HomeMy WebLinkAboutPLANNING MINUTES 2016-12-13 MINUTES OF THE 1,098TH PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, December 13, 2016, the City Planning Commission of the City of
Livonia held its 1,098th Public Hearings and Regular Meeting in the Livonia City
Hall, 33000 Civic Center Drive, Livonia, Michigan.
Mr. Ian Wilshaw, Chairman, called the meeting to order at 7:00 p.m.
Members present: Sam Caramagno Glen Long Betsy McCue
Kevin Priddy Peter Ventura Ian Wilshaw
Members absent: Carol Smiley
Mr. Mark Taormina, Planning Director, and Ms. Margie Watson, Program
Supervisor, were also present.
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 2016-11-01-07 CHAMBER OF COMMERCE
Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2016-
11-01-07 submitted by the City of Livonia, pursuant to Council
Resolution #426-16 and Section 23.01(a) of the City of Livonia
Zoning Ordinance #543, as amended, requesting to rezone the
property at 33233-33243 Five Mile Road (former Chamber of
Commerce office), located on the south side of Five Mile Road
between Farmington Road and Shadyside Street in the
Northwest 1/4 of Section 22, from PL (Public Land) to C-1 (Local
Business).
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Mr. Taormina: This is a request to rezone a small portion of the Civic Center
campus. The property is located on the south side of Five Mile
Road just east of Farmington Road. The rezoning would change
the designation from PL, Public Land, to C-1, Local Business. The
size of the parcel is about .06 acre or 2,628 square feet. It has 36
feet of frontage on Five Mile and a depth of 73 feet. There is an
existing single-story building on the property that measures about
1,575 square feet. Records show that prior to the City acquiring
the property in the 1970's, it was zoned C-2 and used as an office
in conjunction with a real estate company. After purchasing the
property, the City rezoned it to Public Lands in 1974. For many
years after that, it served the Livonia's Youth Assistance
program. Following the relocation of Youth Assistance to City Hall
in the space that was previously occupied by the Recreation
Department, the building was then leased to the Livonia Chamber
of Commerce and it served as Livonia's Welcome Center. The PL
zoning over the past 40 years has been appropriate given the
quasi-public uses. However, the building is now vacant and by
rezoning it to C-1, the City would expand its options for leasing
the building, possibly for commercial purposes since this is what
the building was originally constructed for. The C-1 zoning would
allow the City to market the property for a variety of commercial
uses that would range from general office to retail. The Future
Land Use Plan presently shows this site as community service. If
approved, the C-1 zoning may only be short term and any lease
that the City would entertain would also be short term because in
the coming year, the City will be developing a comprehensive
Master Plan that will include long range goals for the future of the
Civic Center property. With that, Mr. Chairman, I can read out the
departmental correspondence.
Mr. Wilshaw: Please.
Mr. Taormina: There is one item of correspondence from the Engineering
Division, dated November 21, 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 description
included with the petition appears to be correct and should be
used. The existing property is assigned the address of 33243 Five
Mile Road for the overall parcel, with the address of 33233 thru
33243 Five Mile Road being assigned to the suites within the
building. The existing building is currently serviced by public
water main, sanitary sewer and storm sewer. Should renovations
to the building require alterations to the existing services,
drawings will need to be submitted to this department to
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determine if permits will be required." The letter is signed by
David W. Lear, P.E., Assistant City Engineer. Thank you.
Mr. Wilshaw: Seeing that this is a city petition, we don't have a petitioner to
come forward. I'll go directly to the Commission to see if there are
any questions for the Planning staff. No questions for the
Planning staff. Is there anybody in the audience that wishes to
speak for or against this item? Seeing no one coming forward, is
there any other communication or comments from the
Commission at this time? If not, a motion would be in order.
On a motion by Long, seconded by McCue, and unanimously adopted, it was
#12-108-2016 RESOLVED, that pursuant to a Public Hearing having been held
by the City Planning Commission on December 13, 2016, on
Petition 2016-11-01-07 submitted by the City of Livonia, pursuant
to Council Resolution #426-16 and Section 23.01(a) of the City of
Livonia Zoning Ordinance #543, as amended, requesting to
rezone the property at 33233-33243 Five Mile Road (former
Chamber of Commerce office), located on the south side of Five
Mile Road between Farmington Road and Shadyside Street in
the Northwest 1/4 of Section 22, from PL to C-1, the Planning
Commission does hereby recommend to the City Council that
Petition 2016-11-01-07 be approved for the following reasons
1. 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;
2. That the proposed change of zoning would allow the City to
expand its options for leasing the building;
3. That the proposed change of zoning would allow the City to
market the property for a wide range of commercial uses
ranging from general office to retail; and,
4. That the proposed change of zoning represents a
reasonable and logical zoning for the subject property which
adheres to the principles of sound land use planning.
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. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to City Council with an approving resolution.
December 13, 2016
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11
ITEM #2 PETITION 2016-11-01-08 SOAVE HOMES
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2016-
11-01-08 submitted by Soave Homes pursuant to Section 23.01
of the City of Livonia Zoning Ordinance #543, as amended,
requesting to rezone the property at 10014 Levan Road, located
on the east side of Levan Road between Ann Arbor Trail and
Plymouth Road in the Northeast 1/4 of Section 32, from R-U-F
(Rural Urban Farm - Minimum 1/2 Acre Lot) to R-1 (One Family
Residential - 60' x 120' Lots).
Mr. Taormina: This rezoning petition involves a parcel that is located on the east
side of Levan Road between Plymouth Road and Ann Arbor Trail.
The property is roughly 0.8 acre in size. It includes 120 feet of
frontage on Levan, which borders the site to the west, and has an
overall depth of 301 feet along Parkdale Avenue. The parcel is
currently vacant. The reason for the rezoning is to allow for the
division of the property in order to construct four new single family
homes. The R-1 zoning requires that each lot be a minimum of
60 feet in width by 120 feet in depth for a total area of 7,200
square feet. The concept plan that has been submitted as part of
this rezoning petition shows that each of the proposed new lots
would have frontage along Parkdale and would fully comply with
the R-1 district regulations. This plan indicates that the new
development would be in the form of a site condominium and is
the reason why the plan references units as opposed to lots.
However, it's nearly impossible to distinguish between the two.
Looking at the surrounding neighborhood, to the north, south and
east and west, are all single family residential homes under either
the R-1 or the RUF zoning. Further to the west is the Middle
Rouge Parkway zoned PL, Public Lands. In 2015, the parcel that
is the subject of this rezoning petition was created through the
division of a larger parcel that included the property to the south.
The original parcel, which was described as 10000 Levan Road,
was about 67,000 square feet or 1.5 acres. The property was split
into two parts that was identified on the survey at the time as
Parcel A and Parcel B. Parcel A constitutes the north half and the
land that is the subject of this rezoning petition. Parcel B is the
southerly half and contains an existing single family home. There
is a house immediately to the south. The larger parcel included
that house prior to the split last year. Levan Road, as it extends
across the south half of the westerly part of the property, is a
narrow gravel drive. Continuing south past the subject property,
Levan provides access to four other homes. Originally, the
planned future right-of-way width of Levan Road was 86 feet.
However, the east half of the road was never dedicated and
Levan Road does, in fact, extend onto the parcel. Again, this is
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just a narrow gravel road providing access to four homes further
to the south. The Master Thoroughfare Plan now shows this
section of the road south of Parkdale as a local street, which
would be a 60 to 66 foot wide right-of-way. Going back to the plan,
it shows that an additional 33 feet of right-of-way would be
dedicated as part of the development of this property so it should
be adequate to fully place the travel portion of Levan Road within
the public right-of-way at least as it crosses over this property. In
terms of the Future Land Use Plan, it does designate the area as
low density residential. This corresponds to a density of between
1 to 5 dwelling units per acre and is consistent with the proposed
R-1 zoning. Mr. Chair, we have three items of correspondence.
Mr. Wilshaw: Yes. Please read them.
Mr. Taormina: There are three items of correspondence. The first item is from
the Engineering Division, dated November 17, 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 existing
property is assigned an address of 10014 Levan Road. The legal
description included with the petition (also noted as `original
description' on the submitted survey drawings) appears to be
correct and should be used in association with this petition.
Please note that the proposed lot layout shown, and
accompanying descriptions, were denied in March of this year
and should not be used. The parcel is currently serviced by City
of Livonia water main and sanitary sewers. Storm sewer is not
available to the parcel. The owner will need to find alternate
methods for storm water drainage and sump pump outlets, or
extend the existing storm sewer along Parkdale Road to service
the parcel." The letter is signed by David W. Lear, P.E., Assistant
City Engineer. The second letter is from the Treasurer's
Department, dated November 16, 2016, which reads as follows:
"In accordance with your request, the Treasurer's Office has
reviewed the address connected with the above noted petition. At
this time, there are no outstanding amounts receivable for taxes.
Therefore, I have no objections to the proposal." The letter is
signed by Lynda Scheel, Treasurer. The third letter is from the
Finance Department, dated November 18, 2016, which reads as
follows: "I have reviewed the addresses connected with the
above noted petition. As there are no outstanding amounts
receivable, general or water and sewer, I have no objections to
the proposal." The letter is signed by Coline Coleman, Chief
Accountant. Thank you.
December 13, 2016
27947
Mr. Wilshaw: Are there any questions of the Planning Director? Seeing none,
the petitioner is here, Mr. Duggan. Name and address please.
Brian Duggan, 14315 Denne, Livonia, Michigan 48154. I'm here to represent Mr.
Soave and answer any of your questions.
Mr. Wilshaw: Is there anything you would like to add to what you've heard so
far?
Mr. Duggan: No. Mark does a fine job.
Mr. Wilshaw: Yes, he does. Are there any questions for the petitioner's
representative?
Mr. Caramagno: The stormwater we heard about. At what point will a decision be
made with where that stormwater goes on these four properties?
Mr. Duggan: My understanding is that the engineer is working with it right now
with the City Engineer, and hopefully we'll have that resolved
before we go to Council.
Mr. Caramagno: What kind of options are there for that? Is there a possibility that
the sewer has to be extended?
Mr. Duggan: I know that we are going to extend the one sewer. Mark, is that
the storm sewer or the sanitary sewer that's in the back of the
property?
Mr. Taormina: I'm not familiar with the details of where the location of the sewers
are, but as the Engineering letter indicates, with respect to
stormwater drainage, there are no facilities available to this site
so they will have to find an alternate location, either via sumps or
the extension of the storm sewer along Parkdale. I'm not sure
how far the storm sewer is from the property. It doesn't show on
the maps that we have that are included with the petition. But that
is something that is reviewed at the time the development is
submitted. If it's a condominium it will come back to us and at that
time we will have more details relative to drainage. This site could
be developed in two ways, either as a site condominium similar
to the way you have it shown on this plan, or if they want to split
the lots, they could create no more than three home sites on this
parcel. While that wouldn't require this body's review or Council
review necessarily, it still would require Engineering review and it
would have to be evaluated in terms of stormwater drainage.
Mr. Wilshaw: Any other questions, Mr. Caramagno?
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27948
Mr. Caramagno: No.
Mr. Wilshaw: Is there anyone else with questions or comments? Hearing none,
is there anybody in the audience that wishes to speak for or
against this item?
Joseph Westhead, 10000 Levan Road, Livonia, Michigan. My house is directly
south of this proposal. I had a couple questions, clarifications
really. The gravel road to the west of the property is not in the
greatest condition at the moment. So there's slight concern about
construction, as to whether that gravel road might deteriorate by
the construction. It's a pretty narrow road. My second question is
kind of related to utilities - whether the construction would need
access to our property to cancel the utilities, with gas lines and
things like that.
Mr. Wilshaw: I have noted your questions. We'll try to get those questions
answered by the Planning Staff or the petitioner. Mr. Taormina,
the condition of the road itself it's a private road at this point,
correct?
Mr. Taormina: No. From all indication, it's public.
Mr. Wilshaw: It's a public road. It's just not a conforming public road.
Mr. Taormina: It's not conforming to what we would typically see. It should be
located within the public right-of-way. It appears to straddle that
right-of-way line, but it is treated as a public road. I don't know
what maintenance takes place by the City, if there's any grading
or snow removal out there. I'm sure this gentleman could answer
that question for us, but relative to the construction, typically
what's required is the developer will post a bond to assure that
the public facilities, water, sewer, roads, etc., are maintained
during the construction. Again, that is usually handled by our
Engineering Division at the time plans are submitted for
developing the property. While there may be some access
coming off the developed portion of the road for the site, I would
expect most of it would come off Parkdale Avenue, which is
paved and provides ample room. The way the properties would
be split, if it's in this fashion or similar, really it would make sense
as these home sites are developed, that they would access off
Parkdale. But the petitioner's other question relative to utility
extensions, if any of that involves utilities that are on his property
that are not currently located within an easement, then the
developer would have to approach this gentleman for any rights
to enter his property in order to extend those utilities. You can see
where the water main is available to the site along Levan Road.
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It would appear that it might not require any disturbance on his
property. The leads would probably just be extended off of
Parkdale. I don't know if sanitary sewer is available across the
street on Parkdale Those would all be leads that would have to
be extended directly to the sites and I don't think it would affect
his property.
Mr. Wilshaw: Okay. Thank you. Just to summarize for the resident who came
forward, the road itself is a City road. If there are issues with the
condition of the road, I would think the Department of Public
Works would be a good contact just in terms of general
maintenance for that road to address any questions or issues, but
a performance bond of some sort would have to be posted by the
developer during the construction to ensure that there is no
damage that the developer causes to any of those utilities or
roads during construction. And of course if there is any need for
them to access any of the utilities through your property, they
would have to contact you directly and work with you on getting
that access. The one positive thing, and correct me if I'm wrong
Mr. Taormina, is the developer is dedicating a portion of the
western part of this parcel to create a proper right-of-way for that
roadway because right now it's straddling into the property.
Correct?
Mr. Taormina: That is what is indicated on this plan. That is correct.
Mr. Wilshaw: Okay. So that's at least an improvement in having the proper
right-of-way in place for that road. Thank you for that. Are there
any other questions from the audience on this petition?
Richard Stimac, 36152 Parkdale, Livonia, Michigan. I live there with my wife.
We've been there for 45 years and I don't understand how they
can fit four homes into the amount of land that's across the street
from me. I didn't get a very good look at the layout there. I don't
understand which way the homes are facing, where the garages
would be. Is there going to be a roadway parallel to Parkdale to
the south of us? Can I get a copy of that layout?
Mr. Wilshaw: I'm certain if you contact the City, we can provide you a copy of
that layout because that is public record so we could certainly get
a copy for you. As proposed right now, the lots would be 64 feet
in width. Mr. Taormina, what is the minimum lot width in R-1
zoning?
Mr. Taormina: Sixty feet.
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Mr. Wilshaw: These would be 64 feet in width so they are wider than the
minimum, very similar to the size of the lots that are in the
surrounding neighborhood, including your own.
Mr. Stimac: The front of the homes would be on Parkdale?
Mr. Wilshaw: Correct. Maybe the petitioner's representative could speak to the
one that's right on the corner of Levan and Parkdale. I imagine it
would face forward but potentially they may do a side access
garage.
Mr. Stimac: I got a copy off the internet of the proposed home that's going at
the corner of Parkdale and Levan, and another thing I don't
understand about what I saw there is, on the lot size, it says lot
size dimensions 110 by 120 by 110 by 120. That doesn't make
sense to me.
Mr. Wilshaw: I'm not sure what you're looking at but right now we're just looking
at zoning. Is the zoning appropriate to change to R-1? When it
gets to the actual site plan, the layout of the lots, the types of
houses that are going to go there, that will be coming to us in a
future meeting if it's being done as a site condominium. !,
Mr. Stimac: But I could get a picture of that diagram with some explanation if
I go see somebody in the Planning Department?
Mr. Wilshaw: Definitely, sir.
Mr. Stimac: Okay. And that's located on the third floor?
Mr. Wilshaw: Yes. They'd be happy to give you a photocopy of that.
Mr. Stimac: I guess I made some measurements of my own over there. I find
it hard to fathom that they can fit four homes in there, but I may
be wrong.
Mr. Wilshaw: I'd give you a copy of mine but it's electronic so I can't hand it to
you.
Mr. Stimac: We'll let you keep that.
Mr. Wilshaw: Thank you, sir. Are there any other questions? Please come
forward.
Brian Tregoning, 36125 Parkdale, Livonia, Michigan. I live right next to the
property. Between my house and that property is about six feet.
My only concern is actually that they're only one story houses. I
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27951
don't care to have a two-story house on a street that's all one
story and right next to me, that close.
Mr. Wilshaw: I understand. Again, that's something that we will get to when we
get to the actual site plan and we look at the homes that are being
developed. Right now we're just looking at the zoning and is the
zoning appropriate for that area. It's a two-step process. We have
zoning first and then we look at the actual homes and the details
of the home. At this point, we don't know what the houses are
going to be, if they're one-story, two-story. We're just more
concerned at this time if the zoning is appropriate. But we have
your comments on the record and we'll keep those in mind as we
move forward with this. So thank you.
Mr. Tregoning: Okay.
Mr. Wilshaw: Any other questions or comments?
Mr. Tregoning: No. Well, there will be another meeting on that.
Mr. Wilshaw: Correct. There will be a few more meeting on this.
Mr. Tregoning: Thank you.
Mr. Wilshaw: Anyone else in the audience wishing to speak? Seeing no one
coming forward, the petitioner gets the last word.
Mr. Duggan: I just want to say that all the houses will be facing Parkdale.
Thank you for the opportunity to be here,
Mr. Wilshaw: Are there any other questions from the Planning Commission?
Seeing none, a motion would be in order.
On a motion by Ventura, seconded by Priddy, and unanimously adopted, it was
#12-109-2016 RESOLVED, that pursuant to a Public Hearing having been held
by the City Planning Commission on December 13, 2016, on
Petition 2016-11-01-08 submitted by Soave Homes pursuant to
Section 23.01 of the City of Livonia Zoning Ordinance #543, as
amended, requesting to rezone the property at 10014 Levan
Road, located on the east side of Levan Road between Ann Arbor
Trail and Plymouth Road in the Northeast 1/4 of Section 32, from
R-U-F to R-1, the Planning Commission does hereby recommend
to the City Council that Petition 2016-11-01-08 be approved for
the following reasons:
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1. That the proposed change of zoning is compatible to and in
harmony with the surrounding land uses and zoning districts
in the area;
2. That the proposed change of zoning will provide for single
family residential development similar in density to what is
existing in the neighboring area;
3. That the proposed change of zoning is consistent with the
Future Land Use Plan designation on the subject property
of low density residential land use; and
4. That the proposed change of zoning represents an
extension of the existing zoning districts occurring on
adjacent properties to the north and east.
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. Wilshaw, 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 2016-10-02-20 ATHLETIC SPORTS
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2016-
10-02-20 submitted by Matt Hazzard requesting waiver use
approval pursuant to Section 16.11(f) of the City of Livonia Zoning
Ordinance #543, as amended, to operate an athletic training
facility (Athletic Sports & Fitness) at 11844 Hubbard Avenue,
located on the east side of Hubbard Avenue between Plymouth
Road and the CSX railroad right-of-way in the Southeast 1/4 of
Section 27.
Mr. Taormina: This is a request to operate an athletic training facility within an
industrial building. The site is located on the east side of Hubbard
Avenue just north of Plymouth Road. The current zoning of the
property is M-1, Light Manufacturing. This property is about 2.5
acres in size including 240 feet of frontage along Hubbard
Avenue by an average depth of 460 feet. The site contains an
industrial building that occupies approximately 38,637 square
feet. The proposed use, athletic training facilities and indoor
recreational facilities, are regulated under Section 16.11(f) of the
Zoning Ordinance which allows these uses as a waiver use only.
Uses including athletic training facilities, martial arts and
cheerleading schools, soccer facilities, tennis courts, baseball
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and softball practice area and archery ranges may be allowed in
the M-1 district due to the unique requirements that these uses
have, such as a need for higher ceilings, and therefore makes
them better suited for industrial buildings. We have approved a
number of these. This latest request would occupy approximately
half of the space available in this building. Athletic Sports and
Fitness, as the business is called, would occupy the northerly part
of the building which is about 18,898 square feet in size. The
other half of the building, the south half, is occupied by Bill Brown
Ford, an adjacent landowner, which uses the space for services
that are related to their auto repair operations. The floor plan
submitted with the application shows how the space would be
used. There is a waiting area, a small office, as well as bathrooms
and a couple of party rooms. The main part of the building would
consist of large open training areas as well as obstacle courses.
The petitioner is here and can described what each one of these
spaces will be used for in greater detail. There would be no
exterior modifications to the building. All of the work would take
place within the interior of the building. With respect to parking
and circulation, the primary entrance would be at the front of the
building; however, additional entry points are available at the rear
and along the sides of the building for both employees and
customers of Athletic Sports. Per the ordinance, the required
parking is based on a somewhat discretionary standard of one
space for each employee plus sufficient off-street space for the
safe and convenient loading and unloading of students. There
would be a total of 44 parking spaces available to this use. That
would include 7 spaces near the front of the building adjacent to
Hubbard Road and then 37 that would be located behind the
building. The rear of the property, which is where most of the
parking is located, would be partitioned using a chain link fence
that would divide the rear parking lot into two sections, a portion
for Athletic Sports and Fitness and the other part for Bill Brown
Ford's use. There is a driveway along the north side of the
building that would provide access to the rear parking lot for this
use. That is a shared driveway. It is shared with the property to
the north, which is a single use industrial building called
Rowerdink, an automotive parts distributor. We did discuss this
at the study session. Because that's a less intensive use, there
doesn't seem to be a significant amount of industrial traffic along
that driveway. However, those are circumstances that could
change. Do what we typically look at is to make sure there won't
be any interference between the operation of this facility and the
normal operations of the industrial uses that are in the area. The
petitioner does feel that the amount of parking for his use would
be adequate as he would be conducting certain size classes
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27954
during the day. I'll let him describe that in greater detail. With that,
Mr. Chairman, I can read out the departmental correspondence.
Mr. Wilshaw: Yes, we have a number of items. Please go ahead.
Mr. Taormina: There are five items of correspondence. The first item is from the
Engineering Division, dated November 14, 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 waiver use at this time. The legal
description included with the petition appears to be correct and
should be used. The existing property is assigned the address of
11844 Hubbard Road. The existing building is currently serviced
by public water main, sanitary sewer and storm sewer. Should
renovations to the building require alterations to the existing
services, drawings will need to be submitted to this department
to determine if permits will be required." 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 22,
2016, which reads as follows: "This office has reviewed the site
plan submitted in connection with a request to operate an athletic
training facility on property located at the above referenced
address. We have no objections to this proposal with the following
stipulations: Fire lanes shall be marked with wall or pole mounted
signs that have the words 'Fire Lane — No Parking' painted on
both sides (for pole mount) or single sided (for wall mount) in
contrasting colors at a size and spacing approved by the authority
having jurisdiction."The letter is signed by Keith Bo, Senior Fire
Inspector. The third letter is from the Division of Police, dated
November 29, 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 Treasurer's Department,
dated November 16, 2016, which reads as follows: "In
accordance with your request, the Treasurer's Office has
reviewed the address connected with the above noted petition. At
this time, there are no outstanding amounts receivable for taxes.
Therefore, I have no objections to the proposal." The letter is
signed by Lynda Scheel, Treasurer. The fifth letter is from the
Finance Department, dated November 18, 2016, which reads as
follows: "I have reviewed the addresses connected with the
above noted petition. As there are no outstanding amounts
receivable, general or water and sewer, I have no objections to
the proposal." The letter is signed by Coline Coleman, Chief
Accountant. That is the extent of the correspondence.
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Mr. Wilshaw: 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. Is there anything you
would like to add to what you've heard so far?
Matt Hazzard, Athletic Sports & Fitness, L.L.C., 8847 Oporto, Livonia, Michigan.
48150. Not at this time.
Mr. Wilshaw: Okay. We'll go to the Commission and see if there are any
questions for you.
Mr. Ventura: Mr. Hazzard, at our study session we discussed the possibility of
locker rooms being added to the building at some point in the
future. Has that changed?
Mr. Hazzard: It is something we'd consider in the future based on necessity.
There are no plans to do anything with that right now.
Mr. Ventura: Thank you.
Mr. Wilshaw: Mr. Hazzard, you will be leasing the property, correct?
Mr. Hazzard: Correct.
Mr. Wilshaw: What is the term of the lease?
Mr. Hazzard: Five years.
Mr. Caramagno: Tell us a little bit about some of the improvements inside the
building because it was an automotive repair location. What have
you done to change the inside, cleaning, lighting, heating. Tell us
a little bit about what you've done or what you're going to do
before you open.
Mr. Hazzard: From my standpoint, it's really nice because it's an open area. I'm
not doing too much to it other than laying out some turf. I'll
probably bring in some netting to separate and designate some
areas to do multiple activities in the space. Of course, I'll have a
designated area for the courses themselves which will be
approximately six feet wide, about 10 feet long, obstacle courses
patterned after the show American Ninja Warrior. Having
activities like devil steps, a brick wall, technical terms — globe
grass. Just athletic types of activities. Agility training basically.
Also we'll have different agility training elements within the turf
area specific to sports, all really designed to improve the overall
health and wellness of youth athletics in the area to service them
specifically and also added different elements to the fitness
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27956
industry itself using the obstacle course elements. As far as
lighting goes, Mr. Crute has a plan to improve the lighting. The
lighting that's currently there is just fine, but he's adding some
different lights and improving that. Other than that, the size and
the width of the space is my biggest asset. Like Mr. Taormina
said, the structure itself provides me with the greatest opportunity
with the ceilings and the open area. It's just a matter of divvying
it up with simple nets to designate areas and to be able to do
more in those areas.
Mr. Caramagno: Thank you.
Mr. Priddy: It looks like everything is going to be contained within the building.
Is that correct? There will be no courses or anything outside.
Mr. Hazzard: No.
Mr. Priddy: Thank you.
Mr. Wilshaw: Thank you Mr. Hazzard for coming forward and also describing
your business to us and what you intend to do. I'm sure even our
viewing audience would like to know and hopefully be looking
forward to having an opportunity to have such a unique business
in the city.
Mr. Hazzard: Thank you very much.
Mr. Wilshaw: 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 McCue, seconded by Ventura, and unanimously adopted, it was
#12-110-2016 RESOLVED, that pursuant to a Public Hearing having been held
by the City Planning Commission on December 13, 2016, on
Petition 2016-10-02-20 submitted by Matt Hazzard requesting
waiver use approval pursuant to Section 16.11(f) of the City of
Livonia Zoning Ordinance #543, as amended, to operate an
athletic training facility (Athletic Sports & Fitness) at 11844
Hubbard Avenue, located on the east side of Hubbard Avenue
between Plymouth Road and the CSX railroad right-of-way in the
Southeast 1/4 of Section 27, which property is zoned M-1, the
Planning Commission does hereby recommend to the City
Council that Petition 2016-10-02-20 be approved subject to the
following conditions:
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27957
1. That the Site Plan prepared by KEM-TEC Land Surveyors,
as received by the Planning Commission on October 31,
2016, is hereby approved and shall be adhered to;
2. That adequate off-street parking shall be provided which
shall be sufficient to comply with the parking requirement for
employees and patrons as set forth in Section 18.38(12) of
the Zoning Ordinance;
3. That adequate lighting shall be provided in the parking areas
and walkways as determined by the Inspection Department;
and
4. That only conforming signage is approved with this petition,
and any additional signage shall be separately submitted for
review and approval by the Zoning Board of Appeals.
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 subject property 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.
Mr. Wilshaw, 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 2016-11-08-14 WAYNE ROAD CONDOS
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2016-
11-08-14 submitted by Leo Soave requesting approval of the
Master Deed, bylaws and site plan pursuant to Section 18.62 of
the City of Livonia Zoning Ordinance #543, as amended, in
connection with a proposal to construct a site condominium
development (Wayne Road Condominiums) at 18000, 18040 &
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27958
18080 Wayne Road, located on the east side of Wayne Road
between Six Mile Road and Curtis Road in the Southwest 1/4 of
Section 9.
Mr. Caramagno: This item has been asked to be tabled by Leo Soave to the
January 10, 2017, meeting.
Mr. Wilshaw: Before we offer a tabling resolution, we'll go to Mr. Taormina and
see if there's any additional information he would like to provide.
Mr. Taormina: Only that we have met with the petitioner, the Fire Department,
Engineering Division and Inspection. We'll be receiving revised
plans hopefully in the coming days, and this item should be
rescheduled for the January hearing.
Mr. Wilshaw: Okay. So we'll look for that tabling motion which will move it
forward to January 10. At that time, we will go into the details of
the petition. With that, if there are no other questions by the
Planning Commission, a tabling motion would be in order.
On a motion by Long, seconded by McCue, and unanimously adopted, it was
#12-111-2016 RESOLVED, that the City Planning Commission does hereby
recommend that Petition 2016-11-08-14 submitted by Leo Soave
requesting approval of the Master Deed, bylaws and site plan
pursuant to Section 18.62 of the City of Livonia Zoning Ordinance
#543, as amended, in connection with a proposal to construct a
site condominium development (Wayne Road Condominiums) at
18000, 18040 & 18080 Wayne Road, located on the east side of
Wayne Road between Six Mile Road and Curtis Road in the
Southwest 1/4 of Section 9, be tabled until the January 10, 2017,
Public Hearing and Regular meeting.
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
ITEM #5 APPROVAL OF MINUTES 1,097th Public Hearings and
Regular Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 1,097th Public Hearings and Regular Meeting
held on November 15, 2016.
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27959
On a motion by Ventura, seconded by Caramango, and unanimously adopted, it
was
#12-112-2016 RESOLVED, that the Minutes of 1,097th Public Hearings and
Regular Meeting held by the Planning Commission on November
15, 2016, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Ventura, Caramagno, Long, McCue, Wilshaw
NAYS: None
ABSENT: Smiley
ABSTAIN: Priddy
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Wilshaw: Because this is the last meeting of the year, I want to take a quick
moment to thank my colleagues and Mark and Margie and the rest
of the Planning Department staff and, of course, the Livonia
Television staff for their hard work throughout this year making
these meetings happen. On behalf of the Planning Commission, I
would like to wish all our viewers a Merry Christmas, a Happy
Holiday Season and a wonderful New Year.
On a motion duly made, seconded and unanimously adopted, the 1,098th Public
Hearings and Regular Meeting held on December 13, 2016, was adjourned at 7:49
p.m.
CITY P NING COMMISSION
am ramagno, Secretary
ATTEST:
Ian Wilsha �'airman