Loading...
HomeMy WebLinkAboutPLANNING MINUTES 2019-03-19MINUTES OF THE 1,139th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, March 19, 2019, the City Planning Commission of the City of Livonia held its 1,139th 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: David Bongero Sam Caramagno Glen Long Betsy McCue Carol Smiley Peter Ventura Ian Wilshaw Members absent: None 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 2019-02-03-02 JUDE'S INVESTMENTS Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2019- 02-03-02 submitted by Jude's Investments, Inc. 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 a portion of the existing public utility easement at 33265 Schoolcraft Road, located on the southeast corner of Schoolcraft and Farmington Roads in the Northwest 1/4 of Section 27. Mr. Taormina: This is a request to vacate a public utility easement. In November of last year, this site received site plan approval for the renovation March 19, 2019 29026 of the existing BP gas station. This includes demolishing the exiting building as well as the canopy, relocating the pumps, and building a new gas station building as well as a new canopy. It was following the approvals and going through the efforts to secure Building and Engineering permits that a public utility easement was discovered on the property. This was something that was recorded with the original plat. That easement is not being utilized, and it is not necessary for the development of the site. Therefore, we are recommending that the easement be vacated as there has not been any reports from any public utility companies indicating that they need the easement. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: There are three items of correspondence. The first item is from the Engineering Division, dated February 25, 2019, which reads as follows: `In accordance with your request, the Engineering Division has reviewed the above referenced vacating petition. We have no objections to the proposed vacating, as the existing easement is no longer needed. The legal description for the parcel that is included with the petition appears to be correct and should be used in conjunction with the proposed vacating. The description of the easement to be vacated is as follows: A 12 foot wide easement forpublic utility purposes in the N.W. % of Section 27, Town I South, Range 9 East, City of Livonia, Wayne County, Michigan, the centerline of which is described as beginning at a point due East, 149.94 feet from the southwest corner of Lot 5, Schoolcraft Acres Subdivision as recorded in Liber 68, page 44, Wayne County Records; thence N 00°04'00" W, 93.98 feet to the point of terminus of the easement centerline herein described." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The second letter is from the Treasurer's Department, dated February 20, 2019, 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, 1 have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. The third letter is from the Finance Department, dated March 6, 2019, 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. March 19, 2019 29027 Mr. Wilshaw: Are there any questions of the Planning Director? I don't see any. Is the petitioner here? We will need your name and address for the record please. Hani Hamade, Jude's Investments, Inc., 33265 Schoolcraft Road, Livonia, Michigan 48150. Mr. Wilshaw: Is there anything else you'd like to add? Mr. Hamade: No. Mr. Wilshaw: Is there any questions for our petitioner? I don't see any. is there anybody in the audience that wishes to speak for or against this item? Thank you, sir, for coming. I will close the public hearing and ask for a motion. On a motion by Ventura, seconded by Bongero, and unanimously adopted, it was #03-26-2019 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on March 19, 2019, on Petition 2019-02-03-02 submitted by Jude's Investments, Inc., 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 a portion of the existing public utility easement at 33265 Schoolcraft Road, located on the southeast corner of Schoolcraft and Farmington Roads in the Northwest % of Section 27, the Planning Commission does hereby recommend to the City Council that Petition 2019-02-03-02 be approved for the following reasons: That this section of the existing storm sewer is no longer needed and once vacated, would be deserted; and 2. That no objections have been received in connection with this request. 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, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go onto City Council with an approving resolution. March 19, 2019 29028 ITEM #2 PETITION 2019-02-08-05 ST. MICHAEL Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2019- 02-08-05 submitted by St. Michael Parish 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 lobby/gathering space addition to the church located at 11441 Hubbard Road, located on the southwest corner of Hubbard and Plymouth Roads in the Northwest % of Section 34. Mr. Taormina: The addition to St. Michael's Church would be located on the east elevation or the front of the building, between the building and Hubbard Road. The addition would be one-story in height and just under 3,000 square feet. It would extend across the full width of the church building and about 29 feet into what is the front yard between the building and Hubbard Road allowing for a 25-foot setback from the right-of-way of Hubbard Road. However, because the existing church building is setback only approximately eight feet from the right-of-way of Plymouth Road and because that setback is nonconforming and the new building addition will follow along the same line, that will require a variance from the Zoning Board of Appeals. The addition itself would contain many of the same materials that are used on the existing church building including brick, burnished block, precast stone as well as split -face block. There is a glass peaked tower element or steeple that would be created as a main focal point that would define the church's main entrance. There is also an existing access door off the south side of the building that would be enlarged and remodeled in order to serve as a secondary means of ingress and egress. The tiles on the roof would be removed and replaced with asphalt shingles. Standing seam metal would be used for the roofing material on the tower element of the addition. Besides serving as the main narthex and entrance gathering area, this addition would include some other improvements including up-to-date restroom facilities, a bridal suite as well as crying room. There is a small kitchenette and an ushers room that would be included. There would not be any decrease in parking associated with this. I believe at the study session there were questions regarding landscaping and lighting. Those elements are illustrated on the plan as well. 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 March 7, 2019, which reads as follows: "In accordance with your request, the Engineering March 19, 2019 29029 Division has reviewed the above referenced petition. We have no objections to the proposed project at this time. The existing parcel is assigned the address of #11441 Hubbard Road. The existing structure is currently serviced by public sanitary sewer, storm sewer and water main. The submitted drawings do not indicate any proposed utility extensions, so we cannot comment on any impacts to the existing systems at this time. Should alterations to the existing leads be required, the developer shall submit Engineering drawings to this Department to determine if permits will be required. One issue that will need to be clarified is the easement (or lack thereof) for the existing 30" sanitary sewer that runs along the south side of the church. The submitted drawings do not indicate an existing easement, but the survey notes that a title search was not completed. We would request that the owner provide a title search to determine if there are easements associated with the existing utilities. If no easements are recorded, we would request that they provide them for future maintenance of the system. Right-of-way permits may be required from the Michigan Department of Transportation depending on the access and grading required to install the proposed walls and landscaping within the Plymouth Road right- of-way." The letter is signed by David Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated March S, 2019, which reads as follows: "1 have reviewed the site plan submitted in connection with a request to construct a lobby/gathering space addition to the church on property located at the above -referenced address. We have no objections to this proposal with the following stipulations: As an A-3 occupation, this lobby/gathering space addition may require fire suppression or fire separation walls. These issues will be addressed during the plan review process." The letter is signed by Keith Bo, Fire Marshal. The third letter is from the Division of Police, dated March 5, 2019, which reads as follows: "1 have reviewed the plans in connection with the petition. 1 have no objections to the proposal." The letter is signed by Brian Leigh, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated March 7, 2019, which reads as follows: "Pursuant to your request, the above -referenced petition has been reviewed. (1) A variance from the Zoning Boards of Appeals would be required to maintain the deficient side yard setback from Plymouth Road. (2) This proposed addition may require fire suppression or fire rated separation walls. This will be addressed in further detail at the time of plan review if this project moves forward. This Department has no further objections to this petition." The letter is signed by Jerome Hanna, Director of Inspection. The fifth letter is from the Treasurer's Department, dated March 6, 2019, which reads as follows: "In accordance with March 19, 2019 29030 your request, the Treasurer's Office has reviewed the address connected with the above noted petition. At this time, there are no taxes due; therefore, I have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. The sixth letter is from the Finance Department, dated March 7, 2019, which reads as follows: "1 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. Mr. Wilshaw: Are there any questions for our Planning staff? I don't hear any. The petitioner is here. We will need your name and address for the record please. Michael Cascio, Neumann Smith Architecture, 400 Galleria Officentre, Suite 555, Southfield, Michigan 48034. Mr, Wilshaw: Thank you, Mr. Cascio. And you are the representative of the petitioner? Mr. Cascio: Correct. I'm the architect on the project. We are happy to proceed with the following so we can go to the Zoning Board of Appeals for the easement. We feel that the building is already non- conforming and there shouldn't be a problem with this addition that we're putting forward. I'm happy to answer any questions that anyone has regarding that. We have a meeting scheduled with Keith Bo to discuss the fire issue as specified. Mr. Wilshaw: Okay. Do we have any questions from our Commission? Ms. Smiley: Good evening. The purpose of this is to update the church, but really the restrooms and your adding on a bride's room which is really nice. We already have a cry room. You're going to update the two bathrooms. Is that my understanding? Mr. Cascio: That's correct. Yes. The church is definitely in need of some uplift on the interior. So this new addition does have some new amenities such as new toilet rooms with greatly increased capacity, as well as a bridal suite, a cry room, a new vestment suite for Father as well as a new ushers room for ushers to get ready in and more storage because there's definitely not enough in the church right now. Ms. Smiley: Okay. So that's basically approximately 3,000 feet in that part of the church is really the only thing you're going to do. You're not going to change the seating or the pews or the altar. March 19, 2019 29031 Mr. Cascio: We're not changing any of the seating or pews in the church, but the altar will be renovated in some capacity. So essentially adding a couple more steps up so that Father is higher as he's delivering his sermon. Ms. Smiley: Great. Thank you. Mr. Ventura: I see the color rendering was on the monitors and I note that you brought the finish materials for the church. Could you walk through the finish materials and point out where they will be on the renovated part? Mr. Cascio: Absolutely. We are using a brick which should match exactly to the brick that's on the existing church, as well as a burnished block which is the darker material on the center tower. That's going to be kind of a 16-inch long by a 4-inch high module and then the banding on that is a split face block. The color is a light bone material there as well. We're using an asphalt shingle in lieu of terra cotta which is on the roof today because we need something the church can afford, and this will be a long lasting product that they can use. The existing flashing on the building and the tiering on the roof, that will be a copper -like material so that should remain cooper in perpetuity to show that something has been done about this church and it has been renovated. The new wood doors on the front of the church using some of the existing stained glass that exists on the church, we'll be salvaging that to be reused in this project, as well as some standing seam metal for the roof and some metal panel for the canopy as well. Mr. Ventura: Thank you. I note that as I look through the glass on the front of the church, there appears to be something that you can see through the glass. Is that a focal point? Mr. Cascio: Yes, that's correct. That will either be a crucifix or a statue, possibly of St. Michael, that will be hung from the structure above that will be lit from the inside. Mr. Ventura: Thank you. Mr. Wlshaw: Any other questions? Mr. Cascio, you have the material sample board. 1 don't know if you want to hold it up for our camera so they could also see it and maybe point out the materials. Mr. Cascio: Sure. Absolutely. Here you can see the asphalt shingles that we'll be using on the roof. They match very closely in color to the terra cotta that's on the roof today. Precast which we're using as March 19, 2019 29032 window sills and some accents. Here's our split --face block that we're using as banding. This is the burnished block which we'll be using as the main entry tower and some base material along the two wings of the building. This is the existing brick and will be the new brick on the building as well. Composite metal panel will be that canopy that you see as well as some face material on the vestibule to the south. Here is our clear vision glass that you can see above the entry doors and to the left and right. We're using a clear anodized window mullion silver in color as well as some copper -looking material for that fascia and the roof. Mr. Wilshaw: Excellent. Thank you for showing that. if there are no other questions for our petitioner, we'll go the audience. Is there anybody in the audience that wishes to speak for or against this item? We have one gentleman coming up. Leo Neville, 15957 Ingram Street, Livonia, Michigan. Good evening. It's a pleasure to be before the Commission this evening. I'm just here to voice my support for the project as the Chairman of the Finance Committee at St. Mike's. We have the oldest Catholic Church in the City and a lot of people in our community had the privilege of going to school and attend church there. There's no question that this renovation is long overdue and is much needed and is going to be a great enhancement to St. Michaels. Father William Tindall has done a tremendous job and put a lot of hard work and effort into this project. We believe that it's going to be a tremendous enhancement to the City of Livonia, and we look forward to moving forward on the project with your help. Mr. Wilshaw: Thank you, Mr. Neville. We appreciate you coming. Is there anyone else wishing to speak on this item? Good evening, sir. Robert Nofz, 31500 Curtis, Livonia, Michigan. I'm a member of St. Michael's Church. One of the things I wanted to ... I don't know if the architect made it really clear is, the church needs a lot of updating but one of the things is, our restrooms are not ADA compliant. There's some big issues there with parishioners that we have. They can't even get into the restrooms. So this is something that's really needed as a functional basis as well as the church does need updating at the same time. So this is like as Mr. Neville says, it's long overdue and I support the project 100 percent and I hope it will go through. Mr. Wilshaw: Thank you, Mr. Nofz. Is there anyone else in the audience wishing to speak? 1 don't see anyone else coming forward. Mr. Cascio, is there anything else that you wanted to add before we move on? March 19, 2019 29033 Mr. Cascio: No. Thank you for your time. Ms. Smiley: When do you anticipate starting and finishing? Mr. Cascio: We anticipate starting in August, and it would be a six-month timeline, Ms. Smiley: Thank you very much. Mr. Bongero: Is there any intention after this to do anything with the rectory or convent as far as updating? Mr. Cascio: Seeing Father Bill shake his head, 1 would say no. Mr. Wilshaw: One thing at a time. Okay. Any other questions? I don't see anything else. A motion is in order. On a motion by Smiley, seconded by McCue, and unanimously adopted, it was #03-27-2019 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2019-02-08-05 submitted by St. Michael Parish 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 lobby/gathering space addition to the church located at 11441 Hubbard Road, located on the southwest corner of Hubbard and Plymouth Roads in the Northwest '/4 of Section 34, be approved subject to the following conditions- 1. That the Site Engineering Plan identified as Sheet C1.3 dated February 28, 2019, as revised, prepared by Spalding DeDecker Engineering and Surveying, is hereby approved and shall be adhered to; 2. That the Architectural Site Plan identified as Sheet AS101 dated February 28, 2019, as revised, prepared by Neumann Smith Architecture, is hereby approved and shall be adhered to; 3. That this approval is subject to the petitioner being granted a variance from the Zoning Board of Appeals for adding on to a nonconforming building due to the existing building's deficient setback from Plymouth Road and any conditions related thereto, March 19, 2019 29034 4. That the Landscape Plan identified as Sheet L1.1 dated February 28, 2019, as revised, prepared by J Eppink Partners Inc., is hereby approved and shall be adhered to; 5. That all disturbed lawn areas, including road rights -of -way, shall be sodded in lieu of hydro -seeding; 6. 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; 7. That the Exterior Elevations Plan identified as Sheet A401 dated February 28, 2019, as revised, prepared by Neumann Smith Architecture, is hereby approved and shall be adhered to; 8. 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; 9. 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; 10. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; 11. 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 12. Pursuant to Section 19.10 of Ordin Ordinance of the City of Livonia, thi period of ONE YEAR ONLY from t City Council, and unless a building approval shall be null and void at period. ance #543, the Zoning 3 approval is valid for a ,ie date of approval by permit is obtained, this the expiration of said Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. March 19, 2019 29035 ITEM #3 APPROOF MINUTES 1,138�TH Public Hearings ani. Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,138th Public Hearings and Regular Meeting held on March 5, 2018. On a motion by Long, seconded by McCue, and unianimous,ly adopted, it was #03-28-2019 RESOLVED, that the Minutes of 1,138t' Public Hearings and Regular Meeting held by the Planning Commission on March 5, 2019, are (hereby approved. A roll call vote on, the foregoing resolution resulted in the following: AYES: Long, McCue, Wilshaw NAYS: None ABSENT: None ABSTAIN- Ventura Bongero, Smiley, Caramagno, Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,139th Public Hearings and Regular Meeting heldon March 19, 2019,,was adjourned at 7:26 p.m. /11� MINVAtil . ....... .. . .. 96m C0amagno, Secretary ATTEST: Ian Wilshaw, Chairman