CITY OF NORTHVILLE Planning Commission Minutes Approved September 18, 2007 Northville City Hall - Council Chambers 1. CALL TO ORDER Chairman Wendt called the meeting to order at 7:30 PM. 2. ROLL CALL Commissioners: Absent: Also present: Jay Wendt - Chairman Ann Smith Charles Jerzycke Steve Kirk Carol Maise Dave Mielock Marc Russell - excused Richard Birdsall - excused Chris Gazlay - excused Don Wortman, Planning Consultant Patrick Sullivan, City Manager 3. MINUTES Motion by Kirk, supported by Jerzycke to approve the September 4, 2007 minutes. Voice Vote: Yeas: All. Nays: None. Motion Carried Unanimously. 4. AUDIENCE COMMENTS - None 5. REPORTS A. CITY ADMINISTRATION: None B. CITY COUNCIL: None C. PLANNING COMMISSION: None D. OTHER COMMUNITY/GOVERNMENTAL Liaisons: None 6. APPROVAL OF THE AGENDA Motion by Maise, supported by Smith to approve the agenda. Voice Vote: Yeas: All. Nays: None. Motion Carried Unanimously. 7. SIGNS PRUDENTIAL CRANBROOK REALTORS 209 S. CENTER Don Wortman, Planning Consultant for Carlisle/Wortman Assoc., Inc., referenced a memo dated 11-11-2007 regarding Prudential Sign. He stated that the applicant is requesting approval of a new freestanding sign to replace the existing sign located at 209 S. Center Street. The proposed sign measures 72 x 41.3. The sign complies with the regulations outlined in Section 21.01, e, and 2 of the City Ordinance and will not be illuminated. Currently there are three hanging signs and the applicant needs to provide information on their status. He recommended that the sign application be approved subject to the information pertaining to the existing hanging signs. City of Northville Planning Commission 1
Sandy Mustonen, representing the applicant and Graphic Visions, stated that the small hanging signs have been removed. She stated that the Help-U-Sell-Sign will be replaced with Prudential Cranbrook Realtors, Inc. sign. The details of the sign: 1 double sided ground sign. Substrate: 2 Signfoam painted to match PMS 877- Silver. Corporate Signature: V- carved & painted to match PMS 300 Medium Blue. Company DBA: V- carved & painted White. Background: Painted to match PMS 431 Dark Gray. Posts 6 x 6 cedar, painted white with add on panels & 6 ball tops painted to match PMS 300. Graphic Visions will install. Motion by Mielock, supported by Maise to approve a non illuminated sign for Prudential Cranbrook Realtors at 209 S. Center Street. Roll Call Vote: Yeas: Jerzycke, Kirk, Maise, Mielock, Smith and Wendt. Nays: None. Motion Unanimously Carried. ABBEY KNOLL SUBDIVISION Don Wortman, representing Carlisle/Wortman Assoc. Inc., referenced a memo dated 9-12-2007 regarding Abbey Knoll Sign. The sign is located on 8 Mile Road (between Taft and Beck Roads) at the Abbey Knoll subdivision entrance. The sign measures approximately 84 x 62. He recommended approval contingent on the following: Applicant to verify that the set back requirement is met. Proposed signage is modified to meet the height requirements of the ordinance. Applicant to obtain a right-of-way permit from Northville s Building Department. Beverly Sieloff, chairman of the landscape committee for the Abbey knoll subdivision, stated: The height of the sign will be reduced to the allowable 6. The sign will comply with the setback requirement of 10 from the right-of-way. A right-of-way permit will be obtained from the City of Northville. Custom Mason Contractor, Inc. will do the installation. Motion by Jerzycke, supported by Smith to approve one new free standing sign for the entrance of Abbey Knoll subdivision located at Eight Mile and the entrance to the subdivision, contingent on the sign meeting the 10 set back requirement, the height of the sign being no greater than 6 and a right-of- way permit being obtained with the City of Northville. Roll Call Vote: Yeas: Jerzycke, Kirk, Maise, Mielock, Smith and Wendt. Nays: None. Motion Unanimously Carried. 8. SITE PLAN REVIEW ENGERER BUILDING - SITE PLAN Commissioner Jerzycke asked to be recused because of his personal relationship with Dennis Engerer. The Commissioners denied the request because he is not involved in the project and his relationship to Engerer is that of a friend. Commissioner Mielock asked to be recused because he is the architect for the project. Motion by Maise, supported by Smith to recuse Commissioner Mielock because of his involvement in the project. Voice Vote: Yeas: All. Nays: None. Motion Unanimously Carried. Don Wortman referenced the Carlisle Wortman memo dated 9-12-2007 regarding Engerer Building Plan at 311 E. Main Street. The applicant is requesting preliminary and final site plan approval for a new two story structure containing first floor general retail with seven enclosed parking spaces and second floor offices. The applicant owns the two-story building immediately to the west. The intent is to align the second floors of the two buildings allowing access between them. City of Northville Planning Commission 2
The Historic District Commission gave approval to demolish the existing building and garage on 3-21-2007 and approved the final drawings for the proposed building and materials on 8-15-2007. The applicant has discussed the issue of parking credits with City Council. No decision was made, however the applicant believes they received a favorable response in obtaining the parking credits. Wortman stated that the application is in general compliance with zoning standards under Section 19.05 of the Zoning Ordinance, however additional details should be provided. The following items should be resolved prior to final site plan approval: 1. Obtain waiver of the rear yard setback requirement from the Planning Commission. 2. Seek parking credit approval from City Council. 3. Provide loading/unloading space as required in section 17.05 or seek a waiver from the Planning Commission. 4. Determine whether providing a replacement tree within the right-of-way meets the intent of the Tree Preservation Ordinance. 5. Make the appropriate contribution to the City s Environmental Resources Trust Fund for the one tree which cannot be replaced on site. 6. Remove existing chain-link fence along the rear property line. 7. Submit details on the proposed lighting including a photometric plan. 8. Submit a separate sign application. 9. Coordinate storm water and utility connections with the City Engineer. 10. Indicate how trash collection will be accomplished. 11. Indicate whether the proposed carriage garage door will pose slight visibility issue for pedestrians or motorists. Dave Mielock, architect for the Engerer project at 311 E. Main Street, asked for Preliminary and Final site plan approval. Mr. Engerer intends to construct a two story medical/ office retail building with onsite parking for 6 vehicles. He intends to align the floors of the new building to the existing building to the west (which he owns) allowing horizontal access between them. This allows Municipal Parking Lot #3 to be utilized for both buildings. An attached summary of the Site Data associated with the project indicating the parking calculations, setbacks, etc. was submitted. The proposed building is an infill for the site and extends the downtown to the east. The square footage does not maximize the site, but could be built with a possibility of a third floor in the future. The structure steps down to the east and is three feet off of the lot line to the east. The following details were presented: 1. Lot size: 53 x 132 2. Two story building: 9,000 sq. ft. 3. 1 st floor 2,300 sq. ft. - retail space. 2 nd Floor 6,700 sq. ft office space. 4. Lot Coverage: 37.1 % Total land: 6,996 sq.ft. 5. Height: 32 6. Front setback: 5 from the property line. 7. Parking is on the first level, at the rear and underneath the second story. Seven spaces are provided. 8. Construction materials: Sand stone colored face brick, limestone and plum colored window sash. Mr. Engerer stated that a row of windows on the second level, east side of the building has been added for interest and esthetic appeal and brings the downtown further east. He has been in communication with City Council regarding parking credits, and is also working on the details for a shared parking agreement with the businesses on the east side of Main Street. COMMISSIONER COMMENTS AND CONCERNS: Italics are applicant s response. The plans are great and an asset for the downtown. Regarding the garage door. Custom roll up wood carriage door with glass windows; made to look old. Regarding roof top mechanicals. Roof top mechanicals will be covered with a 6 high corrugated metal screen, painted to match the lighter colors of the brick. The units will be placed in the center of the roof on City of Northville Planning Commission 3
top of the building, the least visible spot from the street. There is also a possibility of using residential AC units. Regarding parking spaces. Details of a parking consortium or pocket parking are being discussed. Some of the businesses on the south side of Main Street might include Starbucks, the New Victorian etc. Motion by Kirk, supported by Jerzycke to grant preliminary and final site plan approval for the building at 311 E. Main Street with the following conditions: 1. The Planning Commission will grant a waiver for the rear yard setback requirement. 2. Seek parking credit approval for the 26 parking spaces with the City Council. 3. Provide for the replacement of a tree in the right-of-way. 4. Lighting details to be approved administratively. 5. Submit a sign application at a later date. 6. Coordinate storm water and utility connections with the City Engineer. 7. The proposed carriage garage door will be approved administratively. 8. The Planning Commission will grant a waiver for the loading spaces. Roll Call Vote: Yeas: Jerzycke, Kirk, Maise, Smith and Wendt. Nays: None. Motion Unanimously Carried. 9. DISCUSSION Parking Don Wortman stated that the next Planning Commission agenda will include a discussion on parking in the CBD. The City is considering revising the parking ordinance in the Zoning Ordinance. The City currently follows a suburban standard and an urban Standard should be discussed. The proper formula for parking needs should be addressed and determined. He will provide a draft form of various parking alternative formulas for the Commission s review. Topics to be discussed include defining or enhancing the existing parking, the need for additional parking and where it should be located and the concept of shared parking. Once a proposed standard is selected, then the existing parking committee will be invited for their feedback. 10. ADJOURNMENT Motion by Mielock, supported by Maise to adjourn the meeting at 9:05 PM. Motion Unanimously Carried. Respectfully submitted, Patricia Sue Howard Recording Secretary City of Northville Planning Commission 4
City of Northville Planning Commission 5