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HomeMy WebLinkAboutPLANNING MINUTES 2016-05-24 MINUTES OF THE 1,088TH PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, May 24, 2016, the City Planning Commission of the City of Livonia held its 1,088th Public Hearings and Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman Pro Tern, called the meeting to order at 7:00 p.m. Members present: Sam Caramagno Glen Long Elizabeth McCue Peter Ventura Ian Wilshaw Members absent: Carol A. Smiley Mr. Mark Taormina, Planning Director, and Ms. Margie Watson, Program Supervisor, were also present. Acting Chairman Wilshaw informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2016-04-01-03 DAVID PHIPPS Mr. Long, Acting Secretary, announced the first item on the agenda, Petition 2016- 04-01-03 submitted by Dave Phipps pursuant to Section 23.01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the properties at 14851 and 14931 Farmington Road, located on the west side of Farmington Road between Lyndon and Five Mile Roads in the Northeast 1/4 of Section 21, from OS (Office Services) and R-2 (One Family Residential) to R-9-I (Housing for the Elderly, 4-Stories Maximum Height of Buildings). May 24, 2016 27588 Mr. Taormina: This is an item that the petitioner has requested to be tabled. We will send out notices once this item returns back to the Planning Commission for review. But just as a matter of background, this is a rezoning petition that involves two parcels located on the west side of Farmington Road, across from the Civic Center. Portions of both parcels are currently zoned R-9, Housing for the Elderly. In the case of the northerly parcel, 14931 Farmington, the R-9 district encompasses a narrow 40 foot strip that runs along the north property line. The remainder of the parcel is zoned R-2, One Family Residential. For the southerly parcel, 14851 Farmington, most of the site is currently zoned R-9-I and the OS, Office Services, zoning encompasses the easterly part which is developed with a private drive called Luther Lane. The request would rezone the entirety of both parcels to the R-9-I category to enable the development of a senior housing complex. Together, the two properties make a "U-shaped" configuration. The parcel to the north, 14931 Farmington, has a net land area of 3.40 acres, with 207 feet of frontage on Farmington and a depth of roughly 627 feet. The southerly parcel is about 6.41 acres, and has frontage on Farmington via its connection to Luther Lane, which provides access to the Livonia Woods nursing home located adjacent to and further west of the property. Livonia Woods is located on OS zoned property immediately west of the parcel in question. The adjacent land uses include, to the north, cemeteries as well as the Livonia Public Schools bus yard. To the south are office and residential homes, as well as Silver Village. The nursing home is to the west as well as additional cemetery property. And then to the east across Farmington Road is the Civic Center site, including the Police and Fire headquarters. Under the R-9 zoning, the allowable density, which is expressed in dwelling units per acre and total number of units, is a function of the height of the buildings, the number of bedrooms per unit as well as the total acreage of the land. The R-9-I category, which is proposed here, would allow for buildings up to four stories in height. Based on the R-9-I density criteria, each one bedroom unit in a four-story building is required to have at least 2,000 square feet of land area. What that translates to is a density of 21.8 dwelling units per acre. Overall, the site could support a total of 224 one-bedroom units. The preliminary site plan shows seven four-story buildings, each containing 32 one-bedroom units and the maximum allowable density of 224 total dwelling units. The conceptual plan illustrates the arrangement of the seven buildings having access along a network of private roads that connect and form a loop with Luther Lane. The arrangement of these buildings include buildings oriented east to west as well as north to south, and there is a driveway that connects all these buildings and then comes back out forming a connection with May 24, 2016 27589 Luther Lane. There would be two points of ingress and egress to Farmington Road: one on the northerly parcel and the other on the southerly parcel. There are additional facilities including a community activity center and office building located in the northeast corner of the site, several gazebos and a network of interconnecting pedestrian paths. Storm water management is shown in a series of detention basins that are on the southerly portion of the site. The Future Land Use Plan designates the subject area as Office as well as Medium Density Residential. The Medium Density corresponds to a density of between 4 and 14 dwelling units per acre. The requested density is 21.7 dwelling units per acre, which falls under the range of the High Density Residential land use category. Mr. Chairman, if you would like, I can read out the one item of correspondence that we received on this. Mr. Wilshaw: Yes, please. Mr. Taormina: There is one item of correspondence from the Engineering Division, dated May 11, 2016, 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 rezoning at this time. The legal descriptions included with the submitted drawings appear to be correct and should be used in conjunction with this petition. The existing parcels are assigned the addresses of 14851 and 14931 Farmington Road. The lot is currently serviced with public sanitary sewer and water main. Storm sewer is available within the Farmington Road right-of-way and is under the jurisdiction of Wayne County. The submitted drawing does not indicate proposed utilities or calculations, so we cannot comment on the impacts to the existing systems at this time. It should be noted that the proposed development will need to obtain permits from both the City of Livonia and Wayne County for any proposed utility work, as well as provide storm water detention per the Wayne County Storm Water Ordinance."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The letter from the petitioner that was received is in your packet asking for the tabling. Mr. Wilshaw: Yes. That was dated May 20, 2016, from the petitioner asking that the item be postponed or tabled until the next regular scheduled public hearing and meeting of the Planning Commission Mr. Taormina: That is correct. May 24, 2016 27590 Mr. Wilshaw: Thank you, Mr. Taormina. Are there any questions from the Planning Commission for the Planning staff? Seeing none, we normally would ask that the petitioner come forward. I believe the petitioner is not here today, but if there is anyone who would like to come forward, they are welcome to. Seeing none, we will open up the meeting for any audience communication on this item because it is a public hearing. We do want to give the audience an opportunity to speak, realizing that this item has been requested to be tabled and most likely will be. You may want to reserve comments to a time when the petitioner is actually here and can give their full presentation. Is there anybody wishing to speak to this item? Seeing none, with that, I believe it would be appropriate at this time for a motion from the Commission. On a motion by Ventura, seconded by Caramagno, and unanimously adopted, it was #05-39-2016 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on May 24, 2016, on Petition 2016-04-01-03 submitted by Dave Phipps pursuant to Section 23.01 of the City of Livonia Zoning Ordinance#543, as amended, requesting to rezone the properties at 14851 and 14931 Farmington Road, located on the west side of Farmington Road between Lyndon and Five Mile Roads in the Northeast 1/4 of Section 21, from OS (Office Services) and R-2 (One Family Residential) to R-9-I (Housing for the Elderly, 4-Stories Maximum Height of Buildings), the Planning Commission does hereby table this item until the next scheduled regular meeting. Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. This item has been tabled. ITEM #2 PETITION 2016-04-02-08 SUPERNATURAL SPIRITS Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 04-02-08 submitted by B3 Technologies, L.L.C. requesting waiver use approval pursuant to Section 11.03(h) of the City of Livonia Zoning Ordinance #543, as amended, to utilize a Micro Brewer license and a Small Distiller license in connection with a full service restaurant (Supernatural Spirits & Brewery) at 36685 Plymouth Road, located on the south side of Plymouth Road between Levan and Newburgh Roads in the Northwest 1/4 of Section 32. Mr. Taormina: This is the site of the former Herc's Restaurant and Midtown Café located at 36685 Plymouth Road on the south side of Plymouth May 24, 2016 27591 between Levan and Newburgh Roads. The request this evening is to utilize a Micro Brewer license as well as a Small Distiller license in conjunction with the operation of a full service restaurant that will be called Supernatural Spirits & Brewery. Micro Brewer and Small Distiller licenses fall under the provisions of Section 11.03(h), which allows for establishments having liquor licenses such as Class C, Tavern, Club, Class A Hotel, Class B Hotel licenses, and Micro brewers and Brewpubs licenses. Pursuant to State Law, Micro Breweries are allowed to manufacture up to 60,000 barrels per year and sell to licensed wholesalers. Additionally, licensed Micro Brewers can sell beer that it manufactures to consumers for on-premise consumption from the brewery premises without any additional license. They can sell beer it manufacturers to consumers for off-premises consumption or take-out from the brewery premises with no additional license. Similar to a Micro Brewer, a Small Distiller licensee is allowed to manufacture up to 60,000 gallons of spirits annually. They can sell spirits to consumers for consumption on the manufacturing premises, and they can sell spirits to consumers for off-premises consumption. Licensees may not sell spirits directly to Michigan retailers, but may sell spirits to the Michigan Liquor Control Commission who resells those products through their spirit distribution system. In 1994, when Herc's Roast Beef & Spirits expanded this restaurant, the City Council restricted the number of customer seats to 137. It is the intent of the new owners to continue to operate a full service restaurant and to comply with this condition. Floor plans were submitted which show the internal layout of the restaurant, including the kitchen and dining areas, as well as a separate room that would house the brewing equipment. A smaller, separate room will be set aside for future distilling operations. Shortly after Midtown Grill occupied the building, the owner installed brightly colored geometric shapes to the front exterior of the restaurant. It is the intent of the owners to remove those non-structural façade elements and then perform other minor exterior improvements to the building that would essentially bring it back to its original look. One of the things that is proposed is that they would extend the stone wainscot that runs along the base of the building across the entire front elevation. With that, Mr. Chairman, we do have six items of correspondence related to this petition. Mr. Wilshaw: Okay, Mr. Taormina, if you would like to read those out. Mr. Taormina: There are six items of correspondence. The first item is from the Engineering Division, dated May 11, 2016, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no May 24, 2016 27592 objections to the waiver use petition at this time. The included legal description appears to be correct and should be used in conjunction with this petition. The existing property is assigned an address of 36685 Plymouth Road. The lot is currently serviced with public storm and sanitary sewer, and water main, and the included drawings indicate that the project will consist of exterior renovations only. Based on the provided information, there should be no impact to existing utilities. If utility renovations are required, the owner shall provide drawings to this department to determine if permits will be required. Please note that any work within the Plymouth Road right-of-way will require permits from the Michigan Department of Transportation (MDOT)." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated May 16, 2016, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to utilize a Micro-Brewery/Micro-Distillery License in connection with a full service restaurant on property located at the above referenced address. We have no objections to this proposal with the following stipulations: (1) Basement emergency exit signs must be replaced/installed. (2) All kitchen equipment (suppression) must be recertified for proper function. (3) Knox Box will be required. (4) Seating capacity will be re-evaluated. (5) These issues 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 Division of Police, dated May 13, 2016, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal. Recommendations: post a Right Turn Only sign at the west driveway." The letter is signed by Brian Leigh, Sergeant, Traffic Bureau. The four letter is also from the Division of Police, dated May 20, 2016, which reads as follows: "We reviewed the plans submitted by B3 Technologies, L.L.C. requesting waiver use approval pursuant to Section 11.03(h) of the City of Livonia Zoning Ordinance #543, as amended, to utilize a Micro- Brewery/Micro-Distillery License in connection with a full service restaurant (Supernatural Spirits & Brewery) at 36685 Plymouth Road, located on the south side of Plymouth Road between Levan and Newburgh Roads in the northwest quarter of Section 32. After reviewing the plans with the Chief of Police, we have no objection to the waiver being granted, contingent that the petitioner complies with All State Laws, City Ordinances, Stipulations and conditions set by the Livonia Police Department- Liquor Investigation Unit as approved by the Chief of Police, Stipulations and conditions set by the Traffic Bureau of the Livonia Police Department. We are available to provide any additional information you may desire on this subject."The letter May 24, 2016 27593 is signed by Jeffrey Ronayne, Special Services Bureau. The fifth letter is from the Inspection Department, dated May 23, 2016, which reads as follows: "Pursuant to your request, the above- referenced petition has been reviewed. This Department has no objections to this petition."The letter is signed by Jerome Hanna, Assistant Director of Inspection. The next letter is from Riverside Arena, Inc., dated May 24, 2016, which reads as follows: "For the record, Riverside Area at 36635 Plymouth Road, has no objection to the petition submitted by B3 Technologies, L.L.C. requesting a waiver to use the property located at 36685 Plymouth Road as a micro brewery and small distiller in connection with a full service restaurant. Microbrew facilities are become quite popular. The proposed use is not that much different, as in the past both Herc's Roast Beef and Midtown Grill sold food, beer, wine and liquor. Riverside Arena is on the same side of Plymouth Road just two doors down from the proposed Supernatural Spirits & Brewery. In our opinion, having a successful business and additional traffic in the area would only be a plus. Please feel free to contact us with any question regarding this matter. Thank you for your attention." The letter is signed by Lionel E. LaMay, President. Thank you. Mr. Wilshaw: Are there any questions of the Planning Director? Seeing none, if the petitioner is here, please come forward. We will need your name and address for the record please. Chris Hibner, 2762 Woodmont Drive West, Canton, Michigan. Daniel Gee, 43905 Winthrop Drive, Novi, Michigan. Ernie Pacsai, B3 Technologies, L.L.C., 2079 Cliffside, Wixom, Michigan 48393. Mr. Wilshaw: Would anybody like to comment on what you've heard so far as presented by our Planning Director? Mr. Hibner: Nothing to add at this point. We're pleased that we're getting support from the neighbor in the neighboring building. Mr. Wilshaw: Okay. Are there any questions from the Commission? Mr. Caramagno: What will your hours be at this location once you're open? Mr. Hibner: The planned hours as of now are 11:00 a.m. to 11:00 p.m. Tuesday through Sunday. Mr. Caramagno: Nothing on Mondays? May 24, 2016 27594 Mr. Hibner: As of now, we're planning on being closed on Monday. Mr. Caramagno: Okay. Thank you. Mr. Taormina: I have a question for the petitioner. Have you been able to research whether there are parking agreements with the surrounding property if you have to rely on parking 100 percent on your lot? Mr. Hibner: Sir, we have looked into it. We have determined that there has been in the past a parking agreement between Herc's and the Days Inn, but we have not been able to find the official signed document on that. So we're still researching to see if we can track that down. If not, we will be contacting the Days Inn to try and restore that agreement. Mr. Taormina: Okay. Thank you. Mr. Caramagno: Mark, is there a deficiency in parking? Mr. Taormina: With 137 seats, it's probably close. I suspect there is a cross access and parking agreement in place with the adjacent property. We typically ask for evidence of that cross parking agreement at the time the Certificate of Occupancy is issued. Our Building Department will do a thorough review of the parking and look at that, but nothing has changed from the past. If it's a lawful non-conforming use, that will remain. They still have the right to utilize the restaurant with the seating capacity that was previously approved, whether the parking is deficienct or not. Mr. Caramagno: So if they need to get an agreement with the hotel, they can, just a matter of finishing that up. Mr. Taormina: What we typically look at is if there were variances granted in the past that relied on some kind of parking agreement. Those would need to be updated, but that's usually done at the time the occupancy permits are issued. Mr. Caramagno: Thank you. Mr. Ventura: Mark, I noticed the Fire Marshal asked that the exit signs in the basement be updated. What use is the basement put to? Mr. Taormina: I'm going to refer that to the petitioners. May 24, 2016 27595 Mr. Gee: The basement is used for just the storage of basic supplies. There is a freezer down there as well as a pantry area. The locked liquor storage is also in the basement. Mr. Ventura: So there is no seating or conference area in the basement? Mr. Gee: No. It's strictly for internal use. Mr. Wilshaw: If there are no other questions, I have one brief question on the exterior and interior of the building. As we heard in the opening comments, the exterior of the building will be restored largely to its original appearance or at least the style and color of the original building. Is the interior going to be upgraded or is it going to remain fairly similar to the way it is right now? Mr. Gee: It will remain fairly similar to the way it is right now. We will have to take out one wall near the entrance to get the equipment we need in because it's fairly large. That will have to be moved. But there was quite a substantial renovation made a few years ago on the building and it's quite nice inside. We would like to keep that. We will probably make some changes in the decor to match the theme of the new facility, but that will be more like colors on the walls and wall treatments, things like that. Mr. Wilshaw: We understand from the plans that you're intending on putting in a large window area to showcase the brewing area as patrons come into the restaurant as well. Mr. Gee: That's right. Being a brew pub, the brew area is kind of your showpiece, right? So we plan on having that quite well displayed right through the front door. When you walk in you will see the equipment right there. And that is the equipment that we will actually be using to prepare the delicious brews. Mr. Wilshaw: In addition to the delicious brews, you're also going to offer delicious food, I assume, with a standard menu of steaks, burgers and other pub type fare. Mr. Gee: The Herc's facility had a very nice menu. I think ours is going to be a little more American pub fare in our menu, not quite as much in the way of seafood and fancier dishes. It will more suit a brew pub environment, but the kitchen right there is very well suited for all kinds of different foods. We'll get a lot of good use out of that kitchen facility. Mr. Wilshaw: Thank you. If there are no other questions from the Commission, I will open up for comments from the audience. If there anybody May 24, 2016 27596 in the audience wishing to speak on this item, you're welcome to come forward. Seeing no one coming forward, the petitioners have had their chance to speak. If there are any other comments or questions from the Commission, you're free to speak at this time or a motion would be in order. On a motion by Ventura, seconded by McCue, and unanimously adopted, it was #05-40-2016 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on May 24, 2016, on Petition 2016-04-02-08 submitted by B3 Technologies, L.L.C. requesting waiver use approval pursuant to Section 11.03(h) of the City of Livonia Zoning Ordinance #543, as amended, to utilize a Micro Brewer license and a Small Distiller license in connection with a full service restaurant (Supernatural Spirits & Brewery) at 36685 Plymouth Road, located on the south side of Plymouth Road between Levan and Newburgh Roads in the Northwest 1/4 of Section 32, which property is zoned C-2, the Planning Commission does hereby recommend to the City Council that Petition 2016-04-02-08 be approved subject to the following conditions: 1. That the site plan marked Sheet No. Cl dated April 28, 2016, as revised, prepared by Donald E. Duggar is hereby approved and shall be adhered to; 2. That the maximum customer seating count for the restaurant shall not exceed a total of 137 seats; 3. That the architectural elevation plan marked Sheet No. A2 dated April 28, 2016, as revised, prepared by Donald E. Duggar is hereby approved and shall be adhered to; 4. That no LED lightband or exposed neon shall be permitted on the site including, but not limited to, the building or around the windows; 5. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for, and 6. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of ONE YEAR ONLY from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. May 24, 2016 27597 Subject to the preceding conditions, this petition is approved for the following reasons: 1. That the subject site has the capacity to accommodate the proposed waiver use; 2. That the proposed use of a Micro Brewer and Small Distiller license is compatible to and in harmony with the surrounding uses in the area; and 3. That the proposed specialty liquor licenses will be utilized in conjunction with a full service restaurant, which has been the historic use of this property. 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. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #3 PETITION 2016-03-03-01 GRAND RIVER CHARTER Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 03-03-01 submitted by Grand River Charter Development, Ltd, pursuant to Council Resolution #178-16 and Section 12.08 of the Livonia Code of Ordinances of the City of Livonia, as amended, to determine whether or not to vacate an existing storm water utility easement at 28153 Eight Mile Road, located on the south side of Eight Mile between Inkster and Angling Roads in the Northeast 1/4 of Section 1. Mr. Taormina: This petition is a request by the developer of the property at the corner of Eight Mile and Angling Roads to vacate an existing utility easement. The subject property is zoned M-1, Limited Manufacturing. The existing easement is for the conveyance of storm water underground and its location is in direct conflict with the recently approved site plan for the redevelopment of this site as a mini-warehouse and self-storage facility. The underground storm system will be relocated and placed in a new easement that is further south on the property and in a location that does not interfere with the development of the self-storage facility. The City Engineering Division and DTE have no objections to the request. In order for there to be an ordinance vacating the utility easement, May 24, 2016 27598 a public hearing must first be conducted by the Planning Commission with a report and recommendation submitted to the City Council. The plan that you're looking at currently shows the location of the existing easement. It is somewhat circuitous. It doesn't follow a straight line on the property. It extends quite a distance into the property and then when you look at the replacement easement, it moves it all the way down to the southerly portion of the property will there will be no buildings. There will be driveways and landscaping, but that will not interfere with the intended easement. With that I'll read out the one item of correspondence from our Engineering Division. Mr. Wilshaw: Please. Mr. Taormina: There is one item of correspondence from the Engineering Division, dated May 12, 2016, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. The existing parcel is assigned an address of 38153 Eight Mile Road. The legal descriptions provided with the petition appears to be correct and are acceptable to this office, although the proposed easement will not be recorded until as-built drawings confirm the proposed utilities are within the described easement. Should the proposed utilities be installed in a location that is different than currently planned, a revised easement description will need to be provided to this office for review and recording." The letter is signed by David W. Lear, P.E., Assistant City Engineer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Is the petitioner here this evening? Is there anything you would like to add? We will need your name and address for the record please. William Davis, President, Charter Real Estate, Ltd., 417 North Maple Road, Ann Arbor, Michigan 48103. Good evening. I'm here on behalf of Grand River Charter Development. My company has an interest in the property by way of a purchase agreement which we will be closing soon. The reason this request is lagging behind the site plan that we asked you to review in the past is that at the time we didn't have a detailed engineering plan. Since then, we have had a plan made and we've had it reviewed one time by the City Engineering Department. We're in our final approval so we know exactly where the easement needs to be at this point. Secondly, I wanted to tell you that a neighbor did get in touch with me by email. I've stayed in touch with two adjacent property owners. He requested more information. I sent him some drawings and he was satisfied and didn't feel the need to come tonight. Thank you. May 24, 2016 27599 Mr. Wilshaw: Thank you, sir. I appreciate you following up with the neighbors on their questions as well. Thank you very much. Is there anybody else in the audience wishing to speak for or against this item? Seeing none, I will close the public hearing and ask for a motion. On a motion by McCue, seconded by Caramagno, and unanimously adopted, it was #05-41-2016 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on May 24, 2016, on Petition 2016-03-03-01 submitted by Grand River Charter Development, Ltd, pursuant to Section 12.08 of the Livonia Code of Ordinances of the City of Livonia, as amended, to determine whether or not to vacate an existing storm water utility easement at 28153 Eight Mile Road, located on the south side of Eight Mile between Inkster and Angling Roads in the Northeast 1/4 of Section 1, which property is zoned C-2 and M-L, the Planning Commission does hereby recommend to the City Council that Petition 2016- 03-03-01 be approved for the following: 1. That the subject easement is no longer needed for public purposes; 2. The Petitioner is providing a replacement storm sewer easement at the south end of the site and at no cost to the City; 3. Maintaining the existing easement would prevent the redevelopment of the subject site in a manner previously approved by the City; and 4. No reporting City department or public utility has objected to the proposed vacating. FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 12.08.030 of the Livonia Code of Ordinances, as amended. Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. May 24, 2016 27600 ITEM #4 PETITION 2016-04-SN-02 T-MOBILE SIGN Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 04-SN-02 submitted by Huron Sign Company, on behalf of T- Mobile, requesting approval, pursuant to Council Resolution #439-05, for a replacement wall sign for the retail unit at 29245 Six Mile Road, located within the shopping center on the southeast corner of Six Mile and Middlebelt Roads in the Northwest 1/4 of Section 13. Mr. Taormina: This is a proposal to replace one of two existing identification wall signs at the T-Mobile store located at the southeast corner of Six Mile and Middlebelt Roads. The proposed sign, because of its size, would be nonconforming. The shopping center where T- Mobile is located received site plan approval in 2005, and as part of the approval, it was conditioned that only conforming signage is approved and any additional signage shall be separately submitted for review and approval by the Planning Commission and City Council. That is why we are looking at this petition this evening because there was that condition imposed back in 2005 that only allowed for conforming signs. If this plan receives your approval this evening, it moves on to City Council and then following that, the Zoning Board of Appeals is the final approving authority in this case. The subject site is zoned C-2, General Business. The code allows each business center having four or more separate businesses one wall sign per business not to exceed one square foot for each lineal foot of storefront. In the case of corner units having exposure on two major thoroughfares, a second sign is allowed equal to one half of the allowable area of the first sign. The T-Mobile store does meet the requirement of a corner unit, and is therefore allowed to have two signs. The store's address and frontage is on Six Mile. Based on the length of the storefront elevation, T-Mobile is allowed a sign 24 square feet in area facing Six Mile and one that is 12 square feet facing Middlebelt. Currently, they have two wall signs. The one that faces Six Mile is 23 square feet and the one that faces Middlebelt is 12 square feet. So everything is conforming, but what they would like to do is replace the smaller sign facing Middlebelt with a slightly larger sign. Both signs have the graphic "T Mobile." The new sign would be 18 square feet. If you recall, we reviewed this at the study session. The original plans showed a sign roughly 23 square feet very similar to the one that's facing Six Mile. The Planning Commission asked that they go back and take a look at that to see if they could reduce the size down a few square feet. So the latest plan you're looking at this evening does do that. It brings the total square footage of the sign to 18 square feet. With that, I'll read out the one item of correspondence. May 24, 2016 27601 Mr. Wilshaw: Yes, sir. Mr. Taormina: There is one item of correspondence from the Inspection Department, dated May 23, 2016, which reads as follows: "Pursuant to your request, the above-referenced petition has been reviewed. A variance from the Zoning Board of Appeals would be required for the excess size of the proposed sign. This Department has no further objections to this petition." The letter is signed by Jerome Hanna, Assistant Director of Inspection. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions for Mr. Taormina? Mr. Ventura: It says that the replacement sign will have the same graphics as the original sign. When we had our study session, the petitioner commented that the change from the color that they were using, which was the logo color for T Mobile, to white made the sign more visible. Do you know whether or not they intend to change the sign to white or are they going to maintain, as our write-up says, the red? Mr. Taormina: This plan clearly shows that they would go with the white channel letters for the new sign. I believe he indicated at the study session that he intends to do the same thing with the sign facing Six Mile Road. We can verify this with the petitioner this evening, Mr. Ventura: Thank you. Mr. Wilshaw: Are there any other questions? If not, the petitioner is here. Would you like to start with your name and address? Paul Ferguson, Huron Sign Company, 663 S. Mansfield, Ypsilanti, MI 48198. Yes, sir. You are correct. We are going to change the faces of basically the letter "T", which is the logo itself, from the magenta to white. Mr. Wilshaw: Thank you, Mr. Ferguson. Are you with the sign company? Mr. Ferguson: Correct. I'm with Huron Sign. Mr. Wilshaw: Okay. And the business owner is here as well. Kevin Denha, 40700 Woodward Avenue, Bloomfield Hills, Michigan. It is going to be all white facing Middlebelt, and currently the sign facing Six Mile is all white as well. I know the rendering showed a magenta "T" but that is white currently, right now. May 24, 2016 27602 Mr. Wilshaw: Are there any questions for the petitioner? Mr. Long: The size of the sign now is 18 feet and that's going to be sufficient for your needs? Mr. Denha: Yes. We talked about it at the study session. I'm fine with that and I appreciate the consideration. Mr. Long: Thank you. Mr. Wilshaw: Is there anybody in the audience that wishes to speak on this item? Seeing no one coming forward, a motion would be in order. On a motion by Caramagno, seconded by McCue, and unanimously adopted, it was #05-42-2016 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2016-04-SN-02 submitted by Huron Sign Company, on behalf of T-Mobile, requesting approval, pursuant to Council Resolution #439-05, for a replacement wall sign for the retail unit at 29245 Six Mile Road, located within the shopping center on the southeast corner of Six Mile and Middlebelt Roads in the Northwest 1/4 of Section 13, be approved subject to the following conditions: 1. That the Replacement Channel Letter Sign plan depicting an 18 square feet wall sign for T-Mobile as submitted by Huron Sign Company dated May 19, 2016, is hereby approved and shall be adhered to; 2. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for excess signage and any conditions related thereto; 3. That both signs on the building shall not be illuminated beyond one (1) hour after this business closes; 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; and 5. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the sign permits are applied for. May 24, 2016 27603 Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #5 PETITION 2016-04-SN-03 MID 7 PLAZA SIGN Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 04-SN-03 submitted by Huron Sign Company, on behalf of Mid 7 Plaza, requesting approval for replacement ground signage pursuant to Section 18.47 of the City of Livonia Zoning Ordinance #543, as amended, for the commercial center at 19043-19045 Middlebelt Road and 29475-29493 Seven Mile Road, located on the south side of Seven Mile Road between Middlebelt Road and Melvin Avenue in the Northeast 1/4 of Section 11 Mr. Taormina: This petition seeks to replace two existing nonconforming pylon signs located at the Mid-7 Shopping Plaza with newer, smaller signs. The Mid-7 Plaza is a 56,000 square foot multi-tenant retail center located on an approximately 5.5 acre site at the southwest corner of Middlebelt and Seven Mile Roads. Major tenants include Pet Supplies Plus, Planet Fitness and Family Dollar. The site is split into three zoning classifications: C-1 (Local Business), C-2 (General Business) and P (Parking). Work is currently underway involving a complete renovation of the building's exterior façade. In terms of ground signs, the rules that apply to business centers are: they are allowed one freestanding sign up to 40 square feet in area and 8 feet in height with a minimum setback at least 10 feet from any public road right-of-way. Where a business center has more than 400 feet of frontage along a major thoroughfare or a minimum of 200 feet of frontage on each of two major thoroughfares, a second freestanding is allowed, equal in size to the first sign. Mid-7 Plaza, because it has over 200 feet of frontage on both Middlebelt and Seven Mile, is allowed two freestanding signs. The Plaza currently has two large pylon signs. Both signs are identical in composition and measure roughly 135 square feet in area and are 32.5 feet in height. The replacement signs would also be identical but much smaller, even though they would be nonconforming. Each sign would be 93.75 square feet in area and would be 15 feet tall. The new signs would be placed at the same general locations as the existing signs. The signs incorporate replaceable panels, so as tenants come and go, the panels identifying them can be easily updated. The frame consists of an aluminum cabinet with a stone-clad base. Because both replacement signs are still in excess of what the ordinance allows, variances would be required from the Zoning May 24, 2016 27604 Board of Appeals. With that, I can read out the one item of correspondence. Mr. Wilshaw: Yes, go ahead. Mr. Taormina: There is one item of correspondence from the Inspection Department, dated May 23, 2016, which reads as follows: "Pursuant to your request, the above-referenced petition has been reviewed. A variance from the Zoning Board of Appeals would be required for the excess height and square footage of the proposed sign. This Department has no further objections to this petition." The letter is signed by Jerome Hanna, Assistant Director of Inspection. Thank you. Mr. Wilshaw: Are there any questions for Mr. Taormina? Is the petitioner here this evening? We will need your name and address for the record please. Kevin Denha, 40700 Woodward Avenue, Bloomfield Hills, Michigan. I would just echo what we discussed at the study session. You have seen the renovations we've done since we've owned it. This new proposed sign is an integral part of the renovation and the long time viability of tenanting this space. We have a nice modern design and it's going to be a good addition to the center and critical to viability. Thank you. Mr. Wilshaw: Are there any questions for the petitioner? Mr. Caramagno: Providing this plan goes through the rest of the process here, when the big sign comes down, is that when the new sign will go up, right after that, or will the new sign be put in a similar position? Mr. Denha: The existing signs will be torn down first and then the new signs will be installed right away. Mr. Caramagno: How long will your tenants be without signage? Mr. Denha: Probably 15 to 30 days. We're going to try to manufacture once we get approval, get everything ready, and then you've got to build the foundation and then pop the sign in. So anywhere from 15 to 30 days. Mr. Caramagno: And they mostly have signage on the building already. They have some sort of recognition there? Mr. Denha: Currently, they have banner signage up while I'm remodeling. Their existing signs will probably go up no later than the end of May 24, 2016 27605 June for the building signage. I'll make sure they have building signage up before I rip this down. Mr. Caramagno: I think this is a great, great plan here. Thank you. Mr. Wilshaw: Is there anyone else wishing to speak. Is there anybody in the audience that wishes to speak on this item? Seeing no one coming forward, a motion would be in order. On a motion by Long, seconded by Ventura, and unanimously adopted, it was #05-43-2016 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2016-04-SN-03 submitted by Huron Sign Company, on behalf of Mid 7 Plaza, requesting approval for replacement ground signage pursuant to Section 18.47 of the City of Livonia Zoning Ordinance #543, as amended, for the commercial center at 19043-19045 Middlebelt Road and 29475-29493 Seven Mile Road, located on the south side of Seven Mile Road between Middlebelt Road and Melvin Avenue in the Northeast 1/4 of Section 11, be approved subject to the following conditions: 1. That the new ground signs shall be installed in accordance with the New Multi-Tenant Pylon Sign Concept submitted by Huron Sign Co. dated April 17, 2016; 2. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for excessive sign area, sign height and deficient setback; and 3. That any additional signage not in compliance with the City's sign regulations shall come back before the Planning Commission and City Council for their review and approval. Mr. Wilshaw: I would just like to briefly make a comment that the City has historically tried to do whatever it can to remove large pylon signs from shopping centers. This is a large retail center in a significant intersection in our city. So definitely signage is important to the center, but I appreciate the petitioner's effort to reduce the signage to a very tasteful sign that matches the quality of the improvements that are already being made to the center. So thank you very much for that. Mr. Denha: Thank you, Mr. Chair. I think the renovations and the consideration you give, it's a win-win for everybody. May 24, 2016 27606 Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #6 PETITION 2016-04-08-04 CURTIS CREEK APTS. Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 04-08-04 submitted by Curtis Creek L.L.C. requesting approval of all plans required by Section 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct an accessory building for the apartments (Curtis Creek Apts.) at 18203-18351 Farmington Road, located on the northwest corner of Farmington and Curtis Roads in the Northeast 1/4 of Section 9. Mr. Taormina: This item seeks Planning Commission approval to construct an accessory storage building and sales office for the Curtis Creek Apartments located at the northwest corner of Farmington and Curtis Roads. Curtis Creek consists of five buildings and a total of 72 rental units. The original development received site plan approval in March, 1986. The site is about 6.5 acres in size and includes 490 feet of frontage along Farmington and roughly 786 feet of frontage along Curtis Road. The zoning is R-7, Multiple Family Residential. The proposed accessory building would be in the northeast corner of the site between the northerly most apartment building and Farmington Road. The apartment building closest to Farmington Road is currently setback about 75.5 feet from the public right-of-way. The proposed storage building would be about 55 feet from the right-of-way. Placement of the building conforms to the R-7 district regulations which require a minimum setback of 50 feet. The proposed building is one-story in height and a total of 800 square feet measuring 20 feet by 40 feet. The floor layout shows a leasing office in the front of the building and a storage area in the back of the building. The exterior appearance would match the existing apartment buildings. This includes materials and features that are similar, including brick walls, brick quoins, an asphalt-shingled roof with ridge vent, windows on three sides of the building, as well as a garage door and horizontal vinyl sided gables. To help shield the structure from Farmington Road, a row of approximately eight foot high evergreen trees would be planted between the building and the roadway. Parking is available in front of the building with proposed sidewalks that would connect to the existing walkways in the area. The garage door and storage area would be at the north end of the building facing away from Farmington Road, whereas the office, which contains a single entrance door, would May 24, 2016 27607 face southeast towards Farmington Road. One of the suggestions that was made at the study meeting was the addition of a sidewalk leading to the garage door. A new sidewalk has been included in the revised plan. I'll let the petitioner describe why he was unable to relocate the garage door, but he did include the additional changes which was the sidewalk as well as specifying trees would be planted. With that, Mr. Chairman, I'll read out the correspondence on this item. Mr. Wilshaw: Yes, go ahead. Mr. Taormina: There are four items of correspondence. The first item is from the Engineering Division, dated May 11, 2016, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above-referenced petition. We have no objections to the proposed project at this time. The included legal description appears to be correct and should be used in conjunction with this petition. The existing property is assigned a range of addresses between 18203 to 18351 Farmington Road for the various apartments, and an address of 18265 Farmington Road for the overall parcel. The lot is currently serviced with public storm and sanitary sewer, and water main, but the included drawings do not indicate whether new services will be required for the proposed outbuilding or if it will be serviced with existing leads. If new utility services are planned, the owner shall provide drawings to this department to determine if Engineering Department permits will be required. Please note that any work within the Farmington Road right-of-way will require permits from Wayne County." The letter is signed by David Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated May 16, 2016, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct an accessory building for the apartments on the property located at the above referenced address. We have no objections to this proposal." The letter is signed by Daniel Lee, Fire Marshal. The third letter is from the Division of Police, dated May 13, 2016, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal."The letter is signed by Brian Leigh, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated May 23, 2016, which reads as follows: "Pursuant to your request, the above-referenced petition has been reviewed. This Department has no objections to this petition."The letter is signed by Jerome Hanna, Assistant Director of Inspection. Thank you. May 24, 2016 27608 Mr. Wilshaw: Are there any questions for the Planning Department? Seeing none, would the petitioner like to come forward? We will need your name and address for the record please. Joseph Pace, Curtis Creek, L.L.C., P.O. Box 1055, Novi, Michigan 48376. Mr. Wilshaw: Would you like to add anything to what you've heard so far? Mr. Pace: Just to add to when we had the study meeting. I did add a sidewalk to the back where the garage door is going to be located. I just felt that back there it would be easier if I had something long to get in and I thought the overall look with the garage door facing the existing building, I thought it would look better in the back. I did add three more Blue Spruce evergreen trees to further block the garage door from Farmington Road. Mr. Wilshaw: Okay. Thank you. Are there any questions from the Commission for Mr. Pace? Mr. Caramagno: Sir, the sidewalk that I'm looking at on the revised plan, it looks like there is an apron in front of the garage door. Is that right/ Mr. Pace: Yes. It will be about four feet. Mr. Caramagno: How wide is the sidewalk? Mr. Pace: I do not know exactly but I think it's about four feet. I plan on making it scale to what is existing there now. Mr. Caramagno: Does that give you enough hard surface to get what you need? Mr. Pace: Yes. Mr. Caramagno: Without doing damage to the lawn all the time? Mr. Pace: Yes. Mr. Caramagno: Okay. Thank you. Mr. Taormina: I did find the revised plan. This is what it looks like and you can see how the trees were added on the north and east sides of the building and the additional sidewalk. Mr. Wilshaw: Okay. Thank you for showing us that, Mr. Taormina. Are there any other questions for the petitioner? There is no one in the audience. With that, a motion would be in order. May 24, 2016 27609 On a motion by McCue, seconded by Ventura, and unanimously adopted, it was #05-44-2016 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2016-04-08-04 submitted by Curtis Creek L.L.C. requesting approval of all plans required by Section 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to construct an accessory building for the apartments (Curtis Creek Apts.) at 18203-18351 Farmington Road, located on the northwest corner of Farmington and Curtis Roads in the Northeast 1/4 of Section 9, be approved subject to the following conditions: 1. That the Alta Land Title Survey as modified to show the proposed accessory building and site and landscaping improvements marked Drawing 1 as received by the Planning Commission on May 24, 2016, prepared by Professional Engineering Associates, is hereby approved and shall be adhered to; 2. That all disturbed lawn areas shall be sodded in lieu of hydro-seeding; 3. That underground sprinklers are to be provided for all landscaped and sodded areas, and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition; 4. That the Proposed Accessory Structure elevation plan marked Sheet 1 of 2 dated April 8, 2016, as revised, prepared by Architecturally Speaking, is hereby approved and shall be adhered to; 5. That any mechanical equipment shall be concealed from public view on all sides by either landscaping or screening that shall be of a compatible character, material and color to other exterior materials on the building; 6. That all new light fixtures shall be aimed and shielded so as to minimize light from trespassing across property lines or glaring onto adjacent roadways; 7. That only small directional signage and a small office sign not to exceed eight (8) square feet shall be allowed on or adjacent to the building; May 24, 2016 27610 8. 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 9. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of ONE YEAR ONLY from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Mr. Taormina, I believe there may be some modification needed for Item #1? Mr. Taormina: Correct. If the maker of the motion and supporter would accept a modification to Item #1 to reflect the latest plan. Unfortunately, we drafted that resolution before we received the modifications. As you heard this evening, the garage door did not get shifted on the west side. So unless it is the intention of the maker of the motion to have that still positioned on the west side, we would probably want to modify that language allowing for it to be the north side. Ms. McCue: Absolutely. Mr. Wilshaw: Okay. So we will modify Item #1 to indicate the updated plan with the garage door on the north side of the building. Mr. Taormina: And the extension of the sidewalk to provide access as shown on the plan. Mr. Wilshaw: Hopefully, that is clear to everybody. Is the supporter okay with that as well? Mr. Ventura: I am fine. Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #7 2016-2021 CAPITAL IMPROVEMENTS PROGRAM Mr. Long, Acting Secretary, announced the next item on the agenda, the Capital Improvements Program for the years 2016-2021. Mr. Taormina: This item is the 2016-2021 Capital Improvements Program, or as we refer to it as the CIP. The CIP identifies, itemizes and 1 May 24, 2016 27611 tabulates a schedule of public capital expenditures over a six year time frame. It includes both smaller recurring capital expenditures as well as large, physical improvements such as road projects, sewer and water line construction and maintenance, park and open space improvements, and improvements to police, fire and other City facilities, including the Greenmead Historical Village. Its main purpose is to serve as an aid in budget forecasting. Preparation of the CIP is done under the authority of the Michigan Planning Enabling Act, PA 33 of 2008. By statute, the Planning Commission is required to prepare and submit a Capital Improvements Program to the administration and legislative body on an annual basis. With that, I will answer any questions you might have regarding this. It is an extensive document. This is only the cover page. I won't go through the rest of it unless you want to spend the rest of the evening here. Mr. Wilshaw: That's okay, Mr. Taormina. Thank you. Are there any questions? Hearing none, there is no one in the audience. If there are no other comments, a motion would be in order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was resolved that #05-45-2016 WHEREAS, pursuant to the Michigan Planning Enabling Act, P.A. 33 of 2008, the City Planning Commission is responsible for the preparation of a Capital Improvements Program for the ensuing six years; and WHEREAS, the 2016 - 2021 Capital Improvements Program, prepared through a joint effort of several City departments, has been submitted to the City Planning Commission for consideration; and WHEREAS, duly-noticed City Planning Commission public meeting was held on May 24, 2016; and WHEREAS, the Capital Improvements Program presents a realistic program to aid in the determination of a complete fiscal planning strategy for the City of Livonia; and WHEREAS, the City Planning Commission stands ready to do all things necessary to cooperate with the Mayor and City Council in maintaining a functioning program of capital improvements and capital budgeting for the City of Livonia; therefore BE IT RESOLVED, the City Planning Commission hereby adopts the 2016 - 2021 Capital Improvements Program; and May 24, 2016 27612 BE IT RESOLVED, that the City Planning Commission recommends the City Council adopt this Capital Improvements Program and use it as a guide to funding priority capital projects with the program. Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #8 PETITION 2016-04-02-07 PANERA BREAD Mr. Long, Acting Secretary, announced the next item on the agenda, Petition 2016- 04-02-07 submitted by Laurel Park Retail Properties, L.L.C. 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 freestanding full service restaurant with drive-up window facilities (Panera Bread) within the parking lot of the Laurel Park Place shopping center at 37700 Six Mile Road, located on the north side of Six Mile Road between Newburgh Road and the 1-275/96 Expressway in the Southeast 1/4 of Section 7. Mr. Wilshaw: This item was tabled at our previous meeting. Mr. Taormina, if I'm not mistaken, because it is on the table, we can keep it on the table given that the petitioner has asked to have the item remain tabled until our next public meeting. Is that correct? Mr. Taormina: That is correct. Mr. Wilshaw: With that, we will leave the item on the table. ITEM #9 APPROVAL OF MINUTES 1,087TH Public Hearings and Regular Meeting Mr. Long, Acting Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,087th Public Hearings and Regular Meeting held on May 10, 2016. On a motion by Long, seconded by McCue, and unanimously adopted, it was #05-48-2016 RESOLVED, that the Minutes of 1,087th Public Hearings and Regular Meeting held by the Planning Commission on May 10, 2016, are hereby approved. I May 24, 2016 27613 A roll call vote on the foregoing resolution resulted in the following: AYES: Long, McCue, Caramagno, Ventura, Wilshaw NAYS: None ABSENT: Smiley ABSTAIN: None Mr. Wilshaw, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,088th Public Hearings and Regular Meeting held on May 24, 2016, was adjourned at 8:09 p.m. CITY PLANNING COMMISSION Glen Long, Acting Secr ATTEST: Z:7-"/ Ian Wilshaw, Chairman Pro Tern