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View Minutes for this meeting REGULAR MEETING – ZONING BOARD OF APPEALS –
CITY OF NOVI Council Chambers – Novi Civic Center – 45175 W. Ten Mile Rd. Roll call Members Bauer, Brennan, Canup, Fischer, Gronachan, and Sanghvi Rules of Conduct:
Approval of Agenda Approval of Minutes – November 9, 2004 Public Remarks 1. Case No. 04-125 filed by Amy Davenport of ASI-Modulex for DMC at 41935 Twelve Mile Road CASE 04-125 WAS TABLED AT THE DECEMBER 7, 2004 ZBA MEETING FOR ADDITIONAL INFORMATION Ms. Davenport of ASI - Modulex is requesting two (2) sign variances to erect two additional signs at DMC. DMC is at 41935 Twelve Mile Road, east of Novi Road and west of Meadowbrook Road. The property is zoned OST. Sign one – Small Entrance ID (Location 7 on plot plan) at 41935 Twelve Mile Road 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…" Sign two – Building ID w/LED Display (Location 9 on plot plan) 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…" The applicant is requesting permission to erect two additional signs. 2. Case No. 04-127 filed by Husam Khoury for residence at 1935 West Lake Drive Mr. Khoury is requesting five (5) variances for the extensive remodeling of his residence located at 1935 West Lake Drive. Applicant is requesting a six and a half (6.5) foot variance for the east side yard setback, a five and a half (5.5) foot variance for the west side yard setback, a twelve (12) foot variance for the combined aggregate total of both side yards, a five (5) foot variance for the front yard setback and a lot coverage variance of ten (10) percent. Property is zoned R-4 and located east of West Park Drive and South of Pontiac Trail. NOVI CODE OF ORDINANCES: ARTICLE 24; SECTION 2400, "Schedule of Regulations" a minimum side yard setback of ten (10) feet with a combined aggregate total side yard setback of twenty-five (25) feet, a front yard seback of thirty (30) feet and a maximum lot coverage of twenty-five (25) percent for properties located in an R-4 zoning district. REQUIRED EAST SIDE YARD SETBACK 15 FEET PROPOSED EAST SIDE YARD SETBACK 8.5 FEET VARIANCE REQUESTED 6.5 FEET REQUIRED WEST SIDE YARD SETBACK 10 FEET PROPOSED WEST SIDE YARD SETBACK 4.5 FEET VARIANCE REQUESTED 5. 5 FEET REQUIRED COMBINED TOTAL SIDE YARDS 25 FEET PROPOSED COMBINED TOTAL SIDE YARDS 13 FEET VARIANCE REQUESTED 12 FEET REQUIRED FRONT YARD SETBACK 30 FEET PROPOSED FRONT YARD SETBACK 25 FEET VARIANCE REQUESTED 5 FEET LOT COVERAGE PROPOSED 35 PERCENT MAXIMUM LOT COVERAGE 25 PERCENT VARIANCE REQUESTED 10 PERCENT
3. Case No. 04-128 filed by William R. Lutz, III of SignGraphix, Inc for Cabot North Technology Centre at 28970 Cabot Drive Mr .Lutz of SignGraphix, Inc. is requesting two (2) sign variances to maintain the tenant sign that was erected in a different location from the approved site. The property is zoned OST and is located at the northeast corner of Cabot and Lewis Roads, north of Twelve Mile Road, east of M-5 Expressway and west of Haggerty. CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2) a.3 states, "Ground signs shall not be placed less than sixty-three (63) feet from the centerline of a thoroughfare or collector street…"
Required setback 63 feet Requested setback 44.5 feet Variance needed: 18.5 feet 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…" The applicant is requesting permission to maintain an additional sign.
4. Case No. 04-129 filed by John Dionne of Beacon Sign Company for TCF Bank located at 47500 Grand River Avenue Mr. Dionne of Beacon Sign Company is requesting one sign variance to erect an additional sign at TCF Bank located at 47500 Grand River Avenue at the west side of Beck Road and south of I-96 Expressway. The property is zoned B-2. 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…" The applicant is requesting permission to erect an illuminated wall sign measuring 6’ 1 ¼" feet by 4" feet (24.5 area square feet) to read "TCF Bank." This proposed sign is to be on the south elevation.
5. Case No. 04-130 filed by William R. Lutz, III of SignGraphix, Inc for Lewis Medical Office Centre at 39475 Lewis Drive Mr. Lutz, III of SignGraphix, Inc. is requesting two (2) sign variances to erect an additional ground, non-illuminated sign at 39475 Lewis Drive for the Lewis Medical Office Centre. The property is zoned OST and is located on the northwest corner of Haggerty Road and Lewis Drive north of Twelve Mile Road. 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…" The applicant is requesting permission to erect an additional ground, non-illuminated sign to read Lewis Medical Office Centre that is 23 square feet in area. CITY OF NOVI, CODE OF ORDINANCES, Section 28-6(2) a.3 states, "Ground signs shall not be placed less than sixty-three (63) feet from the centerline of a thoroughfare or collector street…" Required setback 63 feet Requested setback 42 feet Variance needed: 21 feet
6. Case No. 04-131 filed by Joseph Dahki of NorthStar Signs, Inc. for 46820 Magellan Drive Mr. Dakhi of North Star Signs Inc. is requesting two (2) sign variances to erect a ground real estate sign for Cushman & Wakefield at 46820 Magellan Drive. The property is zoned I-2 and is located north of Twelve Mile Road, east of Beck Road and west of West Park Drive. CITY OF NOVI, CODE OF ORDINANCES, Section 28-7(3) states: "Temporary residential business sale, rental or lease sign shall be 6 (six) area square feet..." Requested : 36 square feet Permitted: 6 square feet Variance needed: 30 square feet CITY OF NOVI, CODE OF ORDINANCES, Section 28-7 (3) states: "Temporary residential business sale, rental or lease sign shall not be higher than five (5) feet." Requested: 8 feet Permitted: 5 feet Variance needed: 3 feet
7. Case No. 04-132 filed by Robert D. Wineman of Foutains West, LLC c/o Etkin Equities for the Sallie Mae project at 27477 and 27355 Cabaret Drive south of Twelve Mile Road and west of Cabaret Drive Mr. Wineman is requesting a twenty (20) foot side yard parking lot setback variance along the north property line for the Sallie Mae project on Unit 4, Sidwell #50-22-15-126-022 and a twenty (20) foot side yard parking lot setback variance along the south property line of the existing Residence Inn on Unit 3, Sidwell #50-22-15-126-021. Property is zoned OST (Planned Office Service Technology) and located south of Twelve Mile Road and west of Cabaret Drive. NOVI CODE OF ORDINANCES: ARTICLE 24; Section 2400, "Schedule of Regulations" require a minimum parking lot setback of twenty (20) feet in an OST zoning district. UNIT 4 (PROPOSED SALLIE MAE PROJECT) REQUIRED SIDE YARD PARKING SETBACK (NORTH) 20 FEET PROPOSED SIDE YARD PARKING SETBACK (NORTH) 0 FEET VARIANCE REQUESTED 20 FEET UNIT 3 (EXISTING RESIDENCE INN) REQUIRED SIDE YARD PARKING SETBACK (SOUTH) 20 FEET PROPOSED SIDE YARD PARKING SETBACK (SOUTH) 0 FEET VARIANCE REQUESTED 20 FEET
8. Case No. 133 filed by G. Michael Kahm of Singh Development Company for the Residential Unit Development (RUD) known as Lagacy Parc (FKA at Quail Hollow) on the south side of Ten Mile and east of Napier Road
Mr. Kahm is requesting five (5) setback variances to allow recreational facilities, including tennis court, basketball court, and play structure within the eighty (80) foot front, side and yard requirements of the zoning ordinance. Property is zoned R-1, one family residential with a development agreement. Proposed project is a 439 unit Residential Unit Development (RUD) known as Legacy Parc (FKA as Quail Hollow) located on the south side of Ten Mile and east of Napier Road. NOTE: Recreational facilities variance requests are located between three (3) internal roadways. NOVI CODE OF ORDINANCES: Section 402.5 (b) states that the front, side and rear yards shall be at least eighty (80) foot wide and shall be landscaped in trees, shrubs and grass.
BASKETBALL COURT REQUIRED FRONT SETBACK (NORTH) 80 FEET PROPOSED FRONT SETBACK (NORTH) 53 FEET VARIANCE REQUESTED 27 FEET REQUIRED FRONT SETBACK (EAST) 80 FEET PROPOSED FRONT SETBACK (EAST) 45 FEET VARIANCE REQUESTED 35 FEET
TENNIS COURT REQUIRED FRONT SETBACK (EAST) 80 FEET PROPOSED FRONT SETBACK (EAST) 13 FEET VARIANCE REQUESTED 67 FEET REQUIRED SIDE/REAR SETBACK (SOUTH) 80 FEET PROPOSED SIDE/REAR SETBACK (SOUTH) 30 FEET VARIANCE REQUESTED 50 FEET
PLAY STRUCTURE (TOT LOT) REQUIRED SIDE/REAR SETBACK (SOUTH) 80 FEET PROPOSED SIDE/REAR SETBACK (SOUTH) 42 FEET VARIANCE REQUESTED 38 FEET
OTHER MATTERS 1. Case No. 04-001 for Harold Frame Shop – an update on the hours of illumination 2. Mock – up sign time limit for approved sign cases 3. Case No. 04-057 for Glenda’s Market – an update on the letter sent on December 16, 2004 inquiring about the status of the fence
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