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HomeMy WebLinkAboutPLANNING MINUTES 2015-11-17 l.�'�^'�"��� ��������.� �#�ri�'� �:� ';��� �'���' �i_��;�_, ������T'�� ��h��15�BY THE CI�TY PLANNING COMM SSIONAR MEETiNG UF THE CITY QF LtVONtA On Tuesday, November 17, 2015, the Cifiy Planning Commission of the City of Livonia held its 1,079t" Public Hearings and Regular Meeting in the Livonia City Hall, 3300Q Civic Center Drive, �iva�ia, Michigan Mr �ee Morrow, Chairman, called �he meetir�g to order at 7 OQ p m Members present: Sco�t P Bahr KathJeen Mclntyre R Lee Morrow Carol A. Smiley Gerald Taylor !an Wilshaw Members absent. None Mr Mark Taormina, Planning Qirector, and Ms Margie Vi(atson, Program Supervisar, were aiso present. Chairman Morrow informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commissian makes a recommendation ta the City Council who, in turn, will hold ifis own public hearing and make the final determination as fio whether a petition is approved or denied The Planning Commission holds the only public hearing on a request for preliminary plat andlor vacating petifion The Commission's recammendation is forwarded to the City Council for the final determination as to whether a plat �s accepted or rejected if a petition requesting a waiver of use or sife plan approval is denied tonight, the petitior�er has ten days ir� which to appeal the decislon, �n writing, fio the City Council Resalutions adopted by the Gity Planning Commission become effective sever� {7) days after the date of adoption The Plannir�g 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 r�ot, use depending on the autcome af the praceedings tonight. Mr Morraw� We have a couple af congratulations to make Mrs Mclntyre and Mr Bahr will be joining the City council nexk year We congratulate them for that. They both won faur-year fierms, and Mrs Mclntyre will be assuming the role of Cot�ncil President. ITEM #1 PETITIC�N 24'15-09-�}'I-09 '15983 MIDDL.EBELT Ms Smiley, Secretary, announced the first item on the agenda, Petition 20'i 5-09- 01-09 submitted by 15983 Middlebelt L.L.0 pursuant to Section 23 0'I of the City ofi Livonia Zoning Ordlnance #543, as amended, requesting to rezone the property at 15983 Middlebelt November �7, 20�5 27207 Road, located on the west side of Middlebelt Road between Five Mile Road and Puritan Avenue in the Southeast 1/4 of Section 14, from OS (Office Services) to C-1 (Local Business) Mr Taormina This is a rezoning petition It involves property that is located on the southwest corner of Middlebelt Road and Puritan Avenue The request is to rezone this property from its current classification of OS, Office Services, to C-1, Local Business The property is approximately 0 87 acre in area It includes 190 feet of frontage along Middlebelt Road and 200 feet of frontage on Puritan Avenue Currently, the site contains a 3,643 square foot vacant bank building with drive-thru facilities The purpose of the rezoning is to enable the use of the building as a retail pharmacy, which is treated as a permitted use under the C-1 district regulations but is not permitted under the current OS guidelines In terms of the surrounding area, immediately to the north are properties that are zoned similar, Office Services East across Middlebelt Road are commercial land uses under the C- 1 and C-2 zoning classifications Then both to the south and west of this property are residential properties zoned R-U-F This site contains 20 off street parking spaces that are located mostly between the building and the south property line General retail establishments, include pharmacies, require parking that is based on a ratio of 1 space for every 150 square feet of useable floor area So when you apply that standard to the building that is on the property, a total of 19 parking spaces are required There are 20 existing spaces so it does comply with the parking standards for the C-1 district for general retail purposes As previously mentioned, the subject property abuts residential uses along both its west and south property lines Where this occurs, the ordinance requires a minimum five foot high masonry protective wall whenever a commercial zoned property is adjacent to land that is zoned for residential There is an option that exists to substitute the wall with a 10 foot wide planted greenbelt. In 2005, this site, when it was a Standard Federal bank, received site plan approval for a building addition along with a greenbelt in lieu of a wall for the area along the west property line But along the south property line, the distance between the parking lot and the property line is less than 10 feet, and therefore it does not qualify for the greenbelt. The petitioner has the option of either erecting a protective wall, going to the Zoning Board of Appeals for a variance, or seeking approval of the abutting property owner for a temporary five- year separation agreement that would allow the existing conditions to remain The Future Land Use Plan for this site does show the site as Office as well as the property to the November 17, 2015 27208 south With that, Mr Chairman, I can read out the one item of correspondence Mr Morrow� Thank you Mr Taormina. There is one item of correspondence from the Engineering Division, dated October 8, 2015, which reads as follows "In accordance with your request, the Engineering Division has rev�ewed the above referenced petition We have no objections fo the proposed rezon�ng at this time The legal descript�on included with the petition appears to be correct and should be used in con�unct�on w�th this petition The parcel address of #15983 Middlebelt Road is correct for the subject property The ex�sting building is currently serviced by public utilities which are not indicated for alterations under the proposed rezoning Should the owner need to alter the existing service leads to the building, plans will need to be subm�tted to this department to determme if Engineering perm�ts will be required Also, should the owner to do any work within the Middlebelt Road right-of- way, they will need to contact the Wayne County Department of Public Services for permit requirements."The letter is signed by David W Lear, P E , Assistant City Engineer That is the extent of the correspondence Mr Morrow� Are there any questions of the Planning Director? Seeing none, is the petitioner here this evening? Unidentified audience member� I'm sorry I can hardly hear you back here, and you were asking if anybody had anything to say now Mr Morrow� We'll call upon you Unidentified audience member Oh, I'm sorry I can hardly hear back here Mr Morrow� Maybe I wasn't speaking well enough into the microphone Is the petitioner here? We will need your name and address for the record please Fouad Daba�a, 15983 Middlebelt, L L C , 8351 N Wayne Road, Westland, Michigan 48185 That is our office address Mr Morrow� You've heard the presentation Is there anything you'd like to add to it? Mr Dabaja No, not really Everything was presented properly That's what the use is going to be November 17, 20�5 27209 Mr Morrow� Does the Commission have any questions? Mr Taylor� Are you a pharmacist, sir? Mr Dabaja. No, I'm not a pharmacist. Mr Taylor� What are you exactly doing to do here? It's not going to be a drugstore from what I understand What kind of drugs are you going to sell? Mr Dabaja This will be a pharmacy that is similar to drugstores that would be able to dispense pharmaceutical needs for a lot of the patients that are around Mr Taylor• So you are going to hire a pharmacist? Mr Dabaja No I'm not going to be running the business I'm actually the landlord I'm going to be leasing it to a pharmacist. Mr Taylor� I guess I'm trying to figure out what you're going to do there Mr Dabaja I'm going to turn that over to the pharmacist who is going to be leasing the building Mr Taylor� Thank you Zaher Beydoun, 24600 Winona Street, Dearborn, Michigan 48124 Hello, and thank you for having me We're planning on opening a retail pharmacy, a community pharmacy, that is going to service the direct community located within Livonia We believe we're able to offer services that big retail chains are not able to offer to patients I've been successful in doing so in my current pharmacy, so I believe I can extend this service to the citizens of Livonia Mr Taylor� I can only think of one other pharmacy Iike that, that I can remember in Livonia, down on Farmington Road and Plymouth Road who distributes those kinds of drugs, but he's not a drugstore and he doesn't sell potato chips and all that kind of stuff Who would be your patients so to speak? Mr Beydoun My patients would be any resident that walks in from the community We're a community pharmacy We're basically a retail pharmacy, just like any other pharmacy We're going to be providing immunizations We're going to be providing pharmaceuticals to any patient that needs it, durable medical equipment and over the counter retail items So really we feel November 17, 2015 27210 like we're providing a service for these patients in the Livonia area Mr Taylor� Why are you better than a regular drugstore with a pharmacist? Mr Beydoun In independent retail pharmacy, you're able to offer a more personalized service to the patients, such as delivery, for example In my other location, we do about 30 deliveries a day, which is not offered at the bigger retail chains We are able to form better relationships with the patients I know all my patients on a personal level at my other pharmacy So I think really with fihe high volume with the bigger stores, we have an advantage because we're able to spend time and talk to these patients and really get to know them I think that's a great business model and really a service to the community and to the patients that come to the pharmacy Mr Taylor� Thank you Ms Mclntyre I have a question about deliveries Are you able to deliver controlled substances? Mr Beydoun Controlled substances as long as the person that is receiving the medication when it is delivered is the person who it is prescribed to So we wouldn't delivery it, for example, if it was prescribed to you, I wouldn't deliver it to the home if you're not there Ms Mclntyre And what kind of delivery vehicles do you use? Are they marked with your pharmacy name? Mr Beydoun They are not marked with anything, no That would make it dangerous for the drivers Ms Mclntyre Okay Thank you Mr Beydoun Not so much that we'd worry about that in Livonia, but in general Ms Mclntyre I understand Thank you Ms Smiley� So you're not a pharmacist. You're an MD Mr Beydoun No, I am a pharmacist. Ms Smiley� You are a pharmacist. November 17, 2015 27291 Mr Beydoun I am a pharmacist. Ms Smiley� And you would be working there? Mr Beydoun Yes Ms Smiley� Okay Are you going to have anything besides pharmaceuticals there, like a Walgreens? Mr Beydoun Oh, yes An over the counter area, yes Provide whatever it may be such as DayQuil, NyQuil Over-the-counter items that people can walk in and really service themselves to if they have a cold a.nd whatnot for symptomatic relief Something where if they don't have a prescription, they can walk in a�nd get it. We also have durable medical equipment, which is stuff such as wheelchairs, canes, test strips for diabetic patients We have licensing to process all that. Ms Smiley� So like Wright & Filippis, whatever that group is Mr Beydoun Like a Wright & Filippis, exactly We're going to be able to bill for all that. Ms Smiley� Okay And then you're recognized by like Blue Cross, Medicare? Mr Beydoun Absolutely We're in good standing with all insurance companies Ms Mclntyre Will you do compounding? Mr Beydoun No compounding Ms Mclntyre Okay Mr Bahr� First of all, I want to apologize for being late You can blame my boss Mr Morrow� Before you ask your question, we want to congratulate you I already made the announcement. Congratulations for your four year term when you move to the City Council Mr Bahr� Thank you very much I apologize for disrupting the meeting This may have been asked already since I did walk in late, but what is it about this site in particular that makes sense for you? November�7, 2015 27292 Mr Beydoun Like with any independent retail pharmacy, we're able to offer more personalized service as opposed to the retail chains I know you guys have retail chains on, for example, Five Mile and Six Mile, but they don't really have the time or the resources to cater to the specific time frame that the patient needs to get the questions answered that they really need answered For example, at my pharmacy currently, I implement a program called I Medicare which helps patients that have Medicare, 65 years and older, compare different plans that are going to save them money every year during open enrollment, which is happening now So �ust the other day, I spent 45 minutes with one patient. I think it's just services like that that we're able to provide that are very beneficial to the patients that other retail chains cannot provide Mr Bahr� I understand that. I don't question the value of your business But this site in particular, what is it about this site that attracts you? I'm looking at our Future Land Use map here Mr Beydoun Yes Technically, you're right. We can go to any site and put in a retail pharmacy, but this one is attractive because it has a drive- thru So really in the winter months where a drive-thru is easier for a patient where they don't have to get out of the car, and come out of the car and it's snowing and come pick up their medication We felt it would be a good location because it does have a drive-thru and it has big retail competitors in the area and a lot of neighborhood So we want to be in the neighborhood really speaking to all the patients Mr Bahr� Thanks Mr Wilshaw� Where is your current pharmacy located? Mr Beydoun It is in Dearborn on the west side It's off of Outer Drive and Michigan Mr Wilshaw� Does it have a name? Mr Beydoun Yes It's called Westborn Pharmacy Mr Wilshaw� Westborn Pharmacy Okay Very good Is that particular pharmacy similar in nature to this one in terms of being strictly a pharmacy with no convenience store items or so on? Mr Beydoun No convenience store items We don't really do convenience store items It's strictly a drugstore where somebody would come in and get over-the-counter items or prescription items or, November 17, 2015 ' 27213 for example, at this store we're going to have immunizations and durable medical equipment. Mr Beydoun So it's a very, very similar sounding business to what you're proposing here Mr Beydoun Yes I have experience in the business Mr Wilshaw� So if I were to go to this location and look at it, I would probably see something very similar to what you're proposing at this location Mr Beydoun Absolutely I want to go back and say thank you to Mr Taormina who has helped us with this process I've sent him pictures of my current location and he's seen what has happened There it is, right there It is basically over-the-counter items of vitamins, cold and cough, a children's section, everything that would come along in a drugstore If they don't have a prescription and they need some sort of emergency medication where they can't go and see the doctor, then they can come ask the pharmacist and we'll give them our best recommendation as to what they can do to help take care of their children or themselves for that matter Mr Wilshaw� So you provide a consultation service to people who may not know exactly which over-fihe-counter medication to get. Mr Beydoun Absolutely Mr Wilshaw� Which is very important. Okay The only other question I had was, with this particular location, it used to be a bank. So obviously, probably at some time, it had a safe in it. Is that safe still there and are you intending on using that as well? Mr Beydoun The safe is still there We intend on using it for controlled substances and narcotics A lot of the pharmacies tend to distribute their controlled substances throughout their inventory to deter theft, but I think using a safe would be a lot safer Mr Wilshaw� So one of the elements that's driving you to this particular location is the fact that it has security built into it. Mr Beydoun Right. There's actually cameras in place There is a security system set in place there There's safes There's already a counter where we would have to do minima,l construction No construction, actually, because there's already a counter and it's very workable November 17, 2015 27214 Mr Wilshaw� How many employees would you have? Mr Beydoun Just to begin, we'd have one pharmacist and one technician Hopefully, if things pick up, we'll add employees as we go along Mr Wilshaw� Right, because a pharmacist has to be on site at all times Mr Beydoun On site at all times, absolutely Mr Wilshaw� Okay Thank you Ms Mclntyre First question is, what hours will you operate? Mr Beydoun We're looking at Monday through Friday, 9 00 a m to 7 00 p m , andSaturday900am to200pm Ms Smiley� And closed on Sundays? Mr Beydoun And closed on Sundays Ms Mclntyre And then I assume you use state-of-the-art electronic records If a customer is filling multiple prescriptions, your system will flag if one drug is contraindicated for another prescription Mr Beydoun Absolutely That comes along with standard pharmaceutical practice And we actually got the top-of-the-line computer system Yes Ms Mclntyre I'd just like to say we do have a lot of the chains here and they certainly serve their place and they're convenient, but I think it's nice that you're interested in giving Livonia a try for an independent business, and it sounds like you have a great plan Mr Beydoun Thank you so much I'd �ust like to say also, my mother and father owned mom and pop stores, and I'd like to carry on the tradition where really independent small mom and pop stores continue to thrive Ms Smiley� Are you closing your store in Dearborn? Mr Beydoun No I have a pharmacist there Ms Smiley� I was going to say because it's going to be hard to be 9 to 7 in two places Mr Beydoun It would be hard to be in two places at one time November 17, 20�5 272�5 Ms Smiley� Although that would be impressive Thank you Mr Taylor� Through the Chair to Mr Taormina Mark, I know we're talking about zoning right here Now if they decided all of a sudden to change it to a drugstore, a full blown drugstore so to speak, is that a wavier use then? Mr Taormina If you're talking about selling additional items, there is nothing under the C-1 classification that would restrict the use of the property to only pharmaceuticals, unless we enter into a voluntary statement of conditions or a conditional rezoning agreement with the petitioner This is something we've discussed It's something that would have to be adopted by the City Council prior to or as part of the Second Reading and Roll Call of this item What it would do is set forth voluntary conditions that this petitioner is willing to impose relative to the use of the property, hours of operation, items sold, and those types of things I had brief discussions with the petitioner about doing just that in order to assure the community that the use is restricted under the C-1 zoning to what we're talking about this evening Again, it's a voluntary offering that is provided by the petitioner It's not something that we can impose as part of the zoning, but it's something that he can offer to further his chances of success on this proposal Mr Taylor� Thank you Also, it was a bank, and I'm not real familiar with it. Did it have a drive-thru? Mr Beydoun It did have a drive-thru, yes Mr Taylor� Are you going to use one of those? Mr Beydoun We are going to use the drive-thru, yes It is fully functional We plan on using it, yes Mr Taylor� Thank you Ms Smiley� Through the Chair to Mark. Would that mean that if he left after he decided it wasn't working or whatever, would the zoning go back to what is was originally? Mr Taormina It could if that is one of the conditions he is willing to offer Ms Smiley� So that would be a condition also November 17, 2015 27216 Mr Taormina. It would be limited to only the uses that are outlined in the statement of conditions Otherwise, it would have to revert back to the OS zoning Ms Smiley� Okay I would like that. Thank you Mr Taylor� That's part of our approving resolution, isn't it? Mr Taormina It is no This is something the Council considers, and it's something that he has to offer to the City Council for its consideration Mr Taylor� Okay Thank you Mr Morrow� Would it be fair to say that you have more of an expanded number of items, as far as medical devices, than the normal drugstore? Mr Beydoun Than the normal drugstore? Yes Since we do have a license, we would have stuff such as wheelchai°rs, diabetic testing supplies Well, I guess all drugstores could carry that stuff Mr Morrow� You have a larger selection Mr Beydoun A larger selection, which we are hoping would drive more business into our store Mr Morrow� Okay Any other questions of the petitioner? Anything else you'd like to say before I go to the audience? Mr Beydoun Thank you very much Thank you for having me Mr Morrow� Is there anyone in the audience that wishes to speak for or against the granting of this petition? Patricia Caruana, 29515 Puritan, Livonia, Michigan I'm the house right directly beside the old bank, and we used to go there so I'm familiar with the bank. We're not in favor of the rezoning of the property there because they're putting in a pharmacy We have enough drugstores in our area There's tons of them in Livonia directly on Middlebelt right there Six Mile and Middlebelt, there's a pharmacy there And then Five Mile and Middlebelt, there's another pharmacy directly right on Middlebelt. I, myself, personally, I go to CVS right there on Five Mile and Middlebelt. All the things he mentioned about the pharmacist being able to talk to him, whether it's a prescription or other over-the-counter things, I've been going there since 2003 I got hurt at a work November�7, 2015 272�7 accident so I have to go there every month I have no problem asking them questions about anything and they're always able to help And they also give flu shots too Krogers does A lot of these pharmacies give these other shots Costco there at Middlebelt and 96, not only do they have their pharmacy there, they also provide a lot of other shots besides your flu shot. And I've been vaccinated there also A lot of these pharmacies do offer what he's talking about. Also, because it's a pharmacy, I feel for us, because we live right next door, for me personally and my husband, it's a safety issue When there used to be a bank there, they never put a brick wall up They put a greenbelt up and it's very sparse We've had people walk through many times Sometimes cops would go there after kids, you know, teenagers, and they would hide in the trees on our side because they figured the cops couldn't see them, but we could see them and I've had to go and get the kids out of there And I was kind of afraid, you know, because they are like 16, 17 year old teenagers So that's a big concern for us And the greenbelt, if they are going to put a pharmacy in, we want a brick wall in That's the only safe way where we will feel secure A brick wall solves everything They used to have a thicker greenbelt. A lot of the greenery, brush and all that, trees, they've died They've had to cut them out. The bushes and a lot of them is just dying I also have pictures Who shall I pass this to? The pictures show, and I have them all labeled there The pictures show from the bank looking at our house If you're farther away, when you first look at the greenbelt, you think it looks okay, but when you get closer, you can see that there are big open spaces in there, and anybody can walk through during the summer time and there's not even a business there right now We put up two "no trespassing" signs If you're walking from the old bank into our house, you can see it, and we put it more in where the greenbelt's a little thicker because that's where somebody keeps on coming through So for us, this is a big concern I think that's probably it. My husband and I, we basically don't feel really another pharmacy is needed and then at some point, you put this pharmacy in We've got a lot of them already At what point does it go over to stronger narcotics in there in time like these marijuana clinics In time You've got to think about this stuff down the road Ann Arbor has it. Quite a few other cities have it. And this bank here is right on Puritan and Middlebelt. It's a business and residential property right there There's a lot of cars coming through because you have a red light. People want to hurry up and make the light. The business right across the old bank, it's a home care business They just redid their business a couple years ago They don't have enough parking space When they have meetings and stuff and parties and November 17, 2015 272�8 stuff, not only do they park in their parking lot, they're parked on Puritan Street, and they're parked in the bank parking lot too I've never said anything about it. If I said anything, they're parking in the bank. Where are they going to park? They're going to park more in the street. So if you have both of these businesses, that's going to make a bigger problem And when the old bank was there, they �ust had enough parking I just talked to the woman who used to be in charge of it. I talked to her Saturday She works at the new bank, Bank of America on Seven Mile and Middlebelt, right in there where Walmlart is, and she told me that the homecare business, they sometimes would park in the bank parking lot and she told them, no, they are not allowed And the problem is you're having another business here and it is business and residential right there at the corner You're adding more congestion Anyhow, I presume most people wouldn't want to live like that with all this parking and everything I ask you to please take what I've said tonight seriously Consider yourself if you were living there My husband, he's a World War II Veteran He's here tonight. He's lived here He's lived in that house since 1968 He moved to Livonia when Livonia was very small M_iddlebelt used to be three lanes Our street didn't go through It just was a dirt road We used to have an acre We sold the other half because it was too much for us to take care of Now at this age, it's harder for him to take care of everything now, and I just recently had to trim down some of the bushes They were too high And to have a nice greenbelt, you have it full, but then it was blocking our driveway, the car too So to me, if this is really going to go through, what we really, really want for us to feel safe and secure in our home, and each of you would want it too, a brick wall that will permanently end all the problems And anyhow, I thank all of you for listening to me tonight. Thank you Mr Morrow� Thank you for your comments Mr Bahr� Can I ask a question of her, please? Mr Morrow� Yes Mr Bahr� When you were talking about the people coming through the greenbelt, was that foot traffic related to going to and from the bank, or was that just general foot traffic coming through there? Ms Caruana. That I'm not sure When they used to have the bank, we had this problem, and we also still have it during the summer So obviously, that's not from the bank. But when the bank used to November 17, 2015 27219 be there, I told the manager there and she told me, oh no That wouldn't be the customers Mr Bahr� Did you see a problem in the neighborhood with the nature of the use of the bank with the drive-thru coming in? Ms Caruana. No, no, no Our main concern was we wanted a brick wall there, a privacy A big privacy there Mr Bahr� Okay If I may through the Chair to Mark. Mark, with a site like this, doesn't a site like this require either a wall or a greenbelt? Is that right, or was the greenbelt an exception made at one time? Mr Taormina The greenbelt on the west side of this property was approved in 2005 at the time Standard Federal applied for and received approval to construct an addition to the bank. What the conditions of approval state is that any change of circumstances in the area containing the greenbelt resulting in a diminution of the greenbelt's effectiveness as a protective barrier, the owner of the property shall be required to submit changes to the Planning Commission for their review and approval There is a plan that was approved as part of those conditions This is the landscape plan that was approved with the addition and it shows about 12 spruce trees So we could go back and take a look at the conditions there to determine if additional trees need to be planted, but essentially they would have to adhere to this particular landscape plan in order to comply with the 2005 resolution Mr Bahr� Thanks Ms Caruana. And those spruce trees there, a lot of them are in decay now, and there are a couple that are right by the wires Because they were hitting the wires, I presume it was the electric company, they kept on cutting them away There's no privacy and a lot of that is, a lot of open space and anybody can �ust walk through there and they have If you are far away, just driving by in a car, it doesn't look bad You have to get up close to see what I'm talking about. I don't know how far you go with this, but my point is, if you go further, you need to actually get out of your car and look, not just look through a drive-thru Mr Taylor� Under normal circumstances, when we put a resolution together, it says that the greenbelt has to be maintained Ms Caruana Right, and it hasn't been November �7, 2095 27220 Mr Taylor� Normally, the Inspection Department will inspect it if you call and say that it's crumbling It's not doing any good My other question to Mark would be, Mark, if we change this or if the Council changes this to C-1, would it necessarily have a wall put up then for the changing of the situation? Mr Taormina No, not necessarily I think the existing conditions could be retained on the property unless otherwise required Mr Taylor� I'm sure in that resolution there was something that said that they have to maintain that greenbelt, and in the right way, the way it was planted Ms Caruana Yeah, I remember when the bank used to be there I went and talked to the manager and she told me, yes, they take care of it, and then come to find out the manager did not have the last say It was whoever put out the funds and nothing was done Mr Taylor� Ma'am, we have the owner of the property here tonight, so maybe he can shed some light on it. How long has that bank been empty? Does anybody know? Ms Caruana. It's been a couple years Mr Taormina Mr Chairman, should I respond to that? Mr Taylor� Can you? Yes Mr Taormina I think it's been a couple of years, but I think the owner of the property is very familiar with when the bank closed Mr Taylor� Thank you Mr Morrow� Thank you very much Is the owner here tonight? Can you address this concern? Mr Dabaja First and foremost, we will comply with whatever resolutions that the Council deems to be necessary and whatever needs to be done in terms of making sure the resident is safe and comfortable with their home If a wall is required and it can be done, I don't have a problem putting it up I �ust want to make sure that if that's what she's comfortable with, we don't have a problem with that. Mr Morrow� Okay We appreciate that. I've got a question of the Planning Director When would this come up because this is strictly a November�7, 2015 27221 zoning question here tonight? A lot of th:ings we talking about is a matter of site plan review How would that come up? Mr Taormina I think the most appropriate way to address this would be, since the owner made the offer, through a conditional rezoning statement of conditions that he could provide to the Council We could work with him on these items to make sure that they are adequately addressed by the time this reaches Council review Mr Morrow� We appreciate your offer of building the wall if it's deemed necessary to have Mr Dabaja We'll do what's best. Ms Mclntyre I �ust wanted to say that the comments that were made, I appreciate them and every resident should be able to feel safe and comfortable in a home, and the fact that you've had to put up "no trespassing" signs, that shouldn't happen I really appreciate the petitioner being responsive here I appreciate the responsiveness because I would think you would want a secure perimeter because if, God forbid right, there's any sort of attempted break-in or anything else, right, you don't want the suspects to be able to flee easily into somebody's yard Mr Daba�a I will make sure also, this is something that I've done with most of my properties that I own I will make sure all LED lighting is installed and the place is well lit, whether it's open or not. So that's something we implement and we don't want any dark spots in the area I've implemented that on my properties on Plymouth Road and they're pretty bright. That's something I will implement providing that it does not affect the neighbors That comes with what we need to do Mr Morrow� I appreciate your input. Is there anyone else in the audience wishing to speak for or against the granting of this petition? Ms Mclntyre I have one other question, Mr Chair Maybe it's through the Chair to Mark. Would it be possible, Mark, to specify language for the homeowner on Puritan, what's the address 29515, and the petitioner to agree on and maybe it's a combination of a fence with some reinforced greenbelt, but can we put language like that in? Does that work? Mr Taormina No I don't think that is appropriate as part of any resolution that you offer this evening However, I think for the record and as a suggestion as this item moves forward to Council, it would be ' very helpful to articulate those issues and maybe get a � November 17, 20�5 27222 response back from the petitioner as to his willingness to move forward in that direction If we could do that, I think that's very helpful I think he's already done that to an extent with his suggestion that he's willing to build some kind of wall or fence there Ms Mclntyre Because we don't specify for that west property line Mr Taormina. Not as a part of a rezoning Since there's no alterations being made to this site, there's nothing that really triggers his need to come back before this body for site plan review Ms Mclntyre Right. Mr Taormina. So that's why most of these things to the extent that they can be addressed as part of a conditional rezoning agreement, I think that would be the best route Again, it requi:res him to make that offering Ms Mclntyre So how do we then specify that? What's the right language or will you guys take care of the right language, again, because there's nothing spelled out. My concern is to have the resident and the petitioner be able to figure out what kind of wall addresses the needs of the business Mr Taormina I think for the purpose of review this evening, the Commissioners should voice your desire and hope that the petitioner would extend that offer and then allow him to respond to that. Mr Morrow� Based on this, would it be appropriate for the Commission to write a letter to accompany this petitioner as a result of the Planning Commission discussion that he has volunteered to build a wall? Mr Taormina I think it would be more appropriate if the petitioner offered that letter Mr Morrow� That's what I'm saying, if he would write the letter as a result of the hearing here tonight. Mr Taormina We cannot require that. It is very clear in the statute relative to where the boundaries lie between the applicant making the offer versus impositions on the part the Commission, which are strictly not allowed Mr Morrow� But his letter would trigger the result that we're aiming for November 17, 20�5 27223 Mr Taormina That's correct. Mr Morrow� Okay Thank you Mr Dabaja Thank you for having me I look forward to working with you Mr Morrow� If there is no one else to come forward to speak on the granting of this petition, I will close the public hearing and ask for a motion On a motion by Bahr, seconded by Taylor, and unanimously adopted, it was #11-80-2015 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on November 17, 2015, on Petition 2015-09-01-09 submitted by 15983 Middlebelt L.L.0 pursuant to Section 23 01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the property at 15983 Middlebelt Road, located on the west side of Middlebelt Road between Five Mile Road and Puritan Avenue in the Southeast 1/4 of Section 14, from OS to C-1, the Planning Commission does hereby recommend to the City Council that Petition 2015-09-01-09 be approved for the following reasons 1 That the petitioner has voluntarily offered to enter into a conditional rezoning agreement with the City whereas if the use of the building stops being a pharmacy the zoning of the property would convert back to an OS zoning classification, 2 That the proposed change of zoning is compatible to and in harmony with the surrounding zoning districts and land uses in the area, 3 That the proposed change of zoning would provide for the development of the subject property in a manner that is consistent with its size and location, and 4 That the proposed change of zoning would provide opportunities for a greater variety of uses to serve the area as well as the City as a whole FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 23 05 of Zoning Ordinance #543, as amended Mr Morrow� Is there any discussion? � November�7, 2015 27224 Mr Taylor� I might remind the persons that are interested, that zoning takes at least about three months With the holidays coming up, it could be even longer because there has to be a First and Second Reading by the Council, and we have to get it to the Council to start with It's going to be a long process, and I would imagine that maybe the pharmacy might go in when the zoning changes, but it's going to be a while before they can put a wall up Thank you Mr Bahr� I just want to explain my reasoning I have two primary concerns with this Mr Morrow� Mr Bahr, could you hold those until after we get support? Did we get support? Mr Bahr� Yes, we did Mr Taylor Mr Morrow� Fine I missed that, Mr Taylor Mr Bahr� The primary concern I had coming in here tonight was just the Future Land Use Plan which shows this space ultimately being for Office The reason why I'm comfortable with this particular use is because I think it's consistent with what's been there before It's a pretty mild use of the property Mr Morrow will get a kick out of this, but going to church just around the corner there, I drive by there at least twice a week, and so I'm very familiar with the property I just think that this particular use fits well in an area where we don't have any guarantee when something can come fill in The second concern obviously has come up tonight. I appreciate the neighbor coming and enlightening us to a few of those issues I do think that those issues can be addressed through some of the things we talked about tonight, and I don't think from what I have seen and then from what I've heard tonight, I don't get the sense that some of the foot traffic issues are really related to the business itself I think those are just some general issues With the petitioner having offered to keep this just to this for the purpose of this use for the zoning, I'm very comfortable proceeding with this as it is Mr Morrow� Yes, we call Mr Bahr the Czar of Middlebelt Road He keeps us straight on what happens on that particular road Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution To expand on what Mr Taylor said, we will be sending this to the City Council with an approving fllavember 17, 2Q15 27225 recommendation They will hold their own public hearing and at that time you will be able to speak to it again So with that, it wil{ move forward We thank each of you for coming out tonighfi. ITEM. #2 PETITIUN 2fl'15-10-t}2-2C} SC}NIC RESTAURANT Ms Smiley, Secretary, announced the ne7ct item on the agenda, Petifiian 2015- 10-02-20 submitted by Newquest Crosswell Development Group, L.L C requesting waiver use approval pursuant fio Sectian 11 43(c}(1} of the City of Livonia Zoning Ordinance #543, as amended, to canstruct and operate a freestanding full serv�ce restaurant with drive-up window facilifiies (Sonic} at 29622 Seven Mile Road, located on the north side of Seven Mile Road between Middlebelt and Purlingbrook Roads in the Southeast 1/4 of Section 2 Mr Taormina This is a request to construct and operate a freestanding full service restaurant with drlve-in as well as drive-up window facilit�es This is the site of the former Baker's Square located on the north side of Seven Miie Road just west of the Livonia Marketplace This is an overview of the zoning of the area The site is a ii�tle difficulfi to pinpoint on this map The highlighted area ir� yella�nr is the slte lt's abaut 1 4 acres in size w�th '182 feet of frontage on Seven Mile Road As you can tell, the site is actually split zoned It contains twa zor�ing classifications The westerly 80 feet is zoned P, Parking, and then the remaining easterly par� of the property is zoned C-2, General Business The proposed restauranfi would be one story in height and would have a gross floor area af roughly 2,475 square fieet. The building is positioned near fihe m�ddle of the property with parking on the east, the west and i:he south sides The western edge of the building does runs cofierminous with the boundary between the C-2 and P zoning districfis The restaurant would have a total of 63 customer seats and that includes 43 inter�or seats as well as 20 outdaor patio seats That's the currenfi plan 1 thir�k there will be discussior� this evening about same modifications to those numbers There are 12 spaces shown on the site's east properEy line, and thase would be utilized as part of Sonic's drive-in operation The drive-in spaces are where customers would place fiheir orders through an intercom while seated �n their vehicles and then an attendant would persanally de(iver their fiood to the vehic)es Each drive-in space would have an individua! menu board and the spaces would be � covered by an overhead steel deck canopy that is abaut 9'10" in height. The drive up window service is planned far the opposite November 17, 2015 27226 side of the building, the west side of the building, and the vehicles entering the drive-up lane would enter on the east side of the property They would place their orders on the north side and then wrap around where they would wait for their orders to be delivered at the pickup window, again, on the west side of the building There is a concrete patio area shown along the front of the restaurant for outdoor seating This area measures about 30 feet by 45 feet and would accommodate roughly five tables or 20 customer seats There would be guard rail to mark the patio's outer perimeter to safeguard from the adjacent traffic In terms of access to the site, one of the requirements is for a full service restaurants to have ingress and egress to a public street by means of two separate driveways at least 40 feet apart. The primary means of access to this site would consist of a new curb cut off Seven Mile Road that would be located near the center of the property as you can see from this plan Secondary access would be in the northeast corner of the property with a curb cut connecting with the adjacent drive in Livonia Marketplace That's a slightly different design than what we looked at in the study session, but they have added that second means of ingress and egress to the site The current design does create potential for left hand turn conflicts with Melvin Street, which is located on the opposite side of Seven Mile Road The petitioner is working with Wayne County to resolve this design conflict. That's an issue that will be discussed in greater detail this evening as the petitioner has met with the County and will be presenting some revised plans In terms of parking, it's based on the number of customer seats as well as the number of employees When you factor those together, there's a total of 36 parking spaces required This plan shows 26 parking spaces, so there is a deficiency of 10 spaces that would require Zoning Board of Appeals approval But as it stands now, as I understand it, I think there's a communication this evening indicating that fihrough a reduction of seating, that the number of required parking spaces will decrease to the level provided and thereby eliminate the need for any variances In terms of landscaping, landscaping is shown around the perimeter of the site as well as around the patio area and behind the restaurant. I will note, however, that when we looked at the details in the landscape plan, they do conflict a little bit with the renderings While this is the landscape plan currently before you, it shows plantings along the west side of the property to supplement the greenbelt there between this use and the St. Priscilla Church, which is the property immediately ! to the west. It also shows some additional landscaping along the detention ponds to the north and to the east of the site What it lacks is a description of the materials that would be placed Noverrtber 17, 2Q15 27227 around the pafiio That's something thafi appears in the renderings but is nafi identified in any detail on the landscape plan ln terms of the need for buffering where this sifie adjoins residentiat zoned praperty, which applies to the St. Priscilla Cathalic Church to the west, a protective wall would be regu�red where this commercial property abuts the residential zoning So the petitianer has the optior� of either erecting a protective v�all, going to the Zoning Board ofi Appeals for a temporary wall variance, or seeking reliefi from the abutting proper�y awner via a fiive year separation agreement. Whafi he is showing you this even�ng Is a greenbelt that would be abou# 2C} — 25 feet in width and �ncludes the additional trees as you can see from the landscape plan that would serve as a buffer Those are all evergreen trees that would be planted 10 to 15 feet on center ta create a screen That wauid supplement existing trees in thafi area I will nate that that area does contain a starm sewer easement so the plantings are something that would be allowed on tap af the easement. In terms of the elevations, we'll go now to what the building will look like This is a rendering of the b�ailding It wauld be constructed primarily aut of brick, fiber cement panels and stone on all four sides The main body af the building is shown having brick and fiber cement baard panels You can see where the stone kind of accenfis the corners of the building as weil as extends up the tower There is a dryvit window tower The majority of the building is about 16'4" in height, then you add anc�ther five fieet ar sa above fihe raofline for the tower feature, and ther� on top of that you can see there is a premanufactured kind of dome feature that extends the heigh� tap anather 3 feefi. So fram grade ta the highest point of that tower element is about 24 5 feet, well within fihe limits of the ordinance, which is 35 feet. As I indica�ed prev�ously, storm water detention is shown in the norkhern section of the property �nd that wouid be in the form of a comb►ned forebay and detention bas�n !n terms of signage, this petition does exceed what the ordinance ailows They would be perm�tted one wall sigr� not to exceed 30 sguare feefi. The elevation plan shows mulfiple wall signs on the resfiaurant. I believe there are six total that would be recagr�ized as signs under the ardinance So that wauld require a variance from the Zoning Board of Appeals They show a ground sign in the southeast corner of the property That sign is slightly larger than whafi the ordinance allows, which is 30 sq�are feet. We dan't see a problem with them reducing the size of thafi sign in order to comply and also comply wifih fhe setback requirement which would be 1� feet from fihe right-of-way With that, Mr Chairman, I can read out the deparfimenfial correspondence November 17, 2015 27228 Mr Morrow� Yes, please Mr Taormina There are four items of correspondence The first item is from the Engineering Division, dated October 16, 2015, which reads as follows "In accordance with your request, the Engineering Division has rev�ewed the above referenced petition We have no objections to the proposed waiver use at this time The included legal description appears to be correct and should be used in conjunction with this petit�on The existing prope�ty is assigned an address of #29622 Seven Mile Road The submitted petition does not include calculations or specifics for the proposed storm sewer or detention system, so we are unable to determine any impacts to the existing storm sewer at this time It should be noted that the existing storm sewer is under the jurisdiction of Wayne County, and the owner will need to obtain permits from them to connect the proposed detention pond to the storm sewer The parcel is currently serviced by public sanitary sewer and water main that the owner will be able to connect to for the proposed building We will comment on the proposed service leads, and �ssue permits, once we have detailed engineering drawings during the site plan review process The owner will also need to comply with the City's "Fats, Oils and Grease' (FOG) ordinance as required by the Building Department. The submitted drawings �ndicate a single entrance to the proposed development from Seven Mile Road Any work with�n the Seven Mile Road right-of-way will require permits from the Wayne County Department of Public Serv�ces. Also, we would like to ask the owner to consider working with the abutting shopping development to the east to have their access off of the exist�ng service drive abutt�ng the east edge of the property We have reservations regarding conflicting traffic turning movements with the proposed driveways being positioned as shown Since Wayne County will have to review the proposed access, they will make the final determination, but we would just like to suggest the drive consolidation be mvestigated " The letter is signed by David W Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated October 21, 2015, which reads as follows "This office has reviewed the s�te plan subm�tted in connect�on with a request to construct and operate a freestanding full serv�ce restaurant with drive-up window fac�l�ties at fhe above referenced address We have no objections to this proposal with the followmg stipulations (�) Adequate hydrants shall be provided and located with a maximum spacing of 300 feet between hydrants Most remote hydrant shall flow 1,500 GPM w�th a residual pressure of 20 PSI (2) Hydrant spacing shall be consistent with City of Livonia � November 17, 2015 27229 Ord�nances (3) Chapter 38, New Bus�ness Occupancies, and Chapter 7, Means of Egress, must be conformed to which includes Emergency Exit Signs, Emergency L�ghting, Exit Pathways and Extinguisher Requirements, NFPA 101, 2012. These and other issues will be reviewed during the Plan rev�ew process " The letter is signed by Daniel Lee, Fire Marshal The third letter is from the Division of Police, dated October 27, 2015, which reads as follows "1 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 November 16, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been reviewed The following �s noted (�) Parking spaces shall be a minimum 10' x 20' and double striped (2) Barrier free parking spaces shall be properly sized, signed and striped (3) A variance from the Zoning Board of Appeals would be required for the excess number and size of signs This Department has no further ob�ections to this Petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection Thank you Mr Morrow� Are there any questions of the Planning Director? Mr Bahr� Through the Chair to Mark. The comment about a full service restaurant as far as the ingress and egress to a public street by means of at least two separate driveways If my recollection is correct, the former Baker's Square did not have that. Was that a variance that was given to them? Mr Taormina I did not check on that. Mr Bahr� That would be a full service restaurant right? Mr Taormina That was most definitely a full service restaurant. I don't know when the requirement was imposed relative to the need for two points of egress and ingress Whether or not it was grandfathered or received some special consideration, I don't know I'd have to go back and take a look at the record I apologize I don't have that answer for you Mr Bahr� Okay Thanks Mr Wilshaw� Through the Chair, �ust a comment to Mr Bahr l did take a look at a picture of Baker's Square and it did have two points of ingress and egress, but both were into the Livonia Mall property Mark has that on the screen 1Voverr�ber 17, 2Q15 27230 Mr Taormina I think maybe what he's referring to is that access point. I think there was an access point from the nor�h or from the east, one ar#he ather Mr Wilshaw� Yes, there's ane north and one east. Mr Taormina That wouid have complied 1 think. Mr Morrow- Is the petitioner here this evening? VI/e will need yoUr name and address for the record please Damon Garrick, Metro Consulting Associates, L.L.0 , 45345 Five Mile Road, Plymouth, Michigan 48170 I think Mark's report was fairly detailed l did write same notes on some of fihe issues thafi were brought up, like parking, access, landscaping and storm water so 1 can briefly touch on those, and if there's any questions that you have, you can see that we did make the changes that were req�ested of us at the st�dy session with �he [andscapir�g and showing the parking district and providing that secondary access there So we did lis�en fia the cancerns there a�d we will sfiilf have some things that we need to address The parking, what we have aut there, while we may be deficient, is the outdoar seating in the frorit. You may remember we were talking aboufi the indoor dining room option and this being the fiirst sfiore Sa we really have an excess of seating and this new prototype was designed to have peopie more in fihe inside There's a fireplace There's T11 in there So what we were entertaining was eliminating all of the outdoar seating except for two tables One wotald be the accessible table that's kind of to the right, and then one of the other tables That would kind of relieve some of the parking requiremen#s, but we stiEl would probably have to add twa to three parking spaces to meet the requ►rement and not need to go to the Zoning Baard af Appeals That's the correspondence that we sent to Mark this evening We're not opposed to doing thafi and we don'fi think that it's going to impact the business by eliminating fihe seat�ng up there So it will still be an area People can sfiill congregate and drink their sl�ashies ar�d whatnot oufi there We �ust w�ll anly have two tables So thafi's kind of the parking issue The access issue was brought up at the study session As you recall, fihe origlnal layout, we didn'fi have a second point. We only had the access point onto Seven Mile Since then, we did add the one �p to the northeast fihere, and as early as today, we met wifih Wayne County We're discussing options far this entrance there Peaple are concerned about Melvin Street and the location of this drive being in between fihe church drive and the existing shopping center dr�ve Sa we discussed some things and concept. We November 17, 2015 27231 haven't agreed to anything yet, but we understand that we need two points of access wherever they may fall on the site and we're looking to have the best option that kind of doesn't impact the business and allows us to get those two points With this, we've got the outdoor dining and we've got the circulation So what we're trying to analyze is how we can get the access point and not create traffic problems for the people that are currently using Seven Mile or in the shopping center, but also allow us to get our patrons into the drive-thru and out and not have to circle around the site With this being a fast food restaurant, you want to have convenience, and if people are feeling like they have to come in and drive around the site a couple times to get in and then get out to drive out, that obviously impacts the business So that's kind of what our challenge is, but we're going to work with Wayne County and the city and Mark to come up with an option that kind of ineets everybody's need So that's the access issue The landscaping, we added in the evergreen trees there on the west side, and per Mark's review letter, we need to detail out some of the stuff that's in the patio area that we haven't done and we're not opposed to doing that. That's not a problem We can add additional landscaping up around the front. The outside is their dining room and so they want to have it nice and refreshing out there So we're not opposed to adding additional landscaping up in the front. I did bring building materials That was another thing that was requested at the study session so I can bring those up in a minute I want to talk about the storm water for just a minute If you'll allow me to approach, I'll bring those up and let you guys take a look at them The storm water, I heard in Mark's letter, the City said that �he storm water was under Wayne County's jurisdiction, which it was my understanding prior to hearing that, that the Livonia drain, which is on the west side of the property, Livonia 16, is under the city's jurisdiction There are drains in Livonia which Wayne County has jurisdiction and there are some that the city has jurisdiction My understanding was that one was under the �urisdiction of the city, and that the storm water detention system needed to be designed to Wayne County standards, but the city would be approving the underground conveyance to the pond So we have to meet with Wayne County about the access We're not opposed We know it has to be designed to Wayne County standards I just thought that the city had the jurisdiction because the outlet structure that we're proposing is tapping into what we believe was their drain, so it's just a jurisdictional issue � It still all has to be designed to Wayne County standards so it's really not any different. It's just who is going to stamp it for approval Is the city going to do it or Wayne County? We're going to design it to Wayne County standards because that's lVoverrtber 17, 2Q15 27232 what we have to do So I just wanted to let you guys know aboufi that. Mark, do you have the elevations pdf? Sa what they have �s, we've got some cemenfi stone that's kjnd of on the wesfi side there above the dining room and then we've got stone veneer and brick ver�eer, which i'm going to bring up Mr Morrow� 1s it Mr Garrett? Mr �arrett: Yes Mr Morrow� 1 can't see fihe size of them but if you cauld display them where you are and explain ifi to fihe Commission rather than bring them around What we want to do is get it so that people in the audier�ce and TV can also see the materials Mr Garrett: Is this goad rlght here? Mr Morraw� Yes Mr Garrett: So �his material here is what you see on the chimney of the building where the drive-thru apen is This is kind of the stone veneer that #hey're proposing there and araur�d the building That's what this material is and �t's the same color that you see there So this is what they're proposing on the four corners of the building and �p along the tawer p[ece This is the material that they're proposing This is the brick veneer That's kind of the belt line of fihe b��ldir�g and up in the fror�t here It's nofi actual brick, but it is a brick veneer that you see all around the building Mr Morrow- Cto you know how that's going to be afitached to the building? Mr Garre�t: ) don't knaw that. lt wi11 be in the building plans Fred, 1 don't know if you know how#hey attach that. Mr Morraw• Sir, yaur name ar�d address please Fred Rafou, 2d�4 Long Lake Shore, Vl/est Bloomfield, IVlichigan 48223 I'm the franchisee for Sonic The answer to ycaur question is, this is a sample of what the bricks look like It is gair�g �o be act�al br�ck. Mr Morrow� Oh, it is going to be actual brick. VIlell, thet� we don't have to worry about it. Thank you Mr Garrett: This is the cement stone here This is at the back af the build�ng All the colors match whaf's going on the building, and these are their samples of the materials They used to have i November 17, 2Q15 27233 several different elevations, and this is fiheir premium elevation in the last couple years, fihey've just been roliing this out �nstead af going back and forth with people commenting on the calors and the materials This is not always what the eievations have always loaked like, b�t this is the best that they have to offer Mr Morrow� INhat is the partic�alar name for that? Mr Garreft: This is called Sandstone 2 This ►s Deset� Beige Mr Morrow� Not as far as the color, but is that cement? Mr Garrett: Yes This is cement. Mr Morrow� On some kind of a backer? Mr Garrett: Yes It's a cement board Mr Morrow� Cement board Okay That's what I was looking for Thank you Mr Garrett: So that's krnd af what I had I'll open up to any quesfiions We tried to take all the fieedback fihat you guys gave us at the study session and incorporate that with the plans We've been working with the Planning Depar�menfi and exchanging emails and, Mark said, hey, can you do this and this is missEng So I think we got a pretty good rappar� wi�h fihe Planning Deparfinenfi, and we're willing to contir�tae ta work with them a�d do what we need to do to get fihis thing done Ms Smiley� That yellow top thing What is that? The yellow dome thing Is that a Iook or is that ft�nctional? INhat is it? Mr Rafau That is made ou� of aluminum materials and then there's lights on top of it. !t's just a Sonic trademark. Nt is decor Ms Smiley� lt's strictly decflr Mr Rafou Yes Ms Smiley� And that's on all yaur buildings Mr Rafou Every Sonic building has ane of�hose an top of the chimney Ms Smiley� 1 guess 1 didn't notice it before Thank you Mr Bahr A couple camments First of all, my compliments to yot� guys #or the way you've worked with the Planning Department. ! see the I � Novertaber 17, 2Q15 27234 evidence of what you've done s�nce the study meeting, and I think it's a great (ooking bui)ding I lil�e what you've done with the fandscaping There's a !ot of things I like about it. Regard�ng the landscaping, you already menfiioned more around the patia which l'd like to see The other spot that ( �ust wanted to point oufi, could we get some more greenery around the dumpster? First of all, 1 ass�me the d�►mpster surrounding wail is goir�g to be consistent wifih the building as far as materials Mr Rafou Yes Mr Bahr° Okay Could we get just some additional greenery around that just for it be�ng such a visible are� and drivers coming r�ght in there? I'd hate to have them starEng r►ght at a dumpster Mr Rafou Like arbarvitaes to screen it a little bit? N1r Bahr� Yeah Samething natural around there just so it's t�afi just a big brick wall I personally am excited about Sonic coming ta Livania 1 do have seria�s cancerns about the �ngress/egress to Seven Mile I don't know I guess I'll wander aloud and maybe same of my more experienced felbw cammissioners here can answer this for me as to whether ifi's appropriate for us to even do an approving resoiution before we see a resoiution from Wayne County, or if it would be more appropriate to table this But any concerns ( have are not concerns with the business or the restaurant or anythmg 1'm excited aboufi what yo�u guys are doing I imagine we would gefi a really busy spot there You've got�ust to the east a busy ir�gresslegress Yau've got just to the east af that another busy ingress/egress, and fio add anather one here, I've go� cancerns aba�t that, The only other concern 1 have is my wife loves cherry limeades and I'm nofi sure our budget can handle ifi. Mr Garrett: Scott, 1 would fiell you today we fialked about some ideas wifih the Caun#y We said that we woufd make some changes ta the access and email that to them and get their preiiminary feedback before the Cour�cil meeting So there rrvill be a correspondence and a resolution to fihe access that will be submitted to INayne Count}r and be submitted to the Counci[ So that's out there We just had a meeting with them today ta discuss what we're going �o do, so we have some things that we need to sketch up here in the nexfi couple days, and the idea is that we'll get that out to Wayne County We can copy Mark on the email We're fully transparent. We understand access has been something that's been a concern since day one We want November 17, 2015 27235 everybody to be a part of our solution So that's what's going on with the access Mr Bahr� Okay Thank you Mr Morrow� Yes Mr Bahr, that's a very valid concern because as we heard at the study meeting, that ingress from the road would be a non- starter if they can't work out the detail on that. So based on your meetings with Wayne County, do you have any feel that you can work this site plan out? Mr Garrett. Oh, yeah Yes, I do Some of the things that we've been talking about is shifting the driveway to the west and we're trying to figure out with the church drive So we're trying to get it as far west as possible to eliminate what's going on with Melvin there So that's kind of what we have, but then our challenge is, we have a church driveway too So we have to be cognizant of their driveway and not impact what they're doing over there while we get our traffic in So that was one of the things that we talked about. We talked about going right in, right out in its current location That wasn't one of their favorite options I mean we were putting them all out on the table and that wasn't their favorite one, but that was one that we discussed We talked about connecting to the existing mall driveway, shopping center driveway, on the east side The challenge with that is, is where it would work best is closer to Seven Mile, but Wayne County's issue with that is stacking So if you put it down there, because that would allow people to come in and get into the d.rive-thru lane, the further you go north, the further you're getting people away from the drive-thru, which is the whole circulation thing that I was talking about earlier I think the Baker's Square drive was farther north I think Mark brought it up earlier, but it was not too far south of where the existing drive is there It's just a little bit south So we've been talking about that. If we go there, how much stacking do you need? Those are kind of the options that we have on the table, and we just need to talk internally about which one is the best and then put together a revised plan and send it to Wayne County and get some feedback that we would pass along to everybody before the Council meeting So those are the options that are out there We don't know which one of those are going to work because we have to evaluate the business I mean, if we could get it down close to Seven Mile, that would work great, but then if you're stacking there and people can't get into the driveway and then they can't get in there, there's hesitation and they're trying to turn in there That might create problems So we're trying to evaluate it and make sure that we're not creating any problems with the development. November 17, 2015 27236 Mr Morrow� I think what we're seeing here is that Wayne County, certainly they're experts on their roads and how you egress and ingress As one Commissioner, my biggest concern is how it's going to conflict with Melvin We want to avoid any type of traffic conflict with Melvin on any of these new curb cuts or lack of curb cuts Mr Garrett: Wayne County brought some things to our attention about Melvin, that they get calls on that weekly about Melvin and they're talking about delivery trucks and some things that they were bringing up that they were aware of that happens right now So we're aware of that. Like I said, we have those options we need to weigh it from a business standpoint. We need to weigh it from a traffic and safety standpoint first and foremost. So that's what we're doing now My hope is that our evidence of what we put in the plan will allow you to trust what we're saying and it's not a smoke and mirror type of thing where we don't have a plan and we're �ust telling you that because we want to move on I would hope that we've given you enough information here to take action tonight with whatever conditions you need to add We have to do something with Wayne County It won't work if we don't get Wayne County approval So there's other levels of approval that we need to achieve beyond the Planning Commission So I hope that we could continue to move it forward with the condition that it's a condition of the approval and not a tabling because we are working through those issues Mr Morrow� Okay I've got to find out if there's any other questions or comments of the petitioner Mr Wilshaw� Yes A couple questions You're sacrificing some of your outdoor dining to accommodate the parking situation which I understand is kind of a difficult position that you're in Obviously during different times of the year, you're going to have people wanting to, during the colder months, people want to dine inside During the warmer months, the nature of your business is that people tend to like to dine outside there because it's kind of a neat nostalgic drive-up type diner l don't know if the seating inside your restaurant is permanently bolted down or is it some tables can move in and out? Mr Rafou Unfortunately, the seasons that you mention work against us Here's why The 12 carports that we have where people pull in and eat in their cars would be used a lot less in the winter than they are in the summer, which means we cannot use them as much as in the summer for parking, not that's it's allowed It doesn't count anyways But had that not worked that way, we November 17, 2015 27237 have 12 additional stalls that, honestly, for the most part, maybe 10 percent of the time they are all full So a lot of times what we do, even for us to make sure we accommodate our customers, that we have two or three employees park their cars under those because we never fill them and that creates more parking for the rest of the restaurant. The idea was studied I myself built three Sonics in the State of Michigan, and in the wintertime, our business dries completely because people don't want to sit in their cars when it's 20 below zero and eat. So I was one of the people that put my arms up at Sonic and said, if you guys want to develop any more of these, you have to create some sort of a dining room So the minimum dining room you create is going to have to have about 40 seats Otherwise, it's not even worth spending the money to build a dining room So we did the dining room that holds about 44 seats They're not permanent or bolted, but that would be playing musical chairs — moving some chairs so you can have more parking outside It's not going to work. One of the ideas that we even threw out and certain parts of the country they did it, they did the dining room with glass garage doors that opened up so the dining room became a patio in the summertime However, the challenge with that in weather like Michigan, it's impossible to keep it warm in the winter So we ended up going to that and when we have enough space, and I'm sure, like I said, having 20 seats outside may be a little too much So maybe if we could cut that down to 10 and then we have to work with the site that we have I mean we have to coordinate with the city ordinance and that's what we have to do Mr Wilshaw� Okay Just so you can explain to us and our vast TV viewing audience, what percentage of your business is drive-up versus the carhop-type service versus what you pro�ect to be dine-in service? Mr Rafou In the past, the studies that we did, it varied by season In the winter, 70 percent of our business was drive-thru However, because we didn't have any dining room, there was less than 10 percent of our dining in the stalls So somehow we lost 25 percent business during the winter months And the recent studies that Sonic did, they found out that during the entire 12 months of the year, taking like rainy days in the summer and cold days in the winter and snowy days, 27 percent of our business is generated through the dining room That's why we are spending the extra money to do the dining room However, if it was up fio me personally, I would not even have the stalls anymore because all other fast food don't have it and have November 17, 2015 27238 dining rooms and they do just fine But Sonic founders would shoot me if they heard me say that. Mr Wilshaw� Sure, it's a unique element to the business I understand Of course, you have Daly's restaurant on Plymouth Road which also still has the old car ports Mr Rafou The old A&W had car ports and stuff We just took it to another level Mr Wilshaw� Right. It's good that you're still having that in the sense that it's catering to the persona of the restaurant. Mr Rafou Exactly That's their niche Mr Wilshaw� Exactly But of course you're modernizing the drive-thru with a double drive-thru which we're seeing on McDonald's and other fast food restaurants Mr Rafou All of them found out that, especially in a cold climate, people don't want to get out of their car to eat, and people have very little time It's a half hour lunch to leave the office, grab food, eat and get back to your desk, and that's the quickest way Mr Wilshaw� I'll just say, I'll echo some of Mr Bahr's comments that I'm glad to see Sonic coming to Livonia We've seen this business previously Not you as a franchisee, but previously we've seen a Sonic presented to us in a neighboring location, but it's nice to see it again I think it will be an asset to the community and to the area in general around there, which does not have a tremendous amount of fast food dining options There's a few in that area But any variety of dining options available are always good The issue that I have, like Mr Bahr, is one of access and we need to make sure that you have adequate access to the facility Obviously, Baker's Square had access only through the easterly drive, but the nature of that business is that people would come there and sit for an hour or two and have a full sit- down meal as opposed to drive-thru type service So it's a different nature type of business, but that driveway does need to line up with the street south of it and if that issue is not resolved, I don't see how Wayne County would ever approve the curb cut that's proposed here right now So we definitely need to see that fixed I do have one question through the Chair to Mr Taormina If we were to allow this petition to continue without having a final site plan that shows the location of the driveway as it would align with more to the west, obviously if any changes are made to the site plan it could affect landscaping and:a number of other November�7, 2015 27239 things on the site Is there a way that we could craft a resolution that would allow that to move forward to Council pending those changes of the driveway, also knowing that landscaping and a number of other factors of the site plan may need to be adjusted, or is it really in our best interest to make sure we have a complete site plan that's properly vetted before we send it on? Mr Taormana I'll leave that up to the Commission to make the ultimate decision The tabling is always an option, of course We've attempted to address that through the pre-prepared resolution condition 2, but I don't think it's enough just to pass it on subject to Wayne County approval I think it's something that at the very least Council will have to review, and also in light of the other considerations, such as landscaping I don't want to lose that aspect to the design of the road, the compromise on some of these other issues like landscaping and signage and things of that nature Mr Wilshaw� I agree with you Mr Taormina. I think it's most appropriate probably to pass those suggestions onto the Council as part of their final review if this body is inclined to vote favorably this evening Mr Wilshaw� Okay I agree with you Thank you Ms Smiley� One more thing You're over on your signage It exceeds our ordinance You have six signs and the ground sign needs to be reduced Are you aware of that? Mr Rafou Yes, I am There are a few signs this is like the maximum package of signage that Corporate gave us to work with, and it happens every time I build one of those We end up going to the Zoning Board of Appeals for these because they always overdo the signage and I think we're just going to have to go that route to see what they will allow us and what we can do without. Ms Smiley� Okay And then I have one question speaking of signs The drive-thru up on the dome thing, the dome is lit up and then is the sign lit up there? Mr Rafou Yes They both are Ms Smiley� And then the Sonic in front is lit up? Mr Rafou Yes, it is November 17, 2015 27240 Ms Smiley� So I think we'll be able to find you Mr Rafou One of the biggest reasons that we have a lot of signs is because, before the dining room came in place, all of the dining was outdoors So when the cars pull in the car port, instead of looking at a brick wall, we put these signs of our food and our promotions on these walls They also are lit up and they are counted as signs Ms Smiley� I �ust want to make sure you're aware that you're going to have probably a tough time with all that. Mr Rafou Thank you Ms Smiley� Okay Thank you Mr Taylor� Well, I think you've done everything that the Planning Commission asked you to do as far as the study goes Like the rest of this Board, I think you're biggest problem is with Wayne County I certainly don't want to hold you up until you come back and show us where the driveway is going to be I thought, through the Chair to Mark, doesn't Item 2 on the approving resolution pretty much cover what we're talking about? Mr Taormina. Yes, I think it does The only thing you may want to consider is, again, the Council's review of the final location of the driveway Mr Taylor� Hopefully, by the time they get to the Council, maybe they'll have it resolved Mr Taormina I can't see Council moving this forward until they know precisely where that driveway is going to be located Mr Taylor� I just know that when you opened your Westland store, you were very busy and there was traffic tied up all over everyplace And that's good for business, but we don't want to see it happen here in Livonia where people are lined up on the street trying to get in Mr Rafou You have to remember that the Westland store was the second store built in the State of Michigan after yea,rs of advertising So there wasn't that many Sonics Since then, there have been 18 Sonics built in the State of Michigan So, while I would love to have that kind of business, I don't think we'll even come close Mr Taylor� Thank you November 17, 2015 27241 Mr Morrow• If there are no other questions of the petitioner, we'll now go to the audience Is there anybody in the audience that wishes to speak for or against the granting of this petition? Sam Atherton, 11082 Hillcrest, Livonia, Michigan 48150 I work at St. Priscilla Catholic Church, which is 19120 Purlingbrook here in Livonia. I have several questions and several reasons for concern, traffic obviously being the most important one The safety of not only the customer but the safety of our parishioners and entering and exiting the driveway on Seen Mile It's very important. We have a mass majority of senior citizens whose driving skills are less than sometimes and we have a large base of people going in and out of that driveway To merge two driveways together with the restaurant and the church doesn't seem hardly possible for the simple fact that, well, we're probably going to see a most younger generation using the driveway for the restaurant purposes Right now, it's hard enough as it is to make a left hand turn out of the driveway going east because you have the westbound traffic on Seven Mile coming from the mall area as well as through the traffic light. The eastbound traffic has the traffic light at Merriman We used to have one at Purlingbrook but that was removed years ago when we widened the street, which was in good favor because at that time nobody thought there would be a real difficult situation with it. But now there's the traffic Once they hit the light at Merriman, they seem to want to travel as fast as they can to beat the light in front of Marketplace So as a result, they have to be extra careful I could see problems with cars coming into the restaurant at the same time we'd have people coming out. Where they'd be coming out, we'd be coming in We'd be crisscrossing with each other I think that would become a real problem That's my personal opinion Obviously, the parish would probably make a decision on that as a parish, not �ust as one person I told the gentleman, Sam, that was there today with us that would be what we would do We would make a decision as a parish, not as one person I have a question about hours of business That was not brought up I would presume its hours of business would be what, 10 00 a m until 10 00 p m , midnight or what? Mr Rafou Six a m Mr Atherton Six a m Mr Morrow� Let's keep it going through the Commission Mr Atherton I'm sorry The hours of operation has not been discussed at this point. November 17, 2015 27242 Mr Morrow� We'II give him an opportunity to answer your questions Mr Atherton Great. That's important for us to know as well Mr Morrow� Certainly Mr Atherton We have things going on in church every day it seems like I've been there 11 years Every evening we have something, Tuesday night especially Tuesday night we have bingo Sometimes there's 200 people there or 150 at least. It might seem like 200 but 150 people When they all leave, and if everybody is trying to go in and come out, there's going to be a problem They can't go out the other entrance They use all three of them as it is now Noise factor We've been blessed with quietness there for the last 60 years The noise that's been made has been made by the parish for the most part. Joyous noise, I might say Now we're going to be listening to electronic devices, cars that are going to go through there during the summer The radios are going to be turned up There's no question We were young ourselves once, so we know what happens That's going to take place What do we do to resolve that problem as it is? The lighting I presume that the lighting would be standard like any other drive-thru business Signage has been brought up We talked about the main sign on Seven Mile We have a sign on Seven Mile as it is now We're in the process of thinking about redoing that, but we put that on hold until we determine what Sonic does because we certainly don't want to spend money for a sign then have Sonic put a bigger sign up in front of ours You'd never be able to see it. So why should we spend that money? So we're waiting to see what happens there We don't know any dimensions or anything at this point. They did address the trash enclosures and such That's understandable and can be taken care of Another thing that has not been brought up, how about the construction entrance when they go to build this place? Whose property are they going to cross to get in? Are they going to make their own entranceway or are they going to try to come through our driveway and go into the business? That's something to be considered And my last point is the drainage pond They talked about. Where is that going to be located on the property? Right now Petco sets behind the driveway between the two properties Is it going to be along the fence? How big is it going to be? How's it going to be maintained? Is it going to be secured so nobody can just walk to it? Those are issues that I have, and I'm sure these other people have other issues too But those are November 17, 2015 27243 things that I think need to be addressed, and I'd like to have some answers if we may Mr Morrow� Thank you Anyone else? Rosa Russo Powers, 20382 Beatrice, Livonia, Michigan 48152 Everything that Mr Atherton has just spoken about I fully agree with While I do like the idea of having new restaurants and new businesses in Livonia, I understand what it does to our revenues We have to consider carefully what that Seven Mile driveway is going to do to impede the likelihood of increased accidents, increased traffic flow and what it does to us as a parish community And not just for us You also have the Carl Sandburg Library You have the people on Melvin Street. You have a lot of activity in that area, and a Sonic driveway on Seven Mile Road is unacceptable for the safety of the citizens You have to remember too we're very busy We're there seven days a week. We're there morning, noon, night. There's activities always in that area I encourage all of you to take a drive there and to see how much of an impact a more westerly driveway is going to do to the parish, to Carl Sandburg Library and to the resident that also Iives and abuts our driveway That's going to impede him as well The Seven Mile Road improvement of two years ago was very wonderful We appreciate it. It was the best thing that happened to the Seven Mile Road area However, the improvement did take away that traffic light which was important to us Mr Atherton touched base on that. But now we're playing a game of leapfrog We're playing a game of chicken Every time we try to exit that driveway, we're worried about the people on Melvin We're trying to a make a left hand turn heading east. We can't even do that because people who are coming out of the driveway of the Marketplace now are in such a hurry to put the pedal to the metal that we're playing leapfrog not only with them, we're playing leapfrog with the people on Melvin We're playing leapfrog from the cars that are coming easterly from the Merriman Road traffic light. It is a hazard St. Priscilla doesn't just exist for St. Priscilla It exists for the community We are also there for McNamara Towers We're also there for the Zeigler Building We do a lot of work with them We also have dinners for them, luncheons for them These people need a safe access, but I also want you to consider the pedestrian traffic I want you to consider those senior citizens that are traveling on the road there in front of what is St. Priscilla's driveway, in front of what is the Carl Sandburg Library, and what is going to be a potential driveway for Sonic for these people who are in wheelchairs at Amigos You're not doing them a service if you allow a Seven Mile Road entrance It's dangerous now It will be November 17, 2015 27244 more dangerous then We're cut off every day We're cut off by those people who are in such a hurry to get to the Walmart and to the Kohl's for whatever last item is on sale I beg you to consider or to take a ride there to see what we really have to go throug�h to exit or enter the church As much as I would prefer a better, bigger, more sit down type of restaurant like Baker's Square, I think we can all enjoy Sonic, but I think we can enjoy it if they configure their drawings a little bit differently Maybe do the entrances and exits a little bit more like Baker's Square had it. We enjoy Leon's very much so We en�oy Coney Island Inn very much so, but we need to have a good neighbor and that good neighbor cannot exit or enter on Seven Mile Road It's just too dangerous Livonia has proved, also, this group here has proved, that other restaurants in this community can exist without having to have a driveway on the main road I'd like you to look at Culver's I was actually watching the TV video on the evening that you made the decision on Del Taco You didn't allow them an exit to Middlebelt Road, and therefore I'm still asking you again, to reconsider what those decisions are going to be Even Arby's exists very well in the Kroger shopping center on Eight Mile Road I think if we work together we can come up with a better solution than Seven Mile Road entrance and exit. Thank you Mr Morrow� Thank you very much Anyone else? Mr Bahr� Mr Chair? Mr Morrow� Mr Bahr Mr Bahr� While she's coming up, could I just address one thing real quick? Just a clarification Mr Morrow• Sure Mr Bahr� As I understand it, you're concerned about the driveways Bringing up Culver's and Del Taco are great examples As I understand the ordinance, what we require is two ingress and two egress It's not necessarily to a main road, which Del Taco has that. Culver's has that. So your point is well taken I just wanted to clarify that technicality for you Elizabeth O'Keefe, 29537 Pickford, Livonia, Michigan 48152 I'm also opposed because of traffic concerns, specifically, my son attends Coolidge Elementary He's a kindergartner there And they encourage us to use what they call the loop system of pickup and drop off, which means that residents who have students at November 17, 2015 27245 that school that live in Sunset Hills, which is where I am, it requires us to leave the subdivision via Melvin, make a left onto Seven Mile and then make another left onto Purlingbrook. That's done in the 15 minutes before and after 9 00 a m and before and after 4 00 p m Monday through Friday I would hesitate to do that if there were a restaurant here I think specifically at the 4 00 p m hour, I would opt to do the parking lot, which is what the school asks us not to do It's a small lot. It's not as safe for the children It's not as convenient. It's not as quick, but if there were a restaurant here, I would consider doing that. I think that would be a better choice for my family, especially since drive-thrus by nature are high traffic I think if it were a sit-down restaurant, it might be a little bit different, but still that would worry me And I have to also mention that somebody said something about their not being a restaurant like this and within a quarter mile of this proposed location I quickly counted Burger King, Wendy's, Arby's, Dunkin' Donuts, Jimmy Johns and Boston Market that all have drive-thru service Thank you Mr Morrow� Thank you Anyone else? If there is anyone else in the audience, it might save some time to come forward and get a seat close to the podium Jerry Marrone, 29622 Lamar Lane, Livonia, Michigan 48152 That's in the subdivision of Sunset Hills just south of the Marketplace I left the room for a little bit but what I missed was, the hours of the restaurant. Can anyone enlighten me? Mr Morrow� Well, you didn't miss it. I don't think we discussed it, but that will be a question when we wrap up We'll give the petitioner an opportunity to state the hours Mr Marrone Okay Well, without knowing all the facts, it's hard to approve something So right off the bat, I would oppose this Mr Garrett: It was on the plans, just so you know We're going to go through all the comments, but Mr Morrow� Sir, we'll take care of that. Go ahead Mr Marrone When the Marketplace was under construction and the developers came in, I recall them saying that the truck traffic for the Marketplace was supposed to come in off of St. Martin Street and Middlebelt. They were going to access the back part of the Marketplace Now there's signs on Seven Mile that allow them to come in So we're right there at Seven Mile just east of November 17, 2015 27246 Melvin Now we have to be concerned about truck traffic Also, I'm part of the neighborhood watch program in Sunset Hills, and it was about 2010 or '09 when I started receiving complaints of the traffic on Melvin and Seven Mile There's a conflict there Both east and west bound are occupying a left turn lane at the same time and in a very quick short manner, which presented a serious problem I called Livonia and I was referred to Wayne County Engineering and Traffic Division I spoke to Mr Phil McGuire about this I spoke to him several times about it. He assured me he would come out and look at it. He probably did His conclusion was that at this time, they're not going to do anything but everybody had to be very, very cautious when going into that left hand turn, whether you're going eastbound or westbound And for the life of ine, I don't know why we have to wait for an in�ury first. Now we have another problem of a third exit coming right into that center, right at Melvin and Seven Mile With our problems previously, and another exit coming into that, we are really putting everybody at risk. That's what I have to say today Mr Morrow• We appreciate your input. It's all part of the record Is there anyone else coming forward? Lenore Curtis, 29629 Pickford, Livonia, Michigan 48152 I belong to St. Priscilla's parish I have for over 40 years I come from — I don't know north, south, east and west — but I come up Melvin to cross over Seven Mile to get to my parish Twice, once I was hit. Fortunately no damage was done, and another time I was nearly hit. If we add another driveway to that area, we are going to have accidents If you come out of the Marketplace, and you go onto Seven Mile to try to get back into the subdivision, many times there has been head-to-head cars Add another driveway and we're definitely going to have a problem I think that you guys think it's wonderful that the Sonic is going in or you want a Sonic to go in I personally don't. We do not need another fast food restaurant. We have enough restaurants in the immediate area that we don't need another fast food place We don't need more congestion We don't need more traffic That's my personal opinion Thank you Mr Morrow� Thank you Donna Iding, 29505 Nottingham Court, Livonia, Michigan 48152 I live in the condos right behind the Marketplace I know that it's a wonderful restaurant. I know that the committee has said positive things about the restaurant, but I looked on my maps on my phone I can see 10 Sonics in the Detroit area, two of them, one being in November 17, 2015 27247 Westland, one being in Walled Lake, are 10 minutes, 15 minutes, give or take whatever, wherever you are in the city close to here I think it's becoming saturated for Sonic's in the Detroit area It's not a novelty anymore at all, and it's not unique to our area any more to have 10 Sonics and then have the 11tn one at the Marketplace And like the previous person said, just at the intersection, we have four fast food restaurants and this would be the fifth fast food And that's really my input. That we do have a lot of Sonic's in the area, and two of them 15 minutes close to where this one will be Thank you Mr Morrow� Thank you No one else is coming forward I'll go to the petitioner You've heard several questions If you could respond to those Mr Garrett. Sure Thank you Obviously, most of them were regarding traffic It was good to hear their concerns and we heard yours and Planning So we understand that's an issue The hours of operation are 6 00 a m to 12 00 a m The 6 00 a m , they don't do a lot of business at those hours Most of it is used for prep, getting ready for the lunchtime, which I believe your peak is the lunch I was unaware of all of the activities that happen at the parish I don't know what the weekends are like I don't know weekends during service times I'd let Fred speak to kind of what happens throughout the day and what's the heaviest time and summer hours I'll let him address that, but the hours are 6 00 a m to 12 00 a m I know that the early morning, there's not a lot going on there As far as the noise, we did try to take that into consideration with the design and putting the canopies on the shopping center side and not on the parish side Mr Morrow� Sir, if you would just address the Commission Mr Garrett: Oh, I'm sorry The comment was brought up about noise The canopies with the audio were put on the shopping center side and not on the parish side That was taken into consideration during the design I don't know what the options are as far as — you might want to tell them how that works, how the sound system works, what happens with the drive-thru and that kind of thing Then I'll go through the rest of this Mr Rafou As far as our canopies, it's no different than a drive-thru and like Damon indicated, it's on the Marketplace side along the street. So it's far away from anyone that's living or working near it. As far as our business, we do open at 6 00 a m because we do serve breakfast. However, we are not known for our breakfast ' so the first four hours of the day we prep, get our deliveries, get November 17, 2015 27248 i things out of the way and we don't get busy until after 10 00 or 11 00 And our evenings, our busiest hours, just like any other fast food, is during the dinner hour and then we slow down after that. We have some traffic for our drinks and ice cream but nothing that is going to affect anybody negatively as our hours of operation As far as the sound, we use the latest equipment in our drive-thru ordering windows to keep the sound in the area where the order is given and taken instead of broadcasting it throughout. So no different than any other restaurant. And the lights, basically, somebody touched on lights It's what the ordinance allows us to keep our parking lot lit and safe Mr Morrow� Okay Thank you Mr Garrett: So the trash was brought up and Commissioner Bahr spoke to that. We're not opposed to screening that off The construction entrance, I don't know if much thought had been given to that at this point. I mean I don't know where you're planning to access — in the back. So he's suggesting that the construction traffic would be going to that back entrance that we added after the study session So it would not be on Seven M�ile They'd have to come into the Marketplace to go back and enter the site there I think a gentleman wanted to know where the pond was located The pond is in the north part of the site It has to be landscaped per Wayne County ordinance so even though we showed the preliminary landscaping, there will probably be more landscaping there in the back. Wayne County has a seed mix that they like to see, and they always comment on our pond designs Whenever I'm doing these or other big box stores, they always have specific comments on the landscaping there We have to have a maintenance plan Thafi's part of Wayne County's approval The outlet structure has to be clea:ned twice a year and you have to muck it out. So we have to follow the Wayne County maintenance schedule that's part of the approval that's posted in their standards Someone wanted to know about the maintenance There will be a detailed schedule and detailed engineering drawings and we will be following Wayne County's standards There was some comments about the signal, and I didn't talk to the County today about why they removed the Purlingbrook signal, but they did talk about the auxiliary lane It is there Several people brought up if you're trying to go from the south to the north and try to do that jog and you've got — I think somebody brought up the turning conflicts with people trying to go west out of the Marketplace and people heading eastbound We're aware of that and we certainly don't want to put a driveway in that's going to bring lawsuits on the franchisee We have to do our due diligence We're not done November 17, 2015 27249 with that. We talked about that earlier I understand there's concerns People can't get in and out of his business, that's concerns for him We obviously don't want to have fatalities and increase in accident count in front of the site because of the development. And I certainly don't want to be involved in a lawsuit myself I've been in those, not specific to Sonic, but I mean it's never fun getting deposed by your engineering design I have to sign these drawings and they have to be designed to the upmost safety concerns I'm very interested in doing that because I don't want to be involved in that. Mr Morrow� Just a comment. You've heard their concerns We hope you'll address them when you sit down with Wayne County when you ultimately come up with a driveway plan to service that site Mr Garrett: Yes We want to be good neighbors to the parish I know these things become emotional and people have been going there longer than I've been alive So I mean I understand And the lady spoke before so we don't want to come in with something that's going to upset the applecart. I think you guys have seen that we're willing to work and we can get names and we can get dialog going and make sure that whatever we're doing is going to be the best thing we can put out there for everybody involved That's what we're about. So that's all I have for you Mr 11llorrow� Okay Thank you Any other questions? Mr Taylor� Just a comment. This is a vacant site now you have and this may be silly question from someone who doesn't do any building or anything Is there any way you could reconfigure the restaurant to where you can come in at the light and make it work? This may be, as I say, a silly question, but I'd like to have an answer to it if it's possible I know you've got plans made, but still you have an empty piece of property There was a restaurant there before, but no driveway going in off of Seven Mile Is there any possible way you could duplicate that? Mr Garrett: The one thing that we did discuss was, one of the options, if we eliminated that driveway that we could potentially connect to the existing driveway Wayne County wasn't specific because we were talking conceptually about how much stacking if they needed 150 feet where that driveway could be located So you could potentially put a driveway off the Marketplace and then be able to get people in, try to leave them enough room to kind so they don't slingshot into the drive-thru but give them enough time to kind of make a safe movement to get themselves lined up with the drive-thru, and then give Wayne County what they're November 17, 2015 27250 looking for as far as stacking So there's a small window that we've got to get a movement in and make that happen so that we can alleviate that. So what that would be is a driveway on the east side and then probably maybe taking the driveway that we're showing there out, and maybe reposition it. Because then you would have those two driveways that would be very close and that's wouldn't be a good idea So we'd have to probably look at moving the one that's in the northeast and kind of maybe align it with the drive that's there or maybe slightly shift that drive to the west and then reconfigure the storm So we did talk about that. This is the best configuration of the building that works So we prefer to leave that that way The other thing is, when we do that, that means that the canopies have to go to the parish side, which we were trying to avoid that impact to them and try to keep the greenbelt. The Baker's Square had parking all the way up to their lot line So we were trying to get rid of that and be a good neighbor and keep our business to the east so when we do that and consider that, putting that drive there, that would put the canopy on the other side which would probably cause some problems So we can fix the access and I think people would be happy about the no Seven Mile thing, but then we would have issues with, well, we don't like those canopies We don't want them close to our driveway That could be potentially disruptive Mr Taylor� I just wondered about it. Thank you Mr Garrett: All that is out on the table and we're talking about everything trying to find what works best for all the challenges that we have Mr Morrow� If there is nothing else to discuss, I will close the public hearing and ask for a motion Mr Bahr� After all that, I hate to do this, but I'm going to recommend a tabling motion I'll save my comments for later I'm going to recommend a tabling resolution until we can get some kind of resolution to the ingress/egress situation On a motion by Bahr, seconded by Mclntyre, and unanimously adopted, it was #11-81-2015 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on November 17, 2015, on Petition 2015-10-02-20 submitted by Newquest Crosswell Development Group, L L.0 requesting waiver use approval pursuant to Section 11 03(c)(1) of the City of Livonia Zoning Ordinance #543, as amended, to construct and operate a November�7, 2015 27251 freestanding full service restaurant with drive-up window facilities (Sonic) at 29622 Seven Mile Road, located on the north side of Seven Mile Road between Middlebelt and Purlingbrook Roads in the Southeast 1/4 of Section 2, which property is zoned C-2 and P, the Planning Commission does hereby table this item Mr Morrow� There is no discussion Mr Wilshaw� You just cut yourself off Mr Morrow� Pardon? Mr Wilshaw� I'm just stating that there's no comments on tabling, so Mr Bahr just cut himself off Mr Morrow� I missed that. There is no discussion on this Ms Mclntyre Can I withdraw? Mr Morrow� No, no He made a motion and you supported it. Roll call please Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted We are tabling it based on what we've heard here today We can see a lot of the concerns that've we've addressed tonight on the plan After you meet with Wayne County and the two of you settled on it, you'll bring it back to the city Mr Garrett. I thank everyone for their feedback, the residents and the Commission I will tell you that presents some chal.lenges as far as what the franchisee is doing with the purchase agreement and things that he has to get accomplished Right now, I'm not confident. I don't know what's going to happen That was probably the least favorable thing, but I appreciate it. I understand it. I have no problem with it. Mr Morrow� I think I know what you're saying and hopefully it can be worked out so you can come back with a plan that at least satisfies many of the things we've heard here tonight. We're always a little reticent to send incomplete plans to the Council because in their wisdom, they may want to make a few more changes So we know the major concern is the egress and ingress Mr Garrett: I understand completely Thank you N�verrt6er 17, 2015 27252 Mr Morrow� Thank you Mark, as far as when fihey come back, is there any way that they can be aware of when the plans come back? Mr Taormina The best way is to contact aur department for informatian on when this item would come back since you have not specified a date certain They need to work through this issue with Wayne County We could send aut r�ot�ces once agair� Thafi probably would be the most prudent thing since we don'fi have a date certain Mr Morrow� What we've done based on what we've heard here tonight is table this We just agreed, although ifi°s not required, we will send out notices again because we do not have a date certain because they're working w�th Wayne County as far as the ultimafie answers We wiil Iet you know when we will be having ar�other meeting just like this We hope a lot of your concert�s are satisfied at that time and we can move forward with ifi. We want to thank you for coming tanight ITEM #3 PETITIt�N 2�'(5-"i0-02-2'� DCA, L.L.C. Ms Smiley, Secretary, announced the ne�ct ifiem on the agenda, Pefiition 20�5- 1�-02-2'[ submitted by DCA, L.�.0 reqt,iestir�g waiver use approval pursuant to Section 16 11(d) of fihe City of Livonia Zon�ng Ordinance #543, as amended, to develop and aperate an outdoor storage yard for recreational vehicles at 33710 — 33764 Plymoufih Road, located on the north side of Plymouth Road between Farmrngton and Stark Roads ln the Soufiheast 1/4 of Section 28 Mr Taormina This is a waiver use petition fio deuelop an outdoor yard primarily far the parking af recreational vehicles This property is lacated on the north side of Plymouth Road between Farmingtor� and Stark Roads It is a spiit zoned property where the southerly 300 feet is zoned C-2, General Business, and the rema�ning northerly section is zoned M-1, �ight Manufacturing This zon�ng map shows the location and configuration of the properfiy in re)ationsh�p to the surraunding properties Overall, it's about 2 8 acres in size It has 158 feet of frontage on Plymouth Road and an overail depth ofi 772 feet. The C-2 partion of the property presently contains a small cammercial strip center, and behind the retail buiiding, there is a non- cor�forming residential structure as well as a detached garage aMso lacated within the C-2 District. The M-1 area, which is the northerly port�or� of the site, is primarily vacar�t ar�d unimproved, November 17, 2015 27253 except for a small area that is currently being used by a landscape contractor This proposal would provide RV storage within an area that measures roughly 365 feet in length by 158 feet, the width of the property The northerly, section which as you can see is identified in blue, is the M-1 zoned portion of the lot. So the storage area comprises roughly half of the site or 1 3 acres The area would be graded and then surfaced with gravel The storage yard would be utilized for the outdoor parking of recreational vehicles, such as boats and RV trailers as well as commercial vehicles The site plan submitted with this application shows that there would be 111 spaces where these vehicles could be stored They would be parked along the east and west boundaries of the property, as well as in the middle There are maneuvering lanes on either side for access to the parking spots There are certain special requirements as part of the wavier use One is that the outside area, the entire lot, be hard surFaced with either concrete or blacktop The petitioner is seeking to waive this requirement and instead, as indicated, maintain the surface of the storage yard with gravel That will require the approval of the City Council by means of a super majority vote Another requirement is for fencing to completely enclose the storage area The plan indicates that there is existing fencing along portions of the west, east and north sides of the proposed yard, and new fencing is shown along the southerly edge, as well as along a portion of the west property line That is needed in order to fully enclose this area with a fence There is an indication that the fence would match the existing fence Also proposed is a new gate system that would be installed on the southerly section of the fencing providing ingress and egress to the storage yard, and that would be monitored by a passcode system There is a shed provided, 10 feet by 16 feet, that would be used for tools and other maintenance equipment. In terms of lighting, the petitioner indicates that adequate lighting facilities would be provided by means of DTE's outdoor protective light program They apparently use the existing power poles located on the site in order to provide illumination to the yard area With that, Mr Chairman, I can read out the departmental correspondence Mr Morrow� Please Mr Taormina There are five items of correspondence The first item is from the Engineering Division, dated October 16, 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 waiver use at th�s time The included legal description appears to be correct and should be November 17, 2015 27254 used in conjunction w�th this petition The existmg property is assigned an address range of #33710 to #33760 Plymouth Road, with an address of #33720 Plymouth Road assigned to the overall property The submitted petition does not indicate any proposed utility installations or alterations, so we are unable to determme any impacts to the existing systems at this time The existing building is currently serviced by public utilities, and 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 Department permits will be required Also, should the owner to do any work within the Plymouth Road right-of-way, they will need to contact the Mich�gan Department of Transportat►on (MDOT) for permit requirements. Under the proposed petition, the owner is intending to place a gravel parking lot for storage at the rear of the parcel Since the gravel parking area would be considered unimproved by this department we would not require storm water detention Should the owner be required to pave the parking lot, storm drainage and detention would need to be installed, which would require a permit from the Wayne County Deparfinent of Public Works to connect to the storm sewer that traverses the m�ddle of the parcel In either instance, the owner will be required to maintain existing drainage patterns, and in no case will additional runotf be allowed to be discharged to neighboring parcels " The letter is signed by David W Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated October 31, 2015, which reads as follows "This office has reviewed the site plan submitted in connection with a request to develop and operate an outdoor storage yard for recreational vehicles on property located at the above referenced address We have no ob�ections to this proposal with the following st�pulations. (1) Adequate hydrants shall be provided and located with spac�ng consistent with the use group (2) A fire access road shall be provided with not less than 20 feet of unobstructed width and have a minimum of �3 feet 6 inches of vertical clearance in accordance to 18 2.3 4 1 1 and 18 2.3 4 1 2 of NFPA �, 2009 (3) Fire Department Access shall be maintained m accordance with Chapter 18, Fire Department Access and Water Supply, NFPA 1, 2009 (4) An approved turnaround for fire apparatus shall be provided where access is dead-ended and is in excess of 150 feet in length The turnaround shall have a minimum turning radius of fifty-three feet wall to wall and an inside turning radius of twenty-nine feet six inches. The authority having jurisdiction shall approve the grade, surface, and location of the fire lane (5) T or Y turnaround arrangements shall be permitted These and other issues will be reviewed during the plan review process " The November 17, 2015 27255 letter is signed by Daniel Lee, Fire Marshal The third letter is from the Division of Police, dated October 27, 2015, which reads as follows "1 have reviewed the plans in connection with the petition 1 have no ob�ections to the proposal " The letter is signed by Joseph Boitos, Sergeant, Traffic Bureau The fourth letter is from the Inspection Department, dated November 16, 2015, which reads as follows "Pursuant to your request, the above-referenced petit�on has been reviewed This Department has no objections to this petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection We also have a letter from a business at 33740 Plymouth Road, dated November 6, 2015, which reads as follows "On November 3, 2015, "It's All About You" inc, an active business located at 33740 Plymouth Road since October 2000, received notification of a public hearing to take place on November 17, 2015, with regard to Pet�t�on 2015-10-02-2� on behalf of DCA, L.L.0 as owned and operated by Gary Dan�els. In response to this notification, we would like to inform you that in our dealings with Mr Daniels as our current landlord, we have found h�m to be upstanding, conscientious, dedicated, generous and supportive toward our busmess as well as our contractual commitment. In the scope of the addition of an outdoor storage yard for recreation vehicles and in considerat�on of the planned location of the intended facility, we find that this will in no way interrupt or disrupt our business Based on over 10 years of exper�ence working with Mr Daniels, we add that we are confident that he will mainta�n said property in accordance with the guidelines stipulated by city ordinances." The letter is signed my Therese Koelzer, President of "It All About You" inc , and Muriel Bedford, Vice President of"It's All About You" inc Mr Morrow� Are there any questions of the Planning Director? Mark, I have one Does the site plan take into consideration the concerns that the Fire Department stipulated? Mr Taormina Well, I don't think there's anything on the plan that conflicts with the Fire Department's statements There are no dead end locations so there's no need for any T or Y turnaround arrangements I can't confirm whether it complies fully with some of these water supply requirements and things of that nature or some of the codes referenced in the letter But again, I don't see where there's any conflicts with this design or what can be provided in order to comply with that. Mr Morrow� Okay Thank you If there are no questions of the Planning Director, let's go to the petitioner Would the petitioner please November 17, 2015 27256 come forward? We will need your name and address for the record please Gary Daniels, DCA, L L C , 48321 N Territorial, Plymouth, Michigan 48170 We appreciate the Planning Commission's consideration of the plan we submitted The site will be able to store approximately 111 motor homes, campers, pop-ups and boats My wife and I believe that the storage site would provide a service to Livonia and surrounding communities where ordinances and homeowner associations do not allow parking such vehicles at houses As Mark has said, the location is on Plymouth Road between Farmington and Stark. This would be approximately some 400 feet north of Plymouth Road tucked away behind a retail strip that we own and surrounded by M-1 zoned properties, that being Consumers Energy on the west and north sides, and the old Olson dealership on the west side We feel this fits well with the surrounding properties The site is not adjacent to any residential housing as shown on the map that Mark displayed The planned hours of operation will run 8 00 a m to 8 00 p m seven days a week. Access to the site will be a motorized gate operated by a keypad Each customer will have their own code We will know who is entering a site and what time Security cameras will be installed to monitor and track activity on the premises The gate control and security equipment would be housed in a storage shed approximately 10 feet by 16 feet. Again, lighting would provided by DTE's protective light program, which a representative has already visited me on site to discuss that. We have laid out the site so customers can easily maneuver when entering and parking their RV's Our objective is to provide a safe, secure and maintained site On closing, this might bring more business to our tenants and our business neighbors on the Plymouth Road corridor, such as picking up food and ice from grocery stores, washing off their RV's at the car wash across the street, picking up oil and fluids from the auto parts store across the street, and last minute items from a pharmacy, not to mention getting a bite to eat from the numerous restaurants in the area That's all I have Mr Morrow� Thank you Any questions of the petitioner? As it relates to snow, how would you handle snow removal, egress and ingress for your customers? Does that affect you at all? Mr Daniels I thought about that. I think what we might do at the end of the lot, on the north side of the lot, there's two spaces back there I think that's probably where snow would be pushed Push it all � the way back. November 17, 2015 27257 Mr Morrow� I didn't see anything that wasn't used as far as a parking space Mr Daniels Pardon me? Mr Morrow� I did not see any area reserved for any type of snow Mr Daniels No I did not do that on this plan Mr Morrow� But it's in your plans to handle that? Mr Daniels Yes I understand that could be a problem Mr Morrow� Is there much traffic during the wintertime within the yard? Mr Daniels No Mr Morrow� I guess you've answered my questions Is there anybody in the audience that wishes to speak for or against the granting of this petition? Seeing no one coming forward, I will close the public hearing and ask for a motion On a motion by Wilshaw, seconded by Taylor, and unanimously adopted, it was #11-82-2015 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on November 17, 2015, on Petition 2015-10-02-21 submitted by DCA, L L.0 requesting waiver use approval pursuant to Section 16 11(d) of the City of Livonia Zoning Ordinance #543, as amended, to develop and operate an outdoor storage yard for recreational vehicles at 33710 — 33760 Plymouth Road, located on the north side of Plymouth Road between Farmington and Stark Roads in the Southeast 1/4 of Section 28, which property is zoned C-2 and M-1, the Planning Commission does hereby recommend to the City Council that Petition 2015-10-02-21 be approved provided that the City Council waives the hard surFaced requirement as set forth in Section 16 11(d)(3) of the Zoninq Ordinance, and subject to the following conditions 1 That the Site Plan as received by the Planning Commission on October 13, 2015, is hereby approved and shall be adhered to, 2 That the outdoor storage of recreational vehicles and commercial vehicles shall be limited to the rear yard storage area as identified and designated on the above referenced Site Plan and shall be maintained in an orderly manner; November 17, 2015 27258 3 That the storage yard shall be hard surfaced with crushed rock or gravel prior to the issuance of the Certificate of Occupancy by the Inspection Department and shall be maintained in a dust proof condition, and said storage area shall be properly graded and drained to dispose of all surface water in a manner as approved by the Engineering Division, 4 That the entire area utilized for recreational and commercial vehicle storage shall be enclosed by a fence of a type approved by the Inspection Department; 5 That there shall be no outdoor storage of vehicle parts, scrap material and debris in connection with this use, 6 That adequate and properly directed lighting facilities, not exceeding 20 feet in height, shall be provided for the illumination of the storage area, 7 That the issues as outlined in the correspondence dated October 21, 2015, from the Livonia Fire and Rescue Division shall be resolved to the satisfaction of the Fire, Inspection and/or Engineering Departments, 8 That the plan referenced in this approving resolution shall be submitted to the Inspection Department at the time of application for the Certificate of Occupancy; and 9 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 Subject to the preceding conditions, this petition is approved for the following reasons 1 That the proposed use is in compliance with all of the special and general waiver use standards and requirements as set forth in Sections 16 11 and 19 06 of the Zoning Ordinance #543, 2 That the sub�ect property has the capacity to accommodate the proposed use, and, November 17, 2015 27259 3 That the proposed use is compatible to and in harmony with the surrounding uses in the area FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 19 05 of Zoning Ordinance #543, as amended Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution ITEM #4 PETITION 2015-10-02-22 CREATIVE TOUCH Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 10-02-22 submitted by Creative Touch Therapeutic Massage requesting waiver use approval pursuant to Section 9 03(m) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment within the multi-tenant office building at 18922 Farmington Road, located on the east side of Farmington Road between Curtis Avenue and Seven Mile Road in the Northwest 1/4 of Section 10 Mr Taormina The proposed massage establishment would be within an existing office building that is located at the northeast corner of Farmington and Clarita Avenue The zoning of this property is OS, Office Services Massage establishments are allowed only subject to waiver use approval pursuant to Section 9 03(m) of the code Today, half of the building is currently occupied by a finance and accounting firm while the other half is either vacant or leased to other non-medical general office related businesses This proposed business would occupy a 120 square feet unit or room located in the southeast corner of the building From the information provided, the business would consist of�ust one massage therapist and a single table There are no exterior changes or modifications proposed to the building There is an existing ground sign that could be utilized to advertise the added tenant, but there would not be any wall signs permitted here Parking is adequate to serve the proposed use Special requirements are complied with, one of those being that any new massage establishment not be located within 400 feet of an existing massage establishment. There are no other massage establishments within 400 feet of this location There is a second requirement fihat no massage establishment may be located within 400 feet of a school, place of worship, state- licensed day care facility, public library, playground, or public November 17, 2015 27260 park. Again, there are none of these uses located within 400 feet of the proposed massage therapy operation For that reason, they are in compliance with those special requirements of the waiver use With that, Mr Chairman, I can read out the departmental correspondence Mr Morrow� Please Mr Taormina. There are four items of correspondence The first item is from the Engineering Division, dated October 21, 2015, which reads as follows "In accordance with your request, the Engineering D�vision has reviewed the above referenced petition We have no objections to the proposed waiver use at this time The parcel address of #18922 Farmington Road is correct for the subject property The legal description �ncluded with the petition appears to be correct, and should be used �n conjunction with th�s petition The existing building �s currently serviced by public utilities which are not indicated for alterations under the proposed waiver use Should the owner need to alter the existing service leads to the building, plans w�ll need to be submitted to this department to determine if engineering permits will be required Also, should the owner do any work within the Farmington Road right-of-way, they will need to contact the Wayne County Department of Public Service for perm�t requirements." The letter is signed by David W Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated November 3, 2015, which reads as follows "This office has rev�ewed the site plan submitted in connection with a request to operate a massage establishment within the multi-tenant building on property located at the above referenced address. We have no objections to this proposal with the following stipulat�ons (1) Chapter 38, New Business Occupancies, and Chapter 7, Means of Egress, must be conformed to wh�ch includes Emergency Exit Signs, Emergency Lighting, Exit Pathways and Extinguisher Requirements, NFPA 101, 2012. (2) These �ssues and other code requirements will be addressed during the plan review process." The letter is signed by Daniel Lee, Fire Marshal The third letter is from the Inspection Department, dated November 16, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been rev�ewed Th�s Department has no objections to this pet�tion "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? There are no questions Is the petitioner here? We will need your name and November 17, 2015 27261 address for the record please Is there anything you would like to add to the presentation so far? Charles W Thomas, Creative Touch Therapeutic Massage, 21081 Woodland Glen, Apt. 101, Northville, Michigan 48167 We have a door right there with a wheelchair ramp Mr Morrow� Say again, please Mr Thomas We have a door right where my room is on the south side of the building, and it's for a wheelchair ramp I know that exists there Mr Morrow• Okay Anything else? Mr Thomas Other than that, there's two restrooms outside the room There's a lounge It would be a nice spot to have one Mr Morrow� Okay Are there any questions of the petitioner? Ms Smiley� I'm wondering why you think this office building would be a good location for a massage business Mr Thomas It's on a main road I've got clientele already built up Ms Smiley� Are you the one that's going to do massage? Mr Thomas Yes Ms Smiley� But it's like CPA and that kind of business in there Mr Thomas There's one CPA in there Ms Smiley� But he has a good part of the building, right? Mr Thomas Well, the owner is here She's the CPA. Ms Smiley� Oh Okay You have clients built up Where was your establishment? Mr Thomas Right now, I work at Massage Green in Northville I've been there for three years Ms Smiley� Okay And you want to go out on your own? Mr Thomas Right. Ms Smiley� Okay Thank you, sir November 17, 2015 27262 Ms Mclntyre Can you describe a little bit about how the room is going to be set up and what you have in there? Mr Thomas It will be diagonal Ms Mclntyre And I'm asking because I'm familiar with other office buildings, not in Livonia, but that have massage therapists in them Mr Thomas I'll have a diagonal table The room is like this, and the table will be like that. Ms Mclntyre No, but I mean, do you have a room so when your clients usually clients take off most of their clothes Do you have somewhere where you can step into or step out? Mr Thomas They can either step into the restroom or I'll allow a chair in the room I'll step out and knock on the door Ms Mclntyre Okay Mr Thomas I've got a code of ethics I follow I went to Irene's Myomassology Institute, one of the top ones in the midwest. Mr Taylor• Are you operating someplace now? Mr Thomas No, I �ust currently work at Massage Green in Northville Mr Taylor� It �ust seems like a very strange location and building for this type of a business Mr Thomas Well, if I'm allowed to put a little sign saying that I'm a therapeutic massage therapist. It's just not hands on There will be a lot of stretching involved, pressure points, trigger points Mr Taylor� It just doesn't look like it fits to me in that area That's my opinion Thank you Mr Taormina Will you be relying on advertising outside of the building in terms of a sign? How much business do you intend to generate just by passing traffic noticing the sign? Mr Thomas It will be a call There won't be any walk-ins I plan on working Wednesday, Thursday, Friday, Saturday, 9 00 to 9 00, and full time for myself is 20 massages a week. I won't exceed that. I don't want to kill myself doing it. November 17, 2015 27263 Mr Taormina So you would �ust have the sign on the-existing monument sign and that's it? Mr Thomas Yes, �ust below it. Mr Taormina With a phone number or whatever and that would be the extent of your outside advertising Mr Thomas Correct. Mr Taormina. Okay Thank you Mr Morrow• Do you require any type of a state license for the massages that you do? Mr Thomas I am licensed in the State of Michigan I'm certified through Irene's Myomassology Institute The license right now is currently good through 2017 Mr Morrow� And you'll be the only massage therapist there? Mr Thomas Correct. Ms Smiley� So you'll be the only employee there? Mr Thomas Correct. Ms Smiley� And you've been doing massage for how long? Mr Thomas Almost five years now Ms Smiley� I'm just going to echo what Mr Taylor said I live in the area I know there's All State Insurance and Triple A. I look at those more as office buildings rather than medical Mr Thomas Well, there's a medical building just south of there Ms Smiley� And you weren't interested in going in there? Mr Thomas No I just want a room I don't want a big place or anything I just want to use a room Ms Smiley� Okay Mr Thomas I mean to have an office and all that, it wouldn't benefit me any I wouldn't use it. November 17, 20�5 27264 Ms Smiley� So you �ust need a room Mr Thomas A room Ms Smiley� Okay Thank you Mr Thomas And hopefully you would come and get a massage Ms Mclntyre I mentioned that I'm familiar with this There's an office building on Main Street in Plymouth, and I can't tell you what cross roads it's near It's by the corned beef house by the railroad tracks Ms Smiley� Bode's Ms Mclntyre Bode's It's all sorts of different offices, but they've got psychologists in there They've got financial people in there, and they have several massage people who just need a room — no office, anything else So that's how I'm familiar with this walking through to a financial services provider I've seen several of the massage places and actually have been to a massage therapist in that building Ms Smiley� So it's not unusual Ms Mclntyre When this was first presented to us, it seemed a little bit unusual, but now that I understand it more, it's something that I'm familiar with through this building in Plymouth I think there are others like that. Mr Morrow� Always appreciate it. Ms Mclntyre So thank you Mr Morrow� Any other questions? Seeing none, is there anybody in the audience that wishes to speak for or against the granting of this petition? Seeing no one coming forward, I will close the public heari,ng and ask for a motion On a motion by Mclntyre, seconded by Smiley, and adopted, it was #11-83-2015 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on November 17, 2015, on Petition 2015-10-02-22 submitted by Creative Touch Therapeutic Massage requesting waiver use approval pursuant to Section 9 03(m) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment within the multi-tenant office building at 18922 Farmington Road, November 17, 2015 27265 located on the east side of Farmington Road between Curtis Avenue and Seven Mile Road in the Northwest 1/4 of Section 10, which property is zoned OS, the Planning Commission does hereby recommend to the City Council that Petition 2015-10-02- 22 be approved sub�ect to the following conditions 1 That this facility shall conform to the provisions set forth in Chapter 5 49 of the Livonia Code of Ordinances pertaining to massage establishments, 2 That the petitioner shall not engage in any form of solicitation for business within the public right-of-ways of Farmington Road or Clarita Avenue, and 3 That the petitioner shall enter into a conditional agreement limiting this waiver use to this user only, with the provision to extend this waiver use to a new user only upon the approval of the new user by the City Council Subject to the preceding conditions, this petition is approved for the following reasons 1 That the proposed use complies with all of the general waiver use standards and requirements as set forth in Section 19 06 of the Zoning Ordinance #543, 2 That the subject site has the capacity to accommodate the proposed use, and 3 That the proposed use is compatible to and in harmony with the surrounding uses in the area FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 19 05 of Zoning Ordinance #543, as amended A roll call vote on the foregoing resolution resulted in the following AYES Mclntyre, Smiley, Bahr, Morrow NAYS Taylor, Wilshaw ABSENT None ABSTAIN None Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution November 17, 20�5 27266 ITEM #5 PETITION 2015-10-08-16 MGM PROPERTIES Ms Smiley, Secretary, announced the next item on the agenda, Petition 2015- 10-08-16 submitted by MGM Properties, 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 remodel the exterior of the existing restaurant at 34110 Plymouth Road, located on the north side of Plymouth Road between Farmington and Stark Roads in the Southeast 1/4 of Section 28 i Mr Taormina This is the former Tony's Kitchen, which received waiver use approval to construct an outdoor dining patio in 2012 The petitioner this evening is the new owner of this facility and is proposing to modify the exterior of the restaurant as well as the interior This would not alter or increase the seating capacity either inside the restaurant or the patio And because there will not be any changes to the seating count, the project only requires approval for site plan and building elevation plans It does not require going back for waiver use approval In terms of the exterior modifications, the building would be completely remodeled The petitioner has provided you with prints showing what the building looks like today These are the drawings showing what it will look like after the remodel project. It includes stripping all the materials that currently exist on the exterior of the building and replacing those with new materials, primarily a combination of fiber cement siding, cultured stone and, to a lesser extent, E I F S The entryway and the tower elements above that will be completely redesigned The cement siding is the horizontal material that you see primarily on the upper parts of the building The cultured stone is the darker pattern sections We received a rendered elevation plan this afternoon, which provides a better visual of what the building will look like The architect is here I'll allow him to describe the changes With that, Mr Chairman, I can read out the departmental correspondence Mr Morrow� Yes, please ' Mr Taormina There are five items of correspondence The first item is from the Engineering Division, dated October 20, 2015, which reads as follows "In accordance with your request, the Engineer�ng Div�sion has reviewed the above referenced petition We have no objections to the proposed remodeling project at this time The parcel address of#34110 Plymouth Road is correct for the November 17, 2015 27267 sub�ect property The legal descr�ption included with the petition contains an error with one of the bearings, and should not be used Below is a corrected legal description that should be used in conjunction with this petition Land situated in the City of Livonia, Wayne County, M�chigan described as that part of the southeast % of Section 28, T�S, R9E, described as follows. Beginn�ng at a po�nt distant S 89°�7'20" E, 398 22 feet and N 00°28'00" W, 60 00 feet from the south % corner of Section 28, Proceeding thence S 89°17'20" E, 159 02 feet; thence N 00°29'30" W, 288 84 feet; thence S 89°30'30" W, 158 86 feet; thence S 00°28'00"E, 285 50 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 Also, should the owner to do any work within the Plymouth Road right-of- way, they will need to contact the Michigan Department of Transportation (MDOT) for permit requirements " The letter is signed by David W Lear, P E , Assistant City Engineer The second letter is from the Livonia Fire & Rescue Division, dated October 27, 2015, which reads as follows `This office has reviewed the site plan submitted in connection with a request to remodel the exterior of the existing restaurant on property located at the above referenced address We have no ob�ections to this proposal " The letter is signed by Keith Bo, Senior Fire Inspector The third letter is from the Division of Police, dated October 22, 2015, which reads as follows "1 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 November 10, 2015, which reads as follows "Pursuant to your request, the above-referenced petition has been reviewed The following is noted (1) The gates on the dumpster enclosure shall be steel or may be as approved (2) The barrier free parking spaces shall be striped and signed according to code (3) The landscaping shall be cleaned up and restored This Department has no further objections to th�s petition " The letter is signed by Jerome Hanna, Assistant Director of Inspection The fifth letter is from the Plymouth Road Development Authority, dated October 19, 2015, which reads as follows "At the 243rd Regular Meeting of the Plymouth Road Development Authority of the City of Livonia held on October �5, 2015, the following resolution was unanimously adopted #20�5-1� Resolved, that the Plymouth Road Development Authority does hereby support the proposed plans as presented by MGM Properties, Inc, on behalf of Honey November 17, 2015 27268 Tree Restaurants, to remodel the exter�or of the former Tony's Restaurant at 341�0 Plymouth Road, located on the north side of Plymouth Road between Farmington and Stark Roads, subject to compliance with all C�ty codes and ordinances and the Plymouth Road Development streetscape goals and objectives, as such may be modified by the act�on of the Planning Commission and/or City Council " The letter is signed by Mark S Taormina, Planning & Economic Development Director That is the e�ent of the correspondence Mr Morrow� Are there any questions of the Planning Director? Seeing none, would the petitioner please come forward? We will need your name and address for the record please Gregory Marselis, MGM Properties, Inc , 6929 Norway Drive, Troy, Michigan 48085 I'm one of the owners of the new building at 34110 Plymouth Road I currently own a restaurant in Northville with my partner, and we're looking forward to coming to the Livonia neighborhood We want to be part of the neighborhood Mr Morrow� Are there any questions from the Commission? Ms Smiley Are you going to be another Honey Tree? Mr Marselis Actually, we're going to be a casual dining restaurant. Ms Smiley� Do you have a name? Mr Marselis We don't have a name yet. It's a new concept, but we're going to be serving it's more like an upper scale Honey Tree We're going to have a little rectangular bar and then a dining area also Ms Smiley� Thank you Ms Mclntyre You are the same people that operate the Honey Tree at Sheldon Road? Mr Marselis Correct. Ms Mclntyre I'm familiar with it, and it's very nice and the food is very good, and if I'm not mistaken, a number of your things are prepared from scratch and not dumped out of a bag of frozen stuff Mr Marselis Correct. I'm sure you hear that all the time, but we cook everything from scratch and that's always been our motto From the shoots to all our dressings, a lot of our sauces November 17, 2015 27269 Ms Mclntyre Are you going to get rid of the drive-thru window? Mr Marselis Yes, we're not going to be using the drive-thru Ms Mclntyre That's always been the oddest thing I think on that building I think it didn't help some of the restaurants because it gives a perception that it's not and Tony's had nice food and fairly n.ice ambiance, but I always thought that drive-thru window gave the impression that it's really not a sit down restaurant. Mr Marselis We're going to enclose it but there's not much we can do with I mean obviously as you can see, we're really enhancing the building Ms Mclntyre But it will be clear It won't look like a drive-thru window anymore Right? Mr Marselis Yes Ms Mclntyre Because that's been the issue It always looked like there was still a drive-thru there, which I think goes back to the original Burger Chef days Mr Marselis We're very excited to be a part of the neighborhood and the community and we think, as you can see, our architect I think did a wonderFul job We're really going to enhance the area and bring really something really nice to the neighborhood like we did in Northville People are really excited there They really like our concept, like the food and the ambiance It is casual dining so it's more family oriented Mr Taylor� Why aren't you going to call it a Honey Tree? Mr Marselis We did a little research To be honest with you, originally we were going to put a Honey Tree, but there's already about five or six family dining restaurants and we didn't really want to compete We �ust wanted to bring something different to the neighborhood So we did a lot of research and we think, and my personal experience has been in the casual dining business You know my family owns the Clawson Steak House on Fourteen Mile and Rochester Road They've been there since 1957, named after my grandfather, Greg It's not going to be a steak house but it is going to be a nice casual dining area restaurant and I think personally, my partner and I, after we've owned the building since July so we really put a lot of effort and a lot of time, especially with our architect. We've hired November�7, 2015 27270 marketing companies, we've done a lot of research, and I think that will be the best fit for the area And talking to a lot of the people from the city and a lot of the businesses around and neighbors, residents, I think they're excited about it. We get a lot of customers from Livonia and Northville Mr Taylor� Where did that come in with the Red Olive? Is that one of your other restaurants or something? Mr Marselis I used to work for my grandfather and then my aunt and uncle, but I joined the Honey Tree family two years ago We're the original Honey Tree family We've been around since 1975 The Red Olive, they used to own a couple locations They're the nephew of the founder I'm partners with the founder, Tom, and that's his nephew here, Marcos It's a long story but they started opening Honey Trees without the consent of the franchisee and they had to change the name Mr Taylor� Thank you Mr Taormina. I was just going to ask if the architect could introduce himself and explain the design to us and his thoughts behi�nd the design Mr Morrow� Thank you for that suggestion You just heard your mission We'll need your name and address Jamil Ismail, JMI Associates, 13746 Michigan Avenue, Dearborn, Michigan 48126 I will just give you a brief description of the building Initially, when I went to visit the site, I seen a lot of dryvit material, which is good back then, like 10 -15 years ago when it first came out. But now, I needed to do something different with the building, especially the existing brick is really light colored It doesn't have a punch bowl look to it. Plus the building sets back from the main street, so I need to do something with the overall scale of the building So I didn't want to go too far in my material selections, so I selected the stone veneer, which is popular these days and it's easy to install on existing brick. Basically, we're going to remove the dryvit, which is not really in good shape, and there is a lot of geometric element involved in the building It conflicts with the overall symmetry, the columns around the corners and so forth But the general rectangular shape of the building is not bad and tends to bring it up to today's architecture So the material I selected is the fiber sealants which is more modern It has a good color It brings good colors, and the stone Stone is traditional material so I have two basic materials I did not go too far in the design like it November 17, 2015 27271 does not fit the neighborhood So I kept that in mind I didn't want to go too far I put two canopies The first canopy, because of the entrance, I did not want to change the overall floor plan It works better in terms of the parking lot and the interior layout because of the kitchen location and so forth But I introduced another element, the canopy on the south elevation, which would be more attractive and bring some unique balance to the building That's the general overall scheme, and the colors, I didn't want to go too much in contrast. I think it's going to work out well I don't have the high wall and ceilings, but we're going to work on the exterior and the interiors to bring these two elements together and to make a really good interior architecture That's basically where we stand right now Mr Morrow� Any questions from the Commission? Ms Mclntyre Do you plan to incorporate into the interior design anything that reflects it's in Livonia? You know what I'm thinking of is, you know, you go in Buddy's, right, and there's a lot of photos of Livonia, just to give it a sense of where you are Do you know what I mean? That you're not in a generic strip mall restaurant in Dallas, Texas It doesn't have to be Livonia specific but something that gives you a sense of place Do you know what I mean? Mr Ismail If I understand what you're saying, you'd really like to see some interiors that a family can associate with, don't go too far with design and illumination Ms Mclntyre Yeah Mr Ismail Something that tells you friendly materials Ms Mclntyre But do you know what I'm saying? So you don't feel like you're sitting in a random Max & Erma's, and I don't mean to denigrate because you're a very different restaurant but do you know what I'm saying? It gives you a sense of right. � Mr Marselis I think you mean like maybe one or two pictures of a Detroit building or monument or something like that. Ms Mclntyre It doesn't have to be pictures but just something that gives you a sense of where you are because I think that's an important element perhaps of making this restaurant successful And then I'll quit trying to be a restaurant designer Mr Marselis Thank you That makes a lot of sense November 17, 2015 27272 Mr Morrow� She's introduced the concept, so if you can adapt it, I think that's what she's saying Ms Mcintyre Just a suggestion Yeah Mr Morrow� I guess it's tying it in with Livonia Ms Mclntyre With the area Mr Taormina. One other thing I want to point out and this is something that we will take a look at later, but this restaurant does carry a Class C License that will be transferred to the new owners They intend to operate the restaurant with a full Class C license When that license was approved for this location, there was a restriction on the hours of operation That is something that will likely come back to this body and Council I'm not sure whether it needs to go to both, but they will be seeking to lift that restriction on the hours Mr Morrow� I recall now that we did limit Tony's Mr Taormina I just wanted to point that out because that is something that I have discussed with the applicant, but it's not a part of this petition this evening Mr Morrow� Okay Is there anyone else? Is there anybody in the audience? If there is, I don't see them It's not a public hearing so I don't have to close it. We're ready to make a motion On a motion by Wilshaw, seconded by Bahr, and unanimously adopted, it was #11-84-2015 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2015-10-08-16 submitted by MGM Properties, 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 remodel the exterior of the existing restaurant at 34110 Plymouth Road, located on the north side of Plymouth Road , between Farmington and Stark Roads in the Southeast 1/4 of Section 28, be approved sub�ect to the following conditions 1 That the Site Plan marked SP-1 dated October 12, 2015, prepared by J M I Associates, is hereby approved and shall be adhered to, November 17, 2015 27273 2 That the Elevation Plan marked A-2 dated October 12, 2015, prepared by J M I Associates, is hereby approved and shall be adhered to, 3 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, 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 issues as outlined in the correspondence dated November 10, 2015, from the Inspection Department shall be resolved to the satisfaction of the Inspection Department; 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 Taormina If we could modify Item 4 I realize we pretty much inserted our boiler plate language relative to signage, but to the extent that this site has received previous approvals for signage that go beyond our ordinance limitation, typically we would extend that to the new user , Mr Morrow� So we don't have to go to the Zoning Board of Appeals Mr Taormina. No, not as long as they conform to whatever was previously approved I'd like to either eliminate that condition or modify it so that it doesn't preclude him from a second wall sign if that was allowed for Tony's or one of the previous users Mr Wilshaw� Yes, if it says something about any previously approved variances or something along those lines November 17, 2015 27274 Mr Taormina. Exactly Mr Morrow� You can modify Item 4 Does the maker and supporter agree with that? Mr Wilshaw� Yes Mr Bahr� Yes Ms Mclntyre Do we need something about the dumpster? Do we need dumpster language? Mr Taormina Yes We would probably want to reference compliance with the Inspection Department letter Ms Mclntyre Okay Ms Smiley� Is that okay? Mr Bahr� Yes Mr Taylor� Yes Mr Morrow� Are we all set? Let's call the roll 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 good luck and we look forward to when you open, Ms Mclntyre When are you targeting being in business? Mr Marselis Originally, we're hoping for February, March but it all depends It � probably looks like an April or May opening Ms Mclntyre We'll look forward to it. Mr Morrow� Yes, we will Have a good evening Mr Taormina. Mr Chair, could we possibly get a seven day waiver on this one? Mr Morrow� Let's see if the Commission wants to do it. Gentlemen, do you want to wait a minute? Mr Wilshaw� We're going to speed you up November�7, 2015 27275 Mr Morrow• We're going to speed you up a little bit if the Commission wants to Mr Bahr� I'll make a motion for a seven day waiver On a motion by Bahr, seconded by Wilshaw, and unanimously adopted, it was #11-85-2015 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 2015-10-08-16 submitted by MGM Properties, 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 remodel the exterior of the existing restaurant at 34110 Plymouth Road, located on the north side of Plymouth Road between Farmington and Stark Roads in the Southeast 1/4 of Section 28 Mr Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted It will go on to City Council with an approving resolution What we've done here is, we're going to waive the seven day for our minutes to become permanent, so you can go directly to the City Council now Mr Taormina If I could just briefly explain what that will allow is for this item, I believe, to go on the December 2 Council agenda for review Mr Morrow� Does that meet with your satisfaction? Mr Marselis We have to be here, correct, on December 2? Mr Taormina. Yes, that's correct. Mr Marselis Thank you very much We really appreciate it. We hope everybody has a great Thanksgiving �, ' ITEM #6 APPROVAL OF MINUTES 1,078T" Pu:blic Hearings and Regular Meeting Ms Smiley, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,078t" Public Hearings and Regular Meeting held on October 20, 2015 I IVovember�7, 2015 27276 On a motion by Taylor, seconded by Bahr, and unanimously adopted, it was #19�86-20�5 t�.ESOLVED, fihat the Minufes of 1,078t" Public Hearings and Regular Meeting held by the Planning Commission on October 20, 2015, are hereby approved A roll call vote on the foregoing resolution resulted in the following AYES Taylor, Bahr, Mclntyre, Wilshaw, Smiley, Morrow NAYS None ABSENT None ABSTAIN None Mr Morrow, Chairman, declared the mofiion is carried and the foregoing reso(ution adopted On a motion duly made, seconded and unanimously adopted, the 1,079t" Public Hearings and Regular Meeting held on November 17, 20�5, was adjourned af 1000pm CITY PLANNING COMMISSIOId � , Carol A. Smiley ecretary ATTEST � � � R. Lee Morrow, Chai an