For further information on these Community Development Department updates, and other items of interest in Planning and Zoning in the City of Novi, please feel free to contact us at 248-347-0475.
- Master Plan for Land Use Review 2015
- Novi Road / 13 Mile Planning Area Study
- April 2015: Recently adopted zoning text amendments
- New Metro Connector Trail Along Meadowbrook Road
- Novi Town Center Area Study
- Planning Commission Presentation: How to Bring More Green and Sustainable Development to The City of Novi - 8/28/13
- Clearzoning Modification to the Format of the Zoning Ordinance
- 2013 Updates
- 2012 City of Novi Commercial Land Use Facts
- Potential Rezoning at the Bosco Family Property
- August 2012 Updates
City of Novi Community Development Department introduces new online construction inspection scheduling tool
- July 2012 Updates
Building is booming in Novi - City of Novi Community Development and Treasury Departments will extend hours to meet demand for permits, design consultations, and payments
- Ten Mile and Meadowbrook Commercial Rehabilitation Area Plan
- Four Corners Study Area
- Site Plan and Development Manual
- City of Novi wins award for 2011 Non-Motorized Master Plan
- Planned Suburban Low-Rise (PSLR)
- Retail Service Overlay in the Office Service Technology District and Office District Changes
Novi Road / 13 Mile Planning Area Study
The City of Novi has undertaken a study of the recommended land uses for the undeveloped 21 acre property located on the east side of Novi Road, south of Thirteen Mile Road.
The study area includes the land area designated for commercial development in the Vistas of Novi / Sandstone Planned Unit Development (PUD), originally submitted and approved in the 1980s and 1990s. The 21 acres has remained undeveloped land since that time. A proposal has been made to use a significant portion of the study area for a multiple family development. At this time, the City is reviewing the approved designation of the subject property in light of the new development proposal. Public input is being sought regarding the future uses for this property as a part of the Planning Area Study. Once the Study is complete, the Planning Commission will provide a recommendation to the City Council.
For questions or comments regarding this Study, please feel free to contact Barbara McBeth, Deputy Director of Community Development via email or at 248-347-0415.
Novi Road / 13 Mile Area Study - Draft 5/14/15
Study Area Presentation
New Metro Connector Trail Along Meadowbrook Road
In cooperation with the Michigan Department of Transportation, the City of Novi finished a ten-foot wide shared use asphalt pathway to connect at the end of the existing I-96/I-275 regional pathway just north of 11 Mile Road, running along the east side of Meadowbrook Road over the I-96 overpass, and continuing through the Meadowbrook and 12 Mile Intersection. There is an existing sidewalk that connects Twelve Mile intersection to M-5 regional pathway. A later phase that has not yet been funded will include the extension of the pathway to the M-5 regional pathway. The completion of the first phase of the Metro Connector Trail through Novi was celebrated on October 10, 2014 by cutting the ribbon and unveiling the path.
The ceremony was featured in a local news website.
10/15/14: Novi trail opens; connects areas north, south of I-96
Novi Town Center Area Study
April 2014: It has been 25 years since the City of Novi first envisioned a Town Center area. This long-term vision has resulted in a collection of quality developments, including commercial, office and residential areas. Because of recent significant public and private reinvestment in this area, and the renewed energy brought by a number of new land owners, the City has reviewed and updated its Master Plan for the area to ensure it reflects today's vision. Below you will find the final report with findings and recommendations, as approved by the Planning Commission on March 26, 2014. The study includes updates and recommendations for the Master Plan for Land Use, recommended updates to the Zoning Ordinance standards and updated Town Center Design Guidelines and recommendations for Wayfinding signage in the area. Questions and comments can be directed to Barbara McBeth, Deputy Director of Community Development at 248-347-0475.
Novi Town Center Area Study - 2014 (approved by Planning Commission 3/26/14)
Planning Commission Presentation: How to Bring More Green and Sustainable Development to The City of Novi - 8/28/13
Jim Newman from the Detroit Chapter of the US Green Building Council, and as a consultant specializing in helping clients attain Energy-Efficient & Sustainable Buildings, was present at the Planning Commission meeting of August 28, 2013. He delivered a short presentation to the Planning Commission on the topic entitled, “How to Bring Green and Sustainable Development to the City of Novi.” The slides from Mr. Newman’s presentation are provided here:
How to Bring More Green and Sustainable Development to The City of Novi
Clearzoning Modification to the Format of the Zoning Ordinance
The Clearzoning project is to reformat the existing Zoning Ordinance into an electronic version that will consolidate text, add graphics reduce bulk and clarify the zoning ordinance regulations. The end result will be a pdf file that provides hyperlinked text references that will make the ordinance easier for computer users to find cross-reference information.
Staff expects that the reformatting will be done primarily by the consultant (Rod Arroyo of Clearzoning), assisted by Planning Staff. The entire process is expected to take about 5 months. Please note, the intent is not to make substantive changes to the ordinance, but simply reformat it and clear up any inconsistencies. As another improvement over the Municode system, the ordinance will also have a copy of the Zoning Map, so that users can click on a particular location and the zoning regulations will pop up.
August 26, 2013 City Council Meeting Packet Item (approved at the 8/28 Council Meeting)
The City Council approved the site plan for the Detroit Metropolitan Credit Union, to be constructed at the northeast corner of the intersection of Main Street and Novi Road in the TC-1, Town Center District.
The City Council approved the site plan for The Cheesecake Factory, to be located at 27500 Novi Road within the Twelve Oaks Mall in the RC, Regional Center District.
The City Council approved the request of Toll Brothers, Inc. for The Meadows of Island Lake of Novi for inclusion of additional property into the existing Island Lake of Novi Residential Unit Development (RUD). The subject property is 40.68 acres of land located near the northeast corner of Ten Mile Road and Wixom Road. The applicant is proposing a 74 unit single family development that would be Phase 7 of the existing Island Lake of Novi development.
The City Council approved a site plan for a new GFS Marketplace to be located at the Twelve Mile Crossing at Fountain Walk Shopping Center, south of Twelve Mile Road and west of Donelson Drive in the RC, Regional Center District.
The City Council approved the request of Panera Bread for Special Land Use Permit, Preliminary Site Plan and Stormwater Management Plan approval to construct a 468 square foot building addition and to add a drive-through lane adjacent to the existing restaurant Panera Bread is located in City Center Plaza at 25875 Novi Road, at the northwest corner of Novi Road and Flint Street in the TC-1, Town Center District.
The Planning Commission approved a site plan for the Adams Tech Center. The applicant is proposing to construct a 56,784 square foot speculative office building with associated parking and landscaping on 6.2 acres of land south of Mackenzie Drive and east of Cabot Drive in the OST, Planned Office Service Technology District.
The Planning Commission considered the request of Cadillac of Novi for recommendation to the City Council of the amended Special Development Option for an additional sign indicating the location of auto service and repair. The property is located at 41350 Grand River Avenue at the northeast corner of Grand River Avenue and Meadowbrook Road, in the GE, Gateway East District.
The Planning Commission approved the request for Preliminary Site Plan utilizing the Open Space Preservation Option, and granted Woodland Permit, Wetland Permit and Stormwater Management Plan approval of the 50-unit Oberlin condominium development. The property consists of 19.95 acres at 48301 Eleven Mile Road on the south side of Eleven Mile Road, west of Beck Road in the R-4, One-Family Residential District.
The Planning Commission approved the site plan for Adams Sports Medicine and Physical Therapy for Preliminary Site Plan and Shared Parking Study approval to modify a 2000 square foot space for medical office use. The property is located at 46001 Grand River Avenue, east of Beck Road in the I-1, Light Industrial District.
The Planning Commission approved the site plan for an IHOP Restaurant for Preliminary Site Plan and Section 9 Façade Waiver. The subject property is located at 43317 Grand River Ave., south of Grand River Avenue and east of Novi Road in the TC-1, Town Center District. The applicant is proposing to modify the façades of the existing building to accommodate a new IHOP restaurant.
2012 City of Novi Commercial Land Use Facts
Understanding the retail sector is important for land use planning in the City of Novi. Commercial centers provide goods and services, generate tax revenue, provide jobs, and bring recognition and place name identity to the City by being a “place people want to go.” The 2012 City of Novi Commercial Land Use Facts report provides a quick overview of selected spatial and social aspects of commercial land uses and commercial centers in Novi. Commercial land uses occupy almost seven percent of the City’s land and over 20 percent of the people employed in Novi work in the retail trade sector. Over 80 percent of the City’s commercial properties are developed as commercial centers (commonly referred to as shopping centers and defined in this report as multiple tenant buildings or sites that are occupied by retail businesses, banks, restaurants, and similar uses, but excluding free-standing retail uses, such as a single drug store). These commercial centers provide more than two-thirds of the City’s retail floor space. Through careful planning efforts, the City of Novi demonstrates support for its retail businesses and works to insure that Novi remains a sought-after retail destination.
Potential Rezoning at the Bosco Family Property
Bosco Family Property
In October 2011, the City Council approved the final reading of the Zoning Ordinance Text Amendment and Zoning Map Amendment creating a new Zoning District, referred to as PSLR, Planned Suburban Low-Rise Overlay District. Certain properties were included in this new Overlay District in Section 17, north of Eleven Mile Road, between Wixom Road and Beck Road. as identified in the Master Plan for Land Use. The new Overlay District allows additional uses for the overlay properties, in addition to the underlying residential and/or industrial uses. The Master Plan describes the Suburban Low-Rise use area as an area that will maintain the characteristics of a low-rise, single-family residential area, while providing a transition between adjacent one family dwellings and higher-intensity uses. The "overlay" aspect of the district allows currently permitted uses to continue, but will also permit an applicant to seek the following additional uses: attached single family and low density multiple family residential, community service, human care, civic, educational, public recreation and office facilities. Multiple family residential uses are included in the district, since part of the intent of this area was to provide a vibrant mixed-use district that includes housing options for a seniors as well as young families who may want to live near schools, parks and other homes, as well as being close to the employment opportunities at Providence Park and other commercial establishments along Grand River Avenue.
One property that had originally been contemplated for PSLR Overlay uses, but not included in the final rezoning of properties last Fall, is the Bosco family property located on the west side of Beck Road, south of Eleven Mile Road (see map below). That property was excluded from the Zoning Map amendment at the time that other properties were rezoned last October, due to various concerns about extending the Suburban Low Rise uses south of Eleven Mile Road. While the Bosco parcel was removed from the rezoning petition, it was noted that further consideration of a rezoning to allow Overlay uses on this property could be proposed in the future.
Given the continued interest from the Bosco family to consider rezoning to allow the PSLR uses on the property, the City Council referred the matter to the Planning Commission for their consideration. The Planning Commission held a public hearing on November 14, 2012 and forwarded a negative recommendation to the City Council. The City Council took up this matter at the December 3, 2012 meeting. Following discussion of the matter, the City Council approved the rezoning of the property. Any questions can be directed to the Community Development Department at 248-347-0475.
August 2012 Updates
The City Council and Planning Commission have recently approved or set in motion several text amendments to further streamline the development process and expand the uses allowed in select districts.
After a positive recommendation from the Planning Commission, the City Council approved the first reading for Zoning Ordinance Text Amendment 18.261 to provide regulations for administrative site plan approval for reductions in building size that are part of an already approved site plan. The City Council will consider the second reading at an upcoming meeting.
After a positive recommendation from the Planning Commission, the City Council approved the first and second readings of Zoning Ordinance Text Amendment 18.258 to revise the approval process and provisions for outdoor seating. Most outdoor seating plans may now be approved by the Building Official and outdoor seating areas may be in use as early as March 1st.
After a positive recommendation from the Planning Commission, the City Council approved the first and second readings of Zoning Ordinance Text Amendment 18.255 to expand the areas where the Retail Service Overlay is permitted to the area east of M-5 and north of Twelve Mile Road. In addition, a limited number of drive-through restaurants would also permitted in this area based on certain conditions.
After a positive recommendation from the Planning Commission, the City Council approved the first and second readings of Zoning Ordinance Text Amendment 18.256 to permit drive-through restaurants in the TC-1 Town Center Zoning District. A limited number of drive-through restaurants are now permitted at the intersection of an any type of arterial road and a non-residential collector road subject to certain conditions.
After a positive recommendation from the Planning Commission, the City Council approved the first and second readings of Zoning Ordinance Text Amendment 18.257 to provide regulations relating to temporary tents in connection with an outdoor recreation facility. Outdoor recreation facilities are now able to erect temporary tents for up to four days after approval from the Building Official.
After positive recommendations from the Planning Commission, the City Council approved the first and second readings of Text Amendments 18.259 and 18.260 addressing definitions and regulations related to automobile repair uses. Definitions for minor and major automobile service facilities have been added along with an update to the fueling station definition and amendments to references to fuel throughout the ordinance to address the possibility of alternative energy sources and fuels. The off-street parking provisions for automobile repair facilities have been updated as well to be more in line with those in neighboring communities.
July 2012 Updates
The City Council and Planning Commission have recently approved or will soon review several new developments or expansions to existing developments.
The Planning Commission approved a special land use permit to allow outside sales in front of the existing Kroger store at West Market Square on the northwest corner of Grand River Avenue and Beck Road. The permit would allow sales of produce and plant material only to take place throughout the year.
The Planning Commission approved the site plan for Beck North, Lot 49. The property is located on the west side of Hudson Drive across from Nadlan Court in the Beck North Corporate Park in the northwest section of the City and the developer is proposing a 54,960 square foot office building. Construction is expected to begin shortly.
The Planning Commission approved the site plan for a parking lot expansion at Brightmoor Christian Church on the north side of Thirteen Mile Road, west of M-5. The church is planning to add 365 spaces to the north end of the existing parking lot. Construction is slated to begin later this year.
The Planning Commission approved the site plan for a parking lot expansion for South University, located at the southwest corner of Twelve Mile Road and Meadowbrook Road. The new 109 space parking area will be constructed on the property south of the existing university.
The City Council will soon be considering a New Retail Building at Twelve Mile Crossing at Fountain Walk. The new building would be located near the center of the existing development and total approximately 58,000 square feet with retail and restaurant space along with associated parking and landscaping. Construction of the parking area may begin this year with the proposed building to follow in the future.
The City Council tentatively approved a rezoning with Planned Rezoning Overlay of the property at the northwest corner of Beck Road and Ten Mile Road from R-1, One-Family Residential to R-3, One-Family Residential. The rezoning with Planned Rezoning Overlay will allow the development of 38 single-family homes on the site.
The City Council approved the site plan for the 6-story Hyatt Place hotel at the existing Suburban Collection Showplace. The new 128 room hotel will be attached to the east side of the existing conference and banquet center. Construction is currently underway.
Ten Mile and Meadowbrook Commercial Rehabilitation Area Plan
Planning staff, with assistance from the City’s architectural consultant, recently completed a draft of an Area Plan for the sixteen commercial properties on all corners of the intersection of Ten Mile and Meadowbrook Roads. The “Ten Mile and Meadowbrook Commercial Rehabilitation Area Plan” was developed as part of the City Council’s Tax Abatement Policy for the Area. The Policy was approved by the City Council in the fall of 2011 in an effort to create an incentive for the owners of commercial properties within the Ten Mile and Meadowbrook Commercial Rehabilitation Area to make significant improvements to their properties, or to assemble and redevelop smaller properties. The Area Plan is intended to create a vision for the overall Area, such that when property owners apply for the tax abatement the Policy offers, the improvements proposed can be guided by the overall vision of the Area Plan. The improvements proposed will be considered by the City Council relative to the requirements of the Tax Abatement Policy and their consistency with the Area Plan to determine their eligibility.
The Area Plan was presented to the affected commercial property owners during an open house held on March 28th, and was presented to the Planning Commission’s Master Plan and Zoning Committee on April 4th. The Planning Commission held a public hearing to discuss the Area Plan on April 25, 2012, and recommended approval to the City Council. The Plan was approved by City Council during their meeting on May 21, 2012.
The Four Corners Study Area
Planning staff recently prepared The Four Corners Study Area report to provide a framework for staff, the Planning Commission and the City Council to consider the overall area surrounding the intersection of Grand River Avenue and Novi Road as proposals for both private development projects and public infrastructure improvements come forward.
Properties have been highlighted in each quadrant of the intersection and informational maps and tables include the following data:
Future Land Use
Property statistics including acreage, occupancy and tax value data (2011 and 2006)
Potential and actual projects
Site Plan and Development Manual
The City Council recently adopted an updated City of Novi Site Plan and Development Manual. This document is written for and provided to the development community to provide an overview of Novi’s development review standards, provide requirements for site plan and application submittals, and answer frequently asked questions. Planning Staff prepared the manual to provide easy electronic reference to the City’s Site Plan Review procedures and to reduce the number of paper copies that are currently distributed. The new electronic version will allow for reduced costs in duplicating paper copies (since many times the entire document is not needed), and will reduce the impact of unneeded papers being added to the waste stream.
Among the updates to the manual include hyperlinks to allow applicants to directly link to required forms or relevant information provided elsewhere on the webpage. Other changes include details of the Planned Rezoning Overlay Review process; combined sections for similar topics (i.e. Woodland and Wetland Permit requirements are discussed in a Natural Features Chapter); updated standards for Traffic Impact Studies to reflect the most current trip generation manual; and updated and refreshed application forms.
Click here to download the Site Plan and Development Manual.
City of Novi 2011 Non-Motorized Master Plan
The City of Novi wins Michigan Association of Planning (MAP) Planning Excellence for Best Practice Award
City of Novi 2011 Non-Motorized Master Plan
Planned Suburban Low-Rise (PSLR)
Zoning Ordinance text amendment 18.253
Zoning Map Amendment 18.700, and
Sign Ordinance text amendment 11.100.41
Recent Event History
October 5, 2011 - Public hearing held before Planning Commission. Planning Commission recommended approval to City Council.
October 17, 2011 – City Council approved First Reading.
October 24, 2011 –City Council approved Second Reading, with amendments.
Click for links to the Planning Commission and City Council packet materials:
October 24, 2001 Council Meeting
Matter 2. Approval of the establishment of the Suburban Low Rise Overlay District and related regulations, including.... Click here for more.
Matter 3. Approval of Sign Ordinance Text Amendment 11.100.41 to amend the City of Novi Code of Ordinances at Chapter 28, to add regulations concerning the placing of signs in the PSLR, Planned Suburban Low-Rise Overlay Zoning District.... Click here for more.
The approved PSLR text amendment establishes a new overlay zoning district that property owners may elect to use as an alternative to the existing underlying zoning. This district fulfills the City’s 2010 Master Plan for Land Use’s implementation strategies to create a “form-based” zoning district that permits attached single family and low-density multiple family residential, community service, human care, civic, educational, public recreation and office facilities. The optional overlay district does not permit the development of new detached one-family residential homes, retail businesses and personal service uses.
The map amendment establishes the boundaries of the PSLR Overlay district. The areas now approved for the PSLR Overlay district are located north of Eleven Mile Road between Wixom and Beck Roads
PSLR Overlay District Boundary Map
These areas are generally separated from detached one-family uses by section line roads and areas planned for public parks.
The proposed Sign Ordinance text amendment will establish sign standards for the proposed PSLR district that promote a residential character to the streetscape by setting size, setback and lighting standards that lessen the impact future signs could have on neighboring residential properties.
Retail Service Overlay in the Office Service Technology District and Office District Changes
Zoning Ordinance text amendment 18.254
December 14, 2011 – Public hearing before Planning Commission. Planning Commission recommended approval to City Council.
January 23, 2012 - City Council approved First Reading.
February 6, 2012 - City Council approved Second Reading, with amendments.
This text amendment furthers the implementation of the adopted 2010 Master Plan for Land Use by permitting a select set of retail service uses in the OST, Planned Office Service Technology District as principal permitted uses subject to special conditions for those areas designated in the adopted Master Plan’s Future Land Use Map as Office, Research, Development and Technology with Retail Service Overlay.
The additional uses permitted subject to special conditions in this district include restaurants (not including drive-through or drive-in restaurants) and a limited amount of general retail and personal services. All of the other uses identified as principal permitted uses in the OST District continue to be allowed. These additional uses were recommended in the 2010 Master Plan for Land Use for the areas identified, since allowing for a limited amount of retail services to serve the employees and visitors of the nearby areas may make the prospect of developing new businesses in the area more attractive and thus create greater potential for additional development and redevelopment in the nearby OST District.
Also, as recommended in the 2010 Master Plan for Land Use, this Zoning Ordinance text amendment eliminates the unused OS-2, Planned Office Service District, removes reference to the OS-2 District in other sections of the Zoning Ordinance, and adds the OS-2 uses referenced as permitted uses in the OSC and OST Districts to each of these Districts.
February 6, 2012 Council Meeting
Approval of Zoning Ordinance Text Amendment 18.254, to amend Ordinance No.97-18 as amended, the City of Novi Zoning Ordinance...
Click here to see Retail Overlay Area Map
Expanded Retail Service Overlay area – approved in August 2012
The Retail Service Overlay ordinance permits a limited amount of retail and personal service uses (subject to approval of a Special Land Use Permit by the Planning Commission) including generally recognized retail businesses and personal service establishments permitted in the B-1, Local Business District, and restaurants. These are permitted in the area identified as Office, Research, Development and Technology with Retail Service Overlay, on the City’s Future Land Use Map.
As a part of the approval of the Retail Service Overlay ordinance language, the City Council expressed an interest in expanding the areas within the OST District where an applicant may utilize these new provisions and approved a text amendment in August of 2012 that also allows applicants to apply the Retail Service Overlay to properties that meet all of the following criteria:
The zoning of the property is OST, Planned Office Service Technology District;
The property is located north of Twelve Mile Road and east of M-5; and
The property is located at the intersection of a minor arterial, arterial or major arterial road and a non-residential collector street, and at least 500 feet from a residential zoned district.
In addition to the discretionary approval allowed per Section 2302A, and the special land use considerations listed in Section 2516.2(c), the Planning Commission would also be asked to make a finding that the application of the Retail Service Overlay would be in keeping with the stated intent of the Retail Service Overlay and the OST District and compatible with the surrounding developments
In addition, for OST zoned properties north of Twelve Mile Road and east of M-5, the text amendment permits fast food drive-through restaurants, subject to the certain conditions. The approved amendment is included below along with a map identifying those properties not shown on the Future Land Use map that would be eligible to use the Retail Service Overlay provisions.
Map - Potential Retail Overlay Properties
Text Amendment 18.255