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ACTION SUMMARY
REGULAR MEETING – ZONING BOARD OF APPEALS – CITY OF NOVI
Tuesday – January 10, 2006 – 7:30 p.m.
Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.

Roll call Members Bauer, Fischer, Gronachan, Krieger, Sanghvi and Shroyer

Absent Member Canup

Rules of Conduct:
  1. Please turn off pagers and cell phones during the meeting.
  2. Each person desiring to address the Board shall state his / her name and address.
  3. Individual persons shall be allowed five (5) minutes to address the Board, an extension of time may be granted at the discretion of the Chairperson.
  4. There shall be no questioning by the audience of the persons addressing the Board; However, the Board members may question that person with recognition of the Chairperson.
  5. No person shall be allowed to address the Board more than once unless permission is granted by the Chairperson.
  6. One spokesperson for a group attending shall be allowed ten (10) minutes to address the Board.

Approval of Agenda – approved

Approval of Minutes - none

Public Remarks

1. Case No. 05-095 filed by David Knipper for McNish Sports at 45283 Grand River. Property is located east of Taft Road and on the south side of Grand River.

Mr. Knipper is requesting one sign variance to allow a business center sign for Albers Commerce Center located at 45283 Grand River, which is east of Taft Road and south of Grand River.

CITY OF NOVI, CODE OF ORDINANCE, Section 28-1(1) states:

"Business center sign means a sign which identifies the name and/or logo of a business center and which does not contain any information regarding individual stores, services, businesses, institutions, organizations or industries located within the planned complex or contiguous stores."

The Applicant is requesting permission to reface a business center sign and change into business sign.

MOTION: IN CASE NO. 05-095 GRANT THE SIGN VARIANCE WITH THE INFORMATION SUBMITTED AND PROPOSED TO ALLOW A BUSINESS CENTER SIGN FOR ALBERS COMMERCE CENTER LOCATED AT 45283 GRAND RIVER.

2. Case No. 05-100 filed by Will Hicks for National City Bank at 48648 Grand River Avenue. Property is located east of Wixom Road and on the north side of Grand River.

Mr. Hicks is requesting three (3) sign variances to allow two (2) wall signs and one (1) ground sign for National City Bank located at 48648 Grand River, which is east of Wixom Road and on the north side of Grand River.

CITY OF NOVI, CODE OF ORDINANCE, Section 28-6(3) states:

"Number of on premises advertising signs – 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 two (2) wall signs and one (1) ground sign.

MOTION: IN CASE NO. 05-100 APPROVE THE TWO WALL SIGNS AS PRESENTED BY THE APPLICANT IN OPTION TWO (2).

MOTIONL: IN CASE NO. 05-100 APPROVE THE GROUND SIGN ON TWELVE MILE ROAD AT TWENTY (20) SQUARE FEET BY FIVE (5) FEET IN SIZE GIVEN THE TESTIMONY BY THE PETITIONER SUBSTANTIATING FOR IDENTIFICATION PURPOSES FOR ONCOMING TRAFFIC AND THE UNKNOWN FUTURE OF THE DEVELOPMENT OF TWELVE MILE ROAD.

3. Case No. 05-107 filed by Harry Chawney for Villagewood Properties, LLC –

Sign at Villagewood Place located on Kartar Lane west of Haggerty Road

between Nine and Ten Mile Road.

Mr. Chawney is requesting an extension of two (2) sign variances to erect a larger replacement real estate sign for Villagewood Place which is located on Kartar Lane which is west of Haggerty Road between Nine and Ten Mile Roads. Property is zoned RM-1.

CITY OF NOVI, CODE OF ORDINANCES, Section 28-7(3) states: Real estate lease/sale signs not to exceed six (6) square feet in area nor more than five (5) feet in height.

Requesting Area 15 square feet

Permitted Area 6 square feet

Variance needed 9 square feet

CITY OF NOVI, CODE OF ORDINANCES, Section 28-7(3) states: Real estate lease/sale signs not to exceed six (6) square feet in area nor more than five (5) feet in height.

Requesting Height 9 feet

Permitted Height 5 feet

Variance needed 4 feet

MOTION: IN CASE NO. 05-107 EXTEND THE EXISTING SIGN FOR A PERIOD OF ONE YEAR.

4. Case No. 05-108 filed by Randy Penner for Community Financial at 43350 Arena Drive. Property is located south of Ten Mile Road and east of Novi Road.

Mr. Penner is requesting two (2) sign variances to erect one (1) wall sign for Community Financial at 43350 Arena Drive.

CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(3) states: "No building or parcel of land shall be allowed more than one (1) sign permitted under this section."

Applicant is requesting to erect one (1) wall sign.

CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2)b.1.(a)(i)a states: "A wall sign displayed on a building occupied by two (2) two or more businesses shall not exceed twenty-four (24) square feet, or one (1) square foot of signage for every two (2) lineal feet of business frontage to a maximum of forty (40) square feet."

Requesting Area 53 square feet

Permitted Area 40 square feet

Variance needed 13 square feet

MOTION: IN CASE NO. 05-108 FILED BY RANDY PENNER AND THE COMMUNITY FINANCIAL CREDIT UNION LOCATED AT 43350 ARENA DRIVE THAT THEIR REQUEST FOR THE TWO (2) SIGN VARIANCES BE APPROVED BASED ON THE INFORMATION PRESENTED TO THE BOARD THIS EVENING. ALSO, DUE TO THE LOCATION OF THE BUILDING AND THE HEIGHT OF THE BERM, MAKING IT DIFFICULT TO SEE THE BUILDING FROM THE ROAD AS INDICATED IN EARLIER DISCUSSION AND FOR BUSINESS IDENTIFICATION PURPOSES.

5. Case No. 05-109 filed by Thurber Building Company LLC for a single parcel of land (sidwell #50-22-29-400-028) adjacent to the new Wilshire Abbey Subdivision located west of Beck Road between Nine and Ten Mile Road. Property is zoned R-1, parcel size 240’ x 276.26.

This case was withdrawn by applicant prior to meeting on January 10, 2006.

Matt Thurber with Thurber Building Company is requesting a temporary use permit to allow a proposed single family residential building to be used as a model to be located on a single parcel of land adjacent to the new Wilshire Abbey Subdivision located west of Beck Road between Nine and Ten Mile Road. This single parcel of land is not included as part of the subdivision. Property is zoned R-1, parcel size - 240’ x 276.26, sidwell # 50-22-29-400-028.

NOVI CODE OF ORDINANCES: Section 3404, "Temporary Use Permits" allows the building official to permit temporary buildings and uses for periods not to exceed two years in undeveloped sections of the city and for periods of not to exceed twelve months in developed sections…

Applicant is requesting to construct a new home to be used as a model on a single parcel of land that is immediately adjacent to a new subdivision. New Subdivisions and Site Condominiums allow up to four models or nor more than 10% of the total project.

6. Case No. 05-110 filed by K.J. Albers of Diversified Land Development, LLC for Charneth Fen Condominiums Development located on the south side of Twelve ˝ Mile Road, one eighth of a mile west of Novi Road.

Mr. Albers of Diversified Land Development, LLC is requesting an extension of one (1) sign variance to erect a ground sign to be located at the southwest corner of Twelve ˝ Mile Road and Novi Road advertising Charneth Fen Condominiums Development. Charneth Fen Condominiums Development is located on the south side of Twelve ˝ Mile Road, one eighth of a mile west of Novi Road. The property is zoned RM-1 and is north of Twelve Mile and west of Novi Road.

CITY OF NOVI, CODE OF ORDINANCES, Section 28-9 (1) states: Off-premises signs – "Ground pole signs and wall signs only shall be permitted in an I-2 district."

Applicant is requesting to erect an off-premise sign.

MOTION: IN CASE NO. 05-110 GRANT THE REQUEST OF THE PETITIONER OF AN EXTENSION OF ONE YEAR OR SELL OUT, WHICHEVER COMES FIRST.

7. Case No. 05-113 filed by Dixie Cut Stone and Marble for a Temporary Use Permit to allow outdoor storage on an adjacent parcel of land not under same ownership at 25180 Seeley Road. The proposed outdoor storage property is zoned I-1 and located east of Seeley Road and north of Grand River Avenue.

This case was tabled by the Board to the February 7, 2006 ZBA meeting.

Dixie Cut Stone and Marble is requesting a temporary use permit to allow outdoor storage on an adjacent parcel of land not under same ownership. Proposed storage would be at the rear of the property located at 25180 Seeley Road. The proposed outdoor storage property is zoned I-1 and located east of Seeley Road and north of Grand River Avenue. The applicant, Dixie Cut Stone and Marble is located at 40230 Grand River and is zoned I-1 and adjacent to the site.

NOVI CODE OF ORDINANCES: Section 3404, "Temporary Use Permits" allows the building official to permit temporary buildings and uses for periods not to exceed two years in undeveloped sections of the city and for periods of not to exceed twelve months in developed sections…

NOVI CODE OF ORDINANCES: Section 3104 "Jurisdiction" The Zoning Board of Appeals shall not have the power to alter or change the zoning district classification of any property, not to make any changes in the terms of this Ordinance, but shall have the powers to authorize a use in a zoning district in which it is not otherwise permitted, provided it is clearly shown that the land cannot be used for a zoned use.

Applicant is requesting to allow outdoor storage on an adjacent parcel of land not under same ownership and located in I-1 zoning district. Proposed storage area is to be enclosed.

Other Matters:

ZBA05-083 – John Harvey – requested a 60 day extension on variance approval.

Board approved a motion to grant a 60 day extension from date of meeting.

Meeting adjourned at 9:35