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HomeMy WebLinkAbout1,156 - June 23, 2020MINUTES OF THE 1,156t' PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 3 the City Planning Commission of the City of Livonia held its 1,15611 Public Hearings and Regular Meeting via Zoom Meeting Software. 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, Scott Miller, Planner IV, Stephanie Reece, Program Supervisor and Debra Walter, Clerk -Typist II 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 2020-05-02-03 BAI-LYNN MARKET Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2020- 05-02-03 submitted by Bai-Lynn Market Inc. requesting waiver use approval pursuant to Section 10.03(g) of the City of Livonia Zoning Ordinance #543, as amended, to utilize a S.D.M. liquor license (sale of packaged beer and wine) and a S.D.D. liquor license (sale of packaged spirits over 21 % alcohol) in connection with a proposed party store (Bai-Lynn Market) at 33286 Six Mile Road, located on the northeast corner of Six Mile and Farmington Roads in the Southwest % of Section 10. June 24, 2020 29598 Mr. Taormina: This is a request to allow the sale of packaged alcohol, including beer, wine, and spirits for consumption off premises in connection with the operation of a new party store. The location is the Burton Hollow shopping center, which is at the northeast corner of Six Mile and Farmington Roads. The zoning map shows the location of the property, as well as the zoning, which is C-1 (Local Business). Burton Hollow plaza sits on a parcel that approximately 4.2 acres in size with over 31,000 square feet of rentable building area and approximately 17 leasable units. The main tenants in the plaza include the Secretary of State, Golden Gift jewelers, as well as Baskin -Robbins. Both the SDM and the SDD licenses would be transferred to the new location at Burton Hollow. They are currently being held in escrow at 13950 Merriman Road which is the former Bai-Lynn Market on the east side of Merriman just north of Schoolcraft. Last year, the property on Merriman was sold to Speedway, which owns and operates the gas station and is located on the adjacent corner property. The former owner of Bai-Lynn retained ownership of the licenses, placed them in escrow with the Michigan Liquor License Control Commission with the intent of leasing the unit at the Burton Hollow Plaza and reactivating those licenses at that new location. The proposed party store would occupy a unit on the Six Mile side of the shopping plaza. The unit is located between Pan Pan Chinese takeout, as well as Papa Johns. It is a smaller unit, at about 1,357 square feet, 17 Y2 feet in width by a depth of roughly 78 feet. There are angled parking spaces in front of the store adjacent to Six Mile Road. There are about 23 parking spaces in total on this side of the plaza. Traffic flow normally operates in one direction, from west to east. However, the abutting drive aisle and driveways at either end of the drive aisle are wide enough for two-way traffic flow with ingress and egress to Six Mile Road. The zoning ordinance requires that any new SDM license establishment not be within 500 feet of any existing SDM licensed business and any new SDD license establishment not be within 1000 feet of any existing SDD licensed business. The difference between the SDD and the SDM is that the SDM allows for the sale of beer and wine products, whereas the SDD license allows for the sale of packaged spirits. There are no active SDM or SDD licenses within either of these specified separation distances. The closest party stores or licensed establishments are all approximately one mile away. This includes the Wine Castle at the southwest corner of Seven Mile and Farmington, Showerman's at the northwest corner of Five Mile and Merriman, and Tweeney's at the northwest corner of Merriman and Seven Mile. The zoning ordinance specifies that a licensed June 24, 2020 29599 establishment shall not be within 400 feet of a church or school building. There are no schools or churches located within 400 feet of the proposed party store. No modifications to the building exterior are planned with this proposal. They would be allowed one wall sign with a maximum area of one square foot of each one lineal foot of store frontage. In this case, it would be 17 or 18 square feet that they would be entitled to in terms of signage. The petitioner has indicated that the hours of operation would be 11:00 a.m. to 9:00 p.m. Monday through Saturday and closed on Sunday's. In terms of parking, Burton Hollow Plaza is required to have 169 spaces. However, this is an older shopping center. It has 138 on -site parking spaces, which represents a deficiency of roughly 18%. Next door at Abbey Flooring there is surplus parking available. Although it is not very convenient to the location of the proposed party store, an agreement is in place between the owners of both properties that allows for the non- exclusive use of 48 parking spaces on the Abbey Flooring property by the employees and patrons of Burton Hollow Plaza. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: The first item is from the Division of Police, dated May 26, 2020, which reads as follows: We have reviewed the plans in connection with Bai-Lynn Market, Inc. requesting waiver use approval, pursuant to Section 10.03 (g) of the City of Livonia Zoning Ordinance #543 to utilize an SOM liquor license (sale of packaged beer and wine) and an SOD liquor license (sale of packaged spirits over 21 % alcohol). This request is in connection with the operations of a party store (Bai-Lynn Market) located at 33286 Six Mile Road, within the Burton Hollow Plaza, on the northeast corner of Six Mile and Farmington Roads in the southwest quarter of Section 10. Upon review of the plans with the Chief of Police, parking may be a concern at this location considering the proximity of other businesses" This letter is signed by Jeffrey Ronayne, Special Services Bureau. The next letter is from the Inspection Department, dated June 9, 2020, 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, Director of Inspection. The next letter is from the Finance Department, dated May 22, 2020, which reads as follows: "1 have reviewed the address 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 Connie Kumpula, Chief Accountant. The next letter is June 24, 2020 29600 from the Treasurer's Department, dated May 26, 2020, which reads as follows: "In accordance with your request, the Treasurer's Office has reviewed the name and addresses connected with the above noted petition. There are no taxes due at this time, therefore I have no objections to the proposal."The letter is signed by Lynda Scheel, Treasurer. This is an email from a resident, Mike Pasick, 32941 Southgate, Livonia, MI, dated June 10, 2020 and it reads: "As a long-time resident of the Burton Hollow Woods subdivision, I'm am opposed to any approval of a liquor license to the Bai-Lynn Market Inc. I am not opposed to the owner having a party store "without liquor sales" at the proposed location at 6 & Farmington. I have several concerns: 1. This location is one mile from the Wine Castle at 7 mile and Farmington. How many liquor stores do we need in such a close proximity? 2. This location is less than a half mile and within walking distance from Stevenson High School. I don't think it is a good idea tempt or make it any easier for teens to have access to liquior. Yes, a lot of students have fake Us! 3. A liquor store is just another target for break-in's or robberies. 4. The potential for more drinking while driving on our roads. 5. Retailer signs promoting liquor sales gives our nice conservative community an undesireable reputation that could detract from home sales in this area. Please think twice about approving the liquor license." The next email is from another resident, Lora Weingarden. 32941 Southgate, Livonia, MI, dated June 10, 2020. It reads the same as the last email I just read. I believe the language of this email is identical. It is addressed to the City Planning Commission. She expresses her concerns one through five, just as were enumerated in the previous email. The next email is from Dianne Duffy, 17362 Bell Creek Lane, Livonia, MI, dated June 22, 2020 and it reads: "I am writing to protest a proposed party - Bai-Lynn Market at 33286 Six Mile Road. I do notwant a S.D.M. liquorstore so close to Burton Hollow Woods residences.1) There is a long- time liquor store at 7 Mile and Farmington - the Wine Castle 2) There is very little parking in that whole plaza due to the S.O.S. offices in addition to the other businesses that are long established in that area. 3) Stevenson High School is in close proximity to this proposed establishment. I have been a residence in this area for over 30 years and I have never wished that a party store was closer to my home. I really don't think this type of establishment is of any benefit to our city." That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? June 24, 2020 29601 Mr. Bongero: One question for Mark. Do you know of any of the adjoining businesses, whether they had feedback for or against this proposal? Mr. Taormina: I have not heard of any business owners in the immediate vicinity nor have we received any written correspondence from any of the business owners in the immediate area. I am not aware of any objections or support one way or the other. Mr. Bongero: Okay, thanks. Mr. Wilshaw: Thank you, Mr. Bongero. Ms. Smiley: I had a similar question. I had an occasion to go into Golden Gifts and talk to the owners, Dave and Bobby, and they are actually in favor of it. They said it would be good for Pan Pan and for the pizza store on the other side because they thought they could make a quick trip in and out of there for pop, beer, wine, or whatever to go with one of the things they were picking up from the other two places. Those two places are not really sit down so they thought that people would be in and out quickly, which they are. He also said that it would really help that particular shopping center in that particular place. He anticipated no problem with the parking. You haven't heard anything about the parking have you, Mark? He thinks all of those are quick stop and go activities in that area. Have you heard anything about the parking, Mark? Mr. Taormina: No. I think everyone is familiar with this shopping plaza and the parking issues that are really focused around the Secretary of State because of the high demand for parking, mostly at the end of the month and the beginning of the month services. The cross - access and parking agreement between the two property owners, Abbey Flooring and Design and Burton Hollow Plaza, really benefits mostly the patrons of the Secretary of State, and maybe some of the adjoining businesses in the main part of the plaza. There are a few vacancies in the area along Six Mile Road and there is not real high demand traffic in this area. Typically, party stores would generate a similar type of traffic pattern as the carry- out restaurants I would imagine. A lot of in and out movement would probably be the case. Ms. Smiley: Thank you. Mr. Long: Mark, a couple things. The liquor license can move within the county. Is that correct? It is not restricted to the city limits anymore. June 24, 2020 29602 Mr. Taormina: There have been some recent rule changes as it relates to these licenses. With the SDM, there is a quota but it is rather generous. SDD licenses can now be transferred intra-county, meaning that it can move to any community in Wayne County. You will see on the map that it shows all the licenses in the City of Livonia. There are 32 licenses, 31 of which are active and the one that we are dealing with tonight that is in escrow, That would move and we show the arrow pointing to where it is currently escrowed and where it would be activated near Six Mile and Farmington. The 32 licenses are two down from what our original quota was, which was 34. That number can fluctuate because of the change in the MLCC rules. For example, if this is rejected and the owner wants to move it to another community or sell it to someone else who wants to activate it in another community, we would lose that license forever. The city could accept a license from another community. No longer is there a cap, other than what the community decides is appropriate. It is a kind of the wild west of the liquor licenses with the changes in the MLCC rules. Mr. Long: Yes, thank you. The other thing to point out is, since you have this graphic up, the distribution throughout the city. This is kind of an empty spot within the city if we do decide we want to allow this. That is not really a question, it is more of a comment, I guess. I am done. Thank you. Mr. Wilshaw: Thank you, Mr. Long. Anyone else with questions for our Planning staff? Ms. Smiley: Did we have any problem with Bai-Lynn, Mark? I should have asked to check with the Police Department before this, but have they had any liquor license infractions or anything like that? Mr. Taormina: I did not check that. I am not sure whether the license information that is available on the website would show that. As you proceed with the discussion I can go on to the website and see whether there are any posted violations from when this store did operate. Those would be noted on the website. Ms. Smiley: Thank you. Mr. Wilshaw: Any other questions for our Planning staff? I don't see any. Mr. Konja is here in our audience. I will allow him to talk. Just a moment. Mr. Ventura? Mr. Ventura: I didn't realize I needed to unmute myself. Mr. Taormina, I would like to go back to the parking and traffic flow issues. The parking spaces in front of this strip store on Six Mile are angled spaces. June 24, 2020 29603 They are angled to the northeast and southeast, meaning that if you enter the parking row from the western most Six Mile access you can pull into the parking spaces as they are designed. However, there is also an entrance from Six Mile Road from westbound Six Mile Road on the western boundary of the property and many cars pull in there and find that they are, if you will, going against the grain with respect of the parking spaces. So, cars end up parked all over the place, across the stripes and that kind of stuff. If we are going to add another high traffic use here, I would like to see this owner, before we do, rationalize this parking. I do frequent both of the fast food restaurants or take out restaurants there. Parking is a mess. Especially down at that end of that strip where people are pulling in and picking up food and departing. They are not there long, but there are cars there aII over the place. It is not too bad when the weather is good and you can see where the lines are, but in the winter time and there is any snow cover or anything else, boy it is all over the place. Have we had any indication from the owner that he had taken any steps to correct the situation? Mr. Taormina: Not in connection with this petition. We have not heard from the owner of the plaza. We have had many conversations with him in the past about how to improve the parking at this plaza. Most of that dealt with reconfiguration of the spaces in the main lot. Not so much here. I will point out what you just described. The unit that would be leased for the party store is roughly here if you can see where the mouse is moving. The way that the parking... this drive to the west is obvious and allows two-way traffic because it does serve as a main ingress and egress point to the shopping center from Six Mile Road. The easterly driveway, while it is wide enough to function as two-way traffic, really works against that design. I think what you indicated is that people pull in here and immediately are going against the grain of the parking. What this does not show is that there are similar angled spaces along the building here. It is really designed to accommodate one-way traffic flow back out to Six Mile here. Ideally, this driveway would serve as a egress point only for the plaza and not allow for ingress. That is something that I doubt the owner of Bai-Lynn has any control over. It is something that the owner of the mall would have to address as part of this petition or any future petition. Mr. Ventura: Thank you. Mr. Wilshaw: The petitioner is here this evening. Mr. Konja is the applicant for this petition. You are free to unmute yourself and introduce yourself. June 24, 2020 29604 Andy Konja, 6365 Bram Ford Drive, West Bloomfield, MI, I would like to re -open my store at that new location. I have 40 years of experience in that field. I have done this for a long time and have built a relationship with my customers. They have become like family. We know everything about each other. It is a family business, so it is a small operation. I treat customers like I want to be treated. When they come in 1 give them a fair honest service. This is what I do. I have been doing it for a long time. Hopefully, you guys approve my new location. Mr. Wilshaw: Thank you, Mr. Konja. Do we have any questions for our petitioner? Ms. Smiley: Why did you pick this location? Mr. Konja: Why this location? Less competition to be honest with you. The last 16 years I was on the corner of Merriman and north of Schoolcraft. We did well there but due to contamination from the gas station, it wasn't healthy for me or my customers to be there any longer. They even had readers for the past two years come in quarterly and take reads and keep track of things because contamination kept spreading more and more. So, when we were approached to buy the building and I could not do anything else with it. I could not sell it to anyone else but them so we put the license in escrow and started scouting the areas that could make the best move for myself to run a new business. I found the Six and Farmington area. There were not any stores right there. The nearest store is a mile like you said. I thought this is a better opportunity to open a small shop. Everyone in the neighborhood knows me. I keep short hours and I close on Sundays. I am a family man. Money isn't everything. I like to have my own business. I have been self employed all my life. I don't know how to do anything else. What else can I tell you? Ms. Smiley: That was good. Thank you. Mr. Wilshaw: Thank you, Ms. Smiley. Any other questions for our petitioner? Mr. Long: I wanted to talk about the hours. That did seem like short hours. Is that the hours you kept at your previous location? Mr. Konja: Pretty much. 10 to 9 everyday and close on Sundays. Now I am going to scale it back another hour. I am going to start opening at 11 to 9. 1 work by myself. I have my wife help me part-time and my kids come and help me. I usually have one or June 24, 2020 29605 two neighbor kids clean up and do the bottles and stock the coolers for me. It seems to work for me. It's a good way to make a living. Mr. Long: an you. Mr. Wilshaw: Thank you, Mr. Long. Any other questions for our petitioner? Mr. Taormina: I just want to go back to the question about violations. Looking at the MLCC website, they posted three violations. One occurring in 2009, another one occurring in 2010, and then a third in 2015. All involving the sale to minors with certain inspections and penalties. That is what the website is showing. I just wanted to point that out. Mr. Wilshaw: Thank you, Mr. Taormina. Mr. Konja, do you have a comment? Mr. Konja: Yeah, I was going to say that they are usually decoys. We know our everyday customers. These guys come in and they look 30 but they are not. They ... some of them have fake ID and... it is usually a decoy. A normal kid from the neighborhood would never try because you know everybody. The one's that are a stranger, you card them because you are suspicious anyways. These guys that come in are sent by the state or the city. Never a normal kid. The average kid in the neighborhood, if he wanted alcohol, he would have to ask someone older, 21 or 22. They will buy him whatever he wants. We have learned that over the years. Mr. Wilshaw: We understand. Thank you. Anyone else on this commission with any questions for our petitioner? Mr. Bongero: Just one quick question. Are you currently operating any other businesses or liquor stores? Mr. Konja: No, sir. Or. Bongero: Thank you. Or. Wilshaw: Thank you, Mr. Bongero. Anyone else with questions? If not, we will go to the audience. Is there anybody in the audience that wishes to speak for or against this item? If so, you can use the raise hand button to indicate that you would like to speak. The folks that have joined us by telephone, you can dial "9 to riase your hand. Is there anyone in our audience wishing to speak for or against this petition? I don't see anyone raising their hand. With that I will go back to our petitioner, Mr. Konja and we always June 24, 2020 29606 like to give the petitioner the last word. Is there anything else you would like to add? Mr. Konja: I run a fair honest business and as far as decoys and ID's, I have a new system now. I have a machine. You run everyone's license through it as they make a purchase. It shows you their age right away. The confusing part used to be the 18 and 21 in the past. Now that it is all 21 it makes it all a lot easier to see one year instead of thinking about two years and getting them mixed up, flip flopped. Mr. Wilshaw: Very good, thank you, sir. With that, are there any other questions or concerns for this petitioner or otherwise a motion would be in order. An approving motion by Smiley, seconded by McCue, failed due to Zack of support. A roll call vote on the foregoing resolution resulted in the following: AYES: Smiley, McCue, Bongero NAYS: Ventura, Caramagno, Long, Wilshaw ABSENT: None ABSTAIN: None On a motion by Ventura, seconded by Caramagno, and adopted, it was #06-27-2020 RESOLVED, Petition 2020-05-02-03 submitted by Bai-Lynn Market Inc. requesting waiver use approval pursuant to Section 10.03(g) of the City of Livonia Zoning Ordinance #543, as amended, to utilize a S.D.M. liquor license (sale of packaged beer and wine) and a S.D.D. liquor license (sale of packaged spirits over 21 % alcohol) in connection with a proposed party store (Bai- Lynn Market) at 33286 Six Mile Road, located on the northeast corner of Six Mile and Farmington Roads in the Southwest'Y4 of Section 10, the Planning Commission does hereby recommend to the City Council that Petition 2020-05-02-03 be denied for the following reasons: That the petitioner has failed to affirmatively show that the proposed complies with all the general waiver use standards and requirements as set forth in Section 19.06 of the Zoning Ordinance #543. 2. That there is no demonstrated need for additional liquor licenses in this part of the City. June 24, 2020 29607 3. That the available parking for this part of Burton Hollow Plaza is not adequate to support the anticipated amount of traffic that a party store would generate. 4. That the petitioner has not sufficiently demonstrated that the proposed use would be compatible to and in harmony with the principle use of the subject property as well as other uses in the surrounding area. 5. That the proposal is contrary to the goals and objectives of the Zoning Ordinance which, among other things, are intended to ensure suitability and appropriateness of uses. 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. A roll call vote on the foregoing resolution resulted in the following: AYES: Ventura, Caramagno, Long, Wilshaw NAYS: McCue, Bongero, Smiley ABSENT: None ABSTAIN: None Mr. Wilshaw: The petitioner will have 10 days to appeal the decision in writing to Council. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an denying resolution. ITEM #2 PETITION 2020-05-02-04 LIVONIA BUDGET STORAGE Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2020- 05-02-04 submitted by Livonia Budget Storage, L.L.C. requesting waiver use approval pursuant to Section 11.03(x) of the City of Livonia Zoning Ordinance #543, as amended, to develop and operate a climate controlled, indoor self -storage facility at 29150 Seven Mile Road, located on the north side of Seven Mile Road between Middlebelt Road and Parkville Avenue in the Southwest % of Section 1. Mr. Taormina: This request to develop and operate a climate controlled indoor self -storage facility is at the former Toys R Us property on the north side of Seven Mile Road just east of Middlebelt. This property is about 4.7 acres in area and as you can see from the zoning map, the zoning of the property, as well as surrounding June 24, 2020 29608 the property to the west and the east is C-2 (General Business). To the north is Perani's Hockey World zoned C-1. There are a few residential properties bordering the site on the east side. Climate controlled indoor self -storage facilities require waiver -use approval under Section 11.03(x) of the Zoning Ordinance. The development of this property as a toy store dates back to 1969. The building is roughly 51,500 square feet in gross floor area. The storage facility would occupy the entire building, which is mostly one level. Because the structure has adequate ceiling height, the plan is to add a second level. The new floor would add about 30,000 square feet to the usable portion of the building, bringing it to roughly 81,467 square feet. Adapting the building to the new use is going to require extensive remodeling. Altogether, there would be approximately 650 storage units of various sizes on both the lower and upper levels. All units would have access from the interior of the building. There would be no exterior roll up doors as part of the plan. A small leasing and sales office is shown near the main entrance at the southwest corner of the building. Adjacent to the main entrance on the west side of the building, the plans show an addition. Measuring about 1,800 square feet. What this will allow for is a drive through drop- off bay. There are doors shown on both the north and south sides that would allow vehicles to enter the bay in order to pick-up or drop-off materials with access to the building and the elevator to get to the second level. Vehicles could then exit the north side of the addition. It is really for the convenience of the patrons of the storage facility. The plans also indicate a possible future addition located on the north side of the building. We have little to no information on the expansion, so this is something that would have to comeback in the future for your consideration. The plans show substantial changes to the parking layout. This includes the removal of a significant portion of the parking lot since the amount of parking there today is not needed to support the use. You can see the footprint of the building and the possible addition in the back. All of this created greenspace. If you go to the aerial photograph, you will see the same building footprint and literally the entire site is currently paved. Quite a large section of the asphalt would be removed allowing for greenspace, as well as a storm water detention basin. There are 14 parking spaces shown along the west side of the building with an additional 8 spaces along the front of the building adjacent to Seven Mile Road. Combined, there would be 22 parking spaces. The Zoning Ordinance does not specify the minimum required parking, so this is something that we would rely on the applicant to provide the adequate amount of parking. They have other similar uses so we would rely on their experience in these type of developments.to make sure there is adequate parking. In our experience, these June 24, 2020 29609 are very low traffic generators. Access beyond the front of the building would be restricted. If you look closely at this plan, you will see a red line. Which is a decorative fence along the front of the property. There would a controlled gate at this location with direct access to the drop-off bay or vehicles could by-pass that and go to the main parking lot. Exiting the property, a similar controlled gate would be located here with direct egress to Seven Mile Road. Looking at the design, and I will point out to the commissioners that we do have new information. When we viewed this at the study meeting a couple weeks ago, there were several questions regarding what was going to happen to the truck well in the back. The note on the plans state that it would be removed. There is a large non -conforming pylon sign and there is a note on the plan indicating that it would be removed. There would be a new ground sign, along with an illustration of what that sign would look like. Also, we have more topographic information related to the design on the storm water management basin and a more detailed landscaping plan that was submitted. Looking at the building itself... also new are these renderings which give you a much better understanding of what the building would look like. That feature in the front, that tower, is where the sales and leasing office would be located. You can see the glazing. Brick would be used along the front of the building and then a lot of the block that currently exists along the west and north sides would be painted to match the proposed brick face that would go on the front of the building. There are other features including additional windows being added to the front as well as the accent line across the Seven Mile Road part of the building. Going back to the landscape plan, additional trees are shown here along the detention basin. More shrubs and flowers shown along the front of the property, as well as additional trees. They have provided additional information regarding landscaping. The other requested information was what is going to happen to the dumpster. Details on the dumpster, they have provided a profiled view that it would be a masonry enclosed dumpster on the property. It is located in the northwest corner of the parking lot that would serve the main building. With that, Mr. Chairman, I can read out the departmental correspondence. I will note that while sitting here I did receive an email. I will start with th at. Mr. Wilshaw: That is fine. Or. Taormina: We received an email this evening from T. Nelpu, 19127 Parkville, Livonia, MI and it reads: "Dear City Planning, I am not in favour of any climate controlled storage in and around my property. The reasons. 1. They are not secured 2. Not sure June 24, 2020 29610 what is getting stored at this facility 3. Reduces residents property value 4. Increases traffic and noise. Please reconsider before approving this petition." The first item of internal correspondence is from the Engineering Division, dated May 22, 2020, which reads as follows: "in accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed project at this time. The legal description submitted by the owner appears to be correct, and should be used for the parcel should the request be approved. The parcel is assigned the address of #29150 Seven Mile Road. The proposed development is currently serviced by public water main, sanitary and storm sewers. The submitted drawing does not indicate any utility connections, so we do not have any knowledge of impacts to the existing systems at this time .It should be noted that should the project move forward the proposed construction will be required to meet the Wayne County Stormwater Ordinance, including detention requirements, and permits may be needed from the Wayne County Department of Public Services for any work within the Seven Mile Road right-of- way. A full review of the proposed development will be completed when plans are submitted for permitting. " 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 20, 2020, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to develop and operate a climate controlled, indoor self -storage facility on property located at the above referenced address. We have no objections to this proposal with the following stipulations: 1. Fire Department access roads shall be designed and maintained to support the imposed loads of fire apparatus and provide an adequate all- weather driving surface. 2. 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. 3. Fire lanes shall be provided for all buildings that are set back more than 150 feet from a public road or exceed 30 feet in height and are set back over 50 feet from a public road. 4. A fire access road shall be provided with not less than 20 feet of unobstructed width and have a minimum of 13 feet 6 inches of vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2 of NFPA 1, 2015. 5. Fire Department Access shall be maintained in accordance with Chapter 18, Fire Department Access and Water Supply, NFPA 1, 2015." The letter is signed by Greg Thomas, Fire Marshal. The next letter is from the Division of Police, dated June 12, 2020, 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 Scott Sczepanski, Sergeant, Traffic Bureau. The next letter is from the June 24, 2020 29611 Inspection Department, dated June 9, 2020, which reads as follows: "Pursuant to your request, the above referenced Petition has been reviewed. 1. The existing parking lot needs to be repaired or replaced as necessary. 2. All parking spaces are required to be 10' x 20' and double striped. 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 Finance Department, dated May 22, 2020, 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 Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated May 26, 2020, which reads as follows: "In accordance with your request, the Treasurer's Office has reviewed the address connected with the above noted petition. At this time, there are no outstanding amounts receivable for taxes. Therefore, 1 have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Mr. Bongero: Just one question. Mark, just to be clear. On the truck wells, those are going to be taken out during phase I of the construction, right? It says future, but those are coming out during the initial renovation. Mr. Taormina: I would expect that as part of the initial plan, but I am going to allow the architect to address that. My guess is that is necessary in order to accomplish what they want to with the design of the building. We will let Rick address that. Mr. Bongero: Thank you. Jr Wilshaw: Any other questions for our Planning staff? Ms. Smiley: Do we have any idea how many big storage units we have in Livonia? Mr. Taormina: We have not done an inventory. There are several. The indoor climate -controlled units are fewer than there are of the standard non -climate -controlled facilities, which you see predominately in our industrial corridor. There is one that is still under construction on Schoolcraft at the old bowling alley site. That one and now this one, and there is one other on Merriman Road that I can think of. The majority of the others are not climate controlled. June 24, 2020 29612 Ms. Smiley: The ones at Eight Mile and Grand River, that is not climate controlled is it? Mr. Taormina: I think that might be a combination. I think they may have a few units that could be, but a large number of them are not. Ms. Smiley: We have a few of the climate -controlled ones. Mr. Taormina: Fewer, Ms. Smiley: Thank you. Mr. Wilshaw: Thank you, Ms. Smiley. Any other questions for our Planning staff? If not, Mr. Grysko, and his architect Rick are both here with us. You are welcome to introduce yourselves along with your name and address and any additional information you would like to provide about your petition. Brandon Grysko, Fausone Bohn, 41700 Six Mile Road, Northville, MI, my client, Livonia Budget Storage is over at the old Toys R Us at 29150 Seven Mile Road. We thank the commissioners for having us back. We thought the study session was good and productive. I think as you can see from the conceptual plans that we have seriously taken that feedback and tried to put together a good concept for you guys. I am sitting here with Jerry Ruggirello. Jerry Ruggirello, Livonia Budget Storage, 29150 Seven Mile Road, Livonia, MI, I am here to answer any questions that I can address to the commission. Mr. Grysko: I do have a couple of points that I would like to make before we continue on with this. The first being on the que from Mr. Taormina and that he put this up in front of you is that I believe this is a nice piece of architecture that you don't see everywhere along Seven Mile Road, in particular when you compare it with what is there right now. I think this is definitely something desirable that the community should get behind and support. I am particularly befuddled by the resident that feels this will decrease property values, with the existing building with a sort of beat up looking parking lot. If anything, I would be concerned about that sitting vacant and decreasing property values. I also took issue with the thought that perhaps this would not be a secure facility, when in reality there is a point of entry. The units themselves, you don't access them from the exterior. You just access them from the interior and in addition to that we have shown you a security fence along the outside perimeter and a gate off the entrance off of Seven Mile Road. Along the east side June 24, 2020 29613 there is a masonry wall. I believe this is going to be a secure facility. As far as concerns go about increasing traffic and noise, I don't particularly find merit with that. This, with a small number of parking spaces, it is probably not something you are going to see a heavy influx of traffic. Certainly not during any type of overnight hours. Particularly because the Livonia Ordinance limits the hours of operation here, so I don't see that being a concern. Not when people are home with their families, at which point it is getting to the time where the ordinance says you can't be in operation anyways. With that, I would like Rick to jump on. Rick D'Alessandro is here from Whiteman to describe some of the additions and modifications to the conceptual plans. Rick D'Alessandro, 1607 Willow Woods Lane, Lansing, MI, and to address the question about truck dock, that would be removed as part of the Phase I or the remodeling of the building. The greenspace would be installed to replace the parking and the truck well. The detention area follows the Vision 21 that had possible drive-thru of the site and a water feature. The detention pond is where the water feature would be, and you can see the greenspace and the way the parking is arranged is a possibility of a drive-thru of the site. The pylon sign was a ... there was a question if that was coming down at the working session and as was mentioned. It is coming down. The dimensions are shown per the Ordinance. The new sign would comply with the size requirements as well as the location on the property. As Brandon said, the red line that Mark had mentioned is a control point. Maybe Jerry can speak to hours of operation, but the controls the flow of traffic in and out of the property. If anyone tries to come in after hours that does not have access, they have an opportunity to get back out with drive-thru where it says greenspace there. That is a drive-thru with marking. Traffic control is a good feature here. As Brandon had mentioned, the site is fenced and there are security features around the building. There are cameras in the building and around the building. The building is monitored for any activity inside or outside the building. Again, Jerry may speak to that if he wishes. It is going to be a very secure facility by the very nature of it. They want their patrons to feel safe in the building and their materials are safe. Thank you. Other things that came up in the working session, the dumpster enclosure. Mark mentioned that. We just had a wall section to show that it is masonry to match the existing building. Right now, as proposed, it is a painted structure. It is closer to the portion of the building that is painted. It is remote to the sites because of the landscaping as well. It is not really as visible from the Seven Mile side or even the Middlebelt side. We feel that will be a compliment to the site. The landscaping will definitely be a June 24, 2020 29614 compliment to the site. Right now, the landscaping that is there now is overgrown and is quite minimal. I think as Mark mentioned, a lot more greenspace. It is going to go to about 50% greenspace actually. Well exceeding the minimum requirements that the city has. The landscaping will be a good enhancement for neighborhood and an enhancement for the area, and certainly for the facility. As far as the exterior of building, that was graciously described. It is meant to be an improvement for the building itself. The building right now is just a white painted building with EIFS system on it. The brick on it is more in context with the buildings in Livonia. The tower is meant to be, in essence, a way finding measure, so people know where to enter the building. It ques them where to come into the parking. The parking will be marked and the entrance and exits will be marked as you can see on this diagram. It is something you can see from the road. It is not ambiguous where you are to come into the building. I think those are the highlights. As was mentioned, the drive-thru was to minimize some of the what might be seen as a long-term traffic of some kind. If someone has a larger vehicle and they are unloading it. The encouragement is they are going into the drive-thru bay. Certainly, it would be more convenient to off load your things in a climate -controlled environment and get them into the building. The truck is under cover and then you drive right back out. In terms of larger vehicles on the property, the visuals are meant to be minimized with this addition. There are control points and there are no roll up doors or roll up entry doors other than passage doors around the building beyond the control point of the drive-thru. If people come during operation hours, they do have access to the building without going through that, but it is limited. They wouldn't be bringing large items in and out and having some level of cover. I think that covers the high points that we went over in the working session. If there are other questions, I would be happy to take them at this point. Mr. Wilshaw: Thank you, Mr. D'Alessandro, you have certainly covered the architecture of this building thoroughly and I think you have done a lot to address the issues that we brought to you attention through the study process. I think you have a done a really nice job and appreciate the updates. Is there anyone on the commission that wishes to ask any questions of our petitioner? As. Smiley: I do have a question for them. You're not going to run any offices out of here? There is no conference room or people are storing medical supplies and then they have a conference room where they go to do their work. They pick up their supplies and then go to ... it isn't that kind of operation is it? June 24, 2020 29615 Mr, Grysko: This is not a shared office type of situation. This is indoor self - storage. People who choose to have storage will be able to access their storage room, but there is not office space so to speak. The office that is shown will be for ... for example, maybe an employee of the Livonia Budget Storage to operate out of, but not for the general public or patrons. Ms. Smiley: I want to compliment you. It is...l really like what you have done with the property. I appreciate anytime we can eliminate a bunch of blacktop and put in greenspace. You have done some beautiful work with the landscaping. My other question is how do you know what people are storing? Is it safe and that it isn't hazardous or explosive? Mr. Grysko: This is a matter that will be addressed through contracts between the parties. There will be a contract for both the protection of the community and the liability protection of the business itself and other patrons of the facility that are going to prohibit things that are not desirable, such as hazardous materials and things of that nature. In addition to that, I think regulations are going to play a part in that as well. That is going to limit what can be done there. Ms. Smiley: Thank you. Mr. Wilshaw: Thank you, Ms. Smiley. Any other questions for our petitioner? Mr. Ventura: I don't really have a question for the petitioner. I would like to just make everyone aware that this petitioner brought this project to a focus meeting in the Mayor's office some month's ago and at the beginning there was a good deal of EIFS and other materials on the exterior of the building. At that time the Planning Commissioners and Council folks and other City Departments that attended the meeting made it clear that we would like to see some different materials on the outside of the building. Looking at the product that the petitioner brought to us tonight, it is substantially improved and I want to compliment the petitioner and the architect on finding solutions that really present a much much upgraded property from the one that we saw. I think it is a really excellent solution for what could be a very problematic site in the city. I simply want to extend my compliments to the architect, the petitioner, and to thank them for their responsiveness to the input that they have been given by all the folks that have had something to say about this. Thank you. Mr. Wilshaw: Thank you, Mr. Ventura. June 24, 2020 29616 Mr. Bongero: A question for the petitioner. I also agree that the building is great. On the east side of the building, it looks like it might be four feet apart from the car wash and there is like a fence that closes up .... there is an alleyway and there is a utility pole. Who owns that? Is that just an easement or ... someone has a "No Trespassing" sign on the fence. It says there is 24-hour surveillance. Do you own that or the car wash? Mr. Wilshaw: Mr. Grysko, do you have an answer for that. Mr. Grysko: Mr. D'Alessandro, do you care to weigh in on that? Mr. D'Alessandro: I don't have the survey in front of me, but if on the colored site plan that Mark had up, the property line is indicated. I have seen the sign that you are indicating, but for four feet. I don't have a measurable drawing up right now to know. From the plan that I am looking at, the building is offset about three feet from the property line. I would have to investigate to give you an definitive answer whether that is our property or whether that is the car wash property. Again, I don't have a measured drawing up right now or a survey, but it does appear to be about three feet from the property line to face of the building. That may be the subject parcel that we are talking about. Mr. Bongero: There is literally a gate. A section of chain link that is attached... it abuts each building and there is a No Trespassing" sign on R. Mr. D'Alessandro: Yeah, I have seen that sign. In reality it may be a little bit of both properties is my guess. Again, I don't have a measured drawing up. The car wash may be in a similar position where they have a slight offset from their property line to their building. I wouldn't expect it to be right on the property line. So, the two combined parcels is what forms that four or five feet of space. Again, we can get a definitive answer to you if that is... Mr. Bongero: It's not critical. There is a utility pole like right in the middle of the two buildings with power lines coming through. It is kind of odd. Mr. D'Alessandro: That is probably on the property Tine. Without having a survey, I would guess it is on the property line. Assuming that the three or four feet on either side of the property to a building location. The bottom line is I guess we wouldn't be disturbing that if that is the question. Mr. Bongero: Yeah. June 24, 2020 29617 Mr. D'Alessandro: Unless that is something you desired, that it went underground... Mr. Bongero: No, no. I just wanted to know if you had any plans for it, because there is a utility pole with power on it. It is literally two feet off the building. Mr. D'Alessandro: Yeah, there we go. You can see where the building lines are and again, I would expect that it probably belongs to both parcels. It probably is a utility easement because of the pole location is my guess. Mr. Bongero: I have never seen anything like that. Thank you. Mr. Wilshaw: Thank you, Mr. D'Alessandro. Thank you, Mr. Bongero. Thank you, Mr. Taormina. Do we have any other questions for our petitioners from any of the commissioners? I don't see any from the commissioners, is there anybody in the audience that wishes to speak for or against this item? If you do, please click the raise hand button on your Zoom. If you are dialed in by telephone, please dial '9 to raise your hand so we can see that you would like to speak. We have one person that would like to speak. We will allow them to speak. Here we go. You will just need to unmute yourself and introduce yourself with your name and address for the record. This is LME. Unfortunately, we do not hear your audio. LME is ... needs to unmute themselves so we can hear them. We see you have unmuted. We are still unable to hear you. Well, we will leave you there to work on your audio issues and get yourself unmuted so we can hear you. Is there anyone else wishing to speak on this item? I don't see anyone else raising their hand. We will give LME one more chance to speak. Mr. Taormina: Mr. Chairman, if I may. I know that they are having technical difficulties but if they don't succeed shortly they could also use the chat function and maybe if they have a question or comment that they would like to make they could convey that using the chat function. Mr. Wilshaw: That is a good point. At the bottom of the screen there is chat button. You can click that and send a chat message to us. We will read your comment and pass that along if it is a question or comment. There is also the other opportunity of being able to address the City Council if this moves forward to that venue as well. There will be plenty of opportunity to speak, but if we have a resident who would like to make a comment, they can do that via the chat if they cannot speak. While we wait for that, if there June 24, 2020 29618 anyone else wishing to speak on this item or anyone on the commission that would like to address any other questions to our petitioner? I see no other questions and no comments. We will go to Mr. Grysko and Mr. Ruggirello or Mr. D'Alessandro. We like to give you one last comment if there is anything you would like to say before we move forward with this item? Mr. Grysko: We just want to say that we appreciate the commissioner's consideration on this project. We appreciate all the good feedback we got during the study meeting. We appreciate working with Mr. Taormina and the administration, and hopefully this project will move forward and be a success for the area. Mr. Wilshaw: Thank you, sir. If there are no other questions or comments, a motion would be in order. On a motion by Long, seconded by McCue, and unanimously adopted, it was #06-28-2020 RESOLVED, Petition 2020-05-02-04 submitted by Livonia Budget Storage, L.L.C. requesting waiver use approval pursuant to Section 11.03(x) of the City of Livonia Zoning Ordinance #543, as amended, to develop and operate a climate controlled, indoor self -storage facility at 29150 Seven Mile Road, located on the north side of Seven Mile Road between Middlebelt Road and Parkville Avenue in the Southwest'/4 of Section 1, the Planning Commission does hereby recommend to the City Council that Petition 2020-05-02-04 be approved for the following reasons: 1. That the Site Plan marked C200 prepared by Wightman, dated June 16, 2020, as revised, is hereby approved and shall be adhered to. 2. That the Landscape Plan marked L100 prepared by Wightman, dated June 16, 2020, as revised, is hereby approved and shall be adhered to. 3. That all disturbed lawn areas, including road rights -of -way, shall be sodded in lieu of hydroseeding, except for the large open green space north of the building. This area, which includes the site's detention area and the area designated as "Future Addition" on the site plan, can be hydroseeded, but shall be watered and maintained to the satisfaction of the city. 4. 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 June 24, 2020 29619 Department and thereafter permanently maintained in a healthy condition. 5. That the Exterior Building Elevation an marked A101 prepared by Wightman, dated June 10, 2020, as revised, is hereby approved and shall be adhered to. 6. 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. 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 soil erosion and sedimentation control permits. 8. The use of the self -storage facility shall be limited to the storage of personal and business items only, and no unit designed or intended for storage purposes shall be used for operating a business or recreational activity including, but not limited to, repairs, manufacturing, assembly, personal service, hobby, retail or office. 9. Outdoor storage of vehicles or equipment, including work trailers and trucks, is strictly prohibited. 10. That there shall be no outdoor storage of disabled or inoperative equipment and vehicles, scrap material, debris, or other similar items. 11. There shall be no storage of flammable, explosive, radioactiveI hazardous, toxic, or volatile substances within the self -storage buildings or upon the premises. 12. No overnight occupancy is permitted anywhere on the site, including the interior storage units. 13. That the hours of operation for the indoor climate controlled self -storage facility shall be limited to 7:00 a.m. to 9:00 p.m. 14. The entire building and property shall have a camera security system in place and key code access. 15. That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray June 24, 2020 29620 ligHI trespassing across property lines and glaring into adjacent roadways. 16. That any facilities for the outdoor storage of refuse shall be screened by means of an enclosure constructed of masonry walls. 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. 17. That only conforming signage is approved with this petition. 18. No window signs shall be allowed. 19. That no LED light band or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows. 20. 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. 21. 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 22. 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: Mr. Taormina has his hand up. Mr. Taormina: I am going to see if we can get LME to speak. He did send an email and he asked the question, "Dear Livonia Planning, Sorry my Zoom settings did not work and the chat feature was disable. My question to the applicant is simply to ask for a description of the green space. Thank you, Larry Elkus." I believe that is LME June 24, 2020 29621 as shown here. I will try to unmute him again, but I don't think that it is going to work. His question was about greenspace. Mr. Wilshaw: Okay, so he is looking to find out what the nature of the greenspace is? What is going to be there? Mr. Taormina: I think that is accurate. Mr. Wilshaw: That is a good question. Mr. Grysko, or any of your representatives? Would you like to describe the greenspace for this request? Mr. Ruggirello: The site plan shows the areas delineated for the greenspace. I am not sure if the question is ... the detention area itself will be ... a lot of that will be dictated by Wayne County Storm Water Review. We don't know how large or the dimensions of that pond base until the review occurs. The remaining areas of greenspace are along Seven Mile Road and will be planted with deciduous trees. We showed some samples of the plantings. All the areas that are in the parking lot islands will be sodded and irrigated. I think if the question goes to the north of the building itself, I think that probably an area that if we could seed that, hydroseed that, or ... I don't know if that would be something if the Planning Commission would show some consideration there, I don't think that is an area ... that area ... you would probably need some golf course quality sprinklers to irrigate something that large. It is really out of sight. We would maintain it and we would commit to maintaining it. We would mow it as necessary. That area is about... it is quite a large area in there. I will be reserved for a potential future addition. We understand that we would have to come back before all of the governing bodies before anything was done in there, but it is largely dedicated to open space. Mr. Wilshaw: Okay. Mr. Ruggirello: Does that answer the question? Mr. Wilshaw: It does, thank you. Our concern, and the concern of the resident is when you have landscape areas such as the area in the back of the building, we want to make sure it is in an attractive condition. It is abutting and adjacent to residential neighborhoods to the east. We don't want it to become a waste land of weeds and something unattractive or something that would attract rodents and things like that. Mr. Ruggirello: That is totally understandable. Mr. Taormina? June 24, 2020 29622 Mr. Taormina: I think he raises a good question. As the motion currently reads, that area would require to be sodded and irrigated. Given the size and the potential to be developed, and again that would require a similar type of review like we are going through right now, but maybe consideration should be given to allowing that area to be seeded, and maintained appropriately. Right now, it is just parking lot. I inspected the site today. The wall that exists between the residential and the non- residential along the east property line is in very good condition. The motion as it stands right now would require this area to be sodded. To his point, would the commission be willing to consider the option to seed that area? It can be done in a wildflower condition or something of that nature, to allow that area to go dormant for a period of time until it is developed, or it could be mowed. One way or another. Mr. Wilshaw: That would be the decision of the maker of the motion if they would be willing to forego sodding for the rear area. Certainly, I would think that the front area would still want to be sodded and irrigated. Mr. Long, it is your choice. Mr. Long: So willing. Mr. Wilshaw: You are looking to allow for hydroseed or other similar application in the rear of the unit but continue to have sod and irrigation in the front. Mr. Long: At the discretion of the Planning Department. Mr. Wilshaw: Okay, sounds good. The supporter of that motion is okay with that? Ms. McCue: Agreed. Mr. Wilshaw: Excellent. Wonderful. Are there any other questions or comments on the motion? We will give LME one more chance to unmute themselves and speak. I believe it is the same person, but in the event that they are still here and joined to the meeting, if they would like to speak, we will give him one chance. We see they have unmuted themselves, but we still cannot hear them. So, unfortunately, we cannot hear from this person, but I hope we have addressed your question. We do appreciate you attending the meeting tonight and sending the email through Mr. Taormina with your question. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. June 24, 2020 29623 ITEM #3 PETITION 2020-05-08-03 SOAVE HOMES Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2020- 05-08-03 submitted by Soave Homes requesting approval of all plans required by Sections 18.47 and 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to renovate the exterior fagade of the building located at 15195 Farmington Road, located on the west side of Farmington Road between Lyndon Avenue and Five Mile Road in the Northeast '% of Section 21. Mr. Taormina: This is a request to renovate an existing office building located on Farmington Road, just south of Five Mile. The zoning of the property is C-2 (General Business). Abutting the site to the north and to the west are similar zoned commercial properties. Immediately to the south is the Livonia Board of Education Administration offices. This building was built in 1947 and in the early 1970's it was expanded and remodeled. It is a two-story building containing roughly 9,000 square feet of floor space. Currently, the interior is divided into several leasable office units, most of which are currently unoccupied. The plans show that the interior of the building would be completely gutted. The ceiling height would be increased for improved functionality and over half of the first floor would be converted into rentable retail suites, totaling about 2,400 square feet. The balance of the first floor and then remaining second floor would remain as office. Because of the zoning, C-2, this property could be made available for retail and in fact, the plans do show these retail suites. Each space has a little over 1,000 square feet. When we look at the parking of the site, for most general office uses, the required parking is one space for every 200 feet of usable floor area. With offices, this building would require 36 parking spaces, but with portions of the first floor being converted to retail, the required parking is computed a little differently and requires a little more parking. As a result, the minimum parking when you factor in the retail spaces would be 42 spaces. The site plan shows 29 spaces which results in a deficiency of 13 spaces. As we discussed at the study meeting, this site shares parking with the adjoining properties and it is not anticipated that there would be any parking problems. There is additional parking available to west of the property, as well as to the north. You can see that the property line crosses over a row of parking spaces that are share with the New York Deli property. The petitioner has submitted an updated rendering which shows the new color tones. As you can see, mostly greys. Light and dark greys. A combination of materials including hardy plank siding, cultured stone, and brick. It will be June 242 2020 29624 either thin brick or full faced brick. That is still to be determined. But to just go over some of these materials... this is the south elevation facing the school property. This is the east elevation which faces Farmington Road. The lighter colored pattern on the building would be the composite material including the Hardie plank. The siding shown here, is also the same composite or Hardie plank, but instead of panels, it is horizontal siding. You can see the cultured stone located on the front of the building. You have some sconces and some canopies that are shown here. You will notice the metal features on top of the building, adding to the aesthetics of the building. If you look closely at the building, this is all brick. They identify it as thin brick veneer I think, as was indicated at the meeting. Until they know whether or not there is a brick ledge available, they are not sure whether that would be a thin brick or full faced brick material. On the sides of the building that are less visible on the north and west, the block that is on the building currently would be repainted. If you go back to this, you can see you have a lot of stucco or EIFS. This metal clad system that is kind of suspended on the upper level would be removed. It is quite a change when you look at this building, what it is today to what it would become. This being the same elevation as what I just illustrated on the photo. 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 22, 2020, 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 the address of #15195 Farmington Road. The existing parcel is currently serviced by public water main, sanitary sewer and storm sewer. The information submitted does not show proposed alterations for the utility services, so it does not appear that there will be any impacts to the existing systems .it should be noted that should the developer need to do any work within the Farmington Road right- of-way, permits will need to be obtained 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 June 5, 2020, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to renovate the exterior fagade of the commercial building on property located at the above referenced address. We have no objections to this proposal." The letter is signed by Greg Thomas, Fire Marshal. The next letter is from the June 24, 2020 29625 Division of Police, dated June 9, 2020, which reads as follows: "I have reviewed the plans in connection with the petition. 1 have no objections to the proposal." The letter is signed by Scott Sczepanski, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated June 9, 2020, which reads as follows: "Pursuant to your request, the above referenced Petition has been reviewed. 1. Both men and women restrooms are required unless an occupant load of less than 15 persons. This will be addressed at the time of plan review if this project moves forward. This Department has no further objections to this Petition.." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated May 22, 2020, which reads as follows: "I have reviewed the address connected with the above noted petition. As there are no outstanding amounts receivable (general or water and sewer), / have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. That is the extent of the correspondence. The next letter is from the Treasurer's Department, dated May 26, 2020, which reads as follows: "In accordance with your request, the Treasurer's Office has reviewed the name and addresses connected with the above noted petition. There are no taxes due at this time, therefore 1 have no objections to the proposal. " The letter is signed by Lynda Scheel, Treasurer. Mr. Wilshaw: Are there any questions of the Planning Director? I don't hear any. We do have the petitioner here this evening, Mr. Boskovich. We have you on here twice. I am not sure which one is you. If you could please raise your hand, I will get you joined. There you are. We will let you unmute yourself. Welcome to the meeting. Just start with your name and address. We are going to have one of these nights where there is no audio. We are not hearing you Mr. Boskovich. I see you muting and unmuting, but... not speaking. You may want to dial into the meeting via telephone. At least get the audio working that way. Just as a suggestion. Is there anyone else representing the petitioner tonight that would like to speak? If so, raise your hand. If you are attending by phone, dial `9. 1 think it is only the petitioner left at this point. While he is working on getting his audio issues sorted out, are there any questions of the commission for Mr. Taormina regarding the petition? Everyone is silent today. Mr. Caramagno: I just had a question for Mark. I know you mentioned the brick and you feel that the brick application is good being that close to the road and that close to the ground. You feel that is sufficient and not in need of any reinforced stone or anything? June 24, 2020 29626 Mr. Taormina: I wish Mr. Boskovich was available so we could defer this question to him. The think brick applications that we are seeing today are much more substantive, if you will, than what we have seen in the past. In fact, we have successfully used the think brick and cultured stone on many commercial properties. I am not worried one way or the other. While we don't have the details on what that think brick would look like, I will point out that the owner of this building makes a living partially as a mason. I don't have any doubt in my mind that it would be done right. I think you have seen many applications that they have done throughout the community. I am confident that it will appear very nice. Mr. Caramagno: Thank you. Mr. Bongero: Mr. Boskovich is texting me. He is having a lot of problems. He said they are more than likely going to use full brick. If the footing is there, they are going to full brick the building. Mr. Wilshaw: Okay. Mr. Bongero: He can't get on for whatever reason. Mr. Wilshaw: Okay, thank you for those relayed comments. Any other comments from anyone else on the commission? Is there anybody in the audience that wishes to speak for or against this item? Mr. Taormina: Mr. Boskovich, if you hear me, you can navigate to the audio part at the bottom of your screen and if you click on that, it should give you an option of changing your microphone option. Just a suggestion. Mr. Wilshaw: Jon, as Mr. Taormina just mentioned, down in the lower portion of your Zoom control by the mute button is the option to change your audio settings. You can change your microphone to a different source. Got you muting and unmuting, but no audio. Well commission, in the absence of our petitioner being able to speak with us, I will leave it with the commission to decide what they would like to do in terms of proceeding on this petition because we would certainly like to give some type of resolution if we can to this petition. Mr. Ventura: I was not present for the study session on this property. Based on my review of the materials in our packets for tonight and the fact that this building appears to be undergoing a complete renovation... is that Mr. Bosko? June 24, 2020 29627 Mr. Boskovich, 37771 West Seven Mile Road, Livonia, MI, from what I can catch... bad feedback on my end. Mr. Wilshaw: I think he just hung himself up. It is going to be one of those night. Mr. Ventura: If I may continue. Mr. Wilshaw: Yes, Mr. Ventura. Mr. Ventura: I was just going to say that I would be in favor of moving forward with this petition. I think it is a tremendous improvement on this property. That is a totally obsolete building and it appears that he is going to do substantial renovations and modernizing. It will be a good addition to the Civic Center area and community. Mr. Wilshaw: Yes, I agree. It is a very attractive building from what I have seen. We will see if Mr. Boskovich can get himself back on the line. Not looking too good. So, again I will go back to the commission. If we would like to move forward we can, otherwise we are going to run out of meeting pretty quickly. On a motion by Long, seconded by Ventura, and unanimously adopted, it was #06-29-2020 RESOLVED, Petition 2020-05-08-03 submitted by Soave Homes requesting approval of all plans required by Sections 18.47 and 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to renovate the exterior fagade of the building located at 15195 Farmington Road, located on the west side of Farmington Road between Lyndon Avenue and Five Mile Road in the Northeast '/ of Section 21, the Planning Commission does hereby recommend to the City Council that Petition 2020-05-08-03 be approved for the following reasons: That the Site Plan identified as Sheet No. SD.101 prepared by G.A.V. Associates, Inc. as received by the Planning Commission on May 20, 2020, is hereby approved, and shall be adhered to. 2. Barrier free parking shall be provided at the direction of the Inspection Department. 3. That any plans for the outdoor storage of refuse shall first be approved by the Planning and Inspection Departments, and shall be screened by means of an enclosure constructed of masonry walls with solid panel steel or fiberglass gates which shall be properly maintained and, when not in use, kept closed. June 24, 2020 29628 4. That the Exterior Elevations Plans identified as Sheet No. A.201 and Sheet No. A.202 prepared by G.A.V. Associates, Inc. as received by the Planning Commission on May 20, 2020, are hereby approved, and shall be adhered to. 5. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material and color to other exterior materials on the building. 6. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. 7. That no LED light band or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows. 8. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and 9. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of one year 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 adopted. It will go on to City Council with an approving resolution. ITEM #4 APPROVAL OF MINUTES 1,1551h Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,155'h Public Hearings and Regular Meeting held on April 14, 2020. On a motion by Long, seconded by McCue , and unanimously adopted, it was #06=30-2020 RESOLVED, that the Minutes of 1,15511 Public Hearings and Regular Meeting held by the Planning Commission on April 14, 2020, are hereby approved. June 24, 2020 29629 A roll call vote on the foregoing resolution resulted in the following: AYES: Long, McCue, Smiley, Ventura, 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 412th Special Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 412th Special Meeting held on June 9, 2020. On a motion by Smiley, seconded by Long , and unanimously adopted, it was t06-31-2020 RESOLVED, that the Minutes of the 412th Special Meeting held by the Planning Commission on June 9, 2020, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Long, McCue, Bongero, Smiley, Caramagno, Wilshaw NAYS: None ABSENT: None ABSTAIN: Ventura Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adoptedI On a motion duly made, seconded and unanimously adopted, the 1,156ih Public Hearings and Regular Meeting held on June 23, 2020, was adjourned a# 8:54 p.m. CITY PLANNING COMMISSION K"t Sam Caramagno, Secr tary (34 ATTEST: Ian Wilshaw, Chairman June 24, 2020 29630