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HomeMy WebLinkAboutPLANNING MINUTES 2015-07-28 66.6A)) MINUTES OF THE 1,074th REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 28, 2015, the City Planning Commission of the City of Livonia held its 1,074th Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan Mr. Lee Morrow, Chairman, called the meeting to order at 7 00 p m Members present Scott Bahr Kathleen McIntyre R Lee Morrow Carol A Smiley Gerald Taylor Ian Wilshaw Members absent None Mr Mark Taormina, Planning Director, was 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 2015-07-08-08 BURGER KING (MIDDLEBELT ROAD) IS Smiley, Secretary, announced the first item on the agenda, Petition 2015-07- ©- 08-08 submitted by GPS Hospitality, on behalf of Burger King Corporation, requesting approval of all plans required by Section 18 58 of the City of Livonia Zoning Ordinance #543, as 11.1 � amended, in connection with a proposal to remodel the exterior } c.D of the existing restaurant at 15378 Middlebelt Road, located on the east side of Middlebelt Road between Five Mile Road and Roycroft Avenue in the Southwest 1/4 of Section 13 � o LL C) July 28, 2015 27007 Mr Taormina This is a request to remodel an existing restaurant located on the east side of Middlebelt Road between Five Mile Road and Roycroft Avenue The property is roughly 88 acre in area It includes 140 feet of frontage along Middlebelt Road and has a parcel depth of 272 feet The zoning of the property is C-2, General Business. This restaurant basically exhibits a blue mansard metal roof, which is typical of the Burger King image that was created a few years back The proposed reimaging would involve removal of most of the mansard roof and in its place would be new parapet walls that would extend a little higher above the roofline than the existing mansard roof That would be constructed out of a combination of E I F S , which is the tan color on these renderings, as well as what is called Arcon which is a prefinished metal panel Those are the darker elements You can see those on the three or four tower structures There's one silver finish that's actually the existing standing seam metal roof, part of the mansard that would be repainted Most of that would be either covered up or removed The tower elements are constructed out of a metal finished wall system that would be on three sides of the building and would accent the main entrance on the right side elevation, as well as the drive-up windows on the left side elevation Suspended canopies would be installed over the windows and the entrances The existing brick and EIFS on the building, as well as any mansard roof that is not removed, would be repainted to match the color schemes of the remodel The red finish would be a reinforced EIFS system The darker brown along the base of the building, most of that is existing brick that would be repainted The tan colors are either brick that is being painted or new EIFS being installed Some of the accent treatments include the suspended canopies This building would normally be allowed one wall sign not to exceed 30 square feet The current restaurant has two wall signs, one is on the front elevation and the other is on the south side of the building Those two signs were approved by the Zoning Board of Appeals in 1984 The elevation plans that we have tonight show a total of five wall signs that include four circular Burger King logo signs and one "Home of the Whopper" sign, which would be on the south elevation In addition, there is a note on the plan that indicates that a new red LED lightband assembly would be installed that runs along next to the coping along a portion of the top of the building No dimensions were given for the signage, but it is excessive compared to what currently exists and will require additional variances from the Zoning Board of Appeals should this move forward With that Mr Chairman, I'll read out the correspondence Mr Morrow Please July 28, 2015 27008 Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated July 17, 2015, which reads as follows "In accordance with your request, the Engineenng Division has reviewed the above-referenced petition We have no objections to the proposed project at this time The legal description included with the petition appears to be correct and should be used in conjunction with this petition The existing parcel is assigned an address of #15378 Middlebelt Road which is correct for the existing restaurant The existing building is currently serviced by public utilities which are not indicated for alterations under the proposed remodeling Should the owner need to alter the existing service leads to the building, plans will need to be submitted to this department to determine if Engineenng permits will be required " The letter is signed by David Lear, P E , Assistant Cool Engineer The second letter is from the Livonia Fire & Rescue Division, dated July 17, 2015, which reads as follows "This office has reviewed the site plan submitted in connection with a request to remodel the extenor of the existing restaurant on property located at the above referenced address We have no objections to this proposal We are requesting a ladder port or similar equipment for roof access for Fire Department Personnel." The letter is signed by Keith Bo, Senior Fire Inspector. The third letter is from the Division of Police, dated July 15, 2015, which reads as follows "I have reviewed the plans in connection with the petition 1 have no objections to the proposal " The letter is signed by Joseph Boitos, Sergeant, Traffic Bureau The fourth letter is from the Inspection Department, dated July 24, 2015, which reads as follows. "Pursuant to your request, the above- referenced petition has been reviewed. The following is noted A variance from the Zoning Board of Appeals would be required for more than one wall sign or for excess square footage of signs as allowed by the ordinance This Department has no further objections to this petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection That is the extent of the correspondence Mr Morrow Are there any questions from the Commissioners? Seeing none, is the petitioner here this evening? We will need your name and address for the record please Tom Davis, GPS Hospitality/Burger King, 5500 Interstate N Parkway, Atlanta, Georgia 30328 John Pastor, George H Pastor and Sons, 34018 Beacon, Livonia, Michigan Mr. Morrow. Thank you You've heard the Planning Director Is there anything you want to add to his presentation? July 28, 2015 27009 Mr Pastor I think Mark has done a great job explaining If there are any questions, we're just here to answer any of your questions Mr Morrow Does the Commission have any questions'? Mr Taylor I've been curious, Mr Pastor, about the ladder that the Fire Department is asking for whenever they remodel something What exactly does that do'? Mr Pastor I'm not sure what the Fire Department actually would want that for There is actually an inside ladder with a roof hatch The reason why they do it on the inside, of course, is, if you have an outside one, then people can get up on the roof and potentially go through the roof-top hatch or through the HVAC units and stuff That's the reason why the Burger King people don't typically have them on the outside Most restaurants don't want them outside. The ones that do, what they do is they try to cut them off around six foot or they have that gate on it so it's harder for people to get up there The only thing I can think of is to gain access, but as you know, the Fire Department has its own ladders and if there's a gate on it, they're not going to be able to climb up that anyways with a ladder So I'm just not sure Mr Morrow Mr Taormina'? Mr Taormina. We've had this question come up before For example, along the rear elevation, there would just be a notch or cut-out provided in the parapet wall to allow Fire or other emergency personnel to gain easier access to the roof It's needed where the parapet extends above the roofline a certain number of feet, and can be lowered or cut out so that they could gain easier access to the roof That's my understanding It's strictly so they don't have to crawl over the parapet if it's three or four feet above the roofline, which could either delay them or cause problems Mr Taylor Does the ladder go all the way to the ground'? Mr Taormina It's not necessarily a ladder It's just an access port for a ladder It's just a cut out in the parapet wall for their own ladders to get up there We'll clarify that with the Fire Department Mr Taylor Thank you Mr Morrow Okay It sounds like we cleared that up Any other questions'? July 28, 2015 27010 Ms Smiley Just about the signage You said they're over signage right now Can they get Zoning Board of Appeals approval for additional signs'? And this is in addition to their first overage'? Mr Taormina Yes Looking at the renderings, they show four separate logo signs and a "Home of the Whopper" sign that would be located above the main entrance on the south elevation What exists today on the property are two wall signs There's the front sign and there's the side sign on the south elevation This is what they propose These are five foot diameter signs roughly When you include the light bar, which constitutes signage as I understand it, and two additional logo signs and the "Home of the Whopper" sign, you're looking at a greater amount of signage than what presently exists I personally don't think that the one logo sign on the left side elevation, or the north elevation, is needed I'm not sure why they need two on that side. The middle rendering shows the two signs It seems to me that we could easily remove the one sign that is above the pickup widow Ms Smiley I was going to say that seems like excessive signage If you're already over, I don't know why you would need two on one side Mr Taormina Rarely do we allow that kind of arrangement I'm not sure if there's anything unique with respect to this site that would require the fourth sign I don't see the need for that Ms Smiley My second question is, do you have a rendering or materials or anything this evening'? Mr Davis Yes, ma'am Ms Smiley We'd love to see that Mr Pastor That's the black metal that's going around the towers It would actually be a black cover but that's the same type of material that's going around it The rest of this is the EIFS This is the trim molding that we have to match up Wherever it shows silver, then we have to have the caps over If it's beige, then we have to match the beige cap, which would be on the left side of the tower And then the black tower would be black capped Ms Smiley This is the new color scheme for Burger King'? Mr Davis Yes, ma'am The silver is also the awnings that's over the doorways and the windows July 28, 2015 27011 Mr Bahr. Is the "Home of the Whopper" sign, is that actually on the building itself'? Mr Pastor. It actually sits on top of the awning That is now what Burger King — you can have either "Home of the Whopper" or the flame broiled burger or something like that Most people go with "Home of the Whopper" as their main sign now As you can see, they would do the button in the front, where they have "Burger King" in the front right now They're just shifting this over to the side. Mr Bahr Just a minor point, but I'm embarrassed that I don't know this, Mr Morrow, because as you know, I'm very familiar with this area Isn't there a monument sign out there in addition to the signs on the building'? Mr Pastor. There is a monument sign as well Mr. Bahr Okay Thanks Mr Morrow And your record is intact Ms McIntyre Just a question What's the recyclability of these materials'? Can the materials that are pulled off the building be recycled at all'? I know there's a long life cycle, but it's just a curiosity question. Mr. Pastor Most of the materials that are on the Burger King Ms McIntyre Like the new materials, John Are they more recyclable than the old generation of materials'? Mr. Pastor Sure, because you're talking metal awnings and stuff that can be recycled Ms McIntyre. Okay So those can be recycled so when this gets redone, and again, I understand it's a long life cycle here, but some of these materials can be pulled off and recycled Not everything ends up in the dumpster Mr Pastor More so than the old materials, but with this Burger King because it's actually a steel structure I was actually the superintendent that built this originally, and it is a steel structure, steel studs So most of the steel studs that are on there now, when we take off the mansards, will actually be recycled as well Ms McIntyre Right Thanks July 28, 2015 27012 Mr Wilshaw Is this a prototypical Burger King at this point'? Are most Burger Kings going to look like this now'? Mr Pastor Yes That's their goal Basically, Burger King is telling the franchisees if you don't remodel when your franchise agreement is up, then they either kick you out or make you sell Mr Wilshaw Okay The one piece of mansard, standing seam metal roof that is still going to remain, is that also part of the prototype'? Mr Pastor That is an option of the look Mr Wilshaw Okay So it's an optional piece Mr Pastor Right Because they can go all the way around like this Again, they want to have a little bit of variance because different cities, different municipalities want a little bit different look so they gave a little bit of room Mr Wilshaw As I look at it, I see it's one piece on one side of the building, nowhere else It stands out a little bit So that's going to be the existing mansard roof that you're just going to repaint a silver color Mr Pastor Yes, sir Mr Wilshaw What is the life span on that paint'? Mr Pastor It's supposed to be 15 years Mr. Wilshaw Okay Obviously, we want it to look good and not to have the blue start coming through Mr Pastor Yes, there's no doubt about it Then they yell at the contractor anyway So we have that warranty For some reason they know where I live Mr Wilshaw That's the trouble Right Thank you Mr Bahr I do have one remaining question I'm unclear as to where the LED lightband is Mr Pastor The red band right on top Mr Bahr That entire red band? Mr Pastor Yes I believe the existing restaurant has a band on it right now It just goes to LED as opposed to that band right there July 28, 2015 27013 Mr Bahr Okay Mr Pastor Actually, it will have less of the red band Mr. Bahr Okay Thank you Mr. Morrow You heard the Planning Director mention the second sign Would you care to comment on? He seems to think it's not needed or redundant Mr Pastor Tom, you're on the board Mr Davis I believe we could do away with the one over the pickup window, especially at this location Mr Morrow Okay Is that the one you're referring to, Mr. Taormina'? Mr Taormina. Yes The next proposal you'll see they only have three signs So that's what leads me to believe that it's really not necessary The other thing with that — let me go to the aerial photograph You can see the building to the north, the car wash kind of blocks that view anyway They'll get plenty of visibility with the one sign in the northwest corner Mr Morrow If there are no other questions, do you have any final comments? Mr Pastor We just appreciate the Commission's time Mr Morrow Is there anybody in the audience that wishes to speak for or against the granting of this petition? Seeing no one coming forward, a motion would be in order On a motion by McIntyre, seconded by Taylor, and unanimously adopted, it was #07-48-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-07-08-08 submitted by GPS Hospitality, on behalf of Burger King Corporation, 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 remodel the exterior of the existing restaurant at 15378 Middlebelt Road, located on the east side of Middlebelt Road between Five Mile Road and Roycroft Avenue in the Southwest 1/4 of Section 13, be approved subject to the following conditions July 28, 2015 27014 1 That the New Elevations plan, marked Sheet A2 2 as prepared by Curran Architecture, dated July 5, 2015 and received by the Planning Commission on July 10, 2015, is hereby approved and shall be adhered to, 2 That all rooftop mechanical equipment shall be concealed from public view on all sides by either the parapet wall or screening that shall be of a compatible character, material and color to other exterior materials on the building, 3 That the signs as shown, minus the one button logo on the north elevation, are hereby approved subject to review and approval by the Zoning Board of Appeals, 4 That no additional LED lightband other than what appears on the plan or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows, 5 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 6 Pursuant to Section 19.10 of Ordinance No 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 the City Council, and unless a building permit is obtained and construction is commenced, this approval shall be null and void at the expiration of said period Mr Morrow Is there any discussion'? Ms McIntyre Do we need to amend Condition 4? Mr Taormina Yes, and I apologize That's our standard language We'd like to modify Condition 4, recognizing the lightband as it exists today would be modified under the new design and clarify the language relative to the removal of that one sign We'll make those changes Mr Morrow I'm glad you jumped in because I was a little confused by it based on your presentation If we can work out those details on #4 Ms McIntyre Do we need to add anything about the dumpster because that's going to stay the same and complies'? Mr Davis Yes, ma'am. July 28, 2015 27015 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 2015-07-08-09 BURGER KING (SEVEN MILE ROAD) Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 07-08-09 submitted by GPS Hospitality, on behalf of Burger King Corporation, requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 29211 Seven Mile Road, located on the south side of Seven Mile Road between Middlebelt Road and Maplewood Avenue in the Northwest 1/4 of Section 12 Mr. Taormina This petition is very similar to the previous petition This Burger King is located on Seven Mile Road just east of Middlebelt Road The property is a little larger It's 1.39 acres with 217 feet of frontage on Seven Mile Road with a depth of 240 feet At first glance, you'll notice that the architecture of this building is similar to the one on Middlebelt Road The building's appearance is dominated by the blue mansard roof However, instead of brick and E I F S , the exterior walls consist mainly of a gray colored scored block In similar fashion, the makeover will involve removing the mansard roof and installing new parapet walls and tower components using the same materials, EIFS and metal panels, called Arcon, as well using all the same accent treatments The existing block veneer of the building would be painted to match the color scheme of the remodel This Burger King is allowed one sign at 42 square feet, but in 2006 the owner of the building at that time, King Venture Development, was granted permission by the Zoning Board of Appeals to have two identification wall signs, as well as a continuous red parapet lightband 128 feet in length As you can see, the elevation plan shows four signs including three of the button signs as well as the one "Home of the Whopper" sign similar to the petition we just noted In addition, a note on the plan does indicate that there will be a new LED lightband assembly running next to the coping on the top portion of the building This additional signage will require approval by the Zoning Board of Appeals With that Mr Chairman, I can read out the correspondence July 28, 2015 27016 Mr Morrow Yes, please Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated July 17, 2015, which reads as follows "In accordance with your request, the Engineenng Division has reviewed the above-referenced petition. We have no objections to the proposed project at this time The existing parcel is assigned an address of #29211 Seven Mile Road which is correct for the existing restaurant The legal description included with the petition appears to be an older version of the parcel before the Seven Mile Road nght-of-way was dedicated The following legal description should be used in conjunction with this petition. Land in the City of Livonia, County of Wayne, State of Michigan, being part of the NW % of Section 12, T 1S , R 9E, City of Livonia, Wayne County, Michigan descnbed as commencing at a point distant N 89°38'20"E, 164 98 feet and S 00°19'54" W, 60 00 feet from the Northwest % Corner of said Section 12 and proceeding thence N 89°38'20" E, 217 22 feet, thence S 00°07'20" W, 240 00 feet, thence S 89°38'20" W, 217 50 feet, thence N 00°07'20" E, 51 99 feet, thence S 89°38'20" W, 104 47 feet, thence N 00°07'20" E, 50 00 feet, thence N 89°38'20" E, 104 48 feet, thence N 00°07'20"E, 65 01 feet, thence N 00°19'54"E, 73 00 feet to the Point of Beginning The existing building is currently serviced by public utilities which are not indicated for alterations under the proposed remodeling Should the owner need to alter the existing service leads to the building, plans will need to be submitted to this department to determine if Engineering permits will be required " The letter is signed by David Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated July 17, 2015, which reads as follows "This office has reviewed the site plan submitted in connection with a request to remodel the extenor of the existing restaurant on property located at the above referenced address We have no objections to this proposal We are requesting a ladder port or similar equipment for roof access for Fire Department Personnel " The letter is signed by Keith Bo, Senior Fire Inspector The third letter is from the Division of Police, dated July 15, 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 The fourth letter is from the Inspection Department, dated July 24, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been reviewed The following is noted A variance from the Zoning Board of Appeals would be required for more than one wall sign or for excess square footage of signs as allowed by the ordinance This Department has no further objections to this July 28, 2015 27017 petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection That is the extent of the correspondence Mr Morrow Are there any questions of the Planning Director? Seeing none, we will immediately go the petitioner We will need your name and address for the record please Tom Davis, GPS Hospitality/Burger King, 5500 Interstate N Parkway, Atlanta, Georgia 30328 John Pastor, George H Pastor and Sons, 34018 Beacon, Livonia, Michigan Mr Morrow Thank you Again, you've heard the presentation Is there anything you want to add? Mr. Pastor No Actually, I think I can clarify a little bit on the ladder It's a ladder port, not a ladder So what Mark was saying is just to clarify What it does, it just cuts down the parapet wall so they have a width for the ladder so they don't have to go in there, which we don't object to Mr Morrow So they tried to trick us Mr Pastor It might be my age, but I think I just heard ladder instead of ladder port Mr Morrow That's the same thing I heard Does the Commission have any questions of the petitioner? Mr Bahr Now that I think about it, I could have brought this up on the last one too Not a huge deal but just recognizing what the sign ordinances are and that there's already a waiver for the additional signage for the two I guess I'm questioning why you see the monument sign out on Seven Mile Road on the east side of the building as necessary Mr Davis. Well, just from the high visibility from the road Mr Bahr Because we have the monument sign out on the road It seems like you're getting it from that direction This is not a major issue to me It's just a matter of we have ordinances in place and it's one less hassle you would need It's not going to stand in my way tonight We just approved it on the other one, but it might be something that the Zoning Board of Appeals wants to think about when it comes before them Mr Pastor If I may, that's pretty much every business wants as much signage as possible We all know that we have to conform to the July 28, 2015 27018 zoning It is just a way to look at it, and hopefully, again the view on this one, we'll look at it for sure by the time we get to the Zoning Board of Appeals to see if it is a clear view If it isn't, then we would agree with what the Planning Commission again, remember, these plans are made by an architect and we're the guys that get sent up Mr Bahr It's kind of a technicality probably because I mean I think this is a nice looking building I don't have a problem with the way it looks, but it's like you say, every business wants more signage and we get requests for it all the time So you have to hold the line somewhere. We've got ordinances for a reason so I try to be sensitive to that Mr Morrow Thank you, Mr Bahr You just kind of amplified that a little bit One of our responsibilities is to write the ordinances So when people come before us exceeding the ordinance, we tend to want to question it whenever possible We just don't want to give up on it too easily because we either do that or change the ordinance Anyone else? Questions of the petitioner? Mr Davis How many square feet is allowed'? How many signs are we allowed? Mr Morrow I'm going to go to the Planning Director. Mr Taormina In terms of wall sign, one sign equal to one square foot of sign area for every lineal foot of frontage So the building along the front elevation facing Seven Mile I believe is around 42 feet in length So this Burger King would be allowed one sign at 42 square feet total Mr. Davis Okay Mr Taylor I guess that's why we have a Zoning Board of Appeals We have an ordinance that we set signage for and if you're not happy with it, as John can tell you because he was on the Zoning Board for many years, you have to go on to appeal it And if you can appeal it to the Zoning Board and make a good argument as to why you need that other sign, normally it would be approved Thank you Mr Wilshaw Since we're beating up the sign ordinance right now, the one thing that we do take into account as well, in your previous building you had the word "Burger King" stretched along the front along with a logo This you're looking for a smaller button logo so the overall square footage of the total signs, even though it's in excess of what our ordinance allows, may actually July 28, 2015 27019 turn out to be not all that dissimilar from what your old square footage was when you stretch out that large "Burger King" sign So that's one thing that we also take into account, but the one thing that hasn't been said so far is, we know that these Burger Kings have recently transitioned ownership to a new group and obviously you're part of that. Welcome to the community We appreciate the investment that you're making into these properties to spruce them up and keep them up-to-date Thank you Mr Davis Thank you Mr Morrow Is there anybody in the audience that wishes to speak for or against the granting of this petition'? Seeing no one coming forward, a motion would be in order On a motion by Bahr, seconded by Taylor, and unanimously adopted, it was #07-49-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-07-08-09 submitted by GPS Hospitality, on behalf of Burger King Corporation, requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 29211 Seven Mile Road, located on the south side of Seven Mile Road between Middlebelt Road and Maplewood Avenue in the Northwest 1/4 of Section 12, be approved subject to the following conditions 1 That the New Elevations plan, marked Sheet A2 2, as received by the Planning Commission on July 10, 2015, prepared by Curran Architecture, is hereby approved and shall be adhered to, 2 That all rooftop mechanical equipment shall be concealed from public view on all sides by either the parapet wall or screening that shall be of a compatible character, material and color to other exterior materials on the building, 3 That the submitted sign package is approved with this petition, subject to review and approval by the Zoning Board of Appeals, 4 That no additional LED lightband other than what appears on the plan or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows, July 28, 2015 27020 5 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 6 Pursuant to Section 1910 of Ordinance No 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 the City Council, and unless a building permit is obtained and construction is commenced, this approval shall be null and void at the expiration of said period Mr Morrow Is there any discussion'? Mr Taormina Mr Chairman, I'd like to make similar changes to Item #4 Mr Morrow Relative to the lightband? Yes That's perfect Does the maker and supporter agree'? Mr Bahr Yes, I left the LED part out but I trust the Planning Department to handle that however you think is best to cover what we need Mr Wilshaw Is the motion that's on the table including the three signs shown on the plan or are you looking at conforming'? Mr Bahr The resolution here says "only conforming signage " I was just going to leave it that way and let the Zoning Board of Appeals handle it unless we wanted to modify the language to acknowledge the fact that they've already got a waiver for the two, which I have no problem with Mr Wilshaw Okay, I just wanted to clarify what the motion was Mr Bahr Either way, I think they're going to have to go to the Zoning Board of Appeals I think we're good Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution Did you say your name was Mr Davis'? Mr Davis. Yes, sir Tom Davis Mr Morrow And you're from Atlanta? Mr Davis Yes, sir Mr Morrow That was where I was born many, many moons ago Welcome to Livonia July 28, 2015 27021 Mr Davis Thank you for your time. I appreciate it Ms Smiley Did you come up here to cool off? Mr Davis Yes, ma'am I love the weather so I'm glad I'm going to be up here awhile Ms Smiley Great Thank you Welcome ITEM #3 PETITION 2014-11-08-10 SCHOSTAK BROTHERS Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 07-08-10 submitted by Schostak Brothers & Company, Inc requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct a high-rise office building at 17450 College Parkway, located on the east side of Haggerty Road between Six Mile and Seven Mile Roads in the Southwest 1/4 of Section 7 Mr Taormina. This is a request to construct a three-story corporate office building on property that is owned by Schoolcraft College The site of the new office is in the southeast corner of the campus and was previously described as Unit 14 of College Park Condominiums This property is roughly 12 acres in total area and has 463 feet of frontage on the 1-275/1-96 expressway The zoning is PO, High Rise Professional Office The combined floor area of all three stories of this building would be 75,890 square feet The site plan shows the layout and where the footprint is in relation to the parking and circulation The light gray coloring reflects new pavement The darker shade of gray is the existing parking lot for the TCF regional bank building which is not shown on this drawing but is just to the south of the proposed office next to the expressway The majority of the office space will be in the form of open offices This will be in areas that flank both the east and the west sides of the building's central core The rendering shows how the building would be arranged from basically east to west The main parts of the office are on either side of the glass atrium which is basically three stories of open glass extending from the first floor lobby all the way up to the ceiling, which is about 57 feet in overall height The top drawing on the plan shows the building as viewed from the south and appears mostly as a two story structure. Because of the significant difference in elevation on the property, on the opposite side of the building, the north side, which is the bottom July 28, 2015 27022 rendering, all three floors of the building will be fully exposed Going back to the site plan, the access to the site will be available from two directions — from the south via the existing road system that is provided through College Park and then eventually from the north via the existing road system provided through Schoolcraft College That road presently does not exist but the master plan for Schoolcraft College does have that ring road continuing further to the south where it would connect to this driveway and College Park, as well as provide another outlet to a signalized intersection from the south parking lot where a new driveway and road access will be created Circulation will also be provided completely around the building with parking on the south, north and west sides Pedestrian walkways are shown leading from these parking areas to entry points on all four sides of the building In terms of parking, it's based on a ratio for general office space of one parking space for every 200 square feet of useable floor area Based on the size of this building, no less than 304 parking spaces are needed to satisfy the ordinance Typically, our parking spaces are required to be at least 10 feet in width However, there is a special provision that exists for general office buildings that are over 15,000 square feet in size that allows up to 90 percent of the required parking can be striped at 9 feet in width In this case, the plan shows a total of 304 spaces including 221 that would be 9 feet in width That constitutes 73 percent of the overall parking The remaining 83 spaces are all shown at 10 feet in width of which there are 11 ADA accessible spaces The 10 foot wide spaces are all closest to the building In terms of storm water drainage, there is existing basins located both at College Park and Schoolcraft College that should be sufficient available capacity to handle the additional runoff from this development So all the site drainage will be directed to these existing storm water detention ponds There is a service area located at the northeast corner of the building adjacent to the service drive This area includes the masonry trash enclosure as well as a recessed loading dock and the transformer and generator pads The service drive wraps all the way around the building and it forms a link between the parking areas on the north and south sides of the building In terms of parking lot lighting, there would be light standards that would be LED illumination and those would vary in height from 12 feet to 25 feet. Typically, we like to see the light poles at 20 feet, but given the location of this development and the size, we do allow a little bit taller poles in these particular cases The submittal does include a fully detailed landscape plan in which the area of green space equals about 59 percent of the total site, which is well above our 15 percent minimum requirement The plan shows 127 trees total including 82 deciduous trees and 45 July 28, 2015 27023 evergreens The proposed building would be constructed out of a combination of brick and aluminum composite panels. The architect is here and he will be able to give you a full rundown of the materials The brick would cover most of the first floor of the building, while the aluminum composite metal panel material would be used on the upper floors The cast stone panels accent the building's roofline as well as the corners and the entrances. As I mentioned previously, the overall height of this building would be 57 feet at its highest point With that Mr Chairman, I can read out the correspondence Mr Morrow Yes, please Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated July 17, 2015, which reads as follows "In accordance with your request, the Engineenng Division has reviewed the above-referenced petition We have no objections to the proposed project at this time The proposed parcel has been assigned an address of #17450 College Parkway which should be used for this petition The legal description included with the petition indicate the proposed development is to located on Unit #14 of the College Park Condominiums, while the submitted plans indicate that the parcel is an acreage parcel that has been split from the condominium development Since we have no record of the proposed (or completed) split, we recommend that the existing legal description that was included with the petition be used until the owner provides documentation of a completed split The parcel is currently serviced by a pnvate storm sewer system that has provided detention facilities for the proposed development We will require the owner to provide storm sewer and detention calculations with the engineering plan submittal to ensure that the proposed development does not exceed the runoff that was originally provided for during the condominium development Sanitary sewer and water main have been provided to the proposed parcel, but we do not have any documentation that the systems were accepted by the City, and thus are still considered private utilities We ask that the owner provide copies of recorded easements, or copies of the recorded master deeds and exhibit "B" drawings for the condominium development showing that the easements for the utilities have been recorded and are now the jurisdiction of the City of Livonia " The letter is signed by David Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated July 21, 2015, which reads as follows "This office has reviewed the site plan submitted in connection with a request to construct a high-nse office building on property located at the above referenced address We have no July 28, 2015 27024 objections to this proposal Please note. Fire Department Connections (FDC) shall have a fire hydrant located within 50 — 100 feet "The letter is signed by Keith Bo, Senior Fire Inspector The third letter is from the Division of Police, dated July 16, 2015, which reads as follows "I have reviewed the plans in connection with the petition I have no objections to the proposal at this time I visited the area of the proposal, and it is difficult to tell at this time if the driveway serving 17440 College Park will be adequate, as proposed, to serve both office buildings " The letter is signed by Joseph Boitos, Sergeant, Traffic Bureau The fourth letter is from the Inspection Department, dated July 24, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been reviewed. The following is noted (1) All parking spaces shall be double striped (2) The Council may allow up to ninety percent of the required parking spaces to be nine foot in width instead of the required 10 foot in width (3) Signage has not been reviewed at this time This Department has no further objections to this petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection That is the extent of the correspondence Mr. Morrow Are there any questions of the Planning Director'? Mr Wilshaw Mr Taormina, in your presentation you mentioned a couple times that this is no longer part of the College Park Condominium development and it is separated from that What is the significance of that or why did that happen? Mr Taormina I'm probably not the best person to explain this, but the college took advantage of an opportunity to reclaim this portion of what was previously a unit in the College Park Condominium, and they took the necessary steps legally to have it removed from the Condominium Plan and they now have full control over the future development of this parcel They are working with the developers of College Park for certain easements and agreements relative to utilities, access, etc I'll let Mr Johns explain that in a little greater detail So it is no longer part of College Park Condominium, but there is still some relationship and connectivity there with respect to access and utilities Mr Wilshaw So instead of working under the rules of the condominium that was established, they can now have greater leeway to do what they want. Mr Taormina Absolutely Mr Wilshaw Okay Thank you July 28, 2015 27025 Mr Morrow Is the petitioner here this evening'? We will need your name and address for the record please David H Johns, Schostak Brothers & Company, Inc , 17800 Laurel Park Drive N , Suite 200C, Livonia, Michigan 48152 I also have with me other gentlemen as well that can introduce themselves Dave Richardson, Lindhout Associates Architects, 10465 Citation, Brighton, Michigan 48116 John Curry, PEA, 29000 East Grand River, Howell, Michigan Mr Morrow Thank you, gentlemen You've heard the presentation Would you like to add anything to that'? Mr Johns Certainly This project is one that Schostak Brothers and Schoolcraft College are very excited about We've been working together to bring this deal about It's a single user building that's being designed We've yet to name the tenant, but that should be shortly I'll let Lindhout speak to the architecture of the building and the materials that are on the building We do have material samples with us and John Curry can talk about engineering issues if there's something that I can't answer as well or landscape issues as they develop that plan We're interested in moving this project forward very fast We'll be talking later on about the process of how we can accelerate this project and we're just excited to be here tonight We're here to answer your questions as you may have them Mr Morrow Thank you Any questions from the Commission? Mr Wilshaw Before we dig into the materials and the architecture, just a quick question for Mr Johns to kind of follow up on my previous question to Mr Taormina Just so I fully understand, what was the thought process behind taking this property out of the condominium association'? Is there some reason that you were seeking that? Mr Johns Actually, Schostak Brothers was not involved in the removal of this from the condominium association That was the direct dealings between the college and the prior developer that developed the condominium development So I cannot address that Mr Wilshaw Okay That's fair I think obviously we'll want to see the material samples if the architect wants to present the look of this building to us I think we'd all like to see that July 28, 2015 27026 Mr. Richardson Sure It's a contemporary office building where we sort of have collaboration as the theme so that at the center of the building — this is a cross section through the atrium and rather than putting support services in the middle of the building, we're putting gathering and collaborating spaces in the middle So the glass feature at the center is sort of the lantern of the building We have samples of the windows, low E glass that reflects the sun in the summer and also reflects heat back in the winter at the same time You'll see through all the materials that gray is our touch stone so that in the brick we have flashes of gray In the aluminum and steel on the building, we have slate gray We have light gray in the aluminum of the windows and then similar to the entryway of the park, we have cast material that is a mix of stone and concrete It will complement those entry points to the park We're also excited that a company in Michigan has invented this LED light and that also will be in a gray color Mr Morrow Any questions'? Ms Smiley Where will the LED light be located'? Mr Richardson There will be light poles not unlike other parking lots spread out through the lot, and John with PEA can talk about their coordination to make sure that they're not where the trees are Ms Smiley Thank you Mr Morrow Any other questions or comments'? Mr Taylor How many employees do you think will possibly be employed here'? I'm just interested in how many employees we're going to get in Livonia That's an important question Mr Johns Let me address it this way The building can accommodate up to 300 as it is designed, and the parking spaces are 304 on this site The numbers may be a little bit off The parking spaces I know are accurate, but until we reveal the tenant, I don't know how to answer that with an exact number for you But the building can accommodate around that number Mr Taylor It's a very nice looking building Mr Johns. Thank you Ms Smiley One more thing Did you say this could be LEED certified if you went through all the hoops'? July 28, 2015 27027 Mr Johns Correct At this point, the plan is not to go through the certification process, but we are planning to meet the energy levels of LEED so we will be an energy efficient building and potentially have an energy monitoring station in the lobby to show real time what the building is using Ms Smiley Can you speak a little more about the atrium and what you have going on in there? Mr Johns Sure This is hard to see on this little illustration, but it steps forward toward the south so that the lobby, rather than being a big formal lobby, is a small entry space and that leads up to the large collaboration space on the second level, which is then on the north side, what you walk into The employees are actually walking right into the collaboration space when they come into the building, and then there's a bridge on the third level that looks down onto that collaboration space In older office buildings, you might relegate more of that space to the formal lobby and squeeze down the lunchroom Here, the owners and Schostak are agreeing, let's celebrate the space where people get together, not where visitors are walking into the building so much Ms Smiley It's an extremely attractive building and I'm very excited for you Thank you Mr Wilshaw I certainly agree with the comments about the attractiveness This is a very attractive building and it's very exciting We talked at the study meeting a little bit about some of the amenities You're looking to locate in the Schoolcraft area because of fitness facilities, pedestrian walkways, bike paths and so on Can you expand a little bit on that so that we understand and our vast viewing audience understands? Mr Johns The building itself is a headquarters location for this undisclosed tenant The amenities that Schoolcraft has to offer between their fitness center, their Jeffress center and the data center that's within their security function that they have on campus, the Vis- a-Tech center, between all the banquet opportunities and the conference room facilities that are in there, as well as the numerous catering and dining facilities that are in there, plus the tennis courts, the pools that are within the college campus itself, were all viewed as amenities by the tenant The college, as well as the tenant, should have a lot of synergy going forward with these services and the offerings that are there by the college Mr Wilshaw That's great The building itself is also going to have some built- in amenities — a cafeteria and smaller fitness facility and so on July 28, 2015 27028 for the employees who don't necessarily want to go to the other college buildings while their working. Correct? Mr Johns Correct. As well as this site is directly adjacent to the bike path along 1-275 So there will be that opportunity for biking as well as walking through the campus and connectivity Mr Wilshaw I definitely, to that regard, appreciate the 50-some percent landscaping that your architect is planning for this site It sounds like it's going to be not only an attractive building, but a very attractive site overall in terms of plantings You may want to mention the outdoor patio area, the trellis, that's designed as well Mr. Johns. I'll let Dave speak on that. Mr Richardson On the north side, we definitely are putting the patio in the configuration and the size of the trellis has sort of been pulled back because the leadership of the tenant They might want a different shape So there will be some trellis with the patio and further expanding on the idea of collaboration so there's this indoor/outdoor tie to the atrium Mr Wilshaw I imagine you'll have seating or picnic benches or something out there on the patio Mr Richardson Yes, and actually, the Michigan company that makes the light poles, also makes the furniture for Byrant Park and Central Park in New York They're located in Kalamazoo and we'll definitely get some of their furniture on the patio Mr Wilshaw Excellent Very attractive building The use of brick and metal and a lot of glass is very modern but also fits it with what you see in the rest of College Park with the masonry element of it So it's a nice combination Thank you Mr Morrow Anyone else? I think you'll have some viewing from the expressway, will you not? Mr Johns Yes, we will The expressway is off to the side here Here's the TCF bank building and the east tower of the stair is really what will be featured toward the highway In our report, we are asking for a sign at both the east and west towers and it's sort of the west that addresses College Park and the east addresses the freeway Mr Morrow It will certainly be a nice addition to the view for the people traversing back and forth on the expressway If there are no July 28, 2015 27029 other questions, I'm going to go to the audience Seeing no one coming forward, I'll ask for a motion On a motion by Wilshaw, seconded by Bahr, and unanimously adopted, it was #07-50-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-07-08-10 submitted by Schostak Brothers & Company, Inc requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct a high-rise office building at 17450 College Parkway, located on the east side of Haggerty Road between Six Mile and Seven Mile Roads in the Southwest 1/4 of Section 7, be approved subject to the following conditions 1 That the Preliminary Site Plan marked Drawing Number P- 2 1 dated July 10, 2015 prepared by Professional Engineering Associates, is hereby approved and shall be adhered to, 2 That proper documentation, such as a cross access agreement, that gives notice and outlines the terms of how the subject property will share access with abutting property(s), be supplied to the Inspection Department at the time a building permit is applied for, 3 That the Landscape Plan marked Drawing Number L-1 dated July 10, 2015 prepared by Professional Engineering Associates, is hereby approved and shall be adhered to, 4 That all disturbed lawn areas shall be sodded in lieu of hydroseeding, 5 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; 6 That the Exterior Building Elevation Plan marked A3 1 dated July 10, 2015 prepared by Lindhout Associates, is hereby approved and shall be adhered to, 7 That all rooftop mechanical equipment shall be concealed from public view on all sides by either the parapet wall or screening that shall be of a compatible character, material and color to other exterior materials on the building, July 28, 2015 27030 8 That the three walls of the trash dumpster areas 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 maintained and when not in use closed at all times, 9 That all ground mounted light fixtures shall not exceed a height of 25 ft and shall be aimed and shielded so as to minimize stray light trespassing across property lines and glaring into adjacent roadway, 10 This office building shall be allowed two (2) wall-mounted signs as depicted on the Exterior Elevations, subject to approval by the Zoning Board of Appeals Any additional wall signage shall be separately submitted for review and approval by the Zoning Board of Appeals, 11 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 12 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 Ms Smiley. Did you ask to expedite'? Mr Morrow I think Mr Johns is ready to say something Mr Johns Yes, I was The tenant has interest in accelerating construction to start this fall, so we'd like to ask that the seven day waiver be granted On a motion by Smiley, seconded by Taylor, and unanimously adopted, it was #07-51-2015 RESOLVED, that the City Planning Commission does hereby determine to waive the provisions of Section 10 of Article VI of the Planning Commission Rules of Procedure, regarding the effective date of a resolution after the seven-day period from the date of adoption by the Planning Commission, in connection with Petition July 28, 2015 27031 2015-07-08-10 submitted by Schostak Brothers & Company, Inc requesting approval of all plans required by Section 18.47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct a high-rise office building at 17450 College Parkway, located on the east side of Haggerty Road between Six Mile and Seven Mile Roads in the Southwest 1/4 of Section 7 Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted You have your seven day waiver Good luck as you move forward Hopefully it will help out in expediting when you can start breaking ground Mr Johns Thank you very much for your time Mr Morrow And thank you for coming It's a wonderful addition to the city Mr Johns We look forward to seeing it through ITEM #4 PETITION 2015-07-08-11 ARBY'S RESTAURANT (EIGHT MILE ROAD) Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 07-08-11 submitted by Arby's Restaurant Group requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 33750 Eight Mile Road, located on the south side of Eight Mile Road between Farmington Road and Gill Road in the Northeast 1/4 of Section 4 Mr Taormina This freestanding full service restaurant is actually a part of and located in the northeast corner of the Northridge Commons shopping center which is on the south side of Eight Mile between Farmington and Gill Roads The area is roughly an acre in size with about 240 feet of frontage on Eight Mile Road This building basically appears the same as when it was constructed in 1990 It consists mostly of natural brick and includes a red overhang and awnings that contain the restaurant's wall signs The proposed reimaging would be more consistent with Arby's current brand identity which includes mostly whitish colored walls combined with brown and red features The brown in this case includes sections of the upper wall or parapet and the red is mostly in the form of a ribbon or band that runs midway around the building In some of the areas, the existing brick would remain The elevation you're July 28, 2015 27032 looking at here would be the front or the north elevation and the brown color in the front is actually the existing brick that would remain If you look more closely on the plans, you'll see a symbol Al that shows where the existing natural brick would be removed and replaced with a white color brick So the plan includes pulling off some areas of the brown brick and replacing it with white in order to get the color scheme they're looking for The plan also has symbols A2 and C2, which represent areas of the building that would be finished with dryvit, which is either white or brown The brown in this case is identified as C2, whereas the white is identified in A2 The red prefinished metal canopy projects about 2 5 feet out from the wall of the restaurant and runs above the midpoint of the building just above the top of the window line on the front and the sides of the building So this is quite a change from the existing building We worked quite long and hard with this architect to try and retain as much of the existing building, the brick, as possible while still having Arby's achieve their changes They've agreed, rather than painting the brick, to replace it with a white color brick I'll let the architect describe that more fully, but this gives you a sense of what the building would look like This building is oriented a little differently than what we're used to With that, Mr Chairman, I'll read out the correspondence Mr Morrow Please Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated July 17, 2015, which reads as follows "In accordance with your request, the Engineenng Division has reviewed the above-referenced petition We have no objections to the proposed project at this time The legal descnption included with the petition appears to be correct and should be used in conjunction with this petition It should be noted that the legal descnption provided is for the entire shopping center, including the restaurant and stnp mall that is located to the south of it The existing parcel is assigned a range of addresses from #33543 to #33751 Eight Mile Road, with the address of#33751 Eight Mile Road being assigned to the existing restaurant The existing building is currently serviced by public utilities which are not indicated for alterations under the proposed remodeling Should the owner need to alter the existing service leads to the building, whip plans will need to be submitted to this department to determine if Engineering permits will be required " The letter is signed by David Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated July 17, 2015, which reads as follows 'This office has reviewed the site plan submitted in connection with a request to remodel the exterior of July 28, 2015 27033 restaurant on property located at the above referenced address We have no objections to this proposal Page A101 references `proposed floor plan ' If changes are going to be made, construction plans and permits will be required " The letter is signed by Daniel Lee, Fire Marshal The third letter is from the Division of Police, dated July 16, 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 The fourth letter is from the Inspection Department, dated July 24, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been reviewed The following is noted A vanance from the Zoning Board of Appeals would be required for more than one wall sign or for excess square footage of signs as allowed by the ordinance This Department has no further objections to this petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection That is the extent of the correspondence Mr Morrow Are there any questions from the Commissioners? Ms Smiley. In that one picture, they showed a ladder Is that the ladder port they're talking about? Mr Taormina Yes, that's a similar design I think I'll let the architect describe what that is You can see the cutout, but in this particular case they're providing a partial ladder as well Ms. Smiley. Okay. Thank you. Mr Taylor Where did you say the dryvit is, Mark? Is it on the bottom? Mr Taormina. The white color on top, above the red ribbon, is the EIFS I'll let the architect describe it better Mr Morrow. Any other questions? Sir, we will need your name and address for the record please. Kevin Jacot, Progressive AE, 1811 4 Mile Road, NE, Grand Rapids, Michigan 49525 Mr. Morrow Thank you Is there anything you want to add to what you've heard so far? Mr Jacot To better explain the dryvit That is a prefinished metal ribbon that runs around the front of the building Everything above that in the front half of the building is actually the dryvit or EIFS system In this elevation, the white brick is actually the white brick that you see down here in front of me To the left of the July 28, 2015 27034 white brick, that is dryvit with "V" grooves in it every four inches in the elevation. Like Mark said, we've worked with him in keeping the existing brick It is in pretty good condition, and keeping with the landscape of the surrounding buildings, per Mark's recommendation, we tried to salvage that portion of the building, and then to keep within Arby's new color scheme and corporate image to update the rest of the building with their newer finishes Mr Morrow Any other questions? Ms McIntyre The one picture we have you can see that the sidewalk, that the concrete, is really in rough shape Is that going to be part of the remodel too? Mr Jacot. I believe the site plan calls to patch and repair any damaged concrete, and if not, we would definitely add that Mr Taylor Is the white brick glazed or is it just a flat brick? Mr Jacot It's just flat Mr Taylor. It's a four inch brick'? Mr Jacot Yes, sir Mr Taylor I know your dumpster is already white I think it's white block Isn't it'? Mr Jacot I believe the existing dumpster is We are calling for a new dumpster enclosure I was not the person who visited the site, but I believe it came back that it has been severely damaged and needs to be replaced Mr Taylor I would give them credit because the day I was there, the gates were actually shut, which is unusual Ms McIntyre I'd just like to note about the concrete that I think that's got to be part of this, and I appreciate that may be part of the site plan, not the architectural details But it would really be a shame to have this nice new building and then have concrete aprons around it that are tired and chipped away and look like a downtrodden kind of site Mr Jacot I completely agree with you there, and typically that work comes from Arby's corporate to us in a scope of work document It may have not been included on this particular site I would definitely July 28, 2015 27035 bring that back to their attention and let them know We could get that added in to patch and repair. Ms McIntyre Thank you Mr Wilshaw There really is no mention of landscaping that I can see You have some existing landscaping up along the building, little bushes and grasses and so on I assume you're going to have to pull those out during the construction so that you can work on the building Are you going to be replacing or upgrading any landscaping? Mr Jacot If it doesn't need to come out during construction, their plan would be to leave it as is Mr. Wilshaw There's not a tremendous amount of landscaping on the site or opportunity for it, but we might want to have in our approval that landscaping will be replaced or kept intact if possible Thank you Ms Smiley I guess I'm obsessed with that ladder thing I see the ladder on the back That's for firemen Is that what it's for? But does it pull all the way down? Mr Jacot No You would need another stepladder to get to it The cut-out is a safety thing so that you don't have to climb up over the parapet so you can enter the roof through there The roof access is for any mechanical work that may need to be done up there or if an architect comes to visit the site, they can get up there Ms Smiley When do you anticipate starting this? Mr Jacot I believe the construction date on this was mid-September I actually don't have that on me, but I know the plan is to get it done before winter It's about a five week construction process Ms Smiley I have one question for Mark Are they okay on the signage? Is that hat that's in the middle of the Arby word considered signage Mr Taormina Yes I did not look at what they have overall in terms of signage, so I apologize It looks like they may be in excess and I believe we've written the resolution to indicate that they would have to go to the Zoning Board of Appeals They are showing three relatively small signs on this building I do not believe they have a ground sign I'd have to go back and check, but I don't think it does July 28, 2015 27036 Mr Morrow If there are no other comments or questions, I see we've lost our audience, so there will be no one coming forward to speak for or against the granting of this petition? With that, I'll ask for a motion On a motion by McIntyre, seconded by Wilshaw, and unanimously adopted, it was #07-52-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-07-08-11 submitted by Arby's Restaurant Group requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 33750 Eight Mile Road, located on the south side of Eight Mile Road between Farmington Road and Gill Road in the Northeast 1/4 of Section 4, be approved subject to the following conditions 1 That the Exterior Building Elevation Plans marked A201 and A202 dated July 13, 2015, as revised, prepared by Progressive AE, are hereby approved and shall be adhered to, 2 That all rooftop mechanical equipment shall be concealed from public view on all sides by either the parapet wall or screening that shall be of a compatible character, material and color to other exterior materials on the building, 3 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, 4 That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows, 5 That the Petitioner shall patch and repair any damaged concrete as well as remove and replace any damage landscape material 6 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 7 Pursuant to Section 1910 of Ordinance No 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 July 28, 2015 27037 by the City Council, and unless a building permit is obtained and construction is commenced, this approval shall be null and void at the expiration of said period Mr Morrow Is there any discussion? Ms McIntyre One question, Mark Would the required repairs to the concrete be included somewhere in the site plan? Mr Taormina No You better call those out separately, that they patch and repair any damaged concrete as well as remove and replace any damage landscape material We will add those two conditions 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 #5 PETITION 2015-07-08-12 ARBY'S RESTAURANT (MIDDLEBELT ROAD) Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 07-08-12 submitted by Arby's Restaurant Group requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 19000 Middlebelt Road, located on the east side of Middlebelt Road between Clarita Avenue and Seven Mile Road in the Northwest 1/4 of Section 12 Mr Taormina This is a remodel involving the Arby's restaurant located on the east side of Middlebelt Road between Clarita and Seven Mile Roads The records show that the last time this restaurant made any exterior modifications was in 1978 This is a photograph of the building as it currently exists It consists mostly of a tan colored fluted block material, which is on the lower part of the structure, and it's topped with a red mansard-style roof that is made of standing seam metal On the front elevation, the mansard above the front entry is actually cut out and the façade is either a wood or a vinyl panel The half circle window above that contains the restaurant's main identification wall sign The changes that you're looking at incorporate as many features as possible to make this Arby's consistent with the restaurant's new image Sections of the existing masonry block would be painted either pure white or dark brown or gray Where the July 28, 2015 27038 elevation plans identify the symbols Al, A2 and Cl, the primary material is dryvit or EIFS applied either as a standard texture or as a custom brick specialty finish and colored either white or dark brown The dryvit in some areas would cover the existing block, and along the front of the building, portions of what is called dryvit outsulation would extend to the grade level Maybe we can have the architect explain exactly what that material is. Similar to the previous design, there is a red colored prefinished metal canopy that runs along the midpoint of the building just above the window line, and where that canopy extends beyond the air lock, it would be supported by three prefinished steel support columns This Arby's is allowed one wall sign not to exceed 45 square feet The elevation plans show three wall signs on the remodeled restaurant No dimensions are given for the signs so that will require approval by the Zoning Board of Appeals With that, Mr Chairman, I can read out the correspondence Mr Morrow Yes, please Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated July 17, 2015, which reads as follows. "In accordance with your request, the Engineering Division has reviewed the above-referenced petition We have no objections to the proposed project at this time The legal description included with the petition appears to be correct and should be used in conjunction with this petition The existing parcel is assigned an address of#19000 Middlebelt Road which is correct for the existing restaurant The existing building is currently serviced by public utilities which are not indicated for alterations under the proposed remodeling Should the owner need to alter the existing service leads to the building, plans will need to be submitted to this department to determine if Engineenng permits will be required " The letter is signed by David Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated July 21, 2015, which reads as follows "This office has reviewed the site plan submitted in connection with a request to remodel the extenor of the existing restaurant on property located at the above referenced address We have no objections to this proposal Page A101 references `relocate existing fryer ' If this change occurs, suppression nozzles may need to be relocated as well Check with the Building Department if permits will be required " The letter is signed by Daniel Lee, Fire Marshal The third letter is from the Division of Police, dated July 16, 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 The fourth July 28, 2015 27039 letter is from the Inspection Department, dated July 24, 2015, which reads as follows "Pursuant to your request, the above- referenced petition has been reviewed The following is noted A variance from the Zoning Board of Appeals would be required for more than one wall sign or for excess square footage of signs as allowed by the ordinance This Department has no further objections to this petition."The letter is signed by Jerome Hanna, Assistant Director of Inspection That is the extent of the correspondence Mr Morrow Are there any questions of the Planning Director Seeing none, sir, we'll need your name and address for the record please Kevin Jacot, Progressive AE, 1811 4 Mile Road Road, NE, Grand Rapids, Michigan 49525 Mr Morrow Thank you Is there anything you want to add to what you've heard? Mr Jacot I would love to bring up a couple pictures I have that help support this better than the renderings do I noticed there is an error In particular, the elevation there with the mansard roof to remain red That is not the intention there It is painted gray You can see in this picture a project that has been done I just got these pictures from Arby's today It's a project that has been done, this particular model of restaurant, and it's a completed project, and I think it would really help I apologize It does appear they were taken somewhat near dusk, but I think you'll be able to see better than the elevation Mr Morrow We'll observe that, but as it moves forward to the Council, hopefully this oversite will be corrected when it goes before them Mr Jacot Yes, sir Ms McIntyre It looks like the new Arby's, the pictures you're showing us, has new concrete as well Is that a brand new restaurant'? Mr. Jacot That is a remodel, what they call their N34 style restaurant It's not the exact building but has very similar characteristics and architectural features that were on that building at one time that are on the existing building Ms McIntyre It looks like the concrete is all fresh Again, you can't see it so much in this picture, but certainly the concrete needs some work This Arby's shown in the picture does have a monument July 28, 2015 27040 sign. Mark, will that be allowed to stay? Does that need Zoning Board of Appeals approval'? Mr Taormina No That would be allowed to stay provided you don't condition any modifications I don't know the full history of that non- conforming pylon sign I didn't research that Ms McIntyre But that would be grandfathered in, right'? Mr Taormina That would be grandfathered, yes Ms McIntyre Unless we specify otherwise I'd certainly like to see the landscaping cleaned up around there and then it's the old fashioned sign where somebody goes out with the ladders and the stick, and just to make sure that there are promotional deals in there, that the lettering is always kept current because nothing looks worse, especially today when there are very few of these signs, when you drive by and there are three or four letters missing I know we can't specify that in the site plan, but in our approving resolution, I'd like to request or require that the landscaping be cleaned up and improved around the pylon sign Mr Jacot I'd like to comment on the parking lot This site plan, as it reads today, does call for patching, repairing and restriping the entire parking lot Ms McIntyre Okay But it's the concrete too around the concrete walkway Just to clean that up Again, because you hate to see a brand new or a 100 percent remodel and then the walkway around is stained and unattractive. Mr Jacot Also on the site plan Ms McIntyre I'm sorry I hadn't seen that detail, but thank you very much Mr Bahr I'm going to echo what Commissioner McIntyre said about the landscaping There's a lot of great development going along the Middlebelt corridor and more to the south, but at this intersection as well, so any development that comes in here, this Arby's would certainly be one of them I know the Wendy's across the street is remodeling right now as well You're not just helping your restaurant, you're helping our city And a corner of that could really benefit from some rejuvenation I applaud you for doing it I'm excited I was born in 1980 I remember going to that Arby's as a kid and it's the same Arby's today that it was then, so I wasn't surprised when I heard it was last done in 1978 Through the chair to Mark, we typically have landscape plans as part of these site plan reviews, don't we'? July 28, 2015 27041 Mr Taormina Usually when they are modifying the sites In this case, it's pretty much limited to the exterior elevation Mr Bahr Would it be out of character for us to ask for a landscape plan to be submitted with this? Mr. Taormina No, it's not To the extent that the landscaping needs to be upgraded or brought back to its original condition, which we often do with these things, we can include that in the resolution Mr Bahr Yes Whoever might bring forth the resolution, I would echo Commissioner McIntyre's comments that we should include that It's a real opportunity to continue the good development that's been going on over there Mr Morrow Often the Inspection Department will call our attention to those types of things, the parking lot or the landscaping If they don't do it, that's where we come in Mr Wilshaw Just a comment Typically, when we see these types of petitions that have pylon signs on them, we usually try to take that opportunity to do what we can to remove pylon signs and replace them with more conforming monument signs We've been doing this for many, many years throughout the city, and think this may be an opportunity that we would want to use to do the same thing for Arby's at this location, given that this is an old grandfathered sign that may do well with some updating and downsizing if we're talking about landscaping and everything else I just throw that out as a comment for whoever may want to give the resolution if they do want to address signage as part of that. Otherwise, obviously, I'm being sarcastic in saying that this is an architect's dream building to have to remodel because it's kind of a disaster in terms of architectural elements, sort of hodge podged together So I would imagine that just about anything you gave us is going to be a vast improvement over what we see It is an attractive building that you're giving us so I do appreciate that Thank you Mr Morrow Do you have any comment relative to the pylon sign? Mr Jacot I do not I'm guessing that Arby's would not want to remove it in my previous experience in the industry working for various fast foods Mr Morrow You could not commit to that tonight Mr Jacot I could not July 28, 2015 27042 Mr Morrow Okay. There's was talk about the dryvit going right to the ground level and you were going to explain to us what type of dryvit it is Mr Jacot Yes You'll see different than the last project, this one does not use the white brick but Arby's in their remodels uses the dryvit outsulation system That is a brick pattern groved into the dryvit system that you're asking about The dryvit system itself is a reinforced, up to 9 feet, high impact resistant wire mesh inside, or metal lathe It's very resistant I've watched videos where they've done demonstrations where they hit it with a sledge hammer and it holds I know that Mark had asked about, there was some concern about damage to it, but it does hold very well actually Mr Morrow Normally, we require that brick or stone support some of the dryvit to keep it from ground level What you're saying is this material will withstand a lot of the other problems with other dryvit Mr Jacot Yes, sir Mr Morrow Any other comments? Ms Smiley. Did you say you want the dryvit to look like brick but it's not brick? Mr Jacot Correct Mr Taormina I'm going to hand out this photograph again which Kevin provided It gives you a good sense of what that material looks like as a finished product, and it also matches very nicely with what you're looking at here — the rendering provided for this restaurant You'll notice that there are two protective bollards on either side of that I'm wondering would that be done in this particular case to help protect that since it's so close to the vehicles at the pickup window on the north side of the building You see the two protective red posts on that photograph Would those be provided here to protect that wall? Mr Jacot. I'll need to see the picture again Mr Morrow I see what you're saying. Mr Jacot That is definitely something we would take a look a,t being that it is right on the drive-thru It's not part of their prototype to do that and I'm not sure if this was brought up by another Planning July 28, 2015 27043 Commission for them to do It's not part of their prototype, but I would Mr Morrow They should take it under advisement because of the proximity to the traffic Mr Jacot I agree Ms McIntyre I would like to see those added to the required site plan But about the pylon sign, Ian makes a good point I could live with the pylon sign It's a little bit hard to tell from the scale, but if remember, this isn't as high as some of the other grandfathered pylon signs that we have in the city I could live with I wouldn't object to it becoming a monument sign, but I could live with it as a pylon sign as long as this was fixed and it looked attractive, and as long as the lettering is kept current and they aren't missing letters. Ms Smiley I'm going to pile on that too If you're investing that much to update this out of the '70's, you might go back to them and say, you know, it's like putting that old sign out in front of this beautiful new renovation It kind of detracts from it It's just so outdated that really does detract from your building. That's a thought, and like I said, it's grandfathered in so I have no control over it but it's something they might want to look at, the whole picture Mr Jacot My only response to that would be, that they're going back to their old logo, which is on that sign, so it kind of fits back into their corporate image I'm guessing that's one reason why they won't want to remove it. Ms Smiley You could put that logo on a smaller sign that's more attractive What words do you use anyway'? Today's special, two roast beef sandwiches'? Mr Jacot I don't think it's something they update daily I think it's their monthly promotions I believe it is within that character though Ms Smiley. Okay If they took a ride around Livonia, especially down Middlebelt closer to Schoolcraft and beyond, they've worked on these monument signs so they're really attractive and updated And you're making a sizeable investment to take this 1970 out of there It just seems they'd do the whole package Mr Jacot I will definitely ask them to take that into consideration July 28, 2015 27044 Mr Morrow I think what we're saying, if you let your clients know this came up and we are trending towards removing all old pylon signs, although we recognize it's grandfathered in, but if they would just rethink it and then by the time you get to the Council, it may come up again Mr Bahr Just a quick question for Mark If the resolution reads that only conforming signage shall be approved, does conforming include grandfathered in, or does that language imply that we want a monument sign and they'd have to appeal for it'? Mr Taormina No, I would not read that into it That's a problem that I think we need to clarify in this resolution Again, I apologize for the way it's written Mr Bahr As it's written now, is it unclear or would that include the grandfathered sign's Would the grandfathered sign be considered conforming? Mr Taormina The intent of the resolution is that it would only apply to the wall signage and not the monument sign, although it's not written that way That's why it should be clarified Mr Bahr Okay Thank you Mr Morrow Are there any questions or comments'? Is there anything else you'd like to say'? Mr Jacot I believe that's all I have Mr Morrow Okay Like I said earlier, we've lost our audience so nobody will be coming forward to speak for or against the granting of this petition With that, a motion would be in order On a motion by Bahr, seconded by Taylor, and unanimously adopted, it was #07-53-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-07-08-12 submitted by Arby's Restaurant Group requesting approval of all plans required by Section 18 47 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to remodel the exterior of the existing restaurant at 19000 Middlebelt Road, located on the east side of Middlebelt Road between Clarita Avenue and Seven Mile Road in the Northwest 1/4 of Section 12, be approved subject to the following conditions July 28, 2015 27045 1 That the Exterior Building Elevation Plans marked A201 and A202 dated July 14, 2015, as revised, prepared by Progressive AE, are hereby approved and shall be adhered to, 2 That all rooftop mechanical equipment shall be concealed from public view on all sides by either the parapet wall or screening that shall be of a compatible character, material and color to other exterior materials on the building, 3 That only conforming signage, including the monument sign, is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals; 4 That the site's landscaping shall be enhanced to the satisfaction of the Planning Director, 5 That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows, 6 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 7 Pursuant to Section 1910 of Ordinance No 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 the City Council, and unless a building permit is obtained and construction is commenced, this approval shall be null and void at the expiration of said period Mr Morrow Is there any discussion? Mr Bahr Condition 3, I'm going to write this resolution saying that would imply conforming with Livonia's monument sign ordinances I'd also like to add one more condition, that a landscape plan be submitted to the Planning Department They can work with the Planning Department 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 thank you for coming forward here this evening, and good luck as you move forward July 28, 2015 27046 ITEM #6 PETITION 2015-06-02-09 0 CHI MASSAGE - H-640 Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 06-02-09 submitted by 0 Chi Massage Spa/Oriental Chi, L L C requesting waiver use approval pursuant to Section 11 03(u) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment (0 Chi Massage Spa) within the Laurel Park Place shopping center (Suite H-640) at 37700 Six Mile Road, located on the northwest corner of Six Mile Road and Newburgh Road in the Southeast 1/4 of Section 7 Mr Morrow This was tabled at a prior meeting, so we will need a motion to remove it from the table On a motion by Wilshaw, second by Smiley, and approved, it was #07-54-2015 RESOLVED, that the City Planning Commission does hereby recommend that Petition 2015-06-02-09 submitted by 0 Chi Massage Spa/Oriental Chi, L L C requesting waiver use approval pursuant to Section 11 03(u) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment (0 Chi Massage Spa) within the Laurel Park Place shopping center (Suite H-640) at 37700 Six Mile Road, located on the northwest corner of Six Mile Road and Newburgh Road in the Southeast 1/4 of Section 7, which property is zoned C-2, be removed from the table Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted Mr Morrow Did you have comments on this, Mr Taormina? Mr Taormina I think the correspondence speaks for itself The petitioner is requesting that this item be withdrawn Mr Morrow I have a copy of that communication that was sent to you indicating they want to withdraw their waiver use petition So we will accept that letter, and it will be withdrawn and there will be no further action relating to that waiver petition July 28, 2015 27047 ITEM #7 APPROVAL OF MINUTES 1,073rd Public Hearings and Regular Meeting Ms. Scheel, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,073rd Public Hearings and Regular Meeting held on July 14, 2015 On a motion by McIntyre, seconded by Wilshaw, and adopted, it was #07-55-2015 RESOLVED, that the Minutes of 1,073rd Public Hearings and Regular Meeting held by the Planning Commission on July 14, 2015, are hereby approved A roll call vote on the foregoing resolution resulted in the following AYES McIntyre, Wilshaw, Taylor, Smiley Morrow NAYS None ABSTAIN Bahr ABSENT. None Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted On a motion duly made, seconded and unanimously adopted, the 1,074th Regular Meeting held on July 28, 2015, was adjourned at 8 45 p m CITY PLANNING COMMISSION ♦ . S . �/.. .�: Carol A Smiley, secretary ATTEST R Lee Mor?ow, Chapman