Temporary Signs" states: Max permit duration or exemption – "Not to be issued prior to building permit and is valid until issuance of last certificate of occupancy or for a period of twelve (12) months, whichever occurs first." The applicant is requesting permission to allow the sign to remain for one (1) year. 6) Case No. 02-101 filed by Glenn Schoening of 150 Pleasant Cove Glenn Schoening is requesting two (2) variances for the construction of an addition and attached garage located at 150 Pleasant Cove. The variances requested are for a ten (10) foot front yard setback and an eight (8) foot rear yard setback. The property is zoned R-4. CITY OF NOVI, CODE OF ORDINANCE, Article 24, Section 2400 "Schedule of Regulations" requires a minimum of a thirty (30) foot front yard setback and a thirty five (35) foot rear yard setback for property located in an R-4 Zoning District. Required front yard setback: 30 feet Proposed: 20 feet Variance: 10 feet Required rear yard setback: 35 feet Proposed: 27 feet Variance: 8 feet 7) Case No. 02-102 filed by Lee Mamola representing Clayton Group Services at 45525 Grand River Lee Mamola representing Clayton Group Services is requesting one (1) sign variance to erect a 25.55 square foot ground sign to be located at 45525 Grand River (Johnson Printing building). CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states: "…no building or parcel of land shall be allowed more than one (1) sign permitted under this section…" The applicant is requesting permission to erect a 25.55 square foot ground sign. 8) Case No. 02-103 filed by Kelly Riddle & Robert Rutherford of 125 Austin Kelly Riddle & Robert Rutherford are requesting a front yard setback variance of nine feet, three inches (9’ 3") for the construction of an addition on the front of the home located at 125 Austin. The property is zoned R-4. CITY OF NOVI, CODE OF ORDINANCE, Article 24, Section 2400 "Schedule of Regulations" requires a minimum of a thirty (30) foot front yard setback in an R-4 District. Required front yard setback: 30 feet Proposed: 20 feet, 9 inches Variance: 9 feet, 3 inches 9) Case No. 02-104 filed by Alden Faudie Jr. of Gillett Associates, Inc. representing the Post Bar at 42875 Grand River (Main Street) Alden Faudie Jr. of Gillett Associates, Inc. is requesting a variance of forty five (45) parking spaces for the Post Bar, a new tenant space located at 42875 Grand River (Vic’s Market building). Although parking spaces for this building meets the parking space requirements for this proposed use, the dual function of off street parking with other Main Street buildings indicates an overall deficiency of parking for the existing and proposed buildings as was included in the approved site plan. CITY OF NOVI, CODE OF ORDINANCE, Section 2505, Paragraph 8, "Off Street Parking Requirements" requires that a "Shared Parking Study" be provided when there is a reduction in the number of off street parking spaces and is designated a dual function by more than one land use. Shared parking per approved plan: 2260 parking spaces New "Shared Parking Study" plan: 2305 parking spaces Variance: 45 parking spaces 10) Case No. 02-105 filed by Michael Fellows of Mozart Homes LLC for Brookhaven Subdivision at 42400 Ten Mile Road Michael Fellows of Mozart Homes LLC is requesting three (3) variances for lot frontage for lots 8, 9 and 10, three (3) lot width variances and three (3) front yard setback variances for the proposed Brookhaven Subdivision, a site condominium development located on Ten Mile Road, west of Meadowbrook Glens Subdivision. The property is zoned R-4. CITY OF NOVI, CODE OF ORDINANCE, Section 2517 "Frontage on a Public Street" requires that a lot or parcel front directly on a public street. Lots 8, 9 and 10 have deficient lot frontage on a public street. CITY OF NOVI, CODE OF ORDINANCE, Article 24, Section 2400 "Schedule of Regulations" requires a minimum lot width of eighty (80) feet in an R-4 Zoning District. Required width – Lot 8: 80 feet Proposed: 14 feet Variance: 66 feet Required width – Lot 9: 80 feet Proposed: 10 feet Variance: 70 feet Required width – Lot 10: 80 feet Proposed: 10 feet Variance: 70 feet CITY OF NOVI, CODE OF ORDINANCE, Article 24, Section 2400 "Schedule of Regulations" requires a minimum front yard setback of thirty (30) feet in an R-4 Zoning District. Required front yard setback – Lot 8: 30 feet Proposed: 26 feet Variance: 4 feet Required front yard setback – Lot 9: 30 feet Proposed: 28 feet Variance: 2 feet Required front yard setback – Lot 10: 30 feet Proposed: 10 feet Variance: 20 feet 11) Case No. 02-106 filed by Thomas Price of @ Wireless d/b/a Crown Wireless at 27793 Novi Road (West Oaks II) Thomas Price of Crown Wireless d/b/a @ Wireless is requesting one (1) sign variance to erect a 23.88 square foot wall sign to be located at 27793 Novi Road (West Oaks II Shopping Center). CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states: "…no building or parcel of land shall be allowed more than one (1) sign permitted under this section…" The applicant is requesting permission to erect a 23.88 square foot wall sign.
OTHER MATTERS
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