HomeMy WebLinkAboutPLANNING MINUTES 2019-06-11MINUTES OF THE 1,144th PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, June 11, 2019, the City Planning Commission of the City of Livonia
held its 1,144th 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, and Stephanie Reece, 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 2019-05-01-03 A & H Ventures, L.L.C.
Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2019-
05-01-03 submitted by A & H Ventures L.L.C., pursuant to
Section 23.01 of the City of Livonia Zoning Ordinance #543, as
amended, requesting to rezone the property at 33411 Six Mile
Road, located on the southwest corner of Six Mile and
Farmington Roads in the Northeast Y4 of Section 16, from C-1,
Local Business to C-2, General Business.
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Mr. Taormina: This is a request to rezone property from G-1 (Local Business) to
C-2 (General Commercial). The property is at the southwest
corner of Six Mile and Farmington Roads. This site is about Y2
acre (21,600 square feet) overall with 160 feet of frontage on
Farmington Road and 135 feet of frontage on Six Mile Road.
Currently, the site is developed with a Shell gas station. Existing
on the site is a one-story building, approximately 1,900 square
feet in size. As you can see from the aerial photograph, the
building itself sits at about a 45-degree angle facing the
intersection. There are two groups of gas pumps, as well as
overhead canopies. Four driveways provide ingress and egress
to the site, including two on Farmington and two on Six Mile Road.
Gas stations are treated as a waiver use in the C-2 zoning district.
The current C-1 zoning does not allow gas stations. The existing
gas station is considered a valid non -conforming use. The use
has been in existence since before the adoption of the ordinance,
which rendered it non -conforming. The gas station is
grandfathered, but there are limitations and restrictions. Section
18.18 of the ordinance specifies that a valid non -conforming use
shall automatically terminate if more than 50% of the building is
damaged or destroyed. Section 18.21 specifies that the height,
the area, or both of a valid non --conforming building cannot be
increased. The petitioner is requesting the rezoning in order to
bring the use more into conformity with the zoning ordinance. If
successful, he is considering expanding and upgrading the
property. Under the current C-1 zoning this would not be allowed
unless with variances. In addition, the current zoning limitations
present difficulties with respect to financing. As you can see from
the aerial photograph, the site is surrounded by commercial land
uses to the east, north, south, and west. The future land use plan
shows this site as corridor commercial, so the proposed zoning is
in accordance with the future land use map.
Mr. Taormina: With that, Mr. Chairman, I can read out the departmental
correspondence.
Mr. Wilshaw: Yes, please.
Mr. Taormina: The first item is from the Engineering Division, dated May 10,
2019, 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 parcel is assigned the address of #33411 Six
Mile Road. The legal description provided with the petition
appears to be correct and should be used with the subject
petition. The existing building is currently serviced by public
sanitary, storm and water main. The information submitted does
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not indicate any new connections to the existing utility services,
so it appears that there will not be any additional impacts to the
existing systems at this time. Should alterations to the existing
services be required, the owner will need to provide plans to this
Department to determine if permits will be required. Should the
owner do any work within the Six Mile Road or Farmington Road
rights -of -way, they will need to contact the Wayne County
Department of Public Service for any permits that may be
required." The letter is signed by David W. Lear, P.E., Assistant
City Engineer. The next letter is from the Finance Department,
dated May 10, 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. The last letter is from the
Treasurer's Department, dated May 14, 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, i have no objections to the proposal." The
letter is signed by Lynda Scheel, Treasurer.
Mr. Wilshaw: Are there any questions of the Planning Director?
Mr. Bongero: The gas station right across the street is also zoned C-1?
Mr. Taormina: It is. Correct.
Mr. Bongero: So that is valid non -conforming as well.
Mr. Taormina: That is correct.
Mr. Bongero: How did that ever come about?
Mr. Taormina: i did not look at the full history. I think both of the gas stations
were in existence for a very long time and the zoning was
established some time subsequent to the construction of both gas
stations, which caused them to be non -conforming. 1 think that is
basically the history.
Mr. Bongero: Thank you.
Mr. Long: I may be misremembering, but isn't it our practice, when we do
something for a gas station to require them going forward to have
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free air? Do we normally do that with zoning changes or only
with....
Mr. Taormina: We do not. It is difficult to conditionally rezone. That is usually
done at the time of the site plan or waiver use applications are
filed, where changes are made to the site which we would
anticipate seeing in the near future. That would present the
opportunity in which to require those upgrades and changes.
Mr. Long: Thank you.
Mr. Wilshaw: Any other questions for our Planning staff?
Mr. Ventura: I see that we are putting a six-foot addition on the east side of the
building. is that correct?
Mr. Taormina: These plans have not yet been finalized. I know that the applicant
was talking about something along those lines, but I don't think
we have full details of the expansion at this time.
Mr. Ventura: Since this is a rezoning petition, he will be back with a site plan?
Mr. Taormina: That is correct.
Mr. Ventura: Thank you.
Mr. Wilshaw: Any other questions for our planning staff? I don't see anybody
else. Is the petitioner here this evening? We will need your name
and address for the record please.
Ali Hammouch, 33411 Six Mile Road, Livonia, MI, good afternoon audience.
Based on what Mr. Taormina said, exactly. I am trying to bring
this property back to conformity. As of now it is grandfathered in
from before as a gas station. From a liability standpoint, and
even if I want to do some development, which I am pursuing to
do something, which is called Circe K. It is a new franchise,
something very similar to 7-11. That will bring that site up.
Bring more products, bring to the neighborhood something that
is unique. It is in the south. They are trying to expand in
Michigan. They are very similar concept to 7-11. With that
being said, I don't want any hurdles from financing standpoint or
from the franchiser stopping me from going forward with my
development. Based on the planning and the site plan, I am
actually in contact with the engineer Nassar. He gave me a
quote in order for the site plan and everything else. So we are
going to move forward. We are going to have everything
needed for the city to move forward with the acceptance
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basically going to the Planning Commission and everything else
in order to get acceptance of ...if there is anything additional.
Mr. Wilshaw: Thank you, Mr. Hammouch. We appreciate that. Do we have
any questions for our petitioner?
Mr. Ventura: Mr. Hammouch, would this expansion of the building and the
change of the area devoted to a store inside require you to redo
the outside of the building as well?
Mr. Hammouch: Yes. So, it is going to be a complete remodeling facelift to the
station. We are going to change it out from being an old station,
the Shell, I think it was built in 1950 or 1960, to a more modern
station. That is the purpose of...
Mr. Ventura: I believe I remember from our study session that you are not
going to add any pumps to the station. is that correct?
Mr. Hammouch: That is correct. We are not adding any pumps. The layout of
the pumps as of now, there is no additional pump. It is only the
store and to be able to have enough room to have the core offer
for Circle K. As of now, it is not enough for them.
Mr. Ventura: To follow along with Mr. Long's question, will you be offering
free air to the public?
Mr. Hammouch: Absolutely. If it is required by the city, I will do it. No doubt.
Mr. Ventura: Thank you.
Mr. Wilshaw: Any other questions for our petitioner? I don't see anybody
else. is there anybody in the audience that wishes to speak for
or against this item? 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
#06-52-2019 RESOLVED, that pursuant to a Public Hearing having been held
by the City Planning Commission on June 11, 2019, on Petition
2019-05-01-03 submitted by A & H Ventures L.L.C., pursuant to
Section 23.01 of the City of Livonia Zoning Ordinance #543, as
amended, requesting to rezone the property at 33411 Six Mile
Road, located on the southwest corner of Six Mile and
Farmington Roads in the Northeast Y of Section 16, from C-1,
Local Business to C-2, General Business, the Planning
Commission does hereby recommend to the City Council that
Petition 2019-05-01-03 be approved for the following reasons:
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1. That a change of zoning to C-2 General Business is
compatible to and in harmony with the surrounding land
uses and zoning districts in the area;
2. That a change of zoning will more appropriately reflect the
current use of the property as a gas station;
3. That a change of zoning will help to eliminate the
nonconforming use status of the property; and
4. That a change of zoning will help the Petitioner secure the
necessary financing and other approvals necessary to
expand and upgrade the property.
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: Is there any discussion?
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 #2 PETITION 2019-05-02-08 Livonia Healthcare Real Estate
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2019-
05-02-08, submitted by Livonia Healthcare Real Estate, L.L.C.
requesting waiver use approval pursuant to Section 9.03(g) of the
City of Livonia Zoning Ordinance #543, as amended, to demolish
the existing nursing home (St. Jude), and construct a new
building in its place for the purpose of operating a nursing and
physical rehabilitation facility (Mission Point Livonia) at 34350
Ann Arbor Trail, located on the north side of Ann Arbor Trail
between Joy Road and Stark Road in the Southeast % of Section
33.
Mr. Wilshaw: This sounds vaguely familiar.
Mr. Taormina: I will provide a brief history and explain why this sounds familiar.
This current request is to demolish and replace St. Jude nursing
home at the corner of Ann Arbor Trail and Stark Road with a new
nursing and physical rehabilitation facility. This property is just
under 1.6 acres in size. It has 280 feet of road frontage on the
north side of Ann Arbor Trail and approximately 290 feet of
frontage along Stark Road. The new facility would have an
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overall bed count of 64, which is the current bed count at St.
Jude's. These beds would effectively be escrowed while the new
facility is under construction and then upon completion the beds
would transfer to the new facility, which would operate under new
ownership and under the name of Mission Point Livonia. This
facility was originally constructed in 1965 as Riverbank
Convalescent Home. The zoning of the subject property, which
is OS (Office Services), has been in place at this site since 1959.
Section 9.03 of the ordinance treats convalescent nursing homes
and homes for the elderly as a waiver use in the OS zoning
district. It was on October 16, 2018 that the Planning
Commission denied a request by the same petitioner to rezone
property at 8830 Wayne Road from R-1 to OS. Following that
denial, the petitioner obtained an agreement to purchase the
adjacent commercially zoned property at the southeast corner of
Ann Arbor Trail and Wayne Road. On February 19, 2019, the
Planning Commission approved that site plan and waiver use
petition. That petition is currently in the Committee of the Whole
where it remains a pending item with City Council. Section 9.03
requires nursing homes on parcels that comprise of at least one
acre of land, plus an additional 500 square feet of land per bed.
As such, the 1.59-acre parcel has the capacity for 51 total beds.
The number of beds currently at St. Jude exceeds this at 64 and
Mission Point is proposing to operate with the same land area
deficiency to accommodate the 64 beds. A total of 1.73 acres is
required. Council does have the necessary authority to waive this
requirement. As you can see from the aerial photograph, there
are residential homes immediately to the east. These homes are
part of the Lakeside Estate subdivision, zoned R-1. There are
homes also on the south side of Ann Arbor Trail that are zoned
R-1 and are part of the Rouge Trail View Subdivision. There are
also homes directly to the west that are zoned RUF (Rural Urban
Farm). Backing up to the north side of the site is the Middle
Rouge Parkway, part of Hines Park, which is zoned PL (Public
Land). The existing nursing home is one story in height and
contains a total of 27 units. These include a mix of two, three and
some cases four -bedroom units. The new proposed facility would
be two stories in height. It would have a gross floor area of
roughly 44,200 square feet. There would be 58 units, including
52 one bed and one bath units and six two bed and one bath
units. Amenities within the facility would include multiple lounges,
a media room, dining area, several activity rooms, nursing
stations, staff lounge and a therapy area, just to mention a few.
Section 9.05 of the zoning ordinance provides that the usable
floor area as a percentage of lot area shall not exceed 45%. In
this case, the proposed building has a floor area of about 63.75%
of the parcel, and thus will require a variance. In terms of the
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setbacks, the placement of the building is near the center of the
property. The ordinance requires a minimum front yard setback
of 40 feet. This building is 70.2 feet from Ann Arbor Trail, which
is considered the front yard. The required setback adjacent to
Stark Road is 25 feet, but in this case the proposed building is
16.6 feet from the right-of-way of Stark Road and that too will
require a variance. The minimum rear and side yard setback
requirement is 15 feet. That is being met along the east side of
the property where the building is setback about 25 feet and on
the north side, adjacent to the park, the setback is roughly 20 feet.
Parking is based on a requirement of 1 space for every 3 beds
plus one space per employee. In this case, there are a total of
34 parking spaces that are required by ordinance. The site plan
shows 38 total parking spaces. These include 28 that are in front
of the building between Ann Arbor Trail and the building, and 10
at the rear of the building, which are accessible via service drive
off of Stark Road. In addition to parking spaces, the rear of the
building contains a trash dumpster, a receiving area, and ground -
monitoring mechanical equipment. This is basically the area
where most of the service will take place to the facility. In
comparison, the existing facility has about 30 parking spaces that
are accessible from Ann Arbor Trail and a few additional spaces
at the rear of the facility off Stark Road. On the new plan, access
will be coming from Stark Road as opposed to Ann Arbor Trail.
The existing access point, which is at the southeast corner of the
property on Ann Arbor Trail will be eliminated and replaced with
a new driveway that would access Stark Road. Storm water
would be handled underground, via an underground detention
system. Landscaping is roughly 28% of the site. It was noted at
the study session that no sidewalk is shown along the frontage of
Ann Arbor Trail. That is something that will be required if this
project should move forward. With that, Mr. Chairman, I can read
out the departmental correspondence.
Mr. Wilshaw: Yes, please.
Mr. Taormina: The first item is from the Engineering Division, dated May 9, 2019,
which reads as follows: "in accordance with your request, the
Engineering Division has reviewed the above referenced
planning petition. We have no objections to the proposed waiver
use at this time. The legal description provided appears to be
correct and is acceptable to this office. The address of #34350
Ann Arbor Trail is correct for the parcel and should be used in
conjunction with the proposed project. The existing structure is
currently serviced by sanitary sewer and water main. The parcel
sheet drains to Hines Park on the North side of the lot, as no
storm sewer is available. The submitted plans do not indicate the
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locations of existing service leads, or whether they will be revised
or replaced. We will be complete a full review of the proposed
utilities once Engineering drawings are submitted to this
Department. it should be noted that the site will be required to
meet the Wayne County Stormwater Ordinance, including storm
water detention. Since there is no City -owned storm sewer
available for drainage, the owner will need to obtain approval from
Wayne County to discharge to the existing parksite. " The letter is
signed by David W. Lear, P.E., Assistant City Engineer. The
second letter is from the Livonia Fire & Rescue Division, dated
May 14, 2019, which reads as follows: "This office has reviewed
the site plan submitted in connection with a request to demolish
and reconstruct and operate a nursing and physical rehabilitation
facility on property located at the above referenced addresses.
We have no objections to this proposal with the following
stipulations: 1. Subject building(s) are to be provided with an
automatic sprinkler system, and on site hydrants shall be located
between 50 feet and 100 feet from the Fire Department
connection. 2. Adequate hydrants shall be provided and located
with a maximum spacing of 300 feet between hydrants. Most
remote hydrant shall flow 1, 500 GPM with a residual pressure of
20 PSI. 3. This division requests that the entrance drive be posted
(on both sides) "Fire Lane — No Parking". 4. Any curves or corner
of streets shall accommodate emergency vehicles with a turning
radius of fifty-three feet wall to wall and an inside turning radius
of twenty-nine feet six inches. 5. Nursing homes shall be
protected throughout by an approved, supervised automatic
sprinkler system in accordance to 13.3.2.11 NFPA 1, 2015. 6.
Knox Box installation is required for Fire Department access."
The letter is signed by Keith Bo, Fire Marshal. The third letter is
from the Division of Police, dated June 6, 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 June 4, 2019, which reads as
follows: "Pursuant to your request, the above referenced Petition
has been reviewed. 1. A variance from the Zoning Board of
Appeals would be required for the proposed deficient side yard
setback. 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 Finance Department, dated
May 7, 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,
1 have no objections to the proposal." The letter is signed by
Coline Coleman, Chief Accountant. The sixth letter is from the
Treasurer's Department, dated May 31, 2019, which reads as
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follows: "In accordance with your request, the Treasurer's Office
has reviewed the address and names connected with the above
noted petition. At this time there are no delinquent Personal
Property Taxes due. However, there are delinquent Real
Property Taxes due to the Wayne County Treasurer on the
above -mentioned property associated with St. Jude Nursing
Center, Inc., currently operating at 34350 Ann Arbor Trail. It is my
understanding that these taxes will be paid to the Wayne County
Treasurer through an agreement reached through the bankruptcy
process with St. Jude Nursing Center, Inc. 1 would like to have
processes put in place to ensure that these, as well as the total
taxes for 2019 are paid timely." The letter is signed by Lynda
Scheel, Treasurer.
Mr. Wilshaw: Are there any questions of the Planning Director?
Mr. Wilshaw: is the petitioner here this evening? We will need your name and
address for the record please.
Roger Mali, 721 Elmwood, Troy, MI, I think Mr. Taormina did a fantastic job
summarizing this project. I know that it has been in front of this
committee several times. I just want to say that we are pleased
to be back, and at this particular site. This was the original
intended design going back three years ago. Through our
negotiations or I guess approvals through the State of the
Michigan, we were able to get a Certificate of Need approval to
do a rebuild/replacement at the existing site. I would like to add
to that... 1 know that there are some of the neighbors here that
were at our last go around a few years ago. I would like to
address some of the issues for this committee. To be completely
clear, this is going to be a total and complete demolition. There
will be no existing St. Jude site left. Anything that was there, any
eyesore that was existing, any materials that were used are
going to be demolished completely. The architect and the builder
are here, and they can speak and answer questions on the
materials we are using on the design. This is going to be a first-
class building. It is going to have a very residential feel and look
to it. The outside, as you can see on the screen but they can
speak more to that, we will have combination of brick and then
cement board. It will be high class materials. This same
development group have completed two of these projects of the
same size, financial size, and size of building in both Detroit and
in northern Oakland County. Pleased to report, as I sit here
today, that both of those facilities, one of them is 100% occupied
and the other is 98% occupied. What we are going to be
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providing here, just as far as the quality of life, the
residents... every room here will have private bath, private
shower, ceramic tile, first-class amenities. It is moving this
business from a traditional Medicaid only, which is at St. Jude
now, long-term care to a short-term rehabilitation center. Broken
hip, come in, rehab. People will come into our facility and then
are going to be discharged back to their homes, hopefully. We
think this model has been successful in the other communities.
We've done it. We are gong to be changing the payer mix, the
resident mix, everything completely. It came up before, so all of
the residents that are at the facility will be safely discharged and
that process is done in strict supervision with the State of
Michigan. They will be discharged to other skilled nursing
facilities. It will probably come up, but approximate construction
time is going to be at least 18 months. So, we are looking at 18
— 20-month process from the day we close. As was mentioned
before, this has come up as part of this development, 100% all of
the real estate taxes are being paid in full pursuant to the
bankruptcy sale order. I think, just to add some color to some
issues, just on the setback and the reason the building is placed
where it is, this group did meet with the Planning Department also
with the Safety Department, and the specific reason for this is to
create a ring row, but to just create access around the building.
That was at the specific request of the Fire Department. That is
why this building is 7 feet over. In addition, also talking the last
go around with the neighbors and with Planning, the recut of the
road, this has been a major concern. At the recommendation
from the City of Livonia, that is why we have put forth this
proposal based on the recommendation from the city coming off
of Stark Road, eliminating it completely from Ann Arbor Road.
The last thing I would like to point out, as Mr. Taormina said, this
is a 64-bed facility and we are not changing the density. It is 64
beds today and it will be 64 beds tomorrow. There will not be an
increase in population. There will be no increase in employees.
It is going to be roughly the same size of operation as it was
before with a different resident mix.
Mr. Wilshaw: Thank you, Mr. Mali. Are there any questions for our petitioner?
Mr. Ventura: Mr. Mali, will the hours of operation change at all?
Mr. Mali: No. It will be a 24-hour facility. It will be overnight. Our shifts,
the shift workers, some of our nurses run on 12 hours, our nurses'
aides run on 8 hours. They are off rush-hour, so it is a lam shift
change and a 3pm shift change.
Mr. Ventura: Thank you.
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Mr. Wilshaw: Any other questions for our petitioner?
Mr. Caramagno: Can you please tell us a little bit about the landscape plan for this
property?
Mr. Mali: Our landscape architect engineer is here. He would be the best
person.
Mr. Wilshaw: Good evening.
Brandon Cheney, Nederveld, 3037 Miller Road, Ann Arbor, MI.
Mr. Caramagno: What are you planning to do with the landscaping that exists now
and what is going to change?
Mr. Cheney: Certainly, we carried over a lot of what we originally planned for
the last location. We wanted to go, sorry for my voice, well above
the ordinances. We wanted to make this look like a very inviting
comfortable site. The biggest removals of existing vegetation are
going to come along Ann Arbor Trail, just due to parking
restrictions. We do plan on keeping the healthiest large
hardwood trees there, as we have shown there. As well as just
trying to create a nice foundation planting all around the building.
Another big note, is we also took into consideration of the
residents to the east of the facility, so we planted large
Arborvitaes along the brick wall there.
Mr. Caramagno: Is that the whole length of the brick wall?
Mr. Cheney: It is roughly about 80 feet of the wall starting from the northeast
corner.
Mr. Caramagno: How many feet?
Mr. Cheney: Roughly 80 feet.
Mr. Caramagno: 80, 8 — 0 ?
Mr. Cheney: Yes, 80, sorry.
Mr. Caramagno: Ok. Thank you.
Mr. Taormina: I have a follow-up question, if it is ok with the landscape architect.
Mr. Wilshaw: Sure, go ahead.
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Mr. Taormina: You mentioned the mature trees along Ann Arbor Trail. Many of
which will have to be removed. With the addition of a sidewalk,
is there an ability to plant trees along that frontage to try to
recreate that canopy that exists there today? I see you have a
few trees identified. i don't know if those can remain if a sidewalk
is added along there, but to the extent that many of those trees
may have to be removed, what opportunities might there be to
replant the frontage is my question?
Mr. Cheney: Well, we will certainly look into locating the sidewalk in .... to not
have to remove most of those trees, but as it pertains to replacing
them, we can certainly do that.
Mr. Taormina: I would appreciate consideration with any motion to approve this
request that it include a condition that requires the applicant to
work with the department to improve the landscape plan,
especially as it relates to Ann Arbor Trail.
Mr. Wilshaw: Sounds reasonable. Thank you, Mr. Taormina. Any other
questions for our landscape architect while he is up here? While
we are speaking about architecture, maybe this would be a good
segway to have some information brought to us about the building
materials and the building architecture as well. Then we can get
to any audience questions after that. Good evening sir.
TheanTage, Progressive Associates Architects, the question again, I'm sorry?
Mr. Wilshaw: If you can just walk us through the building materials and the
architecture of the building?
Mr. Tage: Most of the materials are going to be four -inch brick face. The
siding is going to be composite. Fiber cement siding and all the
trim is going to be the same. The roof shingles are going to be 3-
tab premium profile shingle. The windows will either be aluminum
or vinyl. Windows for maintenance free. All the trim as indicated
will be fiber cement trim. No wood or vinyl on the building exterior
as it was.
Mr. Wilshaw: Will those windows be more like residential windows that can be
opened or are they commercial?
Mr. Tage: They will be a residential feel. All the trim will be just like a single
family home being built but on a two-story scale.
Mr. Wilshaw: Do we have any questions for our architect while he is here?
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Ms. Smiley: I was wondering, this building you built, is it built in Detroit and in
Holly also?
Mr. Tage: The building in Holly is a one-story building. This is a two-story
building. The thing they didn't mention, that the construction is
going to be non-combustible construction steel. There will be
some wood trim but the structure is going to be non --combustible
and is fully fire suppressed building, two -stories.
Ms. Smiley: The building in Detroit?
Mr. Tage: The building in Detroit is a four-story building. The difference in
type of use. In fact, the building in Detroit was a converted
residence for retired nuns. It was completely different. It was a
more commercial look as opposed to a residential look. It fit into
the urban landscape in Detroit. It is pretty close to Eastern
Market, downtown Detroit, as opposed to the building in Holly,
which is in a rural setting. It is set into a single family subdivision,
one-story. The same design characteristics were utilized in that
building.
Ms. Smiley: Would you happen to have any pictures? Would you have a color
rendering? Or samples of what color the building is actually going
to be?
Mr. Tage: I do have it in the car, unfortunately. I do have a rendering that
might give you some kind of idea of what that looks like if I may
present that to you?
Ms. Smiley: Okay, that would be great.
Mr. Wilshaw: You can hand that to Mrs. Reece there and she will pass it down.
Ms. Smiley: Thank you.
Mr. Wilshaw: Any other questions for our architect on this project? No
questions? We will take a look at these renderings. Thank you.
I think we are all set with you. Thank you for coming. Mr. Mali?
Mr. Mali: I just want to add one more thing. I think it will come up. This
facility, like our new facility, will be a 100% smoke -free campus.
We will not be admitting on the basis of that. We will not have
smokers. There will be no smoking areas. There will be no
people smoking on the curbs or in front of there, so that includes
employees. That is not the case now at St. Jude. It is a fully
smoking facility. The new facility will be 100% smoke -free on the
June 12, 2019
29203
entire property, employees and residents. We are going the
exact way the hospitals are.
Mr. Wilshaw: Mr. Mali, while you are up here, I believe it is important also to
note, and correct me if I wrong, this is going to be a completely
different owner and operator of this facility as opposed to who is
currently operating this. Is that correct?
Mr. Mali: Correct. The owner... it is being sold as part of the bankruptcy and
then this new development team is a new group and it is the same
development team that is associated with Holly and Detroit
projects.
Mr. Wilshaw: Thank you, sir. Any other questions for our petitioner? I don't
see anything. From the Commission, is there anyone in the
audience that wishes to speak for or against this item?
Craig Ward, 34302 Trillium Court, Livonia, MI, my house is directly next door to St.
Jude's. First off, I was going to say that I appreciate the fact that
most of the concerns that I have are being addressed. I just want
to make sure that I understand completely. Currently, there is a
wall that separates St. Jude from the subdivision that I live in.
Right next to that wall is where they have their dumpster and all
of the traffic comes in, all of the deliveries. All morning long we
are hearing the trucks backing up. That is where all the people
come out and tend to smoke and talk. During the shift changes,
which are at very odd hours, there are people out in the parking
lot talking very loud. People picking them up with their car stereos
turned up full blast. I just want to make sure that the new plan is
now coming in off of Stark Road for all of the current traffic. All
the deliveries, that the dumpster is now behind the building, is
that correct?
Mr. Wilshaw: That is correct.
Mr. Ward: In terms of the parking, is that going to be the way it pretty much
is now or is it going to be all along, and I can't see the layout that
well, all along Ann Arbor Trail?
Mr. Wilshaw: 1 will try to walk you through it as quickly as I can, Mr. Ward. Both
entrances to this facility, one in the front of the building and one
in the rear of the building will both be off Stark Road. You can
see the front parking area will be along Ann Arbor Trail, right
along the front of the building. Then there will be a small parking
area in the rear of the building as well, I would assume for
employees. Then there is a also a loading dock and dumpster
June 12, 2019
29204
area directly in the back of the building toward the center of it. It
is not going to be....
Mr. Ward: Accessed off Stark Road?
Mr. Wilshaw: Everything will be accessed off Stark Road, correct. The building
itself has been shifted to the west by 15 feet I believe, or a handful
of feet from where it normally would have been to try to separate
it, as far as possible, from your subdivision and the wall, which
also provides area for fire access. If there is a need fora fire truck
to get along side of the building. They are also proposing 80 feet
of Arborvitae plantings along that wall to further screen from your
property.
Mr. Ward: When I first moved in, there was a lot very mature trees along that
wall on my side. Edison came and cut them all down, which
totally exposed everything. Subsequently, I went and demolished
everything on my side with the anticipation that I was going to be
planting Arborvitaes. My questions is, where do the Arborvitaes
start the plantings and where do they end?
Mr. Wilshaw: Mr. Taormina will pull up a diagram. They start in the immediate
northeast corner of the property and they go down toward the
south about 80 feet. That would be the dark dots that you see on
the map there. That pretty much screens right along side of your
property all the way down to the... almost to the roadway.
Mr. Ward: Correct. One last, I guess it is a request? There is a very large
pine that is basically up against the wall. It is pretty much the only
mature tree that is left. When Edison came and cut for the wires,
they basically cut one half of it off which is our side of the tree.
So, I was going to ask, if that plan doesn't have to have that
removed could they please put that in the plan to remove that? It
just drops needles on our side and there is no aesthetic value to
it whatsoever from our side.
Mr. Wilshaw: I am sure the petitioner is hearing that, and we will make sure to
reiterate that to him. Thank you, Mr. Ward. Good evening sir.
John Walters, 34415 Wallace Court, and my wife, Gwendolyn.
Mr. Wilshaw: Thank you for coming, and what would you like to say?
Mr. Walters: In this process, when do the neighbors get to actually get to have
a copy of the rendering and the planning? Instead of coming here
and trying to see it on the screen.
June 12, 2019
29205
Dr. Walters: We did not get a copy of that.
Mr. Wilshaw: What we can do is ask the petitioner if they have an extra copy of
the rendering and they can provide it to you. If they don't have
one or they don't want to provide it to you for whatever reason,
we have copies here at the city. We can get those to you as well
after the meeting. You can contact our Planning Department.
Mr. Walters: Second, the gentleman that just spoke, he was talking about the
trash and all of the problems with the noise and everything.
Actually, we can hear the trash can bumping every morning. You
are actually moving it closer to our house. Your putting it on the
back of the building, which is directly east of our driveway and our
east lot. Secondly, I haven't heard no discussion here about the
additional new traffic on Stark Road. What is going to happen to
Stark Road? Stark Road right now is gravel. Constantly full of
holes. Your going to put more traffic down there, which I
understand getting the input and output off of Ann Arbor Trail
because that is a very bad corner, but I don't see what is
happening with Stark Road. You are just making Stark Road
worse. Thirdly, on the west side of their new building, right now
there is water problems. Every time it rains it washes Stark Road
out. Is there anything in the plan to take care of that?
Mr. Wilshaw: There is. Every time any parcel in Wayne County or pretty much
Michigan is touched or modified, they have to comply to Wayne
Countys storm water management guidelines, which means that
they have to retain water on their property and then outflow it at
a very slow pace. Part of this plan involves underground water
retention for storm water. It would be held on the property in
underground facilities and then slowly discharged into the drain
system.
Mr. Walters: In to the river?
Mr. Wilshaw: It goes into the storm water system.
Mr. Walters: There is no storm water system. It will go into the Rouge River.
Mr. Wilshaw: That is an engineering issue. I am not an engineer, but it is a
complex problem.
Mr. Walters: Livonia engineering or Wayne County?
Mr. Wilshaw: Wayne County.
June 12, 2019
29206
Mr. Taormina. I think it was indicated in the memorandum from the Engineering
Department that it will require Wayne County review. In this case,
no details on the engineering have been provided. That is
something that will be done at a later date, should the project
move forward. More than likely it would have to discharge to the
north to the Rouge River system or if there is any other storm
system available along Ann Arbor Trail it would be done there.
That is something that would be reviewed in much greater detail
as the project moves forward.
Mr. Walters: So all those details that get finalized, only come available just
before it goes to the Council?
Mr. Taormina: Not necessarily. Some of those details are not done until
following Council approval. The engineer is here this evening and
I think, the project engineer that is, that he can speak generally
to the type of system they intend to develop.
Mr. Walters: If you guys approve this, it doesn't come back to you again? The
next step is the Council.
Mr. Taormina: That is correct.
Dr.. Walters: I would like to add one more thing. I am a retired professor of
nursing. I have cared for elders and looking at this .... the fact that
I have lived on this piece of property since 1950 1 have seen it
basically erode. This facility that they are planning to build, I
commend them. It is going to be nice and new, but it is too large
for that plot of land. In my opinion it is too large. Where are the
elders (short-term, long-term) going to have a quality of life?
Where is their outdoor space? The fact that you have, or the
contractor or whatever, have enlarged it and it is enroding closer
to Stark Road. It is not healthy, and I am concerned, as a nurse
and as a resident and as a neighbor. There are a lot of
considerations that have not been taken forth. I am very upset.
Mr. Wilshaw: We appreciate your comments, Mrs. Waiters.
Dr.. Walters: Sorry, it is Dr. Walters, but that is ok. Thank you.
Mr. Wilshaw: Your welcome.
Sandra Wallace, 9211 Stark Road, Livonia, M1, I live right next to Wallace Court.
Once again, I agree the facility is too large for that property as it
is positioned because it keeps encroaching closer and closer to
Stark Road. With 16 feet from wherever they decide is the center
of the road, which is what they are currently proposing, to include
June 12, 2019
29207
the ditch and the drainage etc. that we know is a concern. The
fact that the road is a gravel road and plowing out in the winter
and maintaining all the rainy stuff in the summer, I am wondering
if someone might ought to pave that road. Especially with...they
want fire trucks and emergency vehicles coming in and out. Also,
I didn't hear any landscaping of what we would be looking at. As
we turn the corner on to our wonderful road, I don't hear trees,
don't hear ... I just hear the building is going to be just with 16
feet of the road, a two-story building going up. We have received
no real plan at our residency to see what is going on. I feel a little
betrayed by the city at this point. So, I don't know .... are there
plans to landscape the west side of the building? Are there going
to be some nice trees and bushes and flowers? Or something?
Mr. Wilshaw: We will ask that of the petitioner, and they can answer your
question when they come back up here. Just so you know...the
process that you were notified of this meeting is the standard
process that we go through for all of our petitions. We notify the
neighbors that this is in progress so you can come to this meeting
and see what is going on. We don't send out plans to every
homeowner, because some of these you just get a few days
before the meetings.
Mr. Wallace: I really wish that they would consider the size of the building. I
know you can't push it east, you can't push it west. If you go to
far to the ...what direction is that? Anyway, closer to Ann Arbor
Road, we talked about that before about that being a real high
accident area. Now we are having 17 new homes put across Ann
Arbor Trail right at, close to the curve. The critical curve. It is a
big impact suddenly.
Mr. Wilshaw: Thank you for your comments and we will try and get some
answers to some of your questions for you.
Mr. Wallace: Can I talk to the builder?
Mr. Wilshaw: You can after. Mam. You can certainly do that after the meeting.
We will have the petitioner come back forward and answer some
of your questions so we can all hear those answers together.
Mrs. Wallace; Thank you.
Mr. Wilshaw: Thank you. Yes, Dr. Walters, you have one more... yeah feel free.
Dr. Walters: John, my husband forgot to mention it, but no way is it going to
be possible for some of these semi delivery trucks to come in off
June 12, 2019
29208
of Stark Road and do what they are claiming to do. There is not
enough room. Thank you.
Mr. Wilshaw: Thank you. Mr. Mali, you heard a number of questions and if you
could try and respond to as many as possible and if there is
anything you missed, we will try and remind you of those.
Mr. Mali: Hopefully...I did write them down but please ask again. The first
thing I would like to address is with respect to the size of the
building. In 2017 in CMS they promulgated new rules which is
good for the residents, but it is a requirement, we must
build...every room must have a connected private bathroom and
private shower, private toilet facility. The building is to some
extent a function of what we are being required to do. It also lines
up perfectly with what is desired and the market it is driving. The
building is the size that it is, and that is specifically why we cannot
do a single -story building. As far as the setbacks, we are 50 feet
from the center of Stark Road. That is a large area. In terms of
the traffic, the plan is, and you can see on there, to cap or to pave
the area from Ann Arbor Trail onto Stark Road. The majority of
the traffic that will be coming in and out of the new Mission Point
facility will always be on paved road. The parking at the back will
be reserved for employee parking only, so it will not be a lot. It
will be the day shift, not the lam shift but the administrators that
have normal working hours and they will park there. In terms of
the deliveries, we did do, and I believe it was presented at the
study session, the engineer did do a delivery turn about study
where they...the engineer can talk more about it, but they put it
into a computer program with the exact dimensions of the trucks
that have to make this turning radius and so the design does
comply with that. We know that we will be able to make that turn
without any issues. Based on the fact that there is X amount of
feet for Stark Road but the engineer can address that more in
detail. The number of deliveries... garbage is two times per week,
not everyday. Twice a week. There are two garbage runs per
week. Food is delivered two to three times per week depending.
That's it. Medical supplies are delivered twice a week. So there
are no more than seven deliveries per week. That's it. Whatever
it is ... and sometimes, yes, could you have all three in one day,
that could be. It could be at similar times. You are looking at
seven total deliveries per week. All access, pedestrian access
traffic in and out will go through the front door. The residents that
are coming in through ... they have to come in through medical
transportation, that will all be through the front door, not the back
door. To address the doctors, about the quality of life ... this is a
first-class building which will have amenities unlike anything that
has been built in Livonia, and probably unlike anything that is
June 12, 2019
29209
being built in Wayne County, and even Oakland County. We are
going to have ... there are going to be common areas, private
dining areas, there is going to be an incredible therapy gym. It
will be a first-class, in fact world -class physical therapy gym.
There is a prayer room. There are lounges throughout the
building. There small alcoves which will be in the back of the
building for sitting. We have found at all of our facilities that there
really is .... the large courtyards and this, they aren't really
necessary. There will be outside areas for the residents, but
primarily the residents that are going to be coming here, the
average stay is going to be less than 21 days. They are going to
be heavily rehab driven. There will be plenty of areas for them in
the building and I can assure this committee and the neighbors
that this will be an absolute resident centered experience. There
are more than adequate common areas for the highest quality of
life for the residents. On the traffic and the trees, we do have a
landscaping plan ... then as far as the copies, yes, whatever
copies we have here, we did not make copies, but we will make
that available after the meeting. I will take the names and
addresses and we will make sure that we overnight copies of this
whole package to whatever residents want it first thing tomorrow
so they will have it by Thursday. I will let the engineer address
the underground water. The note on that...I think this committee
heard, but because this is a full demolition, the entire site is being
brought up to code. Right now, whatever drainage issues there
are on the property, those will be addressed because they
certainly have to be.
Jason Van Ryn, Nederveld, we are the civil engineers, surveyors, landscape
architects on this project. Just to follow up on what Roger said, I
feel like this is a unique opportunity to significantly improve the
drainage on this site because the current site is mostly developed
and has no storm management at all. We are going to be
required to bring the entire site up to code for a ten-year storm,
per Wayne County requirements. So, basically, we have to
release the water that falls on our site at a pre -developed release
rate. Meaning it is a green site. That is the requirement that we
have to meet. I think it has been mentioned, the water for this
site generally does drain to the north. There isn't a great outlet.
We have spent quite a bit of time analyzing the storm water for
this site. Most likely the ditch along the east side of Stark Road
is going to have to be upgraded, brought up to code. Not up to
code but regraded in a way that will bring ... there is a culvert to
the north of our site that will need to be graded back up to the
south. That will allow us to get the depth that we need to put in
an underground system. We did run three different truck analysis
for this site. A garbage truck, a box truck, and a fire truck. The
June 12, 2019
29210
garbage truck and the box truck both are able to maneuver the
rear delivery area. We ran a fire truck just to show that if we
needed to provide access to surround the building, we could do
it. We don't want to pave a pathway all around the building. We
would like to do a grass paver or something a little greener. We
will have to work through that with the fire department. We don't
know exactly what they are going to want to see.
Mr. Wilshaw: I think that covers the engineering issues. I believe there is a
landscape architect question about the landscaping along the
west side of the building on Stark.
Mr. Van Ryn: There are several big trees on this site that are not high -quality
trees. They are not a high -quality species of tree. Unfortunately,
a lot of them are going to have to come down. I think we
discussed Arborvitaes along the wall. Those grow like 16 to 20
feet tall when they are full grown. That is going to provide a nice
buffer to the east. The current plan for Stark Road is really just
to soften the building facade. We aren't really planting a bunch
of big trees along the right-of-way there. If that something that
the residents want to see I am sure we can add that in, but the
current plan basically keeps three existing trees that are there
now and a landscape bed just to soften the building a little bit. To
add some color to the foundation planting, I guess. We will have
to look at Mark's comment about the sidewalk and those trees. If
we could keep the trees, we would love to keep them but some
of them are very big trees and we would love to keep them if we
could.
Mr. Wilshaw: From what I see of the plan that is on our screen right now, along
the entire west edge of the building there is a series of plantings
that would soften the wall so that its not just a stark wall that
someone is looking at.
Mr. Van Ryn: Those aren't large trees, those are bushes...
Mr. Wilshaw: Ground plantings?
Mr. Van Ryn: Yes, ground plantings, things with variable colors.... again, things
to soften the building facade a little bit. I don't know... if big trees
are desired I think we could probably accommodate that.
Mr. Wilshaw: We will see what the commission wants. Thank you for your
comments and for the engineering recommendations. Are there
any other questions for our petitioner?
June 12, 2019
29211
Mr. Bongero: Jason, getting back to the storm water management, you can't
sheet drain any more to Hines, right? That's not going to happen,
so your going to need a 10-year compartment of some sort...
Mr. Van Ryn: You need about 8,000 cubic feet of storage to meet that
requirement.
Mr. Bongero: Where do you think you are going to find the room for it?
Mr. Van Ryn: We are going to have to put it under the parking lot. Right now
we have two different plans that we are working on
simultaneously, just to vet them both. They are both underground
chamber systems. They are split. There is 113 of the storage is
in that back -parking underneath, and 213 are up in the front. It is
a traditional chamber system. One is like a doghouse structure
system and the other one is actually called a milk crate system.
It is actually like a grid type system that you can stack. You get
90% of the storage volume.
Mr. Bongero: With the setbacks that you are going to get variances on, you are
going to have to have places pretty precise.
Mr. Van Ryn: Yeah, we can place...we just have to place the underground
detention on our property. It doesn't have to fall within the
building setback, but in the front there is a water main that runs
under our parking lot so we have to be outside of that water
mains' easement. There are some restrictions. These systems
are very flexible. If you want to put in a light pole, you can notch
out an area. They make them very flexible.
Mr. Bongero: Thank you.
Mr. Wilshaw: Any other questions for our petitioner? I don't see any. Again,
Mr. Mali, is there anything else you would like to say? Okay, you
are all set. With that I will close the public hearing and a motion
is in order.
On a motion by Ventura, seconded by McCue, and unanimously adopted, it was
#06-53-2019 RESOLVED, that pursuant to a Public Hearing having been held
by the City Planning Commission on June 4, 2019, on Petition
2019-05-02-08, submitted by Livonia Healthcare Real Estate,
L.L.C., requesting waiver use approval pursuant to Section
9.03(g) of the City of Livonia Zoning Ordinance #543, as
amended, to demolish the existing nursing home (St. Jude), and
construct a new building in its place for the purpose of operating
a nursing and physical rehabilitation facility (Mission Point
June 1Z 2019
29212
Livonia) at 34350 Ann Arbor Trail, located on the north side of
Ann Arbor Trail between Joy Road and Stark Road in the
Southeast Y4 of Section 33, , the Planning Commission does
hereby recommend to the City Council that Petition 2019-05-02-
08 be approved and subject to the following conditions:
1. That the Site Plan identified as Sheet Number SP dated May
3, 2019 as revised, prepared by Progressive Associates,
Inc., is hereby approved and shall be adhered to, subject to:
a) approval of variances from the Zoning Board of Appeals
for deficient side yard setback along Stark Road, and b)
exceeding the maximum useable floor area in percentage of
lot area;
2. Unless waived by City Council, a public sidewalk shall be
installed along the site's frontage on Ann Arbor Trail in
accordance with the recommendations of the City of Livonia
Engineering Division;
3. That the Landscape Plan identified as Sheet No. L-201
dated May 3, 2019 as revised, prepared by Nederveld is
hereby approved and shall be adhered to except that the
Petitioner shall work with staff to add trees along the west
side of the site adjacent to Stark Road and along Ann Arbor
Trail and remove the pine tree along the east side of the
property;
4. That all disturbed lawn areas, including road rights -of -way,
shall be sodded in lieu of hydro seeding;
5. 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;
6. That the Preliminary Building Elevations identified as Sheet
Numbers SKI and SK2, both dated May 3, 2019 as revised,
prepared by Progressive Associates, Inc., are hereby
approved and shall be adhered to;
7. That this site shall meet either the City of Livonia or the
Wayne County Storm Water Management Ordinance,
whichever applies, and shall secure any required permits,
including storm water management permits, wetlands
permits and soil erosion and sedimentation control permits,
June 12, 2019
29213
from Wayne County, the City of Livonia, and/or the State of
Michigan,
8. That the petitioner shall correct to the Fire Department's
satisfaction the stipulations contained in the
correspondence dated May 4, 2019;
9. That all light fixtures shall not exceed twenty feet (20') in
height and shall be aimed and shielded so as to minimize
stray light trespassing across property lines and glaring into
adjacent roadways;
10. That the three walls of the trash dumpster area shall be
constructed out of building materials that shall complement
that of the building. The enclosure gates shall be of solid
panel steel construction or durable, long --lasting solid panel
fiberglass. The trash dumpster area shall always be
maintained and when not in use closed;
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, That all delinquent property taxes shall be paid in full prior
to issuance of building permit.
13. 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.
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: Is there any discussion?
Ms. Smiley: Just for clarification, are they coming back to us with a landscape
plan or are they working with their engineer working with our
Planning Department?
Mr. Ventura: My suggestion is that they work with the Planning Department.
Ms. Smiley: Thank you.
June 12, 2019
29214
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 2019-05-08-07 City of Livonia
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2019-
05-08-07 submitted by the City of Livonia 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
demolish the existing structures at 12973 Farmington Road and
construct a new building for the use as the City of Livonia
Department of Public Works administrative offices and garage,
located on the west side of Farmington Road between the CSX
Railroad right--of-way and Schoolcraft Road in the Northeast'/a of
Section 28.
Mr. Taormina: This is a request to construct a new building for the city's
Department of Public Works. This new building will house the
Department's administrative offices, which are being relocated
from the building that they are currently located in, as well as to
house the City's Water/Sewer operations. Three existing
structures would be removed. This includes a 20,400 square foot
former industrial building, which is located at 13335 Farmington
Road. The city acquired that building a couple years ago. Then
there is another one story 6,400 square foot former office building
at 13325 Farmington Road. Lastly, a smaller building that is used
for storage purposes. All three buildings will be removed to make
room for the new development. In 2017, there was a plan to
renovate and expand the existing building at 13335 Farmington
Road, however, upon further analysis, the decision was made to
construct a new building. It was in February of last year that the
property was rezoned from M--1 to PL to reflect the city's
ownership of this property. The new building is about 39,190
square feet overall. As indicated, it would primarily serve two
functions. The front half would be devoted to the administrative
offices of the Department of Public Works, while the back half, or
back section, would contain the DPW garage. The garage portion
includes overhead doors, both on the north and south sides of the
structure. There is ample maneuvering space on either side of
the building for trucks to enter and exit. Customer, as well as
employee parking, would be provided mostly on the south side of
the building. This would be divided into two sections that would
be separated by an automated sliding gate. The area that is
closest to Farmington Road contains about 23 parking spaces
and that would be primarily for the public that has to enter the
building. Beyond the access gate, about midway across the front
June 12, 2019
29215
of the building, would be the parking for the employees. This
consists of 44 parking spaces. Secondary access for employees
is available, both from an existing drive that is on the north side
of the site on Farmington Road, as well as another entry point
from Surrey Street. As you can see from this plan, power sliding
gates would be used at both of these locations to restrict access
to employees only. There is another drive that is centrally located
on the property on the frontage of Farmington Road. That will be
eliminated as part of this approval. It removes one curb cut from
Farmington Road, which is always a positive. The building's
exterior ... the architect is here this evening and they brought
material samples. The exterior of the building contains a
combination of brick, metal wall panels, and masonry field stone.
Here is a color rendering. The rear portion of the building is taller
as you can see from this rendering. It has a height of about 28
feet. The exterior of the part of the building is primarily metal
siding. The PL district does not require any setbacks. From
Farmington Road, the setback from the right-of-way is about 31
feet. This is more or less consistent with the adjacent property to
the north, which is a veterinary clinic. In comparison, the existing
building that is scheduled to be demolished is setback about 60
feet, so this new building would be moved a little closer to
Farmington Road. The building on the south side abutting the
industrial building is setback about 100 feet. The M-1 zoning
requires a minimum front setback of 50 feet. That is just to give
you some reference between what is being proposed and what
exists already. Lastly, with respect to storm water management,
the plan is to provide underground detention mostly in the south
parking lot. This site plan shows generally where those two
primary detention areas would be constructed. With that, Mr.
Chairman, 1 can read out the departmental correspondence.
Mr. Wilshaw: Yes, please.
Mr. Taormina: The first item is from the Engineering Division, dated May 14,
2019, 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 parcel has a range of addresses from #12973
to #13335 Farmington Road with the address of #12973
Farmington Road assigned to the overall parcel. The existing site
is currently serviced by public sanitary and water main that can
be extended to the proposed building. Storm sewer detention will
need to be provided for any new impervious areas. The submitted
drawings do not indicate any proposed utility extensions, so we
will review those items when full Engineering drawings are
submitted to this department. The owners have been in contact
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with this Department and are aware of the utility requirements for
the proposed development. The proposed paving improvements
shown on the submitted drawings, indicate the new building will
two of the existing approaches from the previous buildings that
are to be demolished. If the proposed layout is approved, the
owner will be required to remove the central approach from
Farmington Road, and replace any missing or damaged sidewalk
and curb along the frontage. Any work within the Farmington
Road right-of-way will require a permit from the Wayne County
Department of Public Services." The letter is signed by David W.
Lear, P.E., Assistant City Engineer. The next letter is from the
Livonia Fire & Rescue Division, dated May 28, 2019, which reads
as follows: "This office has reviewed the site plan submitted in
connection with a request to demolish the existing structures and
construct a new building 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 next letter is from
the Division of Police, dated May 15, 2019, which reads as
follows: "I have reviewed the plans in connection with the
petitions. 1 have no objections to the proposals." The letter is
signed by Brian Leigh, Sergeant, Traffic Bureau. The next letter
is from the Inspection Department, dated June 10, 2019, 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
Finance Department, dated May 14, 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. The last letter is from the Treasurer's Department,
dated May 14, 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, I have
no objections to the proposal." The letter is signed by Lynda
Scheel, Treasurer.
Mr. Wilshaw: Are there any questions of the Planning Director?
Mr. Wilshaw: Is the petitioner here this evening? We will need your name and
address for the record please.
Don Rohraff, DPW, Livonia, MI, in general, Mr. Taormina covered a plethora of
everything that we are doing there, but just to rehash where we
were before and what the purpose was of getting this building. ,
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the current conditions that the employees are working in in the
water and sewer division are terrible. It is also difficult in hosting
a lot of meetings and things that we do in the current location for
other cities, residents or whatever, to find that building because it
does sit off Farmington Road. When this opportunity came up,
and again I am probably rehashing some of the stuff that we had
talked about before, but it is a perfect opportunity to get DPW out
on the frontage of Farmington Road for better access. Being able
to provide this building for the admin staff and the water and
sewer division, from an operational standpoint, is needed.
Obviously, we are there to serve the public and be most
responsive as we can and being efficient in this manner would be
taking it up another notch having this building. With that, I don't
want to run on too far with explanations of things, I would be
happy to answer any questions. As Mr. Taormina said, we do
have some color and some different things here if you would like
to see that from our architect, but I would be happy to answer any
questions.
Mr. Wilshaw: Thank you, Mr. Rohraff. The other important thing to note is that
this plan would provide a much -added security benefit to the
DPW yard.
Mr. Rohraff: Absolutely. Not only for the yard itself. To lock down our current
yard. The gates are left open constantly. If you go on Google
Maps, it shows DPW drive or something, so depending on what
time of day, we have delivery trucks, we have citizens, everybody
zipping around the yard. That's just not safe. Cars interacting
with backhoes and vactors is not a good idea. Not to mention,
like I said, when you are locking down that piece of property, as
he had mentioned, coming in off Farmington Road, there will be
one point of access for the general public to come into the
building. That parking and everything is secured there. The
campus will be locked down with gates and fencing. That is an
important part of the package as well. Thank you.
Mr. Wilshaw: Do we have any questions for our DPW director?
Mr. Bongero: When will construction, demolition and everything, start?
Mr. Rohraff: I will take that as a two-part question. Some of the buildings that
Mr. Taormina had mentioned, there is a brick building that is up
front currently, we are going to start demolition on that building in
house in probably within the next week or two. The taller metal
building structure will probably stay as long as possible just
because it has some storage uses at this particular point. As we
move further down the line, to the building that was purchased, I
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am saying probably fall, early fall, late summer would be
reasonable for the bringing down of that particular building. The
construction portion, depending on if we can get the land
balancing and the things like that happening in the late fall, which
we are hoping to do, we may be able to get some winter activities
taking. For the most part, it is fair to say that the full fledge
construction part will happen in the early part of Spring next year.
Mr. Bongero: Completion of?
Mr. Rohraff: I would hope by mid -summer, but I know that is unrealistic. It
would probably be fall of next year.
Mr. Bongero: Thank you.
Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our DPW
director? I don't see any other questions. Is there anybody in the
audience that wishes to speak for or against this item? Seeing
no one coming forward, 1 will ask for a motion.
On a motion by Long, seconded by Caramagno, and unanimously adopted, it was
#06-54-2019 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2019-05-08-07
submitted by the City of Livonia 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 demolish the
existing structures at 12973 Farmington Road and construct a
new building for the use as the City of Livonia Department of
Public Works administrative offices and garage, located on the
west side of Farmington Road between the CSX Railroad right-
of-way and Schoolcraft Road in the Northeast '/ of Section 28,
the Planning Commission does hereby recommend to the City
Council that Petition 2019-051-08-07 be approved for the
following conditions. -
That the Site Plan identified as Sheet Number C-200, dated
May 15, 2019 prepared by Sidock Group, is hereby
approved and shall be adhered to;
2. That the Architectural Site Plan identified as Sheet Number
A-100, dated May 17, 2019 prepared by Sidock Group, is
hereby approved and shall be adhered to
3. That the Exterior Elevations Plan identified as Sheet
Number A-300, dated May 17, 2019 prepared by Sidock
Group, is hereby approved and shall be adhered to,
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29219
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; and
5. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department
at the time the building permits are applied for.
Mr. Wilshaw: Is there any discussion?
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 2019-05-08-08 Quick Pass Carwash
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2019-
05-08-08 submitted by Quick Pass Carwash 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 new attendant building, modify vehicular parking and
access, and install new self -serve vacuum stations with overhead
canopy at 36293 Five Mile Road, located on the south side of
Five Mile Road between Yale Avenue and Levan Road in the
Northeast Y/4 of Section 20.
Mr. Taormina: This is a request to make site changes and to upgrade and
expand the services at an existing car wash located on the south
side of Five Mile just east of Levan Road. This property is about
1.6 acres in size. It has 122 feet of frontage on Five Mile and has
a depth of 590 feet. As you can see from this zoning map, there
are 3 different zoning classifications. The north 300 feet of the
property, where the car wash building is located, is zoned C--2
(General Business). The middle 150 feet of the property is zoned
P (Parking) and contains mostly the parking and access drives
for the facility. The remaining south section of the property is
heavily wooded with mature trees and thick undergrowth and is
zoned OS (Office Services). This facility previously operated
under the name of Century Car Wash. The new lessee is Quick
Pass Carwash. Located on the site is a 10,875 square foot
building that houses both the carwash, as well as a auto repair
business. The development of this property dates back to 1973
with the approval of a waiver use for the construction of what was,
at the time, a 7,500 square foot automotive diagnostic building.
In 1974, a waiver use was granted to operate an auto wash within
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the existing building. In 1989, Bingham Service Center sought
and obtained approval to expand and build an addition of about
3,400 square feet to the building. In 2001, the city granted
approval to substitute the wooded area in the back of the property
as a greenbelt in lieu of the required protective wall between the
non-residential zoning and the adjacent residential district. The
new operator, Quick Pass Carwash, is in the process of
undertaking substantial upgrades including installing new
carwash equipment, changing the parking and the circulation,
adding a new pay station, as well as installing new self -
automated vacuums. Previously, cars entering the queue for a
wash would stack along a drive aisle that ran adjacent along to
the east property line. Under the new plan, this drive aisle has
been converted to a row of parking spaces and the drive has
moved further to the west and replacing a row of angled parking
spaces. The vehicles now enter through a pay station located at
the south end of the parking lot. This pay station includes two
side -by -side lanes and a small attendant building. The vehicles
stop at this pay station, order, and pay from a selection of options
that are provided via a menu board. They then proceed through
automated gates and like before, the cars loop back around to
the west side of the property in order to enter the car wash
building. There is an escape lane available for cars ahead of the
entrance to the carwash building. Along the west side of the rear
parking lot are ten (10) new self -serve vacuum stations covered
by an arched fabric canopy. Twenty -watt LED strips are used for
lighting under the canopy for each vacuum station, which is
marked by a parking stall with dimensions of 12 x 20. There is
landscaping proposed, which would occur in the southeast corner
of the property. The part of the site closest to the residential
district shows a triangular area that would be sawcut from the
existing paved area. There would be planted...in addition to
building a berm, three spruce trees, a red maple, some burning
bushes, as well as 12 boxwood shrubs. We spent some time at
the study meeting talking about the site lighting. The petitioner
has updated the plans to include a photometric detail. In addition,
we talked about the hours of operation. The petitioner indicated
that summer hours, and correct me if I am wrong, would be
Monday thru Saturday 7am — 8pm and Sunday Sam — 6pm and
in the winter I believe seven days a week the hours run from 7am
thru 7pm. I do have some photographs. This is kind of a
conceptual drawing of the berm that would be planted in that
southeast corner of the property to provide some additional
screening. This is the photometric plan. I know it may appear
garbled, but what it does is that it shows the intensity of
illumination at all of the various points on the property. A grid laid
out across the property and extending on to the adjacent
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properties. All of the lights proposed would be downward directed
and would be shielded. Lastly, the dumpster has been moved on
the site. We will go back to the modified site plan, apparently, I
don't have the most current site plan. I apologize. It has been
and will be moved a little bit further to the west along the back of
the property. These are photographs of what the site looks like.
This is the attendant building on the left-hand side. These are the
two pay stations that I mentioned. Then these are the self -
automated vacuum stations along the west side of the property.
With that, Mr. Chairman, I can read out the departmental
correspondence.
Mr. Wilshaw: Please.
Mr. Taormina: The first item is from the Engineering Division, dated May 31,
2019, 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 parcel is assigned a range of addresses from
#36251 to #36293 Five Mile Road with the address of #36251
Five Mile Road being assigned to the overall parcel. The legal
description provided with the petition appears to be correct and
should be used with the subject petition. The existing building is
currently serviced by public sanitary and water main. The
information submitted does not indicate any new connections to
the existing utility services, so it appears that there will not be any
additional impacts to the existing systems at this time. Should
alterations to the existing services be required, the owner will
need to provide plans to this Department to determine if permits
will be required. Should the owner do any work within the Five
Mile Road right-of-way, they will need to contact the Wayne
County Department of Public Service for any permits that may be
required. Also, should the proposed project require any earthwork
or grading, the owner will need to obtain a soil erosion and
sedimentation control permit since the 100-year floodplain
crosses the parcel near the edge of the parking lot." The letter is
signed by David W. Lear, P.E., Assistant City Engineer. The next
letter is from the Livonia Fire & Rescue Division, dated May 31,
2019, which reads as follows: "This office has reviewed the site
plan submitted in connection with a request to construct a new
attendant building, modify vehicular parking and access, and
install new self -serve vacuum stations with overhead canopy 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 next letter is from the Division of Police, dated June
3, 2019, which reads as follows: "1 have reviewed the plans in
connection with the petitions. My only objection to the site plan
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is the lack of accessible handicap parking spaces. Otherwise, I
have no otherobjections to the plan."The letter is signed by Brian
Leigh, Sergeant, Traffic Bureau. The next letter is from the
Inspection Department, dated June 4, 2019, which reads as
follows: "Pursuant to yourrequest, the above referenced Petition
has been reviewed. 9. Parking spaces shall be 10' wide and 20'
deep and double striped. 2. Barrier free parking spaces shall be
provided, signed and marked per code. 3. A dumpster enclosure
shall be provided and the gates on the dumpster enclosure shall
be steel or may be as approved. 4. The site lighting shall be
directed and/or shielded to prevent light from shining on adjacent
properties. This Department has no further objections to this
Petition." The letter is signed by Jerome Hanna, Director of
Inspection. The next letter is from the Treasurer's Department,
dated June 4, 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, I have
no objections to the proposal." The letter is signed by Lynda
Scheel, Treasurer. The last letter is from the Finance
Department, dated May 30, 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.
Mr. Wilshaw: Are there any questions of the Planning Director?
Mr. Ventura: Mr. Taormina, maybe I misunderstood, but I thought you
mentioned that the site lighting detailed on this photometric
survey would be downward facing?
Mr. Taormina: That is correct.
Mr. Ventura: On the plan, they show three fixtures that are going to be
installed. One of them is a floodlight. It appears to be upward
facing, can you or do you know where that is going?
Mr. Taormina: That is identified as D-series size 1 and I presume that those
were either building mounted or...I don't see anywhere on the
site where they spec the Night series. I am going to let the
petitioner answer that question. Actually, they are all identified
as D-series. I don't know.
Mr. Ventura: Thank you.
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29223
Mr. Wilshaw: Any other questions for Planning staff? Seeing none, the
petitioner is here. Either one.
Jamie Burke, Quick Pass Carwash, Livonia, MI.
Mr. Wilshaw: Let's start with the question that you just heard Mr. Ventura ask
about the lighting.
Mr. Burke:
As far as the lighting, there are the two light poles on the
property. One is on the south end, right on the other side of the
gates, and those are floodlights existing. The one on the east
side, those are floodlights existing. I believe .... I got this
photometric plan Monday and I talked to the electrician. I
believe that they left them as floods, but they are updated
floods. He showed on the plan how far it would go out, so you
can see it dies out before it encroaches on to anybody's
property. As far as shielding, he will put up shields anywhere he
needs to for the residents on the other side. Off these drawings,
it looks like the light dies out. I think the lot is pretty big. To just
have those as downward, I think he thought it wouldn't cover
sufficiently.
Mr. Wilshaw:
Mr. Ventura, does that answer your question?
Mr. Ventura:
No.
Mr. Wilshaw:
Would you like to ask any additional questions?
Mr. Ventura:
A light that is pointing up is pointing at something. What are
they pointed at?
Mr. Burke:
I think they are pointed down, like this.
Mr. Ventura:
The two lights on the plan are pointed down, but you have one
that is pointed up. Are you actually using that or what?
Mr. Burke:
Oh, you mean where it says D-series? I think that is just an arm
that you just push up or down. I think that is just the photo that
they gave you. We are pointing them down.
Mr. Ventura: So, no lights won't be washing any walls or...
Mr. Burke: No. And that is what the photometric plan shows, those lights
angled properly on an angle down, just like my arms are facing
down like that. They won't be completely down, they are going
to be down on an angle. It dies out far enough and it lights the
property enough to where it is safe.
June 12, 2019
29224
Mr. Ventura: Thank you. That answers it.
Mr. Wilshaw: Thank you, Mr. Ventura.
Mr. Burke: As far as the dumpster, did you get the new drawings? The
new dumpster enclosure is city code. It is concrete with the
footings. You have the four bollards that have to go inside. The
steel door, the masonry. That is going to be located right to the
west of the south light pole.
Mr. Wilshaw: Yes, we do have the updated plan showing the location. Thank
you.
Mr. Burke:
Again, the landscaping is done and that will be off in the corner
on the other side of the gates. That way, in the winter, residents
don't see any activity. It kind of blocks it out. As far as sound,
we did a decibel meter on our site. We are at 59 decibels on
the corner of our site with all of the vacuums running with no
cars in front of them. So, with cars in front of them, it should die
down plus there is probably another 20 feet plus the trees we
are building to block the residents from the noise. Again, our
hours, we don't anticipate staying open late. They are just
regular hours. If we are on a main road, like my Ann Arbor Road
site, we are going to have to stay open later, but here it's a
residential. Just like my location in Canton, we close at 7 in the
winter and S in the summer.
Mr. Wilshaw:
Okay, Mr. Burke. Is there anything else you would like to tell us
about your proposal?
Mr. Burke;
Actually, I have a question. On the lanes that we have to stripe,
they have to be double striped and 10 feet wide each?
Mr. Wilshaw:
Yes, our standard for parking spaces is 10 x 20 double striped.
Mr. Burke:
Double striped. Then there was another comment about spaces
had to be marked for...
Mr. Taormina:
Barrier free.
Mr. Wilshaw:
Barrier free or handicap. That is the term we use for handicap.
Mr. Burke:
Yeah, okay, that's fine. As far as our company, we are growing
with the neighborhoods. We are in Canton. We are going to
build another one is South Canton. We have one going up in
Plymouth. We would like to do another one in Livonia in the
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29225
future. It is a membership club base, so if you have a pass at
one on your windshield you can go to any of them. Hence, the
Quick Pass. You pull up to the gate and it reads your tag and it
opens up and lets you in. We do a really really high -quality
wash. We put about a million dollars on the inside of the
building. All new walls. We updated all of the concrete that was
breaking on the entrance and the exit was all dilapidated. We
put in all new heated slabs. When you pull up it is heated, no
ice build up and when you exit it is heated also. We have a gate
attendant booth. There is a human being out there. Everybody
gets greeted. You can use the machine if you like, but the
attendant helps you. They do the towels out there. They sweep
the lot every 30 minutes, or they have to walk the lot and .sweep.
They have to greet guests. We run a pretty clean operation.
The carwash on the inside is cleaned every night. The walls are
cleaned every night. The floors .... um, we are really particular
about our landscaping. Everything is clean. I am putting... on
the way in you will have some new landscaping going in so it
looks nice for the neighborhood. We painted the building. The
building looks really nice compared to what it was. We are just
neighborhood guys. Grew up in Westland, moved to Plymouth.
Trying to build some carwashes.
Mr. Wilshaw: Thank you, Mr. Burke. Any questions for our petitioner?
Mr. Long: Mr. Burke, what were the hours you wanted to run this location?
Mr. Burke: We are 7am to 7pm in the winter Monday through Friday.
Saturday is 8am to 7pm. On Sundays, 8am to 6pm. Those are
the winter hours. In the summer, it is 7 to 8 Monday through
Friday and 8 to 7 on Saturday and then on Sunday it is 8 to 6
again.
Mr. Long: Mr. Taormina, we have some different hours in the resolution.
Was there a purpose behind that or was that just...
Mr. Taormina: I must have transcribed those incorrectly from the study
meeting. Those should be adjusted.
Mr. Long: I didn't see that .... it's not that much different, but just to make
sure we are consistent. Thank you.
Mr. Wilshaw: Any other questions?
Mr. Bongero: Mr. Burke, this is a great development. Obviously, you guys are
putting a lot on money in there. So, when I went to see the site
the first time, I pulled around the back and you guys are almost
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29226
done. Why are we seeing this now? So, I called the Building
Department and they said that based on the initial submittal of
the plan, they weren't aware that there was going to be that
much equipment in the back. They were under the impression
only a few vacuums. So, they had a couple inspections by part-
time inspectors that didn't really know to look at the plan and
what was actually being built. Somebody discovered it and they
said they were concerned about the noise, decibels, etc. That is
how this all came about. What happened there?
Mr. Burke: There was a miscommunication. Before we bought this site we
went to the Inspection Department and we said hey we are
looking to buy this site. This is how we operate in Canton and
this is how all of our locations are going to be same. Free
vacuums, gates, and memberships. What do you need from
us? We have to go through full site plan approval? They said
let's look at it. What are you doing? I sai... we showed them on
some pictures and get us a little drawing since it is already a
carwash, we don't think you will need to go through all of that.
So, we said okay and we went to the architect and we got a...I
asked him if he wanted full sets, and he said no. Just a simple
drawing. We provided a simple drawing. It stated vacuum
spaces. Those 10 spaces said vacuum spaces. It showed the
parking here moved. It showed the gates. It pointed it out and
then I guess maybe it was just a little more elaborate than
everyone expected. I think that is where the miscommunication
came in. Then I began to purchase the building off of that
saying that is was ok to do.
Mr. Bongero: They said, had they seen this it would have gone to the
commission.
Mr. Burke: In which 1 had no problem doing. Because I would have
preferred that before I bought the property because...
Mr. Bongero: It was late you know?
Mr. Burke: I do this a lot, so I was kind of surprised that I didn't need it and
said wow, this is the best city in the world. I think it was more
miscommunication, right? Because it is definitely different than
what you are used to seeing at a carwash right? There is no
canopy's. It is a pretty big operation. I apologize for my
miscommunication on everything.
Mr. Bongero: I'm just looking at it like you know the neighbors, no one had a
chance up front. You know what I mean?
June 12, 2019
29227
Mr. Burke: I totally agree. I came to find out. I didn't try to sneak anything
by. That was the point.
Mr. Bongero: I'm not accusing you.
Mr. Burke: No, I know I'm just saying it was kind of like uh oh, what did we
do wrong? Again ... for what it is worth I apologize on that.
Mr. Wilshaw: Mr. Taormina.
Mr. Taormina: Just a point of clarification, Mr. Burke. I think at the study
session you said you were leasing the building.
Mr. Burke: Yes, yes, yes.
Mr. Taormina: I just heard you say that you bought it.
Mr. Burke: I bought the carwash. The existing operator had to buy him out
and I signed a 30-year lease on December 6.
Mr. Taormina: That was our understanding from the study.
Mr. Burke: I'm sorry. I apologize.
Mr. Wilshaw: Thank you, Mr. Taormina.
Mr. Burke: I have been to a lot of council meetings and you guys have the
best chairs ever.
Mr. Wilshaw: Thank you.
Mr. Burke: As soon as I sat down, this is alright.
Mr. Wilshaw: We don't have cupholders quite yet, but we are getting there.
Are there any other questions for our petitioner?
Mr. Wilshaw: Is there anybody in the audience that wishes to speak for or
against this item? Good evening mam. If you need to pull the
microphone down you can.
Cecilia Coffey, 15099 Woodside, Livonia, MI, I am not behind the carwash but I
will be affected by the noise level of 10 vacuum cleaners going.
One of the owners, 1 believe Gary, was nice enough to come to
my home and tell us about the vacuum cleaners. That was one
of my concerns. I do back up to part of the ravine. That is another
concern because that is ... we have a tremendous amount of
erosion. We have had the City Council there checking it out.
June 12, 2019
29228
don't know how the carwash would affect that, but the noise level
of 10 vacuum cleaners is a concern. Gary told me that there was
a way that they could divert some of the noise outward. I don't
know. He did tell me that. I wonder if that was going to be
pursued. The concerns of the ravine and the noise factor. I also
have a letter from one of my neighbors that were unable to attend.
Do you want me to read that?
Mr. Wilshaw: You are welcome to.
Ms. Coffey: It is from Gerry and Marsha Malec. They live at 36114 Parkhurst.
"Our concern is the potential noise and lights with the expanding
activity at the remodeled carwash. We have met Gary and
appreciate his concern for the homes backing up to the carwash
property and appreciate his willingness to accommodate our
concerns with additional landscaping and attention to lights and
noise with several suggested remedies. l guess we won't know
the impact until they are fully operational. A big concern is the
creek and how fragile the ravine is. Tens of thousands of dollars
have been invested in keeping erosion down and some of this
was funded directly by a half dozen of the homeowners impacted
by the improvement on their property lines. What confuses me is
the added activity and expanded footprint of the carwash. I trust
the City Planning and Environmental department have taken this
all into consideration. Knowing the history of them continuous
building over many decades on the ravine, and the negative
impact, it is a continued concern. Thank you for the opportunity
to speak and for holding this meeting for our neighborhood. Our
regrets that we were unable to attend. Gerry and Marsha Malec"
Mr. Wilshaw: Thank you. We will try to get some of those questions answered
by the petitioner. Good evening, mam.
Janice Prokopenko, 36126 Parkhurst, Livonia, MI, my husband and I are directly
very close, we are the closest right on the ravine north. We face
northwest. I have a letter from Toby Sloan who was involved with
the... she is second in when you come into Reynolds Ravines.
She paid just below $20,000 along with each ... six people paid
$20,000 plus the $250,000 bond that they got to fix the creek,
which was not actually done all the way. I have a concern that
this could happen to me or subsequent owners. My husband and
and our family have been there 31 years. It has been very
pristine. You go on the deck and it really quite lovely. Blue
Herons and in early April I was washing my dishes and I saw a
torrent of blue with lights underneath it like a tunnel. I was
shocked. In the winter time, it is deciduous trees, and you see
everything. Believe me, I am very close. I have watched the
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erosion with the.... everything is going down. I would like to read
Toby's letter and then I would like to go over...I would like to say
that I have been woken at 7:15 every Monday morning with the
leaf blower going the whole perimeter of the property and rock-n-
roll music with the workers. It not just the vacuums, it's the rock-
n-roll, the radios going full blast when they are cleaning their cars.
I will read Toby Sloans, who paid just under $20,000 cash.
"Monday June 10th. To Whom it May Concern: It is unfortunate
that I cannot attend the meeting Tuesday evening, but I wonder
if you could please address my concerns over the water that runs
the ravine. At the beginning, after the work was done, where
live (second house in) five years ago the water seemed clear. We
continue to see families of ducks and a large turtle. Every once
and a while a deer. I now see murky water, perhaps due to all of
the rain we have had, but on a couple of occasions in very early
Spring that water looked oily. No slime, but oily. The wildlife has
definitely diminished. So now I wonder if it ever is monitored by
the city. Is this a healthy situation? Will we see wildlife again?
Does the ravine need cleaning out? Are you on the Council able
to give answers to those in attendance tonight? My wish is that
you would have some answer for all of us. if there is a no -
dumping law, I hope it is enforced. Businesses want to make
money, but they also have a responsibility to the environment.
Trusting that you will kindly look into this matter. Toby Sloan
36028 Parkhurst"
Mr. Wilshaw: Thank you. Is there anything else you would like to add?
Ms. Prokopenko: A few things. We are the most impacted and in the wintertime
Gary and Mark have been very wonderful trying to accommodate.
I am just curious why it's the Planning Commission after the fact.
Apparently, this was done on the guideline of 1970 when it was a
farm. Our bylaws say that we are supposed to .... we were
informed with the other two buildings that went in on Five Mile.
We were not informed so when I saw this glaring tunnel, I was
shocked. This is increased usage. I know the owner, Mark and
Gary, are trying very hard to get all of the muck that has been
building up. They are trying their hardest. I suggested the berm,
but I don't even know if a wall... but if I am sleeping in the second -
floor bedroom, I know the sound goes up. It is just heartbreaking.
It used to be very private but now it is a thoroughfare. It is also
the rock-n-roll with the radios.
Mr. Wilshaw: The music.
Ms. Prokopenko: So, I leave it with you.
June 12, 2019
29230
Mr. Wilshaw: Thank you, mam. We appreciate it. Good evening, Mr. King.
Steve King, 33950 Coventry, Livonia, MI, I used to use the old carwash, but I am
glad they are improving the existing one. I thought it was in pretty
rough shape. I was just curious, going into the place, its
speedpass so the gate just opens instantly I am assuming.
Otherwise, I would anticipate a back-up on Five Mile. Did they
require a traffic study for something like that? When cars are
coming in off of a main road going into a place of business where
there is any kind of lag time? I am curious about that. The other
thing is, the sound is measured in decibels. How loud a sound
is, it is Db's. I am wondering, is there a maximum decibel level
for businesses in Livonia? I don't know. Is there a way to put a
muffler on a vacuum? I know that seems to be one of the major
concerns. The other thing that l was thinking was as you come
out of the carwash with your clean car, you are on Five Mile very
very quickly. I know you talked about the heated cement. Do you
have to heat the approach as well? You do heat the approach
too. Okay. Those are the only questions that I had. Thank you
Mr. Wilshaw: Thank you, Mr. King. We are going to ask you to come right back
up. Is there anyone else in the audience that wishes to speak on
this item? I don't think there is anyone left. So, Mr. Burke, you
are more than welcome to come forward, and we are going to ask
you to answer some of these questions you have just heard.
Mr. Burke: As far as the stacking, what you are referring to is... it used to be
on the east side and come down and around. The older style
carwashes, they scrub your car at the beginning, and they take
their time. Nowadays, the equipment cleans the cars. So, we
can process 175 per hour, whereas the current location was
processing 20 to 25 cars per hour. In our two stacking lanes,
when you pull up to the gate, you can stack about 20 cars in each
lane plus another 10 to 15 after the gate and up. Then I can get
another 10 in the building. As far as backups, there won't be any
backups. We are real fast. At Canton we do 1300 — 1400 cars a
day. Our line is maybe out to the back of that building max. This
one is going to be faster because it is a longer tunnel. At Canton
I only have 125 feet, here I have 156 feet. So, you can add more
equipment and turn the speed up. More dwell time on the
cleaning products. As far as the noise in the south, it is 59
decibels so I know we are under... I think it is 60 isn't it? Decibels
for operation.
Mr. Wilshaw: I am not sure. Mr. Taormina? Do you know what the sound...
June 12, 2019
29231
Mr. Taormina: I don't know...I cannot quote exactly what that is but I can get
back to you on that.
Mr. Burke: 1 believe it was 60 when we looked up the ordinance. As far as
the lighting, again the lighting is not going to encroach. The
vacuum area lights, they shine straight down. They do not
encroach out onto the facility at all. They are only 20 watts. We
will be closed, again, at an early hour. The river, we have nothing
to do with the river. We have not touched anything to this site
that would cause anything to happen to that. I know that is a big
worry for some neighbors, and we haven't done anything to that
river.
Mr. Wilshaw: Yes, that is a major concern for the residents in that area for many
many years. I can recall as St. Mary's hospital and other
properties in the area were developed and worked on their storm
discharge, they always have been concerned about the erosion
in that creek bed area. As you heard, some of these residents
have spent a tremendous amount of money to try to prevent
erosion. As long as you are not doing anything that would add to
that...
Mr. Burke: We haven't changed the grading. We haven't done anything. We
talked to Engineering about that and that would be a whole other
year and a whole other site plan approval to do anything with the
lot, so we are leaving the lot as is so we don't change any of the
flood plains or drainage or anything like that. We have nothing
going out into... everything goes into the sanitary. We recycle
85% of the water. That wasn't happening at the current facility.
They weren't recycling anything. We recycle 85% of the water.
It is good for the environment. There are a lot of electric motors,
so we don't have hydraulic oil in there. That is good for the
environment.
Mr. Wilshaw: Mr. Long.
Mr. Long: Mr. Burke, the sound testing that was done, was that done by you
or was that done by a professional firm?
Mr. Burke: It was us. We have a decibel meter from our Canton location.
We have neighbors in Canton that are actually closer. There are
90-foot setbacks in the back of our building, and we used that one
to do it. When a plane would go over it would go up to 64 and
when the plane would go by it would drop down to 59.
June 12, 2019
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Mr. Long: You're going where I want to go. What is comparable for a 50
decibel? You watch a hockey game and they say it is 120
decibels in here, it's like a jet engine..... so.
Mr. Burke: The road traffic is 55 and when a bigger truck goes by it jumps up
to about 59.
Mr. Long: Thank you.
Mr. Taormina: In looking at the Code of Ordinances, Section 8.32.080, it
specifies the sound level limit is measured in decibels and for the
receiving land use category of residential, the limit between the
hours of lam and 11pm is 55 decibels. So, this would indicate a
slight deviation. They might be exceeding that slightly. That is
something that should be addressed in the resolution, should this
move forward. Corrective actions would have to be verified either
through an independent test that the petitioner would have to
commission or by the city itself. I know the city does these, but
maybe that is ultimately something that Council would have to
determine.
Mr. Wilshaw: That could part of our approving resolution.
Mr. Taormina: Sure.
Mr. Wilshaw: Mr. Burke, in terms of sound, especially from the vacuums,
because that is going to be your major sound producer, are there
any things...can you tell us about the vacuum systems that you
have installed there? Is there anything that can be done, in terms
of muffling the sound, or modifying...
Mr. Burke: That was the point of the berm. To put up more foliage. I think at
the end of our property to their property there are a lot of trees. If
we put that berm up, that berm is what is going to shoot the sound
up and deflect. The trees on top of the berm are going to cut the
site line down so they don't have to look at the carwash in the
winter. That is why we are putting in pines and things like that.
That was the point of the berm was to deflect... that is what I did
in Canton. As far as the vacuums go, there is not a whole lot. All
10 of those to be fired at once, is going to be midday busy. Right
about six o'clock we go from on a busy day from washing 50 cars,
60, to 100 cars in an hour, it drops by %. It will go down to 20
cars in an hour for the last hour of business. There might be one
or two vacuums going. Okay, I will take this another step. In
other states they put in like 40 vacuums. In Canton we put in 9
and we couldn't figure out why these guys were putting in 40
vacuums. They are telling us that their customers are using them.
June 12, 2019
29233
We would sit and watch them. We prepared for it. We built
underground. We have extra lanes in Canton in case we had to
fire up another canopy up. We have never filled them up. At a
certain point of time, there is only two people using them at a time.
That is why we only put in 10 here. I doubt that late at night
anybody is going to be using more than two or three at a time. At
that point, the sound will be 70% less than 10 of them going.
Mr. Wilshaw: There may be a possibility too, do you think of adding some
additional landscaping or Arborvitaes, things like that, along that
boundary near the residences that would provide some additional
screening or filtering of that sound.
Mr. Burke: I can put some Arborvitaes in there.
Mr. Wilshaw: Ok, that is something you may want to consider.
Mr. Burke: Going north of the berm. The berm would deflect the sound and
I can put them on top of the berm too instead of smaller trees.
Whatever you think. We just want to work with everybody and
make it work.
Mr. Wilshaw: Definitely. Alright, something to think about. Thank you, Mr.
Burke. We have Mrs. Prokopeno I believe is back for one more
question.
Mrs. Prokopenko: As a teacher, that is a smart person that can say my name. Not
too many adults can. Mark, the owner of the property, and Gary
were willing to even put Arborvitaes on my side of the creek to
help. Because from the sidewalk that blue was just glaring.
Picture a half a year with this bright blue. My problem is also...I
don't know if a wall would help to deflect, but .... the sound or if it
would just push it up. The radios that people will be having while
they are working. It is to me just, as a classical pianist, it is
horrifying.
Mr. Wilshaw: We did ask at our study meeting the petitioner if they planned on
having any ambient music. I have gone to some carwashes that
have music playing on the loudspeakers just to help the people
while they are vacuuming or working on their car and they said
they will not have any. Now if cars are playing their radios...
Mrs.Prokopenko: That is what I am talking about.
Mr. Wilshaw: That is something that is going to be a little bit harder for them to
police, but perhaps the petitioner will be listening to what you are
June 12, 2019
29234
saying and maybe their attendant can approach anybody who is
playing their stereos too loud.
Mrs. Prokopenko: Thank you, for being accommodating. It is just unusual that it is
after the fact instead of before.
Mr. Wilshaw: This is unusual. As you may have heard earlier, Mr. Bongero
asked ... this came to us initially as... or came through the city as
a feeling that it was basically a slight modification to the existing
carwash, so it didn't need to go through this whole process. Once
the work was actually done, it was realized that this was actually
a much more significant change.
Mrs. Prokopenko: It was like the Suez Canal all winter. I should have gone over
there to see what was going on. I thought they were just painting.
Mr. Wilshaw: I understand. Thank you, mam. Alright, I think we have tackled
all of the questions and we have —yes, Mr. Ventura.
Mr. Ventura: I wonder if the petitioner would be willing to post signs in the
vacuum area that no radio playing is allowed and so forth would
be tolerated.
Mr. Burke: I already thought about that.
Mr. Wilshaw: Great suggestion.
Mr. Ventura: Do you have somebody out there cleaning the sidewalk with a
blower at 7 o'clock in the morning?
Mr. Burke: No. We use a broom all day long.
Mr. Ventura: So, there is nobody out there with a...
Mr. Burke: Every 30 minutes, the person that is attendant, they have to walls
the site and sweep up.
Mrs. Prokopenko: Monday morning.
Mr. Wilshaw: It's possible that maybe a part of the construction crew is doing
that.
Mr. Ventura: As a part of your normal operation, do you have someone walking
the parking lot at 7 o'clock in the morning with a blower?
Mr. Wilshaw: Mr. Burke, we would like to ask you to go to a microphone so our
vast television audience can hear you.
June 12, 2019
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Mr. Burke: No. I will not have leaf blowers out there. We sweep as the day
goes on. That is the attendant's job. They go through every
parking spot, sweep, pick up trash as the day goes on so nothing
really builds up where we would need to blow a lot.
Mr. Ventura: Thank you, Mr. Burke.
Mr. Caramagno: Do the vacuums shut off the same time that the car wash goes
down? Do you disconnect them?
Mr. Burke: Correct. There is a switch inside. Push them off, and they are off
for the night.
Mr. Caramagno: So no one could show up at midnight and vacuum their car.
Mr.Burke: No. We wouldn't want...I wouldn't be surprised what 1 would find
in those vacuums. I wouldn't want to know what would happen.
Mr. Caramagno: Thank you.
Mr. Wilshaw: Interesting. Any other questions?
Mr. Taormina: One other question Mr. Chairman. Do the lights turn off
automatically, and if so, Mr. Burke, what time does that occur
after the business closes?
Mr. Burke: The lights are on timers so we can set them to whatever anybody
prefers. We like to get the employees out when they close, so in
the winter I would imagine 8pm and in the summer 9pm. The
employees have to shut down and I don't want them walking in a
dark parking lot. Then everything powers down. What do you
have. ...or what are your requirements for the actual site? Do you
have to have lights on night for safety?
Mr. Taormina: There is no requirement, but I know the Police prefer some
security lighting. You don't have to light the entire parking lot like
you normally would during business hours, but some low-level
security lighting after business hours is always preferred.
Mr. Burke: We can put those on timers. I can set zones up so the vacuums
go off and the gates go off, a set of vacuum lights, a set of parking
lot lights go off.
Ms. Smiley: Your booth, where your attendant is. Is there money exchanged
in there or charge slips?
June 12, 2019
29236
Mr. Burke: Very little. It's more for convenience. The gates or kiosks
themselves take all the money and credit cards. The booth is for
the attendant. Say your tag isn't working, they can look to see in
the system why your tag isn't working or if you want to buy one.
Or if you want to buy a gift card. We keep about $100 in that one.
At the end of the night they bring it inside to the other register.
We have two registers. One inside, one outside.
Ms. Smiley: Thank you.
Mr. Wilshaw: Any other questions for our petitioner? I think that perhaps the
issue of lighting and so on after hours could be addressed as part
of our approving resolution, whoever makes that. In the past, we
have asked that businesses turn off their lights an hour after
closing. It is more for signage, but perhaps it can be done for the
site lighting. Then security lighting allowed after that. Just a
thought. Thank you, Mr. Burke, for coming and answering our
questions. I will now go to the commission and see if there is a
motion.
On a motion by Smiley, seconded by Caramagno, and unanimously adopted, it
was
#06-55-2019 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2019-05-08-08
submitted by Quick Pass Carwash 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 new attendant building, modify vehicular parking and
access, and install new self -serve vacuum stations with overhead
canopy at 36293 Five Mile Road, located on the south side of
Five Mile Road between Yale Avenue and Levan Road in the
Northeast % of Section 20, be approved subject to the following
conditions:
1. That the Architectural Site Plan and details identified as
Sheet No. SPA1 dated June 5, 2019 as revised, prepared
by Jeffery A. Scott Architects, is hereby approved and shall
be adhered to;
2. That the Photometric Plan dated June 10, 2019 is hereby
approved and shall be adhered to;
3. That the hours of operation shall be limited to the following:
Winter hours of Monday through Friday 7:00 a.m. to 7:00
p.m., Saturday 8:00 a.m. to 7:00 p.m., and Sunday 8:00 a.m.
to 6:00 p.m. Summer hours of Monday through Friday 7:00
June 12, 2019
29237
a.m. to 8 p.m., Saturday 8:00 a.m. to 7:00 p.m., and Sunday
8:00 a.m. to 6:00 p.m.
4. That all light fixtures shall not exceed twenty feet (20') in
height and shall be aimed and shielded so as to minimize
stray light trespassing across property lines and glaring into
adjacent roadways. All exterior site lighting shall be turned
off one hour after closing;
5. All parking spaces, except the required handicapped
spaces, shall be striped at ten feet (10') wide by twenty feet
(20') in length as required;
6. That barrier free parking shall be provided at the direction of
the inspection Department;
7. That no overhead speakers will be used outside the building;
8. That the three walls of the trash dumpster area shall be
constructed out of building materials that shall complement
that of the building. The enclosure gates shall be of solid
panel steel construction or durable, long-lasting solid panel
fiberglass. The trash dumpster area shall be maintained
and when not in use closed at all times;
9. That only conforming wall 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 light band or exposed neon shall be permitted
on this site including, but .not limited to, the buildings or
around the windows;
11. That unless approved by the proper local authority, any type
of exterior advertising, such as promotional flags, streamers
or sponsor vehicles designed to attract the attention of
passing motorists, shall be prohibited;
12. That the specific plan referenced in this approving resolution
shall be submitted to the Inspection Department at the time
the building permits are applied for; and
13. That noise shall not exceed limits established in Section
18.32.080 of the Code of Ordinances;
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29238
14. Additional landscaping (Arborvitaes) shall be provided along
east side of property subject to review and approval of
Planning Department;
15. That "No Radio" signs shall be posted at each vacuum
station,
16. 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: Is there any discussion?
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
was adopted. It will go on to City Council with an approving
resolution.
ITEM #5 APPROVAL OF MINUTES 1,143rd Public Hearings and
Regular Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 1,143,d Public Hearings and Regular Meeting
held on May 28, 2019.
On a motion by Long, seconded by McCue , and unanimously adopted, it was
#06-56-2019 RESOLVED, that the Minutes of 1,1431d Public Hearings and
Regular Meeting held by the Planning Commission on May 28,
2019, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Long, McCue, Smiley, Ventura, Bongero,
Caramagno, Wilshaw
NAYS: None
ABSENT: None
ABSTAIN: None
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
ITEM #5 APPROVAL OF MINUTES 411t" Special Meeting
June 12, 2019
29239
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 41 Ith Special Meeting held on June 4, 2019.
On a motion by Smiley, seconded by Long, and unanimously adopted, it was
#06-57-2019 RESOLVED, that the Minutes of the 41 1th Special Meeting held
by the Planning Commission on June 4, 20�19, are hereby
approved.
A roll call vote on the foregoing resolution resulted in the following,
AYES: Long, Smiley, Bongero, Ventura, Caramagno,
Wilshaw
MAYS: None
ABSENT: None
ABSTAIN: McCue
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion duly made, seconded and unanimously adopted, the 1,144th Public
-4� Hearings and Regular Meeting held on June 11, 2019, wdjourned at 9:12 p.m.,
NYWOVAM Liff LTR�s i I I �j �02-
'Sam agno, Secretary
ATTEST:
Ian Wilshaw, Chairman