REGULAR MEETING – ZONING BOARD OF APPEALS – CITY OF NOVI

Tuesday, June 5, 2001 – 7:30 p.m.

Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd.

Roll call Members Bauer, Brennan, Fannon, Gray, Gronachan, Sanghvi and Reinke

Michael Storm of 46103 Grand River is requesting a variance to allow residential use of an existing home in an I-1 (Light Industrial) zoning district. One and two family dwellings are not permitted.

2. Case No. 01-034 filed by Susan Friedlaender, attorney for

Ten & Beck LLC

Susan Friedlaender, attorney for Ten & Beck LLC is requesting to develop a single family residential site in a R-1 zoning district and is requesting a non-use variance for less lot area and setback requirements throughout the proposed 40 home site.

Required minimum lot area: 21,780 square feet

Proposed: 14,425 square feet

Required minimum lot width: 120 feet

Proposed: 90 feet and greater

Required minimum side yard setbacks: 15 feet with a total of 40 feet

Proposed: 10 feet with a total of 30 feet

3. Case No. 01-025 filed by Mark Jacoby representing New Horizons

Mark Jacoby of New Horizons is requesting a variance to allow the continuation of outdoor storage in an I-1 (Light Industrial) zoning district for property located at 41108 Vincenti Ct. A variance to allow outdoor storage was granted on January 4, 2000. Please see Case No. 99-080.

4. Case No. 01-033 filed by the Taubman Company representing Lifestyle Café

Bruce Heckman of the Taubman Company representing Lifestyle Café is requesting a variance to allow a wall sign at the entrance to Twelve Oaks Mall. Lifestyle Café does not have a direct separate entrance to the business from outside the building.

5. Case No. 01-035 filed by Brian Hickey representing Turley Building

Brian Hickey is requesting a variance to the rooftop screening requirements for the structure located at 22241 Roethel Drive. Applicant is concerned for the integrity of the roof system as the roof top screening would require several roof penetrations.

6. Case No. 01-037 filed by David Plautz representing South Pointe Condominiums

David Plautz representing South Pointe Condominiums is requesting a variance to erect an entranceway sign.

7. Case No. 01-038 filed by Steven Schneemann representing Oak Pointe Church

Steven Schneemann is requesting four (4) variances; an interpretation and variance to the building height requirements, a variance that would permit front yard parking, an interpretation and variance to the requirements for perimeter landscape berms and an interpretation of competency in the evaluation of noise per ordinance. These variances are requested for the construction of the proposed Oak Pointe Church located on Ten Mile Road between Napier and Wixom Road.

8. Case No. 01-039 filed by Jeffrey Kasper representing Jimmies at Home

Jeffrey Kasper representing Jimmies at Home is requesting a variance to erect a second sign.

9. Case No. 01-044 filed by Abbas Bazzi of Flaming Shish

Abbas Bazzi of Flaming Shish Restaurant is requesting a variance to allow seven (7) tables for temporary outdoor seating from June through September 2001, located at 39777 Grand River Avenue in the Pheasant Run Plaza. Refer to Case Nos. 1430, 1619, 1867, 91-70, 92-080 and 00-036.

 

10. Case No. 01-040 filed by Ronald Cieslak representing Meadowbrook Congregational Church

Ronald Cieslak is requesting three (3) variances; a reduced exterior parking setback, an omission of landscape buffering and a variance to the noise analysis requirement. These variances are requested for the construction of an addition to the Meadowbrook Congregational Church located at 21355 Meadowbrook Road.

11. Case No. 01-041 filed by Harry and Colette Scholten of 46075 White Pines Drive

Harry & Colette Scholten are requesting a 270 square foot variance to allow additional garage space (attached) at the proposed new residence on lot #134 at 46075 White Pines Drive. Property is located in an R-1 zoning district.

NOVI CODE OF ORDINANCES, Section 2503, Para 1 (G) states:

"No detached or attached accessory building is intended for the parking and storage of private motor vehicles shall exceed, in total aggregate floor space of all such accessory buildings on a lot…seven hundred fifty (750) square feet in an RA or R-1 District."

Proposed Accessory Structure: 1270 square feet

Permitted: 1000 square feet

Variance: 270 square feet

12. Case No. 01-042 filed by Kevin Taylor of Programmed Products Inc.

Kevin Taylor is requesting a variance to allow the continued placement of an overhead door at Programmed Products Corporation, 44311 Grand River. The property is zoned I-1 and the overhead door is adjacent to a residential district.

13. Case No. 01-043 filed by Bright Star Inc. representing Fatoosh Mediterranean Restaurant

Ibrahim Mchaimech representing Fatoosh Mediterranean Cuisine is requesting variances to erect two (2) signs located at 42875 Grand River.

14. Case No. 01-045 filed by Wayne Miller representing Fountain Walk

Wayne Miller of JPRA Architects representing Fountain Walk is requesting several sign variances for the project located at 12 Mile.

1) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a1i "Area" states:

"Except as provided below, ground signs shall not exceed a maximum thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater…"

PERMITTED: 50 square feet

PROPOSED: 60 square feet

2) NOVI CODE OF ORDINANCES, SECTION 28-6(3) "Number of signs" states:

"…no building or parcel of land shall be allowed more than one (1) sign permitted…"

• Variance requested to the number of signs permitted per parcel of land.

3) NOVI CODE OF ORDINANCES, SECTION 28-6(3)b states:

"Where four (4) or more separately owned and operated businesses with an exterior pedestrian access to each business occupy a one store building on a single parcel of land, the parcel is permitted one (1) business center ground sign."

1) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a1i "Area" states:

"Except as provided below, ground signs shall not exceed a maximum thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater…"

PERMITTED: 30 sq. ft.

PROPOSED: 75.5 sq. ft.

2) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a2ii "Height" states:

"All other ground signs shall not exceed a height of five (5) feet…"

PERMITTED: 5 ft.

PROPOSED: 15 ft.

3) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a3 "Placement" states:

"Ground signs shall not be placed less than sixty three (63) feet from the centerline of a thoroughfare…"

REQUIRED: 63 ft.

PROPOSED: 40.67 ft.

4) NOVI CODE OF ORDINANCES, SECTION 28-6(3) "Number of signs" states:

"…no building or parcel of land shall be allowed more than one (1) sign permitted…"

• Variance requested to the number of sings permitted per parcel of land.

1) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a1i "Area" states:

"Except as provided below, ground signs shall not exceed a maximum thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater…"

PERMITTED: 30 sq. ft.

PROPOSED: 99 sq. ft.

2) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a3 "Placement" states:

"Ground signs shall not be placed less than sixty three (63) feet from the centerline of a thoroughfare…"

REQUIRED: 63 ft.

PROPOSED: 41.67 ft.

3) NOVI CODE OF ORDINANCES, SECTION 28-6(3) "Number of signs" states:

"…no building or parcel of land shall be allowed more than one (1) sign permitted…"

• Variance requested to the number of sings permitted per parcel of land.

1) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a1i "Area" states:

"Except as provided below, ground signs shall not exceed a maximum thirty (30) square feet or one (1) square foot for each two (2) feet the sign is setback, whichever is greater…"

PERMITTED: 30 sq. ft.

PROPOSED: 74.25 sq. ft.

2) NOVI CODE OF ORDINANCES, SECTION 28-6(2)a3 "Placement" states:

"Ground signs shall not be placed less than sixty three (63) feet from the centerline of a thoroughfare…"

REQUIRED: 63 ft.

PROPOSED: 38.83 ft.

3) NOVI CODE OF ORDINANCES, SECTION 28-6(3) "Number of signs" states:

"…no building or parcel of land shall be allowed more than one (1) sign permitted…"

• Variance requested to the number of sings permitted per parcel of land.

1) NOVI CODE OF ORDINANCES, SECTION 28-11(a) "Prohibited Signs" states:

"A sign not expressly permitted is prohibited."

2. Case No. 01-050 filed by the City of Novi representing Meadowbrook Commons

Craig Klaver representing the City of Novi Building Authority is requesting a sign variance for the size and height of a temporary real estate sign proposed to be located on the southwest corner of Cherry Hill and Meadowbrook Road.

NOVI CODE OF ORDINANCES, Section 28-7(3) "Temporary Signs" requires signs used for sale, rental or lease of buildings on site shall be no more than six (6) square feet in area and no higher than five (5) feet in height.

Proposed size of sign: 64 square feet

Allowable: 6 square feet

Variance: 58 square feet

Proposed height of sign: 10 feet

Allowable: 5 feet

Variance: 5 feet

3. Case No. 01-051 filed by the City of Novi representing Standard Federal Bank

Tony Nowicki, Director of Public Services, representing the City of Novi is requesting a 7’5" parking setback variance for the Standard Federal Bank building at 43600 West Oaks Drive. The variance request is in conjunction with the Twelve Mile Road SAD improvement variances and for the realignment of West Oaks Drive. It is a direct result of the increase in right of way. Please refer to Case No. 01-026.