Loading...
HomeMy WebLinkAboutPLANNING MINUTES 2015-03-03 Cet-CAL0 t MINUTES OF THE 1,068TH PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 3, 2015, the City Planning Commission of the City of Livonia held its 1,068th Public Hearings and Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan Mr Lee Morrow, Chairman, called the meeting to order at 7 03 p m Members present: Kathleen McIntyre R. Lee Morrow Carol A. Smiley Gerald Taylor Members absent: Scott P Bahr, Ian Wilshaw Mr Mark Taormina, Planning Director, and Ms Margie Watson, Program Supervisor, were also present. Chairman Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption The Planning Commission and the professional staff have reviewed each of these petitions upon their filing The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2015-01-01-01 NASSER ABUNAB Ms Smiley, Secretary, announced the first item on the agenda, Petition 2015-01- 01-01 submitted by Nasser I Abunab, pursuant to Section 23 01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the property at 27840 Plymouth Road, located on the north side of Plymouth Road between Inkster Road and Deering Avenue in the Southeast 1/4 of Section 25, from OS (Office Services) to C-1 (Local Business) , March 3, 2015 26746 Mr Taormina This is a request to rezone an existing developed property from its current zoning classification OS, Office Services, to C-1, Local Business The property is located on the north side of Plymouth Road It is three blocks west of Inkster Road at the corner of Deering and Plymouth Road The property measures roughly 90 feet in frontage along Plymouth Road It has a depth of 110 feet and a total land area of just under a quarter acre This is a parcel that is located mid-block between the streets of Deering and Cardwell Avenue The site contains an existing 2,500 square foot commercial building There is one tenant in the building currently, Southgate Computer Solutions While there are no current plans to redevelop or modify the site, the real purpose of the rezoning is to enable the use of the building and site for either office and/or retail purposes The current OS zoning is limited to general and medical office uses, whereas the C-1 zoning would allow for a variety of neighborhood- oriented commercial or retail uses such as barber shops, beauty salons, electrical and appliance, apparel, and florist shops, as well as office C-1 is a broader zoning classification allowing for retail uses in addition to office uses Parking on the site is adequate to support the C-1 zoning If we apply the general retail parking requirements of one space for every 150 square feet of useable floor area, there would be a total of 13 parking spaces required The site contains 16 off-street parking spaces To the west is an existing office building To the east is a parking lot that is zoned both OS and P, Parking The larger parking area to the east is owned and utilized by Mama Mia Restaurant and Banquet Facility which is located on the east side of Cardwell Avenue To the south across Plymouth Road are a variety of commercial uses zoned C-1 and C-2 To the north, in addition to the vacated alley, there are residential homes that are part of the Schanhite's Marquette Manor Subdivision zoned R-1, one family residential The proposed change of zoning is supported by the Future Land Use Plan which recommends general commercial for this area With that, Mr Chairman, I can read out the one item of correspondence Mr Morrow- Please Mr Taormina There is one item of correspondence from the Engineering Division, dated January 30, 2015, which reads as follows "In accordance with your request, the Engineering Division has reviewed the above referenced planning petition We have no objections to the proposed rezoning petition at this time The addresses of #27840 Plymouth Road is correct for the subject parcel, and should be used in connection with this petition The legal description included with the petition appears to be correct and is acceptable to this department. The plans submitted with March 3, 2015 26747 the petition do not give any indications of changes to the existing building or utilities, so we cannot comment on any impacts to the existing systems at this time Should the owner decide to change the existing building layout, or make changes to the existing utility leads, full site plans will need to be submitted to this department to determine if Engineering Department permits will be required " The letter is signed by David W Lear, P E , Assistant City Engineer That is the extent of the correspondence Mr Morrow- Are there any questions of the Planning Director? Seeing none, is the petitioner with us this evening? Please step up to the podium We will need your name and address for the record please Nasser I Abunab, 27840 Plymouth Road, Livonia, Michigan 48150 I am petitioning for the building located at 27840 Plymouth There are two addresses 27840 and 27844 Mr Morrow. Thank you, sir You've heard the introduction of the petition Is there anything you'd like to add to it? Mr Abunab It's all adequate The only thing I needed to add is that the name of the company is Plymouth Computer and Phones Sales and Service The address is in question It's one building but it has two addresses, 27840 and 27844 Plymouth Road Mr Morrow Okay Is there anything else you want to add? Mr Abunab If you have any questions, I'm ready to answer Ms Smiley Am I to understand from this picture that there is a computer in there and then there is also a law firm in there? Is there also a law firm in your building? Mr Abunab No, ma'am They sold the building to me I bought it from the law firm that owned it before Ms Smiley. Okay So there's just one tenant in there right now? Mr Abunab Correct. Ms Smiley. Okay Thank you, sir Mr Morrow. Any other questions? Are you planning any major revisions to the building? Mr Abunab No major construction, sir March 3, 2015 26748 Mr Morrow. As indicated in the letter from Engineering, there will be no change of electronics or anything of that nature? Mr Abunab No, sir No major construction Mr Morrow If there are no other questions, I'll ask you to step aside Anyone interested in speaking for or against the granting of this petition, please come forward and we will need your name and address for the record Christopher Martin, 12275 Inkster Road, Livonia, Michigan 48150 Thank you, Lee I spoke on behalf of Mama Mia's not too long ago when they were in front of the Planning Commission here So I'm just going to do a little bit of a repeat from that particular evening And the fact that for years I went to the Plymouth Road Development Authority meetings, and once again, a lot of money had been spent along Plymouth Road, whether it be the brick work, the wrought iron, the fancy lamp posts, a series of paving brick, a variety of different things, upkeep of some of the city owned parking lots on the south side So I'm very familiar with the area I've lived in Livonia all my life I would certainly want this to be a success I mentioned before that there are more vacancies on Plymouth Road than ever before, and that's absolutely correct. It doesn't make any difference how much money that the city has thrown on the north and south sides of Plymouth Road there The fact of the matter is that there are more vacancies than ever, and how are you going to deal with that? That's the issue Are games going to be played with various people that want to move in there? I would hope that it would stop and that you encourage people I was delighted with the fact that Mama Mia's went through pretty smooth as far as the exterior renovations of the building I would like this gentleman, Mr Nasser, to also succeed over there I know what happened to me and I wouldn't want that to happen to anybody So once again, this is something I want to see succeed, and once again, this is in close proximity to Mama Mia's It's just across the street, just across Cardwell So those two things and others that will improve that area, I would greatly be in favor of that. So let's have this run through pretty smooth and later on when the guy wants to put a sign up, let's not trip him up too much on the sign later on because he has to be able to let people know what service he is providing in there Mr Morrow. We will certain work with him in that direction Mr Martin You're a gentleman, Lee, but I wish a lot of people would be like you, to be quite honest. March 3, 2015 26749 Mr Morrow. Thank you Anyone else in the audience wishing to speak on the granting of the petition? No one is coming forward On that note, I'm going to close the public hearing and ask for a motion On a motion by McIntyre, seconded by Taylor, and unanimously adopted, it was #03-10-2015 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on March 3, 2015, on Petition 2015-01-01-01 submitted by Nasser I Abunab, pursuant to Section 23 01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the property at 27840 Plymouth Road, located on the north side of Plymouth Road between Inkster Road and Deering Avenue in the Southeast 1/4 of Section 25, from OS to C-1, the Planning Commission does hereby recommend to the City Council that Petition 2015-01-01-01 be approved for the following reasons 1 That the proposed change of zoning is compatible to and in harmony with the surrounding zoning districts and land uses in the area, 2 That the proposed change of zoning would provide opportunities for a greater variety of uses to serve the area as well as the City as a whole, and 3 That the proposed change of zoning is supported by the Future Land Use Plan which recommends general commercial use in this area FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 23 05 of Zoning Ordinance #543, as amended Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution ITEM #2 PETITION 2015-02-08-02 N C. DESIGNERS Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 02-08-02 submitted by N C Designers & Contracting, Inc requesting approval of all plans required by Section 18 58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct an addition to the Mobil March 3, 2015 26750 gas station at 37921 Ann Arbor Trail, located on the southeast corner of Ann Arbor Trail and Ann Arbor Road in the Northeast 1/4 of Section 31 Mr Taormina This is a request to make modifications to an existing corner gas station The property is located at the southeast corner of Ann Arbor Trail and Ann Arbor Road The zoning map shows the location of the property in relationship to the surrounding properties and zoning This site is a little over half an acre in area It contains 130 feet of frontage on Ann Arbor Trail, which is to the west of the site, and approximately 165 feet of frontage on Ann Arbor Road to the north The existing gas station and convenience store on the property is about 1,275 square feet. The aerial photograph shows the conditions on the existing site There are three structures The one at the bottom is the convenience store and gas station The two other structures located closer to Ann Arbor Road and Ann Arbor Trail are the overhead canopies that protect the gas pumps There are two canopies, one is between the building and Ann Arbor Trail on the north side, and the other canopy is situated between the building and Ann Arbor Road on the left hand side Vehicles can enter and exit the site using four existing drive approaches two off of Ann Arbor Trail and two off of Ann Arbor Road The request this evening is to expand the building in a northerly direction toward Ann Arbor Trail This would require removal of the existing pumps and overhead canopy The enlarged building would add about 1,025 square feet consisting mostly of retail Once complete, the gas station and convenience store would total about 2,300 square feet. They are not quite doubling the size of the building On the earlier plans, they showed conceptually how there might be potential for a future drive up window along the east side of the building However, this would constitute an additional use of the property and require separate review and approval of a waiver use and is not part of the current request. The current site plan does not illustrate a drive- thru That's something that would have to come back to us in the future The petitioner has also submitted a revised landscape plan This is one of the items that we discussed in the study session The new plan shows new plant materials consisting of trees, shrubs and perennials, located along the perimeter of the site, at the entrances off of Ann Arbor Road, including around the sign, as well as adjacent to the building These areas altogether constitute about 10 percent of the total site area However, this does not include the landscape areas in the abutting rights-of-way including the additional area where the westerly approach on Ann Arbor Trail will be removed and converted to lawn One thing that does not show up well on this plan but is part of the proposal is the elimination of one drive March 3, 2015 26751 approach The one that they propose to eliminate is the westerly drive off of Ann Arbor Trail The notation on the plans states that the approach is to be closed and that it would be restored to lawn after removal of the existing concrete In terms of the exterior of the building, they provided some elevation views and renderings This is a perspective view that shows the canopy that would remain along Ann Arbor Road and what the actual building would look like The exterior finish of the new building would consist of a combination of brick, as well as EIFS or dryvit. The darker banding would be stone accents On the front of the new building, there is a considerable amount of glazing or glass extending around the building The architect is here so I will let him address the architectural features in greater detail I will note that the building has been extended in height anywhere between 17 and 21 feet. There are a couple of varying heights so they have some nice offsets for this building that provides some interest, but the height will also be sufficient to cover or shield any roof-mounted mechanical equipment. I'd also like to point out that the ordinance requires setbacks of buildings to be at least 60 feet from any adjacent rights-of-way The enlarged station would be setback 63 feet from Ann Arbor Road However, with the extension to the north, it would be setback only 32 feet from Ann Arbor Trail So it is deficient in its setback adjacent to Ann Arbor Trail and would require a variance from the Zoning Board of Appeals should it move forward this evening Lastly, with respect to parking, the proposed building would require a total of 12 parking spaces The plan shows 14 off-street parking spaces would be available so it does comply with the city's parking standards With that, Mr Chairman, I can read out the departmental correspondence Mr Morrow Just one question I know we discussed the dumpster at the study session If you could touch on that. Mr Taormina Yes The dumpster will be relocated Currently, it's directly behind the building in the area that shows the loading zone It's going to be positioned in the southeast corner of the property and it would be shielded There's a wall along the property line A new wall would be built to shield the dumpster both from the south, east and north sides, and then it would contain gates and those would have to be kept closed at all times when it's not in use Immediately to the east of this property is a residential apartment complex, and to the south is McDonald's, so this is closest to both the apartment complex as well as McDonald's Mr Morrow. Thank you Now we can proceed with the correspondence March 3, 2015 26752 Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated February 20, 2015, which reads as follows "In accordance with your request, the Engineering Division has reviewed the above referenced planning petition We have no objections to the proposed site renovation at this time The legal description provided with the petition appears to be correct and is acceptable to this office The existing parcel is assigned an address of#37921 Ann Arbor Trail which should be used in conjunction with this petition The proposed plan indicates that project will consist of removal and replacement of the existing service station building which may require Engineering Department permits. The submitted drawings do not provide any information regarding the existing utilities and service leads for the proposed building, so we cannot comment on any impacts to the utilities at this time The owner will need to submit plans to this department prior to construction to obtain Engineering Department permits for any work within the Ann Arbor Trail right-of-way, and for any changes to the existing service leads. The owner may also need to obtain permits from the Michigan Department of Transportation for any work within the Ann Arbor Road right-of-way " The letter is signed by David W Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated February 23, 2014, which reads as follows "This office has reviewed the site plan submitted in connection with a proposal to construct an addition to the gas station on property located at the above referenced address We have no objections to this proposal " The letter is signed by Keith Bo, Sr Fire Inspector The third letter is from the Division of Police, dated February 18, 2015, which reads as follows "I have reviewed the plans in connection with the petition I have no objections to the proposal " The letter is signed by Joseph Boitos, Sergeant, Traffic Bureau Lastly, we received an email correspondence, dated February 18, 2015, which reads as follows "I say no to the southeast corner The only addition to the Mobil Station located on the southwest corner should be on the south side of the building located on the corner of Ann Arbor Trail and Ann Arbor Road depending on the location of underground storage tanks and utilities " Donald Kleinknecht, Livonia, Michigan There is no address Thank you Mr Morrow. Are there any questions of the Planning Director? Ms McIntyre Mark, where is the deficiency in the setback? Mr Taormina That would apply to the distance between the building and the property line to the north towards Ann Arbor Trail Ms McIntyre Towards Ann Arbor Trail Okay Thank you March 3, 2015 26753 Mr Taormina Looking at the site plan, you can see where the building is situated closer to Ann Arbor Trail than it is to Ann Arbor Road Ms McIntyre Thank you Mr Morrow Anything else? Any other questions of the Planning Director? Mr Taylor Mark, did they plan some landscaping where they are going to take the driveway out? Mr Taormina They are just showing that the area would be restored with lawn There is an existing large tree located to the east of the approach On the other side of the sidewalk in this landscaped area, a number of new shrubs and perennials are depicted around the existing sign There is going to be landscaping on either side of that area, but they are not showing any additional plantings other than grass for where the actual approach will be removed Mr Taylor. I know at our study session you said you weren't real satisfied with the landscape plan Does it satisfy you now? Mr Taormina I am satisfied The plan has been done by a professional registered landscaped architect who does a lot of work in the city So we're much happier with this plan than we were with the previous design Mr Taylor Thank you Mr Morrow If there are no other questions, I'll request the petitioner to come up and give us his name and address for the record please Nasser Choucair, N C Designers & Contractors, 16030 Michigan Avenue, Dearborn, Michigan 48126 Mr Morrow You've heard the introduction to your project. We will give you the opportunity to expand on that and then we may have some questions for you Mr Choucair Actually, Mr Taormina briefed enough about the site I just want to say, because there is a question in regards to the approach, that's in the right-of-way so we're going to keep it lawn Inside the site, we put enough shrubs and we hired a professional landscape architect which is, as you see, he filled the whole plan Mr Morrow. So we are gaining some greenspace? March 3, 2015 26754 Mr Choucair Yes Mr Morrow. Anything else? Mr Choucair I have some material for you to look at if you'd like — the stone, the brick. Mr Morrow We would look forward to that. You can show us right from your podium there Mr Choucair The stone on the right hand side, that's going to be on the column as you see on the building The rest of the building is going to be dryvit and brick. Now the front, it's all glass unfortunately So we can't have much brick, but on the sides and the back, mostly it's a brick. The off white color, it's an EIFS It gives the stone more impact to show the dominate color, white That's why we picked these colors Mr Morrow How about the pylons on the gas island? Mr Choucair They stay white as they are Mobil has their own colors Some people are putting brick or stone on them If it's needed, we'll put it on, but sometimes, myself, as an architect, I don't like it. The only reason why really because canopies move, and a lot of people have been doing a lot of sites and when these canopies move, if someone puts these brick not the right way, they will fall from the top I don't recommend it really But some owners, they like it, but myself, I don't recommend it. Mr Morrow What is the material you are proposing? Mr Choucair It's steel columns, actually Normally, Mobil can put aluminum paneling on them or they leave them as they are and they paint them, and they put their design on the outside of the canopy with the sign Now they do the signs built into the canopy and they look nice Mr Morrow Does the Commission have any comments on that? Ms Smiley. Not on that specifically, Mr Chair, but do you know this Donald Kleinknecht or why he's opposed to this? Mr Choucair Who is this? Ms Smiley. The guy who wrote the email? He said, "I say no to the southeast corner The only addition to the Mobil station located on the southwest corner, should be on the south side of the building " March 3, 2015 26755 Mr Choucair I have no idea who this person is Ms Smiley. Okay I don't know anything from this email other than he doesn't want it, but I don't know why Mr Morrow Well, there is no explanation It's just his thinking on it. Ms Smiley. Okay Where is the air? Where do you get the air for tires and stuff? Mr Choucair Probably they are going to put it near the dumpster parking They're going to be placing it over there because we have little space Ms Smiley. Okay You have no problem with the traffic pattern getting your tankers in? Mr Choucair No, because tanks, I asked the owner about that. Tanks only come from 3 00 in the morning to 6 00 a m They drop off their fuel They're not even willing to come when traffic is in that site They come after midnight. All this traffic is really slow when they come, and whoever is leasing or owning the gas station, he tells the jobber that brings the fuel in, that I do not want this truck to come during the day, or my slowest days or I have no traffic early in the morning 3 00 a m And most of the trucks, they come after 1 00 a m or 6, 7 and that's it. They'll stop putting their fuel in Ms Smiley. Then this gas station is open 24 hours? Mr Choucair I think they are going to open it 24 hours as it is now Ms Smiley. Thank you Mr Morrow How much will it cost to get air? Mr Choucair Nothing I know the City of Livonia wants it free Mr Morrow I wanted to get "free" on the record in deference to Mr Taylor You can hold him accountable for that. Ms McIntyre Just a further question along Mrs Smiley's line of questioning about the underground storage tanks, understanding that the trucks come from 3 00 a m to 6 00 a m Can you get vehicles to the pumps while the trucks are there? That's my one concern with eliminating the other driveway I don't know exactly how the tankers pull in to fill it, but it would look like March 3, 2015 26756 Mr Choucair Do you see these little circles? Ms McIntyre Yes, I do see that. Mr Choucair They have to come next to them or over them so he can dump the fuel For this gas station, or a thousand other gas stations, I see how they do it. In the middle of the parking lot, they put their cones around it and start dumping the fuel Ms McIntyre But could you still get vehicles to the pumps? Mr Choucair They have to go to another gas station or pull from the other side because this takes about half an hour Ms McIntyre Okay So the answer is, while there is a tanker there filling the underground tanks, you probably would not be able to have vehicles obtaining gas Mr Choucair No Ms McIntyre It's really a decision for the business owner that he's willing to forego gas sales Mr Choucair At 3 00 a m , there is no one there He just dumps his fuel and goes Ms McIntyre I had one other question On your materials, I think we asked you if those were going to be brick panels or actual brick, and do I recall that you said that's an actual masonry product. Mr Choucair Yes And this one is going to be paneling, the stone Stone paneling and brick. Mr Morrow What will go on the dumpster walls? Mr Choucair Brick. Mr Morrow It will be a brick? Mr Choucair Yes, definitely Mr Taylor I wasn't quite clear on your question about the support columns What was the final answer on what you were going to do with those? The reason I'm asking is because our Condition 7 reads, "That the support columns of the gas pump island canopy shall be covered with the same back or stone used in the construction of the building" " March 3, 2015 26757 Mr Choucair If you want it like this, I'll just put it in there and we'll do it. That's fine But as I've been doing this for 20 years, I don't like that because it's not really very I don't support it because there is movement in the canopies They move Mr Taylor You say the canopy moves because of the wind? Mr Choucair Yes Mr Taylor And it changes the brick? Mr Choucair They would get lose and fall I've seen them in like three Shell gas stations I did for people but I did not do the columns Someone else did the columns and they were falling and calling me, please, find us a solution, and there is no solution They are going to always fall Mr Taylor Mark, do you have a comment on that? Mr Taormina Obviously, they'd have to tie them in properly and secure them with proper support and tiebacks to prevent them from falling off That's something we'd have to address with our Inspection Department if they have any additional precautions they take under these circumstances We've successfully done this in a number of gas stations I don't see what the real drawback to doing that is I think it's just a decision It's really an aesthetic thing at this point, but it can be done properly with proper construction Mr Choucair Installation is the problem, whoever installed them We did one, one time, that's at Levan and Plymouth That's a big gas station with arches even Nothing happened because the guy who installed them, he knows what he's doing They are still there since 2005 maybe Myself, I won't put them in there, but if the city would like us to do the columns the same as the building, why not. We'll find a way Mr Morrow I'd like to leave it in the resolution and you'll have a chance to address it at the City Council and ultimately Inspection But we'd like to see the brick. If it changes, it's out of our control Ms McIntyre I was just going to thank Mr Taylor for bringing that to our attention, what was in the resolution, and I think the bricks certainly gives it a more upscale, aesthetically pleasing look. The concern is always, certainly first and foremost, you don't want bricks falling on vehicles or falling loose Are bricks more susceptible to damage at that location? And then you have an • March 3, 2015 26758 issue where you have bricks that maybe are unsafe but they don't look good, but I would certainly support keeping it in the resolution, maybe looking at some of the other service stations where we have bricks and seeing how they look a few years in Do they look better or worse than a steel column? Thank you Mr Morrow I think if anybody can engineer it, Nasser can do it. He's the resident expert on service stations Mr Taylor. You've got to get a good Italian brick layer Mr Morrow Anything else? Mr Taylor Only that I was going to bring up the fact that we questioned the sign out in front. Evidently it conforms Mr Taormina It conforms and I don't think there's any intention of modifying it. It's a good looking sign It's relatively new and fully conforming to the ordinance In fact, I think it's below our ordinance standards as it exists right now Mr Taylor. Good Mr Morrow- I think the service station at Levan and Five Mile is one of their current upgrades I don't know if you're familiar with that one or not, but when I go by it, it looks a lot like these renderings that you have here Mr Choucair At Levan and Mr Morrow Mobil Mr Taormina At the northeast corner Mr Choucair The Mobil on which Mr Morrow. Levan and Five Mile Mr Choucair Levan and Five Mile? Ms McIntyre I'm thinking of the one on the southeast corner Mr Morrow- This is a Mobil station because I go by it when I pick up Joe and drop off Joe all the time Mr Taormina There are some similarities March 3, 2015 26759 Mr Morrow- Yeah, because not too long ago, I pulled in there and the station was certainly due for an upgrade, and now I noticed it has Anyways, that's off the subject. Ms Smiley. Are you going to have somebody in there like a Subway or something? Mr Choucair That is a franchise but we don't know who is going to come in As Mr Taormina said, the drive-thru is going to be for a different meeting because if the tenant that is going to come there, Tim Horton's, Starbucks, anybody, Subway, if they want a drive-thru, then we have to come back. But we located the building now for a drive-thru Ms Smiley. How about signage? There is no signage at all on the front of the building, right? Mr Choucair Yes I mean if they want to put a sign, they have to pull the permits, so I didn't put anything, but there are canopies on the buildings if you zoom in There are little canopies They are really nice canopies I put them in a couple gas stations You see them? They're about like 12 inches But if you look from below, they would look like there is a griddle there Ms Smiley- I was just thinking if they wanted a sign that said Subway or something Mr Choucair But we cannot put any signs up until we know who's taking the space Ms Smiley. Would he have to come back for signage then, Mark? Mr Taormina. No, not as long as it's conforming signage I think the resolution reads, this petition would allow for conforming signage and any additional signage would have to go before the Zoning Board of Appeals Mr Morrow And if they come back for a drive-thru, we'll have the chance to find out who it is Mr Choucair Yes, what kind of franchise it's going to be Mr Morrow Is there anything else? Is there anybody in the audience that wishes to speak for or against the granting of this petition? Seeing no one coming forward, I will ask for a motion On a motion by McIntyre, seconded by Taylor, and unanimously adopted, it was March 3, 2015 26760 #03-11-2015 RESOLVED, that the by the City Planning Commission does hereby recommend to the City Council that Petition 2015-02-08- 02 submitted by N C Designers & Contracting, Inc requesting approval of all plans required by Section 18 58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct an addition to the Mobil gas station at 37921 Ann Arbor Trail, located on the southeast corner of Ann Arbor Trail and Ann Arbor Road in the Northeast 1/4 of Section 31 be approved subject to the following conditions 1 That the Proposed Site Plan marked SP-1, dated February 12, 2015, prepared by N C Designers & Contracting Inc , is hereby approved and shall be adhered to, 2 That the Landscape Planting Plan marked LP-1, dated February 24, 2015, as revised, prepared by Nagy Devlin Land Design, LLC , is hereby approved and shall be adhered to 3 That all disturbed lawn areas shall be sodded in lieu of hydroseeding, 4 That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition, 5 That the Exterior Building Elevation Plans marked sheets A-2, dated February 12, 2015, and A-3, dated February 4, 2015, prepared by N C Designers & Contracting Inc , are hereby approved and shall be adhered to, 6 That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material and color to other exterior materials on the building, 7 That the support columns of the gas pump island canopy shall be covered with the same brick or stone used in the construction of the building, 8 That any illumination of the pump island canopy shall be restricted to the undercarriage and all light fixtures shall be recessed and made flush with the established ceiling, provided, however, that this section shall not apply to those specified signs which are expressly allowed by the district regulations contained in this ordinance, March 3, 2015 26761 9 That the three walls of the trash dumpster area shall be constructed out of the same brick used in the construction of the building or in the event a poured wall is substituted, the wall's design, texture and color shall match that of the building and the enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass and maintained and when not in use closed at all times, 10 That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded so as to minimize stray light trespassing across property lines and glaring into adjacent roadway; 11 No outside storage, placement or display of merchandise shall be permitted at any time on this site, however the prohibition shall not apply to the display, on the pump islands only, of oil based products as permitted in Section 11 03(12)(a) of the Zoning Ordinance, 12 That free air shall be provided at all times this station is open for business The free air shall be dispensed at the point of service without having to enter the station or the performance of any extra action in order to obtain the air without charge, 13 That no vehicle vacuum equipment or the outdoor placement of propane cylinder storage units shall be permitted on the site, 14 That the sale of ice shall be restricted to the inside of the building, 15 That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals, 16 That no part of the pump island canopy fascia, with the exception of the lettering and embossed logos, shall be illuminated, 17 That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the pump island canopy, building or around the windows, ,, March 3, 2015 26762 18 That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, 19 Pursuant to Section 19 10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of ONE YEAR ONLY from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution We wish you success and thanks for coming this evening ITEM #3 APPROVAL OF MINUTES 1,068th Public Hearings and Regular Meeting Ms Smiley, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,068th Public Hearings and Regular Meeting held on February 10, 2015 On a motion by Taylor, seconded by McIntyre, and unanimously adopted, it was #03-12-2015 RESOLVED, that the Minutes of 1,067th Public Hearings and Regular Meeting held by the Planning Commission on February 10, 2015, are hereby approved A roll call vote on the foregoing resolution resulted in the following AYES Smiley, McIntyre, Taylor, Morrow NAYS None ABSENT Bahr, Wilshaw ABSTAIN None Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted On a motion duly made, seconded and unanimously adopted, the 1,068th Public Hearings and Regular Meeting held on March 3, 2015, was adjourned at 7 51 pm C PLANNING 'MISSION / /rail' I Carol A. Smiley - ecreta (--- k r` h ,...._.).., ATTEST 1 ) , ul:\)\ R. Le Morro , Chairm n