HomeMy WebLinkAboutPLANNING MINUTES 2017-07-18 MINUTES OF THE 1,108th REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, July 18, 2017, the City Planning Commission of the City of Livonia
held its 1,108th 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 Kevin Priddy
Carol Smiley Peter Ventura Ian Wilshaw
Members absent: Betsy McCue
Mr. Mark Taormina, Planning Director, was 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 2017-05-08-06 ADAMS COURT CONDOS
Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2017-
05-08-05 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, to
develop a site condominium (Adams Court) consisting of two (2)
single-family homes at 38801 Plymouth Road, located on the
south side of Plymouth Road between Alois Avenue and Eckles
Road in the Southwest 1/4 of Section 30.
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Mr. Taormina: This is a request to develop a two-unit site condominium located
on Plymouth Road about 1/4 mile east of Eckles Road. The zoning
of the property is R-1, One Family Residential. The zoning will
allow for lots measuring a minimum of 60 feet in width by 120 feet
in depth, 7,200 square feet in area. This particular site is about
half an acre in size. It contains 144 feet of frontage along
Plymouth Road and a depth of approximately 160 feet. Adams
Court was recently constructed as a 50-foot wide public street. It
extends south from Plymouth Road for a distance of
approximately 300 feet ending in a cul-de-sac. Including the
subject site, there are currently eight R-1 zoned properties that
front on and have access to Adams Court. The eight lots on
Adams Court, including the property that is the subject of this
petition, were created last year via divisions of two original
acreage parcels. The subject site is at the northeast corner of
Adams Court and Plymouth Road. This lot presently contains one
of the two original residential structures. The structure on this
property is in poor condition and would be removed as part of the
proposal. The plan would create two new site condominium lots.
Both lots would fully conform to the R-1 district regulations. Unit
1, which is the corner lot, would measure 8,115 square feet; Unit
2 would measure 8,205 square feet. The petitioner has presented
a draft of the Master Deed and bylaws wherein it stipulates that
the one-story home on these lots would be at least 1,800 square
feet and any two-story homes would be a minimum of 2,000
square feet. With that, Mr. Chairman, I'd be happy to read out the
correspondence.
Mr. Wilshaw: Yes, please.
Mr. Taormina: There are several items of correspondence. The first item is from
the Engineering Division, dated June 12, 2017, 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 existing
property is assigned an address of#38801 Plymouth Road. The
legal description included with the petition appears to be correct,
and should be used in conjunction with this petition. The existing
property is currently serviced by public water main, storm and
sanitary sewers. The submitted drawings indicate proposed utility
leads for the water main and sanitary sewer, but not for the storm
sewer. It should be noted that the owner will be required to extend
rear yard storm sewer to the proposed lots and provide
calculations to show that detention has been provided with the
previous Adams Court development. The owner will need to
submit proper engineering drawings to this Department for all
proposed utility extensions prior to any permits being issued."
The letter is signed by David Lear, P.E., Assistant City Engineer.
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The second letter is from the Livonia Fire & Rescue Division,
dated June 13, 2017, which reads as follows: "This office has
reviewed the site plan submitted in connection with a request to
develop a site condominium (Adams Court) consisting of two
single-family homes on property located at the above referenced
address. We have no objections to this proposal." The letter is
signed by Keith Bo, Fire Marshal. The third letter is from the
Division of Police, dated June 19, 2017, 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 July 10, 2017, 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 the Treasurer's Department,
dated June 27, 2017, 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 next letter is from the Finance
Department, dated June 12, 2017, which reads as follows: "I have
reviewed the addresses connected with the above noted petition.
The water and sewer account associated with this address is in
arrears. The current balance owed is$194.27. The last payment
made was November 10, 2016." The letter is signed by Coline
Coleman, Chief Accountant.
Mr. Wilshaw: Are there any questions for the planning staff? No. Okay. Is the
petitioner here this evening? We will need your name and
address for the record please.
Brian Duggan, Duggan Realty, 14315 Denne, Livonia, Michigan 48154. Good
evening.
Mr. Wilshaw: You have a two-home development for us?
Mr. Duggan: Yes. Everything is the same as we talked about at the study
session. The water bill has been paid. I apologize. I don't have a
paid receipt, but I thought they would have sent it to your
department. It was paid the day after we met at the study session.
Mr. Wilshaw: I'm sure that will get updated by the time it gets to City Council.
Is there anything else you'd like to tell us about this petition?
Mr. Duggan: As I mentioned before, it is to take down an old house and put
two new ones up to clean up the neighborhood a little bit. It will
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be better obviously for the city and better for the new
development in there if we get rid of the eyesore. He will be doing
an 1,800 square foot ranch and a colonial. I think it was 2,200
square feet that I showed you at the study session. Both of those
houses he's done in Livonia at other subdivisions and they all
conform with everything that is being built in the area.
Mr. Wilshaw: Okay. Thank you. Are there any questions from the
Commissioners?
Mr. Caramagno: Mr. Duggan, one of the houses is a Shrewsbury and it's the 2,100
square feet, I think, colonial you mentioned. Garage is front
entrance, two car.
Mr. Duggan: Correct.
Mr. Caramagno: Is the ranch the same way?
Mr. Duggan: Front garage?
Mr. Caramagno: Front entry garage.
Mr. Duggan: Yes, they both are so far.
Mr. Caramagno: Now, the one was closer to Plymouth Road. Which will be closer
to Plymouth. Will the driveway be close to the stop sign? Which
side of the property will it be? Do you know that?
Mr. Duggan: At this point, I don't know how he's planning to do the site plan.
He did submit one and, of course, we stopped it because we
needed to do this. I would think the driveway would be closer to
Plymouth Road for resale. It would probably be better to have the
cars closer and the two cars hugging without a driveway.
Mr. Caramagno: Okay. How about sidewalk? Is sidewalk going in here?
Mr. Duggan: I believe there is a sidewalk. Correct.
Mr. Caramagno: Okay. Thank you.
Mr. Long: I think at the study session we discussed some kind of a
screening or sound barrier with Plymouth Road.
Mr. Duggan: We will put some trees to sound barrier it up pretty much. Just to
sell the house we'd need to do something like that, but Mr. Soave
said he would plant some evergreens or something to help sell
the product, and also to cut the noise down.
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Mr. Long: Okay. And then this is a two entity condominium?
Mr. Duggan: Yes.
Mr. Long: Just out of curiosity, what happens if you have a one-one tie? Is
there a tie breaker?
Mr. Duggan: I was reading that today, actually, as I printed it out. That's a good
question.
{ Mr. Long: Hopefully, the two people can get along.
Mr. Duggan: I would think they would. I wouldn't think there would be any major
issues that they would have to make a decision on any house.
Mr. Long: Because they would each be responsible for taking care of . . .
Mr. Duggan: They will take care of their own property. The only common area
would be the sidewalk part. Depending on what we do with the
landscape on the side, we'd probably just make that part of the
one lot, so he's responsible for his own lot. Therefore, it should
not be an issue.
Mr. Long: Thank you.
Ms. Smiley: Are there streetlights on Adams Court?
Mr. Duggan: There isn't now and I'm not sure if it was in the site plan that was
originally proposed, but there isn't any right now. Usually that
comes after the development is done with a special assessment.
Mark, was there anything on the plan about that?
Mr. Taormina: It's a good question. I don't know if streetlights were bonded in
this case or not because it's a public road. My guess is that the
Engineering Department would have secured a bond for
streetlighting prior to the road being constructed, but I don't know
the answer to that.
Ms. Smiley: There's not any kind of a sign at the entrance. It's not really a sub;
it's like a street. So there's probably just a street sign, right?
Mr. Duggan: Correct.
Ms. Smiley: Okay. Thank you.
Mr. Ventura: Mr. Duggan, are there any inconsistencies between these last
two homes on Adams Court and the rest of the homes that are
being built there?
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Mr. Duggan: No.
Mr. Ventura: Will it be a homogeneous neighborhood?
Mr. Duggan: They will be all the same.
Mr. Ventura: Thank you.
Mr. Duggan: I mean, some of those lots are walk-out lots. These won't be walk-
outs.
Mr. Ventura: I understand. Thank you.
Mr. Wilshaw: Are there any other questions? Anything else you'd like to
mention, Mr. Duggan?
Mr. Duggan: Only if this does get passed, I would ask that you waive the seven
days so we can move it on to City Council quicker and get the
house torn down as fast as we can.
Mr. Wilshaw: Okay. We will see If that will go. Is there anybody in the audience
that wishes to speak for or against this petition? Seeing no one
coming forward, a motion would be in order.
On a motion by Ventura, seconded by Caramagno, and unanimously adopted, it
was
#07-40-2017 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2017-05-08-05
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, to develop a site
condominium (Adams Court) consisting of two (2) single-family
homes at 38801 Plymouth Road, located on the south side of
Plymouth Road between Alois Avenue and Eckles Road in the
Southwest 1/4 of Section 30, be approved subject to the following
conditions:
1. That the condominium Master Deed and Bylaws comply with
the requirements of the Subdivision Control Ordinance, Title
16, Chapter 16.04-16.40 of the Livonia Code of Ordinance,
and Article XX, Section 20.01-20.06 of Zoning Ordinance
#543, and that all building and use restrictions shall
incorporate the following requirements:
- That the first floor of each condominium unit shall be
brick or stone, on all four (4) sides;
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- That the total amount of brick or stone on each two-story
unit shall not be less than 65% and not less than 80% on
one-story dwellings;
- That all exterior chimneys shall be brick;
2. That the brick used in the construction of each condominium
unit shall be full face four-inch (4") brick;
3. In the event of a conflict between the provisions set forth in
the Master Deed and bylaws, and the requirements set
forth in the City of Livonia Zoning Ordinance No. 543, as
amended, the Zoning Ordinance requirements shall prevail
and petitioner shall comply with the Zoning Ordinance
requirements;
4. That the petitioner shall include language in the Master
Deed and bylaws or a separate recordable instrument
wherein the condominium association shall reimburse the
City of Livonia for any maintenance or repair costs incurred
for the storm water detention/retention and outlet facilities,
and giving the City of Livonia the right to impose liens on
each lot owner's property pro rata and place said charges
on their real estate tax bills in the event said charges are not
paid by the condominium association (or each lot owner)
within thirty (30) days of billing for the City of Livonia;
5. That the Site Plan marked Sheet 1, dated June 7, 2017,
prepared by Arpee/Donnan, Inc., is hereby approved and
shall be adhered to;
6. That landscaping including deciduous trees and shrubs
shall be planted along the north side of Unit 1;
7. That the petitioner shall secure the necessary storm water
management permits from the City of Livonia Engineering
Division;
8. That the Site Plan referenced in this approving resolution
shall be submitted to the Inspection Department at the time
the building permits are applied for;
9. That all required cash deposits, certified checks, irrevocable
bank letters of credit and/or surety bonds which shall be
established by the City Engineer pursuant to Article XVIII of
Ordinance No. 543, Section 18.66 of the ordinance, shall be
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deposited with the City prior to the issuance of engineering
permits for this site condominium development; and
10. 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, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to City Council with an approving resolution.
Is there anybody willing to make a motion to waive the seven
days?
On a motion by Smiley, seconded by Long, and unanimously adopted, it was
#07-41-2017 RESOLVED, that the City Planning Commission does hereby
determine to waive the provisions of Section 10 of Article VI of
the Planning Commission Rules of Procedure, regarding the
effective date of a resolution after the seven-day period from the
date of adoption by the Planning Commission, in connection with
Petition 2017-05-08-05 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, to develop a site condominium (Adams Court)
consisting of two (2) single-family homes at 38801 Plymouth
Road, located on the south side of Plymouth Road between Alois
Avenue and Eckles Road in the Southwest 1/4 of Section 30.
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to City Council with an approving resolution,
and the seven days has been waived.
Mr. Duggan: Thank you very much.
ITEM #2 PETITION 2017-06-08-06 ST. MARY HOSPITAL
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2017-
06-08-06 submitted by St. Mary Mercy Hospital 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 a chapel addition to the hospital located
at 36475 Five Mile Road, located on the southwest corner of Five
Mile and Levan Roads in the Northwest 1/4 of Section 20.
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Mr. Taormina: The proposed new chapel would be built on the north side of the
existing hospital, the side facing Five Mile Road. It would be
adjacent to the existing chapel which is just west of the main north
entrance to the hospital. The addition is one story in height. It's
roughly 4,340 square feet in size, and at its highest point would
be about 36.5 feet. Primary access into the chapel area would be
provided from within the hospital. The floor plan shows the interior
space of the chapel is divided into a number of rooms to
fl accommodate various religious denominations. The new chapel
would replace the existing chapel at the hospital; however, that
chapel would not be removed. It would remain and the hospital
has still not yet decided how the existing chapel will be
repurposed. The addition would be constructed out of brick to
complement the existing materials of the hospital, and then
adjacent to the chapel, the plans show a prayer garden. The
garden area would be enclosed by the chapel on the east side
and then a six to eight-foot high steel wall would frame the
remaining part of the garden area. The conceptual plan illustrates
that there would be a network of either gravel or stone pathways
within the garden. There are raised as well ground level planting
areas and then benches throughout. They are showing a variety
of ornamental trees and flowers. This is the view of the chapel
addition from Five Mile Road looking due south. The other side
view, of course, would not be visible because of the wall that
would be constructed for the garden area. Here is the interior
layout of the chapel area. You can see the chapel, the sacristy,
the narthex, seeker's space as well as a Muslin prayer room, all
provided within this 4,000 square feet space. With that, Mr.
Chairman, I'd be happy to read the correspondence on this item.
Mr. Wilshaw: Yes, please.
Mr. Taormina: There are several items of correspondence. The first item is from
the Engineering Division, dated June 22, 2017, which reads as
follows: "In accordance with your request, the Engineering
Division has reviewed the above referenced petition. We have
no objections to the proposed project at this time. The legal
description included with the petition appears to be correct and
should be used in conjunction with the proposed project. The
existing parcel is assigned the address of#36475 Five Mile Road.
The existing parcel is currently serviced by public water main,
sanitary sewer and private storm sewer. Storm detention was
provided for the parcel during previous phases of the
development, so no additional detention will be needed as long
as the proposed development does not exceed the impervious
area that was provided for the parcel. It should be noted that as
long as the new development meets the existing grading and
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service lead locations, no Engineering Department permit will be
required. Should the new construction require alterations to the
existing leads, plans should be submitted to this department for
review and potential permitting. As always, even though permits
may not be required through this department, best management
practices for soil erosion and sedimentation control should be
employed."The letter is signed by David Lear, P.E., Assistant City
Engineer. The second letter is from the Livonia Fire & Rescue
Division, dated June 27, 2017, which reads as follows: "This office
has reviewed the site plan submitted in connection with a request
to construct a chapel addition to the hospital located on property
located at the above referenced address. We have no objections
to this proposal." The letter is signed by Keith Bo, Fire Marshal.
The third letter is from the Division of Police, dated June 22, 2017,
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 next letter
is from the Treasurer's Department, dated June 27, 2017, 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 next letter is from the Finance Department, dated June 22,
2017, 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.
Mr. Wilshaw: Are there any questions from the Commissioners? Seeing none,
is the petitioner here? We will need your name and address for
the record please.
Steve VanBrussel, Director of Construction Services, St. Joe's Hospital
representing St. Mary Mercy Hospital, 36475 Five Mile, Livonia,
Michigan 48154. I have brought the architect team with us along
with our civil and landscape engineer to answer your questions.
Just a very quick introduction to add to what Mr. Taormina, said,
we spent a lot of time over the last few years updating the
hospital, and it has become really apparent that we haven't really
spent that same amount of energy and attention on the chapel.
At this point, we'd like to move forward and really do a really nice
job on this chapel. We spent a lot of time understanding the whys,
what's important to us, and that's why we're bringing this chapel
to you today. It's really the last piece of the campus that we really
haven't revisited in the last 6 to 10 years, and some would argue
since it was built in the '70's. We're excited to bring this forward
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to you today. We've got a lot of excitement on the campus from a
lot of different denominational groups that Mark pointed out and
we're here to answer any questions you might have.
Mr. Wilshaw: Thank you. Are there any questions for the petitioner?
Ms. Smiley: Do you still have the childcare services at the hospital?
Mr. VanBrussel: Yes. The childcare center is still there. It's run by a separate
group now, but it is still on the campus.
Ms. Smiley: That area won't be impacted at all?
Mr. VanBrussel: Nope. That stays as it is today. We're far enough away that that's
not impacted by anything we're doing.
Ms. Smiley: Okay. Thank you.
Mr. Ventura: I wonder if you could explain the labels on the various spaces in
the building. What is the sacristy space?
Mr. VanBrussel: I'll take a shot at this. Craig, I may need your help. We've got a
dedicated Catholic chapel for our Felician background is Catholic.
Then we've got a dedicated space for our Muslim users. The
sacristy space is one of those things that's not identified with any
specific religion. If you're looking for a space to get away, you
don't necessarily practice either of those two faiths, it's a safe
space for you to get away and meditate in your own way or, you
know, seek guidance in your own way. It is focused on the
gardens so it's focused on nature. So it's just a very sort of
independent room where you can seek your own answers to
things.
Mr. Ventura: Where would someone of the Jewish faith go?
Mr. VanBrussel: We don't have a space for that. I imagine it would be in the
sacristy space. We did not have a lot of feedback from our user
group testing in the hospital for a demand for that type of space.
So at this point, it would be in the sacristy space.
Mr. Ventura: Mr. Taormina mentioned that your fence is going to be metal,
steel. Is that true?
Mr. VanBrussel: I would defer to Craig and Jamie here to provide a little bit more
detail on that.
Craig Borum, Architect, Ply Architecture, 679 South Wagner Road, Ann Arbor,
Michigan 48103. Yes. We're proposing a metal fence about
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seven feet tall. It's powder coated so there won't be a rusting steel
fence.
Mr. Ventura: That's my question. How are you going to protect this from rusting
if it's going to be steel?
Mr. Borum: A powder coating and it will be perforated probably to allow kind
of envisioned about 30 percent transparency in terms of how
we're perforating the screen.
Mr. Ventura: Is it going to be solid colored or multi colored?
Mr. Borum: It's probably slight multi colored but just enough to give it depth
and shadow and a sense of robustness rather than just kind of a
flat surface but it won't be a rainbow multi color. It will be pretty
subtle.
Mr. Ventura: Thank you.
Mr. Wilshaw: Are there any other questions?
Mr. Priddy: Just to follow on to the garden wall. Is the garden wall visible from
the parking lot?
Mr. VanBrussel: Yes.
Mr. Priddy: Do you plan on having any screening or is it meant to be facing
it?
Mr. VanBrussel: It's really designed itself to be a point of attraction. It's not
designed as a fence. It's designed really as a garden wall, so it's
communicating some of the nature that's on the other side of the
wall and screening the space of the meditation garden from the
parking so you're not staring at cars coming and going while
you're contemplating nature.
Mr. Priddy: Will it complement the brick face that you choose? Is that what
it's designed to do?
Mr. VanBrussel: Yeah, that's the intent with the color, also to give it a kind of
holistic sense.
Mr. Priddy: Thank you.
Mr. Caramagno: We talked a little bit at the study session about the gate leading
out of the garden area. That's big enough to bring equipment in
and out to maintain?
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Mr. VanBrussel: That is the intent. That's it's there for service of the garden from
our landscape screws.
Mr. Caramagno: Is it 48 inches wide? What is it? Something that's . . . .
Mr. VanBrussel: I think it's probably a two-panel gate. Right now we've got it at six
feet.
Mr. Caramagno: Let me ask you. I'm assuming this is open all year as long as the
weather is favorable.
Mr. VanBrussel: Yes.
Mr. Caramagno: With a gravel path, and I assume this is packed down gravel?
Mr. VanBrussel: Yes. Decomposed. Right not it's either a decomposed granite or
possibly . . . there's also the possibility of pavers. We might do a
paver system. We're thinking of possibly, depending on
maintenance issues, a kind of exposed aggregate concrete. But
there's a maintenance regime in place in the hospital that would
be able to maintain the path during the winter.
Mr. Caramagno: I got to say, I'm not at this point thinking of gravel. I'm not crazy
about that. You've got people walking around, the dirtiness of it,
the maintaining of it in the winter or late spring when you get
snow, a lot of rain. It just seems like it would be a lot of trouble. It
almost seems like it would be better to do it right the first time
then go back and realize you're not going to be happy with it, have
to go back and take some fence down to put cement walkways in
there or paver walkways. Gravel just doesn't seem to match what
you're trying to do here, to me.
Mr. Wilshaw: Any other questions? Just one quick question. I notice in the plan
it notes that the brick is a brick veneer. Is that just the verbiage of
veneer or is this a full brick?
Mr. VanBrussel: It's a full four inch brick.
Mr. Wilshaw: Okay. I know the term veneer is sometimes used. It can mean
different things.
Mr. VanBrussel: Right. From our point of view, if it's not load bearing brick, like if
the brick isn't a full monolistic brick wall, it's a veneer. Whether
it's the thin brick versus four inch, it's still acting as just a kind of
screen in the wall assembly. So that's we meant by that.
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Mr. Wilshaw: Okay. Is there anybody in the audience that wishes to speak for
or against this petition? Seeing no one coming forward, a motion
would be in order.
On a motion by Long, seconded by Smiley, and unanimously adopted, it was
#07-42-2017 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2017-06-08-06
submitted by St. Mary Mercy Hospital 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 a chapel addition to the hospital located at 36475 Five
Mile Road, located on the southwest corner of Five Mile and
Levan Roads in the Northwest 1/4 of Section 20, be approved
subject to the following conditions:
1. That the Overall Site Layout Plan marked Sheet No. C-205
dated June 15, 2017 prepared by Nederveld, is hereby
approved and shall be adhered to;
2. That the Site Layout Plan marked Sheet No. C-206 dated
June 15, 2017 prepared by Nederveld, is hereby approved
and shall be adhered to;
3. That the four (4) Elevation Plans marked Section 4.30,
Section 4.31, Section 4.32 and Section 4.33, all dated June
13, 2017, prepared by PLY Architecture, are hereby
approved and shall be adhered to;
4. That the brick used in the construction shall complement the
building materials of the existing hospital;
5. That all rooftop mechanical equipment shall be concealed
from public view on all sides by screening that shall be of a
compatible character, material and color to other exterior
materials on the building;
6. That the two (2) Schematic Design Plans for the garden wall
marked Section 7.24, pages 95 and 96, both dated June 12,
2017, prepared by PLY Architecture, are hereby approved
and shall be adhered to;
7. That the petitioner shall secure the necessary storm water
management permits from Wayne County, the City of
Livonia, and/or the State of Michigan;
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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, 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 2017-06-08-07 FIRE STATION NO. 1
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2017-
06-08-07 submitted by the City of Livonia requesting approval of
all plans required by Sections 18.47 and 18.58 of the City of
Livonia Zoning Ordinance #543, as amended, in connection with
a proposal to construct an addition and remodel the interior of
Livonia Fire Station No. 1 at 14910 Farmington Road, located on
the east side of Farmington Road between Lyndon Avenue and
Five Mile Road in the Northwest 1/4 of Section 22.
Mr. Taormina: This petition involves an addition and alterations to the Fire
Department Headquarters here on the Civic Center campus. This
is where the offices of the Fire Chief, the Deputy Chief, as well as
the Fire Marshal and other investigators are located. The existing
fire station is one story in height and about 11,200 square feet in
area. The interior of the building, as this plan attempts to illustrate,
is really divided into three sections. The northerly section is the
area that contains the administrative offices. That's what we will
be looking at this evening. The middle part is the docking area for
the station's rapid response vehicles, and then the southerly part
of the building is devoted to the firefighters' living quarters. The
addition would be to the administrative portion of the building in
order to expand and improve the layout of the offices as well as
the training facilities. The other two sections, the living quarters
and the overhead bay area, would remain unchanged and stay in
their current configuration. The addition would be built on the
north side of the station. It measures roughly 1,685 square feet in
area. This would bring the total size of the fire headquarters
building up to about 12,885 square feet. Because the site is
zoned PL, Public Lands, there are no minimum standards with
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28223
respect to setbacks, building height, parking or landscaping. The
addition and the renovation will allow for the fire technologies
within the building to be brought up to date as well as
improvement to HVAC system. The renovations would also
rearrange the training rooms so that these functions are
segregated from the other offices within that space. This is
something that the current facility lacks. The interior layout, not
only shows the addition, which is on the left hand side of the
drawing, but how it relates to the reconfiguration of the remaining
part of the administrative offices. The larger area in the middle is
the training facility. In terms of the exterior of the building, it has
been done to match the colors and materials of the existing
building. It would be a combination of cement plaster board, brick
as well as aluminum clad windows. With that, Mr. Chairman, I
have a couple items of correspondence.
Mr. Wilshaw: Yes, please.
Mr. Taormina: There are three items of correspondence. The first item is from
the Engineering Division, dated July 10, 2017, 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 existing
property is assigned an address of #33000 Civic Center Drive,
with the address of#14910 Farmington Road assigned to the Fire
Station. The legal description included with the petition does not
accurately describe the parcel for the fire station. The legal
description that should be used is as follows: Part of Grenada
Park Subdivision No. 1, Liber 54, Page 77, Wayne County
Records, also the northwest 1/4 of Section 22, T1 S, R9E being
more particularly described as follows: Commencing at the
northwest corner of Section 22 thence S 01°25'00" W, 831.22
feet; thence S 88°35'30"E, 108.00 feet to a point on the easterly
right-of-way line of Farmington Road, said point also being the
Point of Beginning; thence S 1°25'00" W, 475.67 feet along said
easterly right-of-way line, said line passing through a point on the
north line of vacated James Avenue (30' wide) as platted in said
Grenada Park Sub. No. 1, said point lying 107.89 feet east of the
west line of Section 22 measured along the north line of Grenada
Park Sub. No. 1; thence S 01°56'02" W, 509.53 feet to a point on
the south line of said Grenada Park Sub. No. 1, said point also
being on the southerly line of Lot 892 as platted in said Grenada
Park Sub. No. 1 and lying 43.40 feet easterly of the southwest
corner of Lot 892; thence along said south line of Grenada Park
Sub. No. 1, S 88°32'30"E, 1733.98 feet to the west line of Taylor
Gardens Subdivision, Liber 86, Page 50, Wayne County
Records; thence along said west line N 01°31'06"E, 499.00 feet
to the north line of said Taylor Gardens Subdivision; thence along
July 18, 2017
28224
said north line S 88°01'22"E, 143.01 feet to the east line of said
Grenada Park Sub. No. 1; thence along the east line N 01°16'00"
E, 1209.60 feet to a point on the southerly right-of-way line for
Five Mile Road; thence along said southerly right-of-way line N
88°29'00" W, 281.89 feet to a point on the east line of Library
Drive (variable width); thence along said easterly line S 02°03'14"
W, 119.53 feet; thence N 87°56'46" W, 25.00 feet; thence S
02°03'14" W, 301.01 feet; thence S 20°23'18" W, 234.43 feet;
thence 204.55 feet along the arc of a tangent curve to the right,
said curve having a radius of 166.00 feet, central angle of
70°36'03" and a long chord bearing S 55°41'19" W, 191.85 feet;
thence N 89°00'39" W, 265.50 feet; thence N 81°45'23" W,
223.02 feet to a point on the easterly right-of-way line of Civic
Center Drive (60'wide); thence 10.81 feet along the arc of a curve
to the right, said curve having a radius of 173.00 feet and a long
chord bearing N 89°42'13"W, 10.81 feet; thence along said Civic
Center Drive right-of-way N 87°55'07" W, 105.16 feet; thence N
85°55'37" W, 156.61 feet; thence N 88°35'30" W, 567.24 feet to
the POB. Containing 45.83 Acres, more or less. The existing
property is currently serviced by public water main, storm and
sanitary sewers. The submitted drawings indicate an extension of
the storm sewer, but does not include any details or calculations,
so we are unable to determine any impacts to the existing
systems. The owner will need to submit proper engineering
drawings to this Department for all proposed utility extensions
prior to any permits being issued."The letter is signed by David
Lear, P.E., Assistant City Engineer. The second letter is from the
Livonia Fire & Rescue Division, dated June 27, 2017, which reads
as follows: "This office has reviewed the site plan submitted in
connection with a request to construct an addition and remodel
the interior of Livonia Fire Station No. 1 on property located at the
above referenced address. We have no objections to this
proposal." The letter is signed by Keith Bo, Fire Marshal. The
third letter is from the Division of Police, dated July 10, 2017,
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. Thank you.
Mr. Wilshaw: Is the petitioner here this evening? We will need your name and
address for the record please.
Michael Kelly, Deputy Fire Chief, Livonia Fire and Rescue. Good evening,
Commissioners. I wanted to introduce our architect, Stacy
Peterson.
Stacy Peterson, 33621 Rayburn, Livonia, Michigan. I am representing the Sidock
Group.
July 18, 2017
28225
Mr. Kelly: We're here tonight seeking your approving resolution so we can
move forward with our much needed expansion and renovation
of the interior of our Fire Headquarters. I do apologize. I did not
attend the previous planning meeting. I was out of town.
Mr. Wilshaw: Fortunately, Mr. Peterson was here and was able to address
some of the questions for us. Are there any questions from the
Commissioners?
Ms. Smiley: First of all, thank you for your service, and secondly, how long do
you think this renovation will take and will you be operating while
this is going on?
Mr. Kelly: The fire station will be in operation. The Sidock Group has done
an excellent job in preplanning and preloading where we're going
to store our construction equipment for the project. The station
will remain a 24/7 operation the entire time. With proper
coordination, if there's any electric service outage for the building,
obviously we have our radios and backup systems in place to
utilize during that time period, but there will be no drop in service
to the citizens.
Ms. Smiley: How long do you think this whole renovation will take?
Mr. Kelly: I haven't received the construction schedule, so I think Stacy
Peterson could best address that. I'm guessing eight months, but
I'd love to hear what he's thinking.
Mr. Peterson: Six to eight months will be the time frame. Part of what the fire
department is doing is relocating their training operation during
the construction so that third of the building that Mr. Taormina
referenced will be vacated. So they will be moving to the old court
building and operating out of that location. Giving full access to
the building does shorten the construction period.
Ms. Smiley: Thank you.
Mr. Wilshaw: Any other questions for the petitioner?
Mr. Caramagno: So in six to eight months you can get a lot of that work done yet
this summer is the thought, and then finish up on the interior when
it gets cold?
Mr. Kelly: Yes, sir.
Mr. Caramagno: Thank you.
July 18, 2017
28226
Mr. Wilshaw: There is no one in the audience. Is there anything else, Deputy
Chief, that you would like to include in our minutes?
Mr. Kelly: There is not.
Mr. Wilshaw: With that, I think we're all set and ready for a motion.
On a motion by Smiley, seconded by Long, and unanimously adopted, it was
#07-43-2017 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2017-06-08-07
submitted by the City of Livonia requesting approval of all plans
required by Sections 18.47 and 18.58 of the City of Livonia
Zoning Ordinance #543, as amended, in connection with a
proposal to construct an addition and remodel the interior of
Livonia Fire Station No. 1 at 14910 Farmington Road, located on
the east side of Farmington Road between Lyndon Avenue and
Five Mile Road in the Northwest 1/4 of Section 22, be approved
subject to the following conditions:
1. That the Site Plan marked C-210, dated June 26, 2017, as
revised, prepared by Sidock Group, Inc. is hereby approved
and shall be adhered to;
2. That the Architectural Site Plan marked SP-001, dated June
26, 2017, as revised, prepared by Sidock Group, Inc. is
hereby approved and shall be adhered to;
3. That the Partial Building Elevations Plan marked A-301,
dated June 26, 2017, as revised, prepared by Sidock Group,
Inc. is hereby approved and shall be adhered to;
4. That all rooftop mechanical equipment shall be concealed
from public view on all sides by screening that shall be of a
compatible character, material and color to other exterior
materials on the building;
5. That the owner will need to submit proper engineering
drawings to the City's Engineering Department for all
proposed utility extensions prior to any permits being issued;
and
6. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department
at the time the building permits are applied for.
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to City Council with an approving resolution.
July 18, 2017
28227
Ms. Smiley: Would it help them if they had a seven day waiver?
Mr. Wilshaw: Is that in your construction schedule? Are you pressed for time?
Mr. Kelly I'm sorry. I didn't hear the first part of question.
Ms. Smiley: Would you be interested in a seven day waiver so you don't have
to wait for it to go on Council. I don't know if it will help.
Mr. Kelly: Yes, we would be interested in the seven day waiver.
On a motion by Smiley, seconded by Priddy, and unanimously adopted, it was
#07-44-2017 RESOLVED, that the City Planning Commission does hereby
determine to waive the provisions of Section 10 of Article VI of
the Planning Commission Rules of Procedure, regarding the
effective date of a resolution after the seven-day period from the
date of adoption by the Planning Commission, in connection with
Petition 2017-06-08-07 submitted by the City of Livonia
requesting approval of all plans required by Sections 18.47 and
18.58 of the City of Livonia Zoning Ordinance#543, as amended,
in connection with a proposal to construct an addition and
remodel the interior of Livonia Fire Station No. 1 at 14910
Farmington Road, located on the east side of Farmington Road
between Lyndon Avenue and Five Mile Road in the Northwest 1/4
of Section 22.
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted. It will go on to City Council with an approving resolution.
That will speed things up a little bit. You won't have to wait for our
minutes to be approved. Good luck with your project.
ITEM #4 APPROVAL OF MINUTES 1,107th Public Hearings and
Regular Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 1,107th Public Hearings and Regular Meeting
held on June 27, 2017.
On a motion by Caramagno, seconded by Smiley, and adopted, it was
#07-45-2017 RESOLVED, that the Minutes of 1,107th Public Hearings and
Regular Meeting held by the Planning Commission on June 27,
2017, are hereby approved.
July 18, 2017
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A roll call vote on the foregoing resolution resulted in the following:
AYES: Caramagno, Smiley, Long, Ventura, Wilshaw
NAYS: None
ABSTAIN: Priddy
ABSENT: McCue
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adop d the 1,108th Regular
Meeting held on July 18, 2017, was adjourned at 7:46 p. .
CITY PL ► G COMMISSION
Sam Caramagno, Secretary
ATTEST:
Ian Wilshaw, Chairman