CALL TO ORDER

The meeting was called to order at or about 7:00 PM.

Present: Members David Baratta, Victor Cassis, David Greco, Brian Larson, Michael Lynch, Michael Meyer

(7:02 PM), Mark Pehrson, Leland Prince

Absent: Member Andy Gutman (excused)

Also Present: Kristen Kapelanski, Planner; Doug Necci, Façade Consultant; Kristin Kolb, City Attorney

The meeting attendees recited the Pledge of Allegiance.

Moved by Member Lynch, seconded by Member Greco:

No one from the audience wished to speak.

There was no Correspondence to share.

COMMITTEE REPORTS
There were no Committee Reports.

Planner Kristen Kapelanski told the Planning Commission members that City Council approved the second reading of the Text Amendment regarding applicable zoning districts for fitness centers smaller than 2,000 square feet.

Consideration of the request of Eudora Adolph for a one-year Final Site Plan extension. The subject property is located in Section 33, south of Nine Mile and east of Beck Road in the R-1, One-Family Residential District. The subject property is approximately 4.59 acres and the Applicant is proposing a six-lot site condominium for single family residential dwellings.

2. BROCKDALE ESTATES, SP06-43

Consideration of the request of Central Real Estate Development Company for a one-year Preliminary Site Plan extension. The subject property is located in Section 3, west of Novi Road between Thirteen Mile and Fourteen Mile in the R-4, One Family Residential District. The subject property is approximately 3.07 acres and the Applicant is proposing a six-unit attached one-family residential development.

Moved by Member Lynch, seconded by Member Greco:

The Public Hearing was opened for Planning Commission’s recommendation to City Council for an ordinance to amend Ordinance No. 97-18, as amended, the City of Novi Zoning Ordinance Article 34, Amendments to the Ordinance, Section 3402 "Planned Rezoning Overlay" in order to clarify the timeframe and the standards for approval of an extension of a rezoning with Planned Rezoning Overlay.

Planner Kristen Kapelanski described what changes are proposed as part of Text Amendment 18.236 relating to Planned Rezoning Overlays. The language provides City Council with factors to consider when determining whether an applicant should be granted an extension. Staff recommends that one additional stipulation be added to Section 3400.b of this Amendment, which clarifies that the "effective date" shall mean the date of recordation of an approved Planned Rezoning Overlay Agreement. If the Planning Commission supports this Text Amendment and additional language, the motion for recommendation to City Council should also reference this additional stipulation.

No Public Hearing responses were received and no one from the audience wished to speak so Chair Pehrson closed the Public Hearing. Chair Pehrson acknowledged that Member Meyer arrived at 7:02 PM.

Member Cassis noted that the language allows City Council to extend a PRO as many times as they choose. He understood that the "safety" in place is City Council’s approval of an extension request. He asked City Attorney Kristen Kolb to comment on this practice. Ms. Kolb explained that there are proposed standards in the new language that would provide City Council with a basis on which they could grant such an extension. The extensions are not necessarily unlimited; rather the Council would have to make specific Findings in line with the proposed standards in order to grant an extension. Novi’s Ordinance is unique in that it offers this PRO option. Most other communities have a Planned Unit Development (PUD) ordinance. A PUD does offer time limitations and there are opportunities to extend PUDs as well.

Member Cassis was concerned that PROs are unique and not just standard rezoning requests. This new manner of granting PRO extensions removes the requirements for Public Hearing notification and the public comment period. He thought it made the decision more political in nature.

Mr. Baratta asked whether "and recorded" could be stricken from the body of the Ordinance in light of the definition for "effective date" being added to the language. Ms. Kapelanski thought that this request could be accommodated.

Moved by Member Lynch, seconded by Member Prince:

Consideration of the request of Crown Plaza for a recommendation to City Council for a Section 9 Façade Waiver. The subject property is located in Section 14, west of Novi Road between I-96 and Twelve Mile in the C, Conference District. The Applicant is proposing to redesign a portion of the existing eastern façade on the Crown Plaza Hotel at 27000 Sheraton Drive to accommodate the proposed Deli Unique restaurant.

Planner Kristen Kapelanski described the request for this Section 9 Façade Waiver to the Planning Commission. The Applicant proposes to redesign a portion of the façade on the eastern side of the Crown Plaza Hotel, which is just north of Fountain Drive. This will accommodate the proposed Deli Unique restaurant. The proposal includes the installation of fabric awnings in addition to several other changes and is not in compliance with the Façade Ordinance because of an underage of brick and an overage of cultured stone and fabric awnings. The City’s Façade Consultant recommends approval of the request, and noted that the proposed design will bring the façade closer into compliance with the façade chart. The Applicant has submitted the required rendering and the Consultant believes the changes will harmonize with the existing materials.

Roman Bonislawski from Ron and Roman Architects addressed the Planning Commission on behalf of the Applicant. He stated that Matt Prentiss, the operator of the No. VI Chophouse, is relocating all of his operations into the Crown Plaza Hotel. With this change, the No. VI Restaurant will move to make way for Deli Unique. Mr. Prentiss has been doing very well at the Hotel Baronette, and he hopes to improve his business with this move to the Crown Plaza.

It was important for this façade of the building to be distinguishable from the other brick facades of the hotel. The cultured stone has been incorporated into this façade, and the other changes are a bit more graphic and more important. With regard to the awning, the Applicant is proposing black fabric. This color choice is not garish and will not demean the property. Mr. Bonislawski thanked the Planning Commission for its consideration.

Member Lynch asked Façade Consultant Doug Necci to comment on the request. Mr. Necci responded that there are three non-compliance issues. The proposal does not offer 30% brick, but the stone is visually equivalent and probably even superior to brick. The addition of awnings brings the façade more into compliance as they will cover up the overage of stone. Mr. Necci agreed that black is the best choice for the awnings and will make a tasteful and classy statement. He thought this was a good design.

Member Lynch had concluded the same thing. He supported the Applicant’s request.

Mr. Greco reviewed the request and supported the Applicant’s request.

Moved by Member Greco, seconded by Member Larson:

Member Cassis said that Matt Prentiss is a well known operator of classy restaurants. He thought Mr. Prentiss would be a nice addition to the Crown Plaza and wished him well.

Consideration of the request of Novi Town Investors, LLC, for a recommendation to City Council for a Section 9 Façade Waiver. The subject property is located east of Novi Road, north of Grand River Avenue, in the TC, Town Center District. The Applicant is proposing to redesign a portion of the façades on Buildings A1, C, C1, D, F, G, J and N.

Planner Kristen Kapelanski described the request to the Planning Commission. The updates include awnings, the replacement of the shingled roof with a standing seam metal roof, and other various changes. The proposal is not in compliance with the Façade Ordinance and requires a Section 9 Façade Waiver for the underage of brick on building type 4, the overage of standing seam metal and cement plaster on building types 1, 2, 3, 4, and the use of non-copper colored metal roof material. In addition, the Town Center Design Manual requires architectural materials to be complementary to existing and proposed buildings and composed of brick, stone or other complementary materials. The City’s Façade Consultant recommends approval of the requested Waiver, as the selected materials will harmonize with the existing center and improve the overall appearance of the buildings.

Lastly, Ms. Kapelanski said that Section 1602.1 of the Ordinance requires all Town Center projects five acres or larger to receive City Council approval after a recommendation from the Planning Commission. The Planning Commission should therefore consider the elements of 1602.9 of the Ordinance when making its recommendation.

Mr. Matthew Quinn addressed the Planning Commission on behalf of the Applicant. He said this was Phase 2 of the Novi Town Center upgrade, coming on line after the recent addition of the four outlot buildings. These proposed façade changes will address the main buildings of the Novi Town Center. Phase 3 of this upgrade should occur later this year and will include a major tear down and renovation.

These façade upgrades will modernize the appearance of the center. The main and most expensive change is the standing seam metal roof. The other upgrades include the blue canopies and some decorative brick features in the pedestrian areas. This center is twenty years old, and these changes will address some but not all of the Novi Town Center façade elements. He thought that the Façade Consultant’s review captured the intent of the Novi Town Center owners. Mr. Quinn introduced architect Matt Niles from Wah Yee and Associates, and Novi Town Center Manager Jim Clear. He asked for the Planning Commission’s support and thanked the members for their time.

Mr. Cassis asked about the Phase 3 upon which Mr. Quinn touched. Mr. Quinn said that the Novi Town Center is seeking commitment from a future tenant, and once the deal is inked he would be in a position to expand on the Phase 3 demolition and renovation. Mr. Cassis thought it was odd that management would change the façades prior to the demolition and renovation. Mr. Quinn responded that none of the façade changes proposed is for the renovation buildings.

Member Larson asked for a better description of the quality of the proposed roof material. He has seen other metal roofs that have turned green or have rusted at the seams. Mr. Quinn responded that these issues are a matter of maintenance. He said that the current asphalt shingled roof is also always in need of maintenance. Mr. Quinn said that the durability of the proposed roof will be similar to the copper-top roof where Boyne Sports is currently located.

Mr. Niles added that the metal roof actually has a longer life than asphalt shingles. The proposed roof is a quality product, but its installation is as important as its maintenance in calculating its durability. This roof is intended to last at least thirty years or more without being painted. Once a metal roof is painted it will require periodical future paint jobs. This roof is steel and the paint is factory-baked into the material. This provides a more lasting finish than if the paint were applied in the field. The factory warranty is likely twenty years or more, though Mr. Niles couldn’t say for sure.

Mr. Lynch asked whether the oxidation is more likely to occur at the attachment areas. Mr. Niles replied that the seams are the most likely area for problems. There are several different types of seams. The metal overlaps at the seams, but if the roof isn’t installed and sealed properly, water could seep into the seams and this is when oxidation problems occur. Commonly, the problems cited by Member Larson are caused by installation shortcomings. Mr. Niles said that the Novi Town Center will hire a contractor with experience in standing seam metal roof installation.

Mr. Lynch thought that the proposed material was robust. He agreed that the seam and joint areas are the likely areas for oxidation problems. He supposed the roof can last as long as fifty years if it is installed properly. Mr. Niles agreed that the roof will likely outlast the warranty period.

Moved by Member Meyer, seconded by Member Greco:

Member Lynch asked Façade Consultant Doug Necci to comment on the standing seam metal proposed for the roofs. Mr. Necci responded that the product is of high quality, and over the years technology has improved the longevity of this material. He stated that he liked the color composition of the proposal as well.

There were no Consent Agenda removals.

There were no Matters for Discussion.

There were no Supplemental Issues.

No one from the audience wished to speak.

Moved by Member Lynch, seconded by Member Baratta:

The meeting adjourned at 7:33 PM.

FRI 04/10/09 CITY OFFICES CLOSED

TUE 04/14/09 ZONING BOARD OF APPEALS 7:00 PM

WED 04/22/09 PLANNING COMMISSION MEETING 7:00 PM

MON 04/27/09 CITY COUNCIL MEETING 7:00 PM

MON 05/04/09 CITY COUNCIL MEETING 7:00 PM

WED 05/06/09 PLANNING COMMISSION MEETING 7:00 PM

THU 05/07/09 MASTER PLAN & ZONING MEETING 7:00 PM

TUE 05/12/09 ZONING BOARD OF APPEALS 7:00 PM

MON 05/18/09 CITY COUNCIL MEETING 7:00 PM

WED 05/20/09 PLANNING COMMISSION MEETING 7:00 PM

MON 05/25/09 CITY OFFICES CLOSED

Transcribed by Jane L. Schimpf ____________________________________________

Customer Service Representative Angela Pawlowski, Planning Assistant Date

April 13, 2009

Date Approved: