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HomeMy WebLinkAboutPLANNING MINUTES 2014-09-09MINUTES OF THE 1,060m REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, September 9, 2014, the City Planning Commission of the City of Livonia held its 1,060th 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. Scott Miller, Planner IV, 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 tum, 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 wnting, 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 lheirfiling. 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 2014 -08 -SN -02 WORKFORCE SOFTWARE Ms. Smiley, Secretary, announced the first item on the agenda, Petition 2014 -08 - SN -02 submitted by WorkForce Software requesting approval of a wall sign pursuant to Section 18.47 of the City of Livonia Zoning Ordinance #543, as amended, for the four-story office building (Seven Mile Crossing) at 38705 Seven Mile Road, located on the south side of Seven Mile Road between the 1- 275/96 Expressway and Haggerty Road in the Northwest 1/4 of Section 7. September 9, 2014 26541 Mr. Miller: Seven Mile Crossing consists of three similar looking high rise office buildings that all front on Seven Mile Road. This properly is zoned PO, High Rise Professional Office. Multi -tenant office buildings in a PO district are permitted one wall sign not to exceed one square feel for each lineal fool of the building frontage or 100 square feel, whichever is less. This building, because of its front elevation, is allowed a 100 square fool wall sign. WorkForce Software occupies approximately 50 percent of the four-story office building situated on the west half of the site. The proposed wall sign would be installed on the south elevation or the front elevation of the building which faces Seven Mile Road. The sign would read "WorkForce Software." The dimensions of the sign would total 199 square feel, which is double what they are allowed. Currently, there are no wall signs on the building. Because of the excess sign area, they would be required to obtain a variance from the Zoning Board of Appeals. That is the extent of the proposal. Mr. Morrow: Is there any correspondence? Mr. Miller: There is one item of correspondence from the Inspection Department, dated August 25, 2014, 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 will be required to maintain the excess size of the proposed wall sign. 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 Mr. Miller? Seeing none, is the petitioner here this evening? We will need your name and address for the record please. Please build on what we've heard so far relative to the sign. Matthew Yacoub, WorkForce Solutions, 38705 Seven Mile Road, Livonia, Michigan 48152. All right. To give you a little bit of background, we are a human resource management software provider. We provide software to some of the largest public institutions and other private and corporate enterprises across the world. We are a global company. We are headquartered here in Livonia. We're growing. We're one of the fastest growing companies in the State. We're named the third largest job creator in the State of Michigan over the period from 2012 to 2013. In 2009 we moved into this building. Since we've moved in, we had the option from the owner of the building to put a sign on the building but more recently as we've grown. We're up to 50 percent, as Mr. Miller said, and soon planning to expand to September 9, 2014 26542 about 60 or so percent of the building. We've now decided we'd like to have the sign on the building. As he said, we're looking for a larger sign than the standard rules would peril. There are a few reasons for that. One is the size of the frontage of the building. I think in the other diagram he showed, its 345 feet of frontage. So the sign would ft better, look better, in that peak area of the front of the building. It's also prefty far back off of Seven Mile Road and there's quite a few trees along Seven Mile Road. There's also a restaurant as you can see in that diagram. Then there's also a hill to the west. If you're at Seven Mile and Haggerty turning left, there's a hill blocking the view of that exact area where the sign would go. So as you come closer, there are times when its completely visible, and then there's trees, so it's kind of in and out. We want to make sure it's visible for our customers and, as we're growing so fast, actually we have more interviewees coming to the building. It's really a constant stream. Actually, part of my role is to, my department does the orientation for the new hires and it's really a pretty big task because we have so many people coming on board so quickly. I think that's pretty much it. If there are any questions, I'd be happy to answer them. Mr. Morrow: We'll see if the Commissioners have any questions. Mr. Bahr? Mr. Bahr: The petitioner actually answered the two questions I was going to ask him. Through the Chair to Scott, if I could. Scott, the ordinance that was put together, that's based on the lineal feet of the building. So that doesn't take into account at all the overall size of the building? Mr. Miller: No. Mr. Bahr: So a strip mall sized building would have the same ordinance as a five -story building or four-story building, whatever this is? Mr. Miller: Correct. Mr. Bahr: Okay. I didn't ask you ahead of time. Do you or maybe some of my fellow commissioners know, do we have similar buildings in Livonia that have done a similar waiver like this? Do you by chance know? Mr. Miller: I did check the other two buildings at Seven Mile Crossing. Both have a 100 square fool wall sign on the building. Mr. Bahr: Al the Seven Mile Crossing? Mr. Miller: Yes. September 9, 2014 26543 Mr. Bahr: Okay. Thank you Ms. McIntyre: Through the Chair to Mr. Bahr, I do recall from my time on the Zoning Board, the complex that is adjacent to Laurel Park to the west, there were some similar issues. As I recall, there's a pet supply company, and I believe that we grented an exemption that was both the number of signs, one on perhaps the west facing and the east facing, and there was also a larger sign because of the issue of buildings that looked alike and the need for customers to find space. I can't recall what the specifics were, but I think it was a significant variance but a similar source of ciroumslances with the large overall building facade. Mr. Bahr: Can I speak to that Mr. Chair? Mr. Morrow: Sure. Goahead. Yes, the letters will be It. Mr. Bahr: Thanks for reminding me of that. I was thinking of that. I'm pretty sure that came through here while I was on the Commission, and I think it was only the additional sign. I don't think it was the size of the sign. We don't know that for sure. I'm all set. Ms. Smiley: You were shaking your head, no, it wasn t the size? Mr. Miller: I don't remember. Mr. Taylor: I understand this is going to have back lighting? Mr. Yacoub: No, it will be channel It inside of the sign. Mr. Taylor: The letters will be Id? Mr. Yacoub: Yes, the letters will be It. Mr. Taylor: The letters will be It. Okay. Well, I know that you've got a problem — the trees. Andiamo's had a problem with trees and they trimmed a lot of them down, which made it much more visible. Mr. Yacoub: Right. Mr. Taylor: Although we as Livonia like to put trees up, sometimes it does more harm than good, unfortunately. I was involved when this building went up, and we wanted a lot of landscaping, and we got it. Maybe you can help by trimming it back. I don't know. But I don't have any problem with the sign. September 9, 2014 26544 Mr. Morrow: Thank you, Mr. Taylor. Mrs. Smiley. Ms. Smiley: I know what you're talking about because I drove by it this affemoon. I dont find this offensive considering the front of the building and how high up it is and the fad that on the comer there, if you will recall, is a Schoolcraft, there's a Wayne State, and all that sluff. That is so high and like he said, the trees. I don't want to cul all the trees down, and I dont know that cutting trees down would help that much for them. I understand you're going towards 60 percent occupancy ofthe building? Mr. Yacoub: Yes, over 60 percent by January if everything goes according to the plans. Ms. Smiley: Then I'm not having a problem with it. Ms. McIntyre: I just wanted to make a comment. I think that we all pride ourselves in Livonia as being very accommodating to our businesses as long as we're not giving one business an advantage over another or inconveniencing or disadvantaging our residents. These are the kinds of businesses that we like to have grow in Livonia and I think part of being a good community for business is making it easy for people to find a business. With a business like this where you have significant traffic to your point, right? You have a lot of people coming to interview and it can disadvantage that kind of business if people can't find it easily. You have a number of buildings that look very similar. Even now with GPS which tells you which building, I think ft's still nice, especially when it's an attractive sign. One of the things that I look at personally is, it's a variance but that's not a block sign. Right? We measure it by the outer dimensions, and there's quite a bit of while space, if you will, in that sign. So I think it's reasonable and I think its a nice looking sign too. Mr. Yacoub: Thankyou. Mr. Morrow: Thank you, Mrs. McIntyre. Is there anyone else? Mr. Bahr: Do you have a lot of customers coming into your building or is it primarily employees and interviewees? Mr. Yacoub: Its more people from the community that are coming to interview and employees. Customers come occasionally loo, but more often it is employees. Actually when I came to interview, I've been working there a year and half, I actually worked in this building in the '90's, but I didn't even know WorkForce Software was in here until I saw the posting online and interviewed and got there, and oh my gosh, its the same September 9, 2014 26545 building I used to work in because they had no sign. So I personally experienced the lack of brand recognition locally, whereas, you know, globally, we have a pretty big name space. Mr. Bahr: I don't feel super strongly one way or the other, although I do have a kind pattern here of saying we do have ordinances for a reason and we should stick to them. I echo everything that Commissioner McIntyre said about wanting to be accommodating to business, and I think she makes a great point about the while space behind the sign. That helps me some. That being said, I see you have a visibility issue, but frankly, being a bigger sign isn't going to help you with the visibility issue with the trees. Right? Mr. Yacoub: Maybe. I mean there's parts, there's times if it was smaller, it would be completely hidden by the trees; whereas if it's bigger, it comes into view quicker. Mr. Bahr: That's a fair point. Okay. Thanks. Mr. Yacoub: And if I can add one more point, there's two zoning ordinances, right? There's the four-story building and lower and five-story and above. Its a four-story building so its right at the upper limit of that lower 100 square fool sign ordinance, and I believe the other ordinance talks about the frontage and percentage of the frontage. This has the frontage for the other ordinance to gel the 200 square foot sign. So it's sort of half-way there already. Mr. Morrow: You had indicated the sign was going to be channel lit. Mr. Yacoub: Yes. Mr. Morrow: Will @ have the hours of operation on that? Mr. Yacoub: We were planning on leaving it up 24 hours, yes. It would be off during the day. It wouldn't be glowing during the day, but it would be on at night. Mr. Morrow: I'm coming from the standpoint of whether it would be through the night. Mr. Yacoub: Yes. That's the plan. Mr. Morrow: Okay. Thank you. Is there anything else? Mr. Wilshaw: Its not so much about the sign. It's just to understand your company a little bit just because we've been talking about this company that we just dont know a lot about. September 9, 2014 26546 Mr. Yacoub: Sure. Mr. Wilshaw: Can you tell me just a couple things? How many employees do you have in this building? Mr. Yacoub: We have 300 in this building and about 550 globally. Mr. Wilshaw: Okay. And how long have you been in this building? Mr. Yacoub: I believe since 2009. We were in Livonia on SchoolcraR before that. Mr. Wilshaw: Okay. It's good to know a little bit about the company. I will say that it sounds like you're an excellent company to have in the community in the sense that we don't have a lot of technology companies in the city. You're obviously in a very high tech field, a software company, a growing company. You're consuming a tremendous amount of space in a large office building which is just really good. It's great to have folks like you in the community, and I appreciate the fad that you are in Livonia, that you'regrowing and that you're looking to show your brand in the city because as people drive by, not only customers and employees who are coming to your office see that name, but also people traveling through the area, look over and they'll see it. Say, here's a high tech company. It tells them something about the area and the community. Thank you. Mr. Yacoub: Definitely. Thankyou. Mr. Morrow: Is there anybody else? I'm going to go to the audience. 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 Taylor, seconded by McIntyre, and unanimously adopted, it was #09-47-2014 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2014 -08 -SN -02 submitted by WorkForce Software requesting approval of a wall sign pursuant to Section 18.47 of the City of Livonia Zoning Ordinance #543, as amended, for the four-story office building (Seven Mile Crossing) at 38705 Seven Mile Road, located on the south side of Seven Mile Road between the 1-275/96 Expressway and Haggerty Road in the Northwest 1/4 of Section 7, be approved subject to the following conditions: September 9, 2014 26547 1. That the wall sign shall be installed in accordance with the Sign Plan submitted by WorkForce Software, as received by the Planning Commission on August 15, 2014; and 2. That this approval is subject to the petitioner being granted variances from the Zoning Board of Appeals for excessive sign area and any conditions related thereto. 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 well as you go forward. Mr. Yacoub: Thankyou. Mr. Morrow: And as Mr. Wilshaw said, we certainly appreciate the fact that one ofyour main facilities is in Livonia. Mr. Yacoub: We appreciate your support too. Thank you. ITEM #2 PETMON 2014-08-08-10 MARK E BUILDING Ms. Smiley, Secretary, announced the next item on the agenda, Petition 2014- 08-08-10 submitted by Rose Grisa requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commercial/office building (Mark E Building) at 15231 Farmington Road, located on the west side of Farmington Road between Lyndon Avenue and Five Mile Road in the Northeast 1/4 of Section 21. Mr. Miller: The Mark E Building is a two story multi -tenant retail office building. The first floor of the building is occupied by O'Malley's Bar & Grill and the Neon Village Drycleaners. The second floor is primanly office space. Currently, the exterior of the first floor is finished with wood siding set in a diagonal pattern. Changes would affect the lower level of the building's north, east and west elevation. The first floor of the south elevation, which partially abuts another commercial building, consists of painted block. The south elevation and the upper half of the building, which is covered by E.I.F.S. and was refinished in 2000, would be Teff untouched and remain as is. The wood siding would be removed in order to expose the original brick facade. The brick would appear in sections between intermittent bands of E.I.F.S. A note on the plan indicates that the E.I.F.S. would be similar to the second floor's exterior walls. Sections of the E.I.F.S. would September 9, 2014 26548 be separated from the ground by a one foot six inch concrete ledge that would extend across the base of the building. A series of stone seals would be used to separate the concrete ledge from the bands of E.I.F.S. Windows would be installed throughout the three elevations to offer natural light into the building. Part of the renovation also includes the relocation of the main entrance. The new entranceway would remain on the north side of the building, but would be shifted about 55 feel to the west. The new entrance would contain an aidock vestibule. No other changes or improvements are proposed with this petition. That is the extent of the proposal. Mr. Morrow: Is there any correspondence? Mr. Miller: There are two items of correspondence. The first item is from the Engineering Division, dated September 8, 2014, 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 proposed plan indicates that project will consist of renovating the exterior of the building which will not require Engineering Departmentpermits. The legal description provided with the petition appears to be correct and is acceptable to this otfice. The existing parcel is assigned an address of 15225 Farmington Road with a range of 15223 to 15231 Farmington Road for the individual units within the building. The existing structure is cumently serviced by public utilities, which are to remain in place. Should changes to the existing utility leads be needed, the owner will need to submit plans to the Engineering Department to determine if permits will be required." The letter is signed by David Lear, P.E., Civil Engineer. The second letter is from the Division of Police, dated September 3, 2014, 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 Boilos, Sergeant, Traffic Bureau. That is the extent of the correspondence. Mr. Morrow: Are there any questions for Mr. Miller? Mr. Taylor: Scott, where is this metal roof? Is it going to be over the door? We have a drawing here. Mr. Miller: Mr. Gdsa could probably explain it better, but I think there's an overhang. Mr. Grisa: Yes, and your cursor is on it right now. It is existing. Mr. Taylor: Thais not going to be the door you're going to use, is d? September 9, 2014 26549 Mr. Grisa: That runs the whole way around the building Mr. Miller: That's the dark band shown on the Elevation Plan that the sign is just over. I believe the overhang sticks out over the entrance loo. Mr. Morrow: We'll need your name and address for the record please. Frank Gnsa, 34175 Oakdale, Livonia, Michigan. The petitioner is actually my mother. I'm here on her behalf. She owns the building. The drawing that you have is just a split. We just want everybody to be able to see what was there. Its a soffit, basically, that's existing, and it runs all the way across the building and down the east and west elevation as well. That dark band there, basically now it is a metal roof about a fool long that you see on the diagram and then a wood enclosed soffit that has lights underneath it. What we're proposing is, we're going to remove the wood and we'll cover it with E.I.F.S. Mr. Taylor: I've been in there before. Mr. Morrow has taken me in there once or twice. Did you know the brick was underneath that wood? Mr. Grisa: Yes. Mr. Taylor: I know the building was built Mr. Grisa: I've been a resident of Livonia since '59 and I used to eat atthe Dinner Bell. Mr. Taylor: Thankyou. Ms. Smiley: Why are you moving the door? Mr. Grisa: Two reasons. One, just for some changes that we want to do, to be able to afford on the inside of the building. Its long and thin the way it's laid out and with the entry right in the center, its just ... you can tell people who haven't been there before. They walk in the door and go, where do I go? I'm trying to be everything to everybody inside, 2,000 square feet. Our thought would be is if we could actually have the bar at one end and the dining room at the other, we want to get a little more of a restauranttheme going. This will allow us to have people come in. We can have a hostess stand there and walk them through and be able to separate people in the lounge from people in the dining room. Also, with the building that sits right in front of us, its not very visible. If we bring the entryway out that way, we will be visible from Five Mile. I think it would be safer and a little September 9, 2014 26550 more convenient. Our people tend to park right there. So when they walked in they would be right there by the entrance. Ms. Smiley: Are you a new owner? Mr. Grisa: I am the owner of O'Malley's Bar & Grill. Ms. Smiley: Okay. Mr. Grisa: My mother is the owner of the building. Ms. Smiley: And you're just looking to renovate? Mr. Grisa: We're trying to breathe a little life into d. If anybody remembers when Sneaky Pete's went into business, it was back in '79, '80. It was when the last time the outside was renovated. I'm sure that the wood siding was very chic in the urban cowboy days, but it's a little tired and I think we can be a little more inviting. And we also want to put some windows in because we want to lel the light inside. There's no windows at all, and it's kind of like being in a basement, especially if you're the guy that's there 14 hours. You're talking to yourself by the end of the day. We've been told by many customers it would be nice to have some natural light in there, so we thought that might be the way to do it. Ms. Smiley: It looks like a nice change. Thank you. Mr. Morrow: Do you gel along with your landlord? Mr. Grisa: She's lough. Ms. McIntyre: I would never go to O'Malley's before Mr. Grisa took it over, and some of my colleagues and friends like to go there. I went shortly after he had taken over and there was just immediately a different feel inside in terms of the professionalism and everything else. I think it would be very, very nice now to have an exterior that matches what's going on in the interior. It is a tired looking space, and I think the fad that you can't see it because the entrance is blocked by that building, it makes it seem inaccessible and not a very welcoming place. You don't know what it is. I think it would just improve the look of that entire strip mall to drive by and see a very nice looking facade with an entrance that is clear what it is. I think this is really a nice plan and is very complementary to all the changes that you've worked so hard to make inside and with the content of the business. I think this is going to look very nice and just make that space look better. September 9, 2014 26551 Mr. Grisa: Since you men0oned the strip mall, I brought a back, not as a hostile petitioner. It was originally done — this brick that we would be re -exposing actually matches what was the Virginia Farrell building and Stan's. It's the same back all the way through. It makes some sense. Mr. Morrow: Anyone else? I know that I mel you when I asked you to join us for the Taste of Spree and had a mee0ng the other night. Apparently, you won the first prize. Mr. Grisa: It worked out well. Thank you. Mr. Morrow: We hope you're doing well and hope you'll join us next year and your business will even be larger. Mr. Grisa: Thankyou. Mr. Morrow: Thank you. Is there anybody in the audience that wishes to speakfor or againstthe granting oflhis petition? Seeing no one coming forward, a motion would be in order. On a motion by McIntyre, seconded by Smiley, and unanimously adopted, it was #09-48-2014 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2014-08-08-10 submitted by Rose Grisa requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commercial/office building (Mark E Building) at 15231 Farmington Road, located on the west side of Farmington Road between Lyndon Avenue and Five Mile Road in the Northeast 1/4 of Section 21, be approved subject to the following conditions: 1. That the Elevation and Details Plan dated August 27, 2014, prepared by Frank Grisa, is hereby approved and shall be adhered to; 2. 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; 3. That no LED Iighthand or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; September 9, 2014 26552 4. 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, 5. 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 dale 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: Is there any discussion? Mr. Taylor: Is that your mother in the audience? Mr. Grisa: No, my dad. Mr. Taylor: I couldn't see it. Mr. Morrow: The lights are kind of bright up here. Mr. Grisa: He is Frank Gnsa, also. He was named after me. Ms. Smiley: In all fairness, these are like blinding lights. I'm getting a tan. Mr. Grisa: I no doubt it. 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 well with your renovation as well as increasing the business at your facility. Mr. Grisa: Thank you very much. Mr. Morrow: Thanks for coming. September 9, 2014 26553 ITEM #3 APPROVAL OF MINUTES 1,059'" Public Hearings and Regular Meeting Ms. Smiley, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,059'" Public Hearings and Regular Meefing held on August 19, 2014. On a motion by Wilshaw, seconded by Bahr, and unanimously adopted, it was #09-49-2014 RESOLVED, that the Minutes of 1,059th Public Hearings and Regular Meeting held by the Planning Commission on August 19, 2014, are hereby approved. A roll call vote on the foregoing resolution resulted in the following AYES: Wilshaw, Bahr, McIntyre, Taylor, Smiley, Monow NAYS: None ABSTAIN: None ABSENT: None Mr. Morrow, Chainnan, declared the motion is carded and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,060th Regular Meeting held on September 9, 2014, was adjourned at 7:30 p.m. ATTEST: R. Lee Morrow, Chairman CITY PLANNING COMMISSION Carol A. Smiley, Secretary