City Council Minutes

Mayor Johnson called the meeting to order with the Pledge of Allegiance at 7:30 p.m. in the Northville City Hall Council Chambers, 215 West Main Street, Northville, Michigan.

Present: Mayor Christopher Johnson, Mayor Pro Tem Carolann Ayers, Councilmembers Kevin Hartshorne, Jerome Mittman, and Thomas Swigart

Absent: None

A. Citizen Comments

Frank Bauss, 23445 Beck Road, Novi, had questions pertaining to the status of the alleged blight at the property located at 543 Dubuar, the City’s policy on storing vehicles at the DPW yard, and the City’s sidewalk policy.

It was responded that contact was made with Tom Holleman, 543 Dubuar, and while he continues to address the debris in his yard, he also noted that some of the debris in question was not located on his property. With regard to the DPW yard, it was stated that the yard is often used to store impounded vehicles. It was also responded that the current Sidewalk Policy resolution does not reflect the City Council’s policy and past practice on sidewalk installation. As such, this item is on tonight’s agenda for further City Council discussion and possible action. A final comment noted that the Building Official’s in-office hours would be 8 a.m. – 9:30 a.m. commencing on January 6, 2004.

The Housing Director provided a brief update on the Allen Terrace renovations. The Housing Commission Renovation Committee continues to meet weekly to discuss design, construction, and implementation issues. Minor kitchen repairs, the Activity Room, and boiler replacement should be completed by January 15^th. The apartment window/doorwall and heating/cooling projects continue. The elevator and parking lot renovation are planned to begin following the completion of the other projects. The project remains within budget.

Council Comments / Discussion: Questions were raised relative to the original construction schedule and the elevator renovation and synchronization. City Council suggested a tour of Allen Terrace to see the renovations.

Motion Ayers, seconded by Mittman to approve the agenda and consent agenda as presented. Consent agenda as follows:

Approve City Council Minutes:

Joint Meeting with Historic District Commission, Planning Commission, Downtown Development Authority, and Board of Zoning Appeals of December 9, 2003

Regular Meeting of December 15, 2003

Approve Bills List:

Checks #35371 to #35518,
#35519 to #35608,
#35609 to #35645

Receive Board and Commission Minutes:

Housing Commission: 11/12/03

Youth Assistance: 11/11/03

Receive Departmental Reports:

Fire Department: 9/03

Police Department: 11/03

Youth Assistance: 11/03

Professional Services / Water System Vulnerability Assessment

Proposed Amendments to the 2003-04 Budget through September 30, 2003 and Investment Report

On November 3, 2003, the City Council adopted an emergency ordinance establishing temporary moratorium on the siting of a heliport and prohibiting the non-emergency use of helicopters in residential districts in the City. The moratorium ordinance was in effect for ninety days and expires on February 2, 2004. The City Attorney, Planning Consultant, and City staff have determined that the City’s Zoning Ordinance could be amended to incorporate regulation of emergency and non-emergency landing and take-off by a helicopter. In order to allow sufficient time for ordinance introduction and readings, a sixty-day extension of the moratorium ordinance should be considered.

Council Comments / Discussion: It was clarified that the extension of the moratorium allows the City additional time to determine if an ordinance amendment is necessary; it does not set an ordinance.

Motion Ayers, seconded by Mittman to introduce for first reading an ordinance amendment extending Ordinance No. 11-3-03, Emergency Ordinance Establishing Temporary Moratorium on the Siting of a Heliport and Prohibiting the Non-emergency Use of Helicopters in First, Second, Third and Fourth Residential Districts of the City of Northville, for a period of sixty days to April 1, 2004, with second reading and possible adoption scheduled for January 20, 2004. Motion carried unanimously.

On April 2, 2001, the City Council adopted a resolution to formalize existing City policy to require sidewalk placement for new construction. At its December 15, 2003 meeting, City Council was challenged regarding the resolution language initiating placement of sidewalk, as the language stated sidewalk would be required "…as part of the approval process to obtain a building permit." Past and current policy and practice has been to require placement of sidewalk when new building is initiated that provides either habitable and/or occupiable space for human occupancy. After comparing the Sidewalk Policy Resolution against current practice, it appears that a language modification is warranted, to more accurately reflect the actual policy and practice regarding sidewalk placement when new construction occurs.

Council Comments / Discussion: Discussion ensued relative to sidewalks, past practice, new construction, and acquiring permits for habitable and occupiable space. While it was agreed that requiring sidewalks for new construction was a positive for the City, some Councilmembers suggested it might be appropriate to require the placement of sidewalks for renovation as well. This prompted further discussion on defining the percentage or formula to determine whether the renovation requires sidewalk placement. The resolution was referred back to the administration with a suggested percentage of 50% of the SEV to be used as the determining factor for sidewalk requirement. Staff was also instructed to review the Zoning Ordinance to determine if the percentage was consistent with other areas of the ordinance. The City Council also requested that the resolution include a list of areas in the City that had previously been granted a sidewalk waiver by the City Council.

The City received a request to purchase two parking credits as a result of an addition to the structure at 110 W. Main Street. The applicant, Advanced Technologies, propose an expansion that would provide a new conference room, storage area, and maintain the rear alley access on the north side of the building. On November 18, 2003, the Planning Commission approved the final site plan, conditioned upon City Council granting approval for the purchase of two parking credits. The expansion project also received Historic District approval on November 19, 2003. When developers within the central business district are unable to provide on-site parking, City policy allows the purchase of parking credits in accordance with Section 17.03 of the City’s Zoning Ordinance. In accordance with the Parking Space Credit Policy, the City Council considers each purchase request on its own merit.

Council Comments / Discussion: As the building’s first floor use remains unchanged, it was clarified that additional parking credits are only needed for the second floor expansion. Since the Planning Commission site plan approval was conditioned upon City Council approval of parking credit purchase, it was questioned why the applicant had began construction prior to receiving City Council approval. It was responded that construction began with the understanding that construction would cease if the City Council denied the parking credit purchase request.

Frank Bauss, 23445 Beck Road, Novi, questioned the City’s practice of allowing the purchase of parking credits as opposed to requiring the developer to scale down their project in order to provide sufficient on-site parking. He also questioned the purchase of parking spaces that do not exist. It was responded that the parking credits are not "property" but rather "credits" that help fund future parking expansion projects.

A final comment from one Councilmember requested that future projects requiring parking credits not be allowed to begin construction until the City Council has considered and approved the parking credit purchase request.

Motion Ayers, seconded by Mittman to:

Determine that the need for parking space credits at 110 W. Main Street meets the criteria for sale of the credits under established City policy.

Allow the sale of two parking credits at an established price of $3,200 per parking space credit for a total of $6,400.

Authorize City staff to prepare and effectuate a special assessment agreement to allow the payment of parking space credits over a ten-year period with an interest rate of 6% to be applied against the unpaid balance. Motion carried unanimously.

Mittman noted that the Planning Commission public hearing on the proposed Our Lady of Victory Church-School special use permit would be on Tuesday, January 6, 2004. He also noted that the Conference of Western Wayne is meeting at the City Hall on Friday.

The Mayor invited the Councilmembers to attend the Conference of Western Wayne meeting on Friday.

B. Staff Communications None

There being no further business to come before Council, the meeting was adjourned.

Respectfully submitted,

Dianne Massa
City Clerk