HomeMy WebLinkAbout1,190 - August 9, 2022 signedMINUTES OF THE 1,190th PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, August 9, 2022, the City Planning Commission of the City of Livonia
held its 1,190th Public Hearing and Regular Meetings in the Livonia City Hall, 33000
Civic Center Drive, Livonia, Michigan.
Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m.
Members present: David Bongero Sam Caramagno Glen Long
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 2022-07-02-15 Phamily Pharmacy
Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2022-
07-02-15 submitted by Phamily Pharmacy requesting approval of
all plans required by Sections 3.11, 5.01 and 13.13 of the Livonia
Vision 21 Zoning Ordinance, as amended, in connection with a
proposal to add a drive -up window to the east end of the retail
shopping center at 29195 thru 29215 Plymouth Road, located on
the south side of Plymouth Road between Garden Avenue and
Middlebelt Road in the Northwest'/4 of Section 36.
August 9, 2022
30630
Mr. Taormina: Thank you Mr. Chairman. This is a request to add a drive -up window to
the east end of the retail shopping center known as Plymouth Shoppes.
Plymouth Shoppes is on the south side of Plymouth Road, just east of
the Middle Belt. The property measures roughly .90 acre, including 160
feet of frontage on Plymouth Road and has a parcel depth of 240 feet.
The zoning is C-2 (General Business), as are the surrounding
properties. The shopping center measures roughly 14,160 square feet
in floor area and is divided into five units. Tenants include C & C Nails,
Mattress Wholesale, Advance America Cash Advance, and a vacant
space. Last year, Plymouth Shoppes received waiver -use approval to
remodel the exterior fagade. Commissioners may have noticed that
work recently commenced on that project and should be completed by
the end of the year. The pharmacy would occupy a 20-foot-wide unit
located at the east end of the plaza. The overall unit size is roughly
2,000 square feet. Plymouth Shoppes has a zero setback along the
west side of the property. It's this side that borders a shared access
drive located on the adjacent commercial property. This drive is subject
to an easement agreement that allows both ingress and egress for the
businesses at Plymouth Shoppes. Biggby coffee, which occupies the
end unit of the adjacent retail center, currently uses this shared access
drive in connection with a drive -up window operation that was approved
in 2020. On the east side of the property where the Phamily Pharmacy
drive up is proposed, the building has a setback of approximately 20
feet from the lot line. This area is paved and would be restricted to one
way traffic traveling from the rear of the property to the front. Vehicles
can exit to Plymouth Road via an approach that is located in the
northeast corner of the property. The drive -up would be located
on the side of the building. Vehicles would enter the rear of the
property traveling in a northerly direction, use the drive -up
window and then exit onto Plymouth Road. Parking is available
both in the front and the rear of the building. Along the front,
parking is angled and accessible via a one-way drive that travels
in a west to east direction. There are roughly 20 parking spaces
available, including one barrier free space. Parking behind the
building is not well defined. This area is about 12,800 square feet,
which is adequate for about 40 standard parking spaces.
Customers would access the pharmacy drive -up window via the
rear parking lot, as I mentioned earlier. The approximate travel
distance around the building is about 350 feet. The prescription
order/pickup window is shown at approximately the midpoint
along the east side of the building, which is roughly 100 feet in
length. Given the expected relatively low volume of traffic that
would use the drive -up window, we feel that stacking in the lane
closest to the building would be adequate. Service lanes for drive -
up windows are required to be at least 10 feet wide. The proposed
drive -up lane shown on the plans would meet this requirement.
Drive -up establishments are also required to provide a bypass
lane. The plans show that the width of the service drive is wide
enough to provide for a bypass lane. At its narrowest point, this
August 9, 2022
30631
drive aisle, as was mentioned, is 20 feet in width which is
sufficient for two (2) lanes of traffic. The plans indicate the aisle
would be restricted to one way traffic. 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 July 13,
2022, 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 parcel is assigned the range of addresses of #29195
thru #29215 Plymouth Road, with the address of #29195
Plymouth Road being assigned to the overall parcel. The existing
building is currently serviced by water main, storm and sanitary
sewer. The drawings do not indicate any alterations to the
existing services, so we do not anticipate any issues with the
proposed project. One item we are concerned with is the traffic
flow around the building as the flow arrows do not seem to be
correct. It would be nice to see the proposed traffic flows and
how conflicts between inbound and outbound traffic will be
handled. It should be noted that should the owner need to modify
any of the existing utilities, or do any work within the Plymouth
Road right-of-way, drawings will need to be submitted to this
Department, as well as to the Michigan Department of
Transportation to determine if permits will be required "The letter
is signed by David W. Lear, P.E., Assistant City Engineer. The
next letter is from the Livonia Fire & Rescue Division, dated July
251 2022, which reads as follows: "This office has reviewed the
site plan submitted in connection with a request to construct a
commercial building on property located at the above referenced
address. We have no objections to this proposal. Concern with
access widths for emergency vehicles but meets code. Area is
general is constrictive due to parking lot arrangement. A further
detailed plan review will take place when this division receives an
official plan set" The letter is signed by Brian Kukla, Fire Marshal.
The next letter is from the Division of Police, dated July 11, 2022,
which reads as follows: "I have reviewed the plans in connection
with the petition. I have no objections to the proposals," The letter
is signed by Scott Sczepanski, Sergeant, Traffic Bureau. The
next letter is from the Inspection Department, dated July 21,
2022, which reads as follows: " Pursuant to your request, the
above referenced Petition has been reviewed. 1. The parking lot
shall be repaired and restriped as necessary. Parking spaces
shall be 10' wide and 20' deep and double striped. 2. The exterior
of the building has electrical conduit in disrepair. This safety
hazard needs to be addressed. 3. There is a 30-yard, roll -off
August 9, 2022
30632
dumpster located in the rear parking lot. If additional dumpsters
are required, then a plan to place them in a permanent position
along with an approved enclosure would need to be provided.
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 July 19, 2022, which
reads as follows: "I have reviewed the address connected with
the above noted petition. The following amounts are due to the
City of Livonia: Unpaid water and sewer charges (due 8/10/22):
($108.18, $220,54, $96,60, $102.39 and $851.61) Total Due City
of Livonia $1,379.32" The letter is signed by Connie Kumpula,
Chief Accountant. The next letter is from the Treasurer's
Department, dated July 11, 2022, 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. At this time, there are taxes due, but they are not
delinquent, therefore I have no objections to the proposal." The
letter is signed by Lynda Scheel, Treasurer. The next two are
letters written from nearby businesses. The first one is dated
August 8, 2022, and it reads: " I would like to raise my concerns
of allowing the addition of a drive-thru to the building directly East
of the Livonia Crossroads building. During our own application
process for a drive-thru, there were obstacles brought up by the
Planning Commission and the City Council in regards to the alley
that separates this building and the Livonia Crossroads building.
A major concern was the use of a bypass lane for our drive-thru.
With Phamily Pharmacy operating a drive-thru lane, I can think of
3 potential traffic situations. 1. The same alley would serve as
their entry point creating a potential traffic situation with cars
pointed directly at each other if another car was utilizing the
BIGGBY COFFEE bypass lane. 2. Phamily Pharmacy cars can
stack up into the BIGGBY COFFEE drive-thru lane, which would
cause a disruption. 3. Phamily Pharmacy cars entering from
Middlebelt Rd would use the Livonia Crossroads South alley,
which would also disrupt the BIGGBY COFFEE drive-thru lane.
That letter was signed by Ed Buison, a resident and a Biggby
Coffee owner. Lastly, we have a letter from Mike Houbba of
Taylor Investment, L.L.C., it is dated August 8, 2022, and it reads:
"I appreciate your service and the opportunity to voice my
concerns about the proposed drive-thru. I was here a couple of
years ago when asking for approval for our Biggby Coffee drive-
thru. However, we underwent extreme repairs and improvements
to our property to achieve this approval. Some of the repairs
involved the expensive removal of Gas meters and the
installation of new bollards which was a requirement by the
commission. The alley is owned by Taylor Investment Flint, LLC,
and would like to make certain that Plymouth Shoppes, LLC's use
August 9, 2022
30633
of this East alley underan easement agreement is foringress and
egress ONLY. Any cars standing or stacking are prohibited and
wilt be towed if violating this rule. Also, any type of loading or
parking is prohibited and will become in breach of our agreement.
I wish to install signs to prevent such occurrences and hope you
will make this mandatory if this is approved. For everyone's
safety, I want to make certain that they do not promote the use of
our Middlebelt entrance in order for customers to get to their
drive-thru as this will not only be dangerous for our Biggby Coffee
customers but delivery drivers and others as well. Note, when we
applied for the Biggby Drive-Thru, a big concern was the width of
our south alley. It is not sufficient in allowing two vehicles side by
side without it being a hazard. It is clearly labeled as ONE-WAY.
The use of our Middlebelt entrance is limited to our Livonia
Crossroads customers and vendors only. All others are prohibited
from using our entrance to cut through to another business and
parking is also limited to only our customers and vendors. The
Plymouth Shoppes alley and rear parking are in terrible condition
and wish you enforce improved conditions such as a new asphalt
or concrete parking lot and better lighting. " The letter is signed by
Mike Houbba of Taylor Investments, L.L.C. That is the extent of
the correspondence.
Mr. Wilshaw: Are there any questions of the Planning Director? There's no
questions. Our petitioner I believe is in the audience. If you'd like
to come forward to our podium, either one, and we will ask that
you start with your name and address for our record.
Amer Selah, 29195 Plymouth Road, Livonia, MI, I'm going to be the owner and
operator of Phamily Pharmacy.
Mr. Wilshaw: Thank you, sir. And is there anything else that you would like to
present to us that hasn't already been discussed?
Mr. Selah: In regard to traffic flow and everything, the majority of the traffic
flow would be from the Plymouth area or from Plymouth drive
going up? And like you guys said, it was a low traffic, it's going to
be a low traffic, low density drive-thru. There isn't going to be that
many people going through the drive thru. So, I just want you to
take that into consideration when making the decision.
Or,
Wilshaw: Okay, thank you, Mr. Selah. Are there any questions from any of
our commissioners for our petitioner? Mr. Ventura.
Or.
Ventura: In our study session,
you told
us that you had been
told by the
property owner, and
it is your
understanding that the
plaza was
August 9, 2022
30634
going to be renovated and all paving around there was going to
be redone.
Mr. Selah: So, the owner to me that the plaza was going to be renovated.
Refaced completely, and then down the line, patches and work
to the floor into the ground concrete will be done, and then
eventually down the line, reface everything.
Mr. Ventura: And at the study session, you told us that you already signed a
lease?
Mr. Selah: Yes.
Mr. Ventura: Did he
put
those
provisions in
the lease?
Did he commit
those...
make
those
commitments
to you in the
lease?
hVf�.Ya&IiTl��i4a
Mr. Ventura: So, you have no way to enforce that?
Mr. Selah: No, it's just spoken.
Mr. Ventura: Okay. Thank you. Thank you, Mr. Chairman.
Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions for our petitioner?
Mr. Bongero.
Mr. Bongero: What's the plan down the road for the dumpster enclosure?
Obviously, that 30-yard dumpster can't stay there. It was a
concern of the Building Department too. So, is there plans for
having a permanent dumpster behind an enclosure there?
Ryan Kattoo, I'm the property manager of the property. The dumpster, the 30-yard
dumpster by our tenant, is a temporary dumpster, which should
already be removed. I contacted him and told him that it had to
be moved immediately. It wasn't anything to be on a permanent
basis.
Mr. Bongero: What do you do for garbage removal?
Or.
Kattoo: That center has, besides that Mattress Firm, that center has
extremely little garbage, and there's only like one can. It literally
services a small four yarder that serves the entire center. I think
that Mark Taormina kind of remembered that in regard to our
facade renovation, which is on its way now, there were possible
plans within a year or two to place a dumpster enclosure in the
back of the center.
August 91 2022
30635
Mr, Bongero: And then what's the plan for the rear resurface?
Mr. Katto0: At this point, the plan for the rear of their center would be to
maintain it as best we can with weed control and patching and
asphalting where we need to. There is no plans to completely re
do the entire parking lot. That would be quite, quite extensive. But
obviously, we didn't have a real need, where we have now to
make it more presentable, you know, and so our job would be to
try to make it presentable as best we can. Whether it be some
striping, you know, weeding, patching, and whatever else needs
to be done, and keeping it clean.
Mr. Bongero: Okay, thanks.
Mr. Wilshaw: Thank you, Mr. Bongero. Any questions? Ms. Smiley.
Ms. Smiley: Yes. Good evening. You said
authorized to put something
regarding the parking?
Mr. Kattoo: I am the manager/owner.
Ms. Smiley: Thank you.
you're the manager. Are you
in writing for this gentleman
Mr. Wilshaw: All right. Thank you, Ms. Smiley. Any questions for our petitioner
or the building representative? Mr. Ventura.
Mr. Ventura: You received approval from the Council last year to redo your
center and was before the Planning Commission and went to
Council, you've got approval, and you haven't begun yet. Can you
tell us when you will begin and when you anticipate being done?
Mr. Kattoo: Sure. Mark Taormina might have.. mentioned earlier that the
project has started on Monday. If you go there, now, you'll see a
full scaffold system in front of the entire center and they have
started demoing the old masonry brick. You know, if I was to go
to what my contractor says when it's going to be done? You know,
30 days, two weeks, right? But I would estimate 60 days, 60 to
90 days.
Mr. Ventura: And have you given any thought to the signage that seems to be
a concern? Everyone's concerned. We talked about it at study
session. And we have a couple of letters and how are you... How
do you anticipate you're going to direct traffic on the site so that
customers for the drive thru, for the pharmacy drive thru, don't
August 9, 2022
30636
obstruct the drive through... the shared drive you share with
Biggby and so forth?
Mr. Kattoo: In reality, if you look at the site, for him to start obstructing the
Biggby drive thru, I would think we'd have to have about 20 cars
stacked. I mean, it's a pretty large, it's a pretty large...
Mr. Ventura: Yes, I agree with you, you're not going to stack that much. So,
how are
you going to direct traffic
on the site to
know where to go
to get to
the drive thru? If you go
next door to
Crossroads, you'll
look in the
parking lot and you'll
see signs
in the parking lot
directing
people to the Biggby drive
thru, that's
how they find it.
How are
you going to accomplish
that?
Mr. Selah: Yeah, so I was planning on putting in a fixture or a little sign right
along Plymouth drive the same way that the Biggby has it on
Middle Belt Drive, going in notifying that it is a drive through going
through it that up that way, and then a sign along the west side of
the wall of the building, directing that on the corner, upper corner,
and then one against the south wall, like a protruding sign. Drive
through only and then there's a little patch of grass, that's part of
our property and I want to put another sign on the end of it
showing going this way.
Mr. Ventura: Okay. Mark, are those signs part of this package?
Mr. Taormina: I don't believe we have any information or details relative to the
directional signage. If I may Mr. Chair, to the Petitioner, could
you repeat where you intend to install those? I think I heard you
say you're going to put one near Plymouth Road.
Mr. Selah: One on Plymouth Road, and then another one
...backup. Yep,
right at that corner to the right. Down Yep, right at that corner, and
then one all the way to the left. It's like a protruding sign on the
top of the building the same way that the Biggby has it.
Mr. Kattoo: Like a bracket attached to the building to guide down. Not too
much of a labyrinth. I mean, it'd be pretty easy to kind of see how
to get around the building.
Mr. Ventura: Thank you.
Mr. Wilshaw: Mr. Taormina, do you have any other thoughts?
Mr. Taormina: No. Two of the three signs that were mentioned, I don't believe
would be subject to any sign regulations. However, the one near
Plymouth Road might be. We'll have to take a closer look at that.
August 9, 2022
30637
If its small enough, it would probably be allowed as directional
signage, within the limitation prescribed in the Ordinance. I
believe the allowance is two (2) square feet. The signs in the
back, since they would not be visible to the public right of way,
would most likely be allowed; thus, he could do what's necessary
in order to properly direct traffic to the drive up at the rear of the
building.
Mr. Wilshaw: Okay.
Excellent.
Thank
you, Mr. Taormina.
Any other questions
for our
petitioner
or the
representative? Mr.
Caramagno
Mr. Caramagno: I wasn't able to be at the study session. So, currently you have
the ability to enter the back of your lot from both east and west
side of the building?
Mr. Kattoo: Correct.
Mr. Caramagno: And do you have the ability to enter the back of your property in
the alley off of Middle Belt as well?
Mr. Kattoo: The buildings connect in the back. So, if you were to say that
someone can drive up to the Middle Belt side, I don't know if that's
a two way or a one way, Mark. Is that two ways on that side or
one way?
Mr. Taormina: I believe the drive aisle that runs along the south side of the
Livonia Crossroads Plaza is now restricted to one way traffic, at
least that's the intent. What Mr. Houba was referring to when he
talked about the inability of Phamily Pharmacy customers using
the alleyway behind Livonia Crossroads is that part of the site is
not included in the easement agreement. The easement exists
between the two (2) properties, allowing drivers to access
Plymouth Shoppes from Livonia Crossroads only along the side
of the property. It does not include the rear drive of the Livonia
Crossroads property — at least not from a legal standpoint. From
a practical standpoint, however, cars have the ability to navigate
between the two (2) properties along the back since they're
connected, as Mr. Kattoo said. There is no grade separation, so
the area is relatively passable.
Mr. Caramagno: Okay, thank you, and then the property to the east of your
property through the parking lot, was that not open at one time
where you could get through from the neighboring property, as
well?
Or.
Kattoo: I would assume so. I mean, as long as I remember, there's always
been gigantic blocks there blocking us between the property next
August 9, 2022
30638
door and
its always ...
we
haven't
placed those there. So, we
assume it
might have
been
placed
by the owner next door.
Mr. Caramagno: So, really, you're going to have one way in and one way out and
a very restricted lane going in. With a coffee shop coming out,
which is a bit of a concern... let me ask you this, deliveries for this
property, truck deliveries for... you've got a mattress store, cash
store, you're going to have a pharmacy, how are deliveries
handled for these businesses?
Mr. Kattoo: The only store that has any kind of larger deliveries would be the
mattress store. I've got a nail salon, which is not going to have
any major deliveries. This pharmacy is not going to have any
large deliveries. How are they handled? You know, I've haven't
really been there when they're making their deliveries. I would
assume that they make the delivery through the back or even in
through the front, but I have...I can't tell you exactly how it's been
done.
Mr. Caramagno: I would think that that's probably a legitimate issue. If you're
delivering mattresses to the mattress store in the front parking lot,
you tie that whole deal up with one delivery truck.
Mr. Kattoo: I've owned this property for 15 years and never had an issue.
Mr. Caramagno: Has it always been full of tenants?
Mr. Kattoo: It's always been 90%full, yeah, we only have one vacancy, which
recently... that vacancy has only been the last five years. So, it
never had anybody, you know, our tenants are very mindful of
being good neighbors.
Mr. Caramagno: And so, let's go back to the garbage truck and the four yard can
you said you had. So, the garbage truck would have to enter next
to the Biggby parking as well or make his way through behind the
neighboring strip mall to the west.
Mr. Kattoo: Yeah, I mean, you know, quite frankly, to be honest, the neighbor
next door needs our parking and needs our lot to service their
cans. So, you know, if we didn't give them access, they would not
be able to service their cans.
Mr. Caramagno: I remember the closure. There was a, there was a ... we changed
the way the enclosure was for purposes of traffic. I think you're
right there.
Mr. Kattoo: Yeah. I am 100% confident in that one.
August 9, 2022
30639
Mr. Taormina: Just so everyone fully understands, the dumpsters are located
roughly in this location on the Livonia Crossroads property. The
only way to service those dumpsters is for a garbage truck to
enter forward, across the Plymouth Shoppes property. I have a
question for the Petitioner. Even though the new drive -up aisle
will be marked as one-way, do you really intend to prohibit
vehicles from entering the back of the store along this westerly
driveway? I mean, are you going to post "No Entry" or "One -Way
Only" signs to enforce this? How would you regulate that, or do
you intend to keep that somewhat loose in terms of allowing two
(2)-way traffic, similar to the driveway on the opposite side where
the Biggby coffee drive -up window is located and where vehicles
can still navigate south, but on the lefthand side of the aisle? I
expect the same would occur on this side whenever the drive is
clear. I think it's safe to say vehicles would still come to the back.
Mr. Kattoo: Yeah, I agree with you. I mean, quite frankly, technically, through
that easement agreement on the neighbor of which I'm surprised
he made a complaint. He cannot deny access in and out. So here
he is saying that he's worried about access out only were in the
easement agreement. He's not allowed to restrict that. So, it's
kind of funny that he brought that up.
Mr. Caramagno: I would certainly agree with you, Mark. I think that east side has
to remain both ways in and out. I think it is just too tight if you
restrict it to outbound as well. I don't know you patrol, like you
said, but I think it needs to remain both in and out. Thank you.
Mr. Wilshaw: Thank you. Mr. Long?
Mr. Long: You said at the study session that you were at the start anyway,
you're going to be the sole employee there, and while I agree that
stacking is probably not going to be a concern, if you are the sole
employee there, and you've got three people in the store and the
cars start to back up, I mean, what's your plan for handling that?
Jr
Selah: I mean, my plan is like in that moment would be first focus on
drive thru. I mean, it won't be that heavily traveled, but my first
focus would be drive thru just so there won't be stacking.
Or.
Long: Okay.
Jr.
I mean, I
agree that,
you know, we'll
have to see 15 to 20
cars
in
order to
really have
a problem.
Selah: I hope it gets pretty busy.
Mr. Long: Yeah, no, I do too. I mean, you know...
August 9, 2022
30640
Mr. Selah: Then when I do end up getting busier, I will be getting technicians,
but at the very start it's just gonna be me, then technicians will be
coming along.
Mr. Long: I mean, that'd be good. I mean, I have concerns over this, just like
I had concerns over the Biggby one, but ultimately, you know, we
passed it, and I mean, it's trying to retrofit today's needs into these
older buildings, right? I mean, that's the challenge. There are
things I don't like about this, but you know, I think I can support it.
Thank you, Mr. Chairman.
Mr. Wilshaw: Thank you, Mr. Long. Any other questions or comments? Ms.
Smiley.
Ms. Smiley: One question for Mark. The condition of the parking lot, was that
in the thing that was approved, that just got started a couple
weeks ago?
Mr. Taormina: The resolution that was adopted by Council did address the
maintenance of the rear parking lot. Yes. That was part of the
Council resolution.
Ms. Smiley: I imagine it was. I just wanted to confirm. Okay, thank you.
Mr. Wilshaw: Great, thank you. Any other questions or comments from any of
our commissioners?
Mr. Caramagno: Mr. Chair, I had another. The last time I drove behind the
building, there were..1 it was a mattress store, obviously. There
were mattresses leaned against the building and on the ground.
What is the long-term plan for keeping up with that? Because it
is it's rather unsightly.
Mr. Kattoo: Yeah. Obviously, with our new tenant who's has, you know, a
big interest in customers coming back there, it would be policed
a lot more. You know, sometimes out of sight out of mind. It's
not, you know... no one complains about it...it is overseen but I
will definitely have to address him that this cannot continue, and
it would be policed very hard to keep the area clean.
Mr. Caramagno: Is there really a good reason why you just allow the tenant to
throw mattresses?
Mr. Kattoo: No, I don't allow the tenant just to throw the mattress out there.
Sometimes they tend to do things without your permission, and
you gotta go back there and tell them, hey, keep this out of
August 9, 2022
30641
here, and he does, and sometimes they do it again...I just, I
don't allow that to happen.
Mr. Caramagno: I'd certainly like to see you tighten that up quite a bit. It's real
unsightly, when you go back there, sometimes it just...
Mr. Kattoo: Now we have a different scenario where we have a tenant that
needs to utilize the back. So, that's got to be always kept up and
maintained. Now, we understand that.
Mr. Caramagno: I hear that but I don't necessarily agree with that. Just because
you've got another tenant means all of a sudden mattresses are
gonna start being picked up? I mean, that's something that
should have been taken care of a long time ago, but as long as
you're gonna be on that.
Mr. Wilshaw: Thank you, Mr. Caramagno. Any other questions or comments
from anyone? Is there anyone in the audience wishing to speak
for or against this petition? Don't see anybody jumping out of
their chair? Mr. Kattoo, Mr. Selah, anything else either of you
would like to add before we make our decision.
Mr. Kattoo: No, we just really appreciate your time, and I look forward to
having this nice young man start his first business here on his
own.
Mr. Wilshaw: Alright, sounds good. Thank you. With that, if there's no other
questions or comments for anybody, I will close the public
hearing. And the motion is in order.
On a motion by Ventura, seconded by Smiley, and unanimously adopted, it was
#08-43-2022 RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on August 9, 2022, on Petition
2022-07-02-15 submitted by Phamily Pharmacy requesting
approval of all plans required by Sections 3.11, 5.01 and 13.13 of
the Livonia Vision 21 Zoning Ordinance, as amended, in
connection with a proposal to add a drive -up window to the east
end of the retail shopping center at 29195 thru 29215 Plymouth
Road, located on the south side of Plymouth Road between
Garden Avenue and Middlebelt Road in the Northwest '/4 of
Section 36, the Planning Commission does hereby recommend
to the City Council that Petition 2022-07-02-15 be approved
subject to the following conditions:
August 91 2022
30642
1. That the Site Plan identified as Drawing No. SP-01, dated
June 6, 2022, prepared by Angle Design & Construction,
L.L.C., is hereby approved and shall be adhered to.
2. That the Elevation Plan identified as Drawing
dated June 6, 2022, prepared by Angle Design &
Construction, L.L.C., is hereby approved and shall be
adhered to.
3. That all fagade improvements approved pursuant to Council
Resolution #131-21 in connection with Petition 2021-02-08-
02 shall be completed.
4. That commensurate with the completion of the drive -up
window for the Phamily Pharmacy, the owner shall make all
necessary interim repairs to the parking lot as determined
by the Inspection Department, and within two (2) years from
the date of approval of this petition by City Council, the site's
rear parking lot shall be repaired, resealed, and restriped as
necessary to the satisfaction of the Inspection Department
and the site's trash dumpster(s) shall be enclosed pursuant
to Council Resolution #131-21.
5. That the use of the drive -up window is for Phamily
Pharmacy use only, and any new user or use of the drive -
up window shall first receive the approval of City Council.
6. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department
at the time the building permits are applied for; and
7. That the Phamily Pharmacy drive -up directional signs shall
be submitted to the Planning and Inspection Departments
for approval prior to the issuance of a Certificate of
Occupancy.
8. Pursuant to Section 13.13 of the Livonia Vision 21 Zoning
Ordinance as amended, 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 13.13 of
Livonia Vision 21 Zoning Ordinance, as amended.
Mr. Wilshaw: Is there any discussion?
August 9, 2022
30643
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 2022-07-02-10 LAG Development
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2022-
07-02-16 submitted by LAG Development requesting approval of
all plans required by Sections 3.11, 6.05 and 6.06 of the Livonia
Vision 21 Zoning Ordinance, as amended, in connection with a
proposal to redevelop the Lafontaine Hyundai of Livonia
dealership, including constructing an addition, modifying both the
interior and exterior of the building and altering the site's parking
and landscaping, at 34715 and 34801 Plymouth Road, located
on the south side of Plymouth Road between Stark and Wayne
Roads in the Northwest'/4 of Section 33.
Mr. Taormina: This is a request to expand and remodel the Hyundai dealership
located at the southwest corner of Plymouth Road in Laurel
Avenue. The subject site consists of two parcels with a total
combined land area of 2.6 acres. The site has 348 feet of frontage
on Plymouth Road and roughly 328 feet of frontage on Laurel.
Included as part of the overall project is the former Doughboy
donut site that was recently acquired by LAG Livonia L.L.C. and
rezoned to C-2, General Business. The existing L-shaped
dealership building is located on the east half of the site. This
building contains a gross floor area of roughly 14,687 square feet.
The expansion would be to the northwest corner of the building,
and totals roughly 6,728 square feet, bringing the total floor area
to about 21,415 feet upon completion. Of this, the service
department would occupy roughly 55% of the total floor space, or
approximately 11,932 square feet. Thus, a significant reason for
the expansion is to accommodate a larger service area. The
remaining areas of the floor space would be divided between the
dealership's various other uses and operations. This includes the
showroom and sales, parts, administration, and other customer
amenities, such as the lounge areas. The new service
department would contain 15 work bays. There would be three
overhead doors located on the building's north side, which would
provide drive-in access into the service area. There would also
be two additional overhead doors located on the west side of the
building. Significant changes would also take place to the site's
circulation and parking pattern. Incorporating the former donut
property will allow for full access around the building. The site's
four access points would remain. This includes three driveways
on Plymouth Road, two of which are on the former donut property,
August 9, 2022
30644
and the fourth driveway is located on Laurel Avenue, about 230
feet south of Plymouth Road. Instead of eliminating this drive
approach, as was discussed at the study meeting, the latest plans
show restricted access from Laurel Avenue via a private gate.
The two westerly driveways on the former donut property would
provide ingress and egress from Plymouth Road to the two main
drive aisles that would run the full length of the property. These
drive aisles would provide for two-way access. Access would
wrap around to the east side of the building and would allow for
continued circulation around the front or the north side of the
building, as well. The new plans show 11 vehicle stacking spaces
at the service entrance This includes seven spaces that would be
outside of the service reception area, and then an additional four
spaces inside the reception area. In terms of parking, what's
required is based on the number of service bays, the number of
employees and the amount of showroom floor area. When you
add all these together, a total of 72 parking spaces are required.
The plans show 128 parking spaces, which would leave 56
spaces available for vehicle display purposes. A special
requirement under Section 6.05 that applies to the parking of
display vehicles is that there be at least 20 feet between the
parking of these cars in the public right-of-way. The plans show
that all the parking spaces along Plymouth Road would meet this
requirement and would be at least 20 feet back from the right-of-
way. On the exterior of the building, the plans show aluminum
composite panels, E.I.F.S., as well as concrete masonry units.
E.I.F.S. is shown extensively on the building, including the front
and side elevations, but as requested, burnished block was
added to the lower parts of the building where the previous plans
showed E.I.F.S. If you look carefully at the revised plans, the
aluminum composite panels are shown in the dark brown color
along the top of the building. The E.I.F.S, material is this lighter
color that is below the aluminum panels. And the base material
has been modified to a burnished block which extends roughly
four feet up from the grade and it's no longer E.I.F.S. Along the
back of the building where there's already masonry, in order to
keep the pattern consistent, the block material would be painted
dark brown to match the burnished block along the lower four feet
of the building. Back to the landscaping plan. Frontage along
Plymouth Road requires seven full size trees, three ornamental
trees and 51 shrubs. Along Laurel, required are eight full size
trees, three ornamentals and 66 shrubs. The submitted
landscape plan plantings added along both street frontages in
order to comply with these requirements. In the case of Laurel
Avenue, the trees and shrubs would be planted in the public right-
of-way due to the fact that there is not enough green space the
building and the property line. Thus, to accomplish the
August 9, 2022
30645
landscaping, the plantings would be located between the property
line and the edge of the road which is within the public right-of-
way. On the south side, there would be new Arborvitaes planted
in the areas where there are gaps presently. On the west side of
the property, additional trees would be added in order to meet the
zoning ordinance requirements. We have more information on
site lighting in the form of a photometric plan and details relative
to the design of the light poles. The poles would be limited to a
height of 20 feet and appear to meet all of the requirements of the
ordinance relative to shielding and illumination levels. Lastly, we
have a single dumpster enclosure that is shown in the southwest
corner of the parking lot. 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 July 13,
2022, which reads as follows: `7n 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 subject parcels are assigned the addresses of #34715
and #34801 Plymouth Road. Should the project be approved, we
would like to request that the owner combine the two existing
parcels. Please contact the Assessing Department to begin the
combination process once plan approval has been obtained. The
existing buildings are serviced by public water main, sanitary
sewer and storm sewer. The submitted drawings do not show
information regarding the removal of existing, or placement of
new service leads, so we cannot comment on impacts to the
existing systems at this time. Prior to demolition the developer will
need to disconnect existing leads to the structure on the westerly
parcel, which will require operations in the right-of-way to reach
the mains. It should be noted that the developer will need to meet
current Engineering requirements for the proposed project,
including storm water detention per the Wayne County Storm
Water Ordinance for any areas of newly placed
pavemenUstructures. Also, the developer will be required to
obtain a permit from this office as well as the Michigan
Department of Transportation for any work occurring within the
Plymouth Road right-of-way. This Department will be able to
make a formal review of the proposed improvements, when
detailed Engineering 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
July 22, 2022, which reads as follows: "This office has reviewed
the site plan submitted in connection with a request to construct
a commercial building on property located at the above
August 9, 2022
30646
referenced address. We have no objections to this proposal.
Chapter 18 shall be followed for required Fire Hydrant and Water
Supply NFPA 1, 2015. A further detailed plan review will take
place when this division receives an official plan set." The letter
is signed by Brian Kukla, Fire Marshal. The next letter is from the
Division of Police, dated July 13, 2022, which reads as follows: W
have reviewed the plans in connection with the petition. l 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 July 21, 2022, which reads as
follows: "Pursuant to yourrequest, 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
July 19, 2022, which reads as follows: "I have reviewed the
address connected with the above noted petition. The following
amounts are due to the City of Livonia: Unpaid current false alarm
charges (due upon receipt): $200.00 Unpaid water and sewer
charges (due 8/10/22): $538.86 ($453.00 and $85.86) Total Due
City of Livonia $738.86" The letter is signed by Connie Kumpula,
Chief Accountant. The next letter is from the Treasurer's
Department, dated July 12, 2022, 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
Assessing Department, dated July 14,2022, and it reads: "LAG
Development requesting approval of plans for the redevelopment
of the Lafontaine Hyundai of Livonia dealership. Construction
includes an addition and altering of the site's parking at 34715
and 34801 Plymouth Road. These are separate parcels, 34715
parcel 130-01-0005-004 and 34801 Plymouth, parcel 130-01-
0007-001. Based on the site plan documents it appears these
parcels should be combined. Please direct any questions to the
Assessor's Office or Livonia.gov for the lot combination process.
Also, just an observation the Site Plans indicate the City of
Livonia being in "Oakland County". The letter is signed by Kathie
Siterlet, Residential Appraiser. Next, we have a letter from a
resident, James Dupie, 11196 Laurel Street, Livonia, MI, that
dated February 21, 2022, and it reads: `9 wish to offer the
following input regarding this request by LAG. I do not oppose the
demolition of this building or the use for storage and display.
However, as 28+ year resident of Laurel Street, I have attended
several meetings related to our neighboring businesses. There is
an existing CR 182-03 adopted by the Livonia City Council on
April 23, 2003 with conditions that read in part: 2. "For safety
August 9, 2022
30647
purposes, the parking or standing of delivery trucks and car
haulers on Laurel Avenue is strictly prohibited. All vehicle loading
and unloading at this dealership shall be accomplished on the
premises only, and not within 'any public rights -of -way, as shown
on the "Truck Hauler Unload Area" plan marked Sheet 1a of 4,
dated March 13, 2003." We would appreciate that consideration
be given to designate an area in this parcel for loading and
unloading car haulers and tow trucks. l met with Mr. Matt Szabla
in September of 2021 to discuss my concerns. He related that
they have an offsite location for this practice but, I believe it is
often ignored by hauling and towing companies. Car haulers
continue to use Laurel for loading/unloading vehicles. Most often
they drive south on Laurel Street when finished offloading. This
continues to be the practice and as recent as yesterday (Feb 21,
2022), a car hauler drove south from the dealership. Thanks for
your consideration." That is the extent of the correspondence.
Mr. Wilshaw: Are there any questions of the Planning Director? Ms. Smiley.
Ms. Smiley: Yeah, why a gate at Laurel? A gate doesn't say no admission to
the property, it says sometimes. Off Laurel.,
Or. Taormina: I am going to "punt" that question back to the Petitioner.
Ms. Smiley: Okay.
Or, Wilshaw: Fair enough. I think we will ask them what the thought process is
there. Any other questions for our planning director? If not, we have
our petitioner in the audience. They are welcome to come forward
at this time. Good evening, ma'am.
Elizabeth Marquese, LAG Development, 9990 Highland Toad, Howell, Michigan
Mr. Wilshaw: Thank you. Good evening. Is there anything else that you'd like to
tell us about your petition?
Ms. Marquese:To answer the question about the gate, it was discussed at the
study meeting that we would close the entrance on Laurel. We
talked about that with our site engineer and as well as some of our
other consultants. They recommended putting the permanent gate
up with a lockbox on it. The knock box that only the police
department has access to, just because that will be the primary
entrance for the service department from a fire department
standpoint. They can get back around the building instead of
having to come in off Plymouth Road. They can go from Laurel as
well as Plymouth. We also want to put a large sign on there. Two
large signs redirecting those third -party car haulers that we've been
August 9, 2022
30648
faced with since the pandemic, we no longer have the Teamsters
and the union haulers bringing in the big car haulers. We have the
small mom and pops that are coming in. We'd rather have a sign
there that redirects them down the street to where our lot is for
unloading. We do also believe that having the two additional drive
access on Plymouth Road where the donut shop used to be, would
also allow for car haulers and people bringing tow trucks in, as well
as picking up cars in and out of the site without having to access
Laurel. But we just felt comfortable with that gate there for
emergency access only. It would not be our cue be the fire
department's knock box like they have on now the buildings.
Mr. Wilshaw: Okay. Ms. Smiley, does that satisfy?
Ms. Smiley: So, to clarify that, our city engineer said that fire department wanted
that access?
Ms. Marquese: No, it's
not your
engineer, no.
It would be our consultant. It was
private
to us that
recommended
a gate.
Ms. Smiley: Did you hear from our fire department saying they wanted to
access that way?
Ms. Marquese: No, we did not. But we have on all commercial properties, we have
a knock box, which is I guess kind of like a Kleenex version. Its an
emergency box on the building, to get a key to the actual building
that the fire departments have. We would have one on the gate as
well.
Ms. Smiley: I'm unfamiliar with that. Is that common practice?
Mr. Taormina: It's common to see knox boxes for gated communities or private
propertiesI including both commercial and industrial that require
restricted access for security reasons. So yes, it is a common
practice.
Mr. Wilshaw: It's basically a key box that the fire department has access to.
As.
Smiley: I am familiar with them; I just didn't know why it had to be on Laurel.
Mr. Taormina: The Fire Department reviewed these plans at a time when the
driveway was still shown as being open. So, they have not yet
weighed -in on the plan to have the driveway closed -off, either
permanently using landscaping or remain available via a knox box.
So, we don't have their input relative to whether it's ok to be closed
permanently.
August 9, 2022
30649
Ms. Smiley: Okay, thank you.
Mr. Wilshaw: All right. Thank you. Any other questions for our petitioner?
Mr. Long: I just want
to make sure
I heard you
correctly. Did you say that you
would not
have a key to
that gate at
all? Is that correct?
Ms. Marquese:That's correct.
Mr. Long: I guess I don't necessarily see the wisdom of that. I don't... )
wouldn't want you leaving it open or using it regularly, but it just
would seem like you might need to open...
Ms. Marquese: If it's permanently closed, we still wouldn't have access to it. So, if
we saw cut and put curbing and planting in, it will be essentially to
us and our use just like putting a gate there without having access
to it.
Mr. Long: No, I understand that, and I mean, I agree with that, but I guess if
you make the decision to leave the gate there, I just think that you
may want to have some kind of access to it. You know, I wouldn't
want to see 20 keys for it, but you know, you might want one. If a
car hauler, I mean, despite all your best efforts for the last 20 years,
you can't keep them off Laurel all the time, and so, if you had
somebody there, maybe you can direct them through there instead
of having them go south down Laurel Street. It's just my opinion or
my comment, and I'm not sure that that's the best way to handle
that, but that's all that it is. It's just a comment. Thank you,
Chairman.
Mr. Wilshaw: Thank you.
Gary Laundroche, 9990 E. Highland Road, Howell, MI. Good evening, Mr.
Chairman. I would just like to interject. I guess what our thought
was that we thought the fire department would prefer to have
access if they tried to come up next to the building on Laurel, it's a
single driveway there with the vehicles parked in there. It just
seemed like a means of additional access for them in case they
needed to get in there. We wouldn't have no use of that driveway
because we don't have a key. Typically, in any community, the
building owners don't have keys for the knox boxes. It's only the
authorities that have that key. That would be a permanently locked
gate that they could access only. So, we would still have no use of
that drive, and to Elizabeth's point, she thought, well if we had a
gate there, and we can even add a couple of signs to it to try to
discourage it even further. We don't have an objection to putting
the driveway or closing the driveway. You know, if that's really what
August 9, 2022
30650
you guys
prefer,
we thought that the fire
department would
appreciate
having
a another means of egress
in the back of the
site, that's
the
only
reason that
we included
it.
Mr. Wilshaw: I think I understand where you guys are coming from. You're trying
to ausage our concerns or satisfy us that this isn't going to be a
gate that's going to be swinging open all the time and having cars
being delivered through there. I understand that, but you're also still
giving us the option of fully closing that or making it a gate. That's
really our choice, but you're giving us an alternative that may, you
may think that we find more acceptable. I don't know. So, we'll see
how things go, and which way we want to go on this. Is there any
questions about anything other than the gate from anybody? I think
we've talked that one through.
Mr. Long: I appreciate all the work that you put in. I've seen all the little
changes that we talked about at the study meeting, you know, the
rounded elimination of the two parking spaces and the rounding of
the island there, and, you know, I mean, I like this project. I think
we may have some people in the audience who want to speak to
it. I think the petitioner did a good job addressing our concerns.
Mr. Wilshaw: Thank you, Mr. Long, for those comments. Any other questions or
comments from any of our commissioners? Let's see if there's
anyone else in the audience who wishes to speak on this item. Feel
free to come forward. And again, we'll just ask that you start with
your name and address sowe know who we're talking to this
evening.
Jim Dupie, 11196 Laurel Street, Livonia, MI. Hi Mark. You read the first letter I
sent. I sent you all an email. I'm assuming you had it with the
pictures. Okay, I only attached so many because I didn't have much
room. The only opinion I have on whether it's a gate, I actually liked
the idea of having it closed off. The only reason the gate concerns
me is intentions are great at the beginning. There's a gate on the
east side of Laurel that haulers come and drop off and pick up from
there too. So, it's not just the west side. This happens to be in my
so many years there, this is the third owner of that dealership, and
we've kind of gone around and around with the city many times on
this. This is not just a Monday through Friday thing, folks. This is
Saturdays, Sundays, Easter. I don't care what day it is, any time of
the day or night. They don't care when they're dropping these cars
off. It makes no difference to them. They're on the clock. So, it's not
just... if it were just once in a while, that would be fine. The only
reason I sent you those pictures after the last meeting was because
one of the representatives said there wasn't a truck there today. I
was a little upset. They're there every day. I'm still working. So, I
August 9, 2022
30651
can't sit out there and take pictures of every truck, but they're all
sizes, all shapes, all different configurations. In my comment about
the signs, which I know they've made an attempt, it's tough to get
it to work because every hauler, everyone has one of these, some
have two of them. They get dispatched from all over. There's no
reason they can't get a text which are free. Please don't go to the
street call this number for directions. Until such time as a decision
is made about the gate or closing it off. There has to be a remedy
to this. This has been going on way too long. I'm just asking for
your help. Otherwise, the new group LAG is ... they're very... they
watch things. It's very clean. I like what they've done already so far.
So, I'm not against them making money and being there. It's great.
I just need their help. Thank you.
Mr. Wilshaw: Thank you, Mr. Dupie. Appreciate your comments. Anyone else in
the audience wishing to speak for or against this petition? One
more gentleman coming forward. Good evening, sir.
James Arnold 11205. Laurel, Livonia, MI. I'm on the north side of the commercial
wall. And I'd like to talk about maybe the eight feet of the
commercial wall. There's 328 feet. I pay taxes on 288 feet of that.
Basically, they've made other areas beautiful, but the eight feet
that's on a commercial wall is not looking so good. It needs some
help. It needs some attention. They have caps that are coming up
that I've presented to them that there's a problem with. The cap is
coming off the wall basically at like 180 feet. There's 150 feet that
could use power washing. There's a big pile of brush. There are
tree logs like right next to the commercial wall. There's a pile of
mulch. There are weeds that are over six feet tall, that are taller
than me, weeds. Now they've made other areas beautiful, but
they've just forgotten about the commercial wall. There's a pile of
blocks with woodchuck holes all around it. Tree stumps. They just
put two nice dumpsters in but they're just full of debris all around
them garbage around them. So, I ask if we could clean that area
up, I don't oppose making things nicer, you know, it's all going to
be nicer, but you know, let's clean our room, you know, and pick
our closet up. Thank you for your time.
Mr. Wilshaw: Understood. Thank you, Mr. Arnold. Thank you, anyone else in our
audience wishing to speak for or against this item? If not, I don't
see anyone else. We will always go back to our petitioner and give
them an opportunity to make any final comments.
Mr. Wilshaw: Welcome back.
Ms. Marquese: He said
the north
wall, I wanted to address it. We are in the process
of going
through
and
doing
upgrades
on all
of our
landscaping
and
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30652
our weeds. We've started at Volkswagen; were heading towards
Mazda. I'd be really curious as to where the eight feet is. So, if we
can get together afterwards and address on the wall. Also, I believe
Matt Szabla, who is the general manager is going to be here to
address that, and I'll meet with the gentleman on that.
Mr. Wilshaw: Okay. We'll have you work separately with him. I appreciate that.
As. Marquese:Again, we have no problem with the gate or with closing off the
right-of-way. Okay, we just wanted to offer something up for the
police and the fire.
Mr. Wilshaw: And if there are areas of the wall that are in need of repair, are you
willing to make those improvements or repairs?
Ms. Marquese:Yes, absolutely.
Mr. Wilshaw: Okay. All right. So, that's something that we can consider as we
move forward. So, anything else that you would like to end with
before we make our decision?
Ms. Marquese: No, I think we stated it all. We try to accommodate all of the
neighbors, we do want to be a good neighbor, we put lights up that
our motion sensors, we try to keep it clean. You met our new sales
manager last time at the study meeting, Calvin. He's on his
honeymoon. So, he wouldn't be here, but he is very, very adamant
about trying to improve the site.
Mr. Wilshaw: Great, and we do appreciate as Mr. Long stated. We gave you sort
of a laundry list of improvements or things that we thought, you
know, could be made a little bit better than the plan. And we see
that you've checked all those boxes. So, we do appreciate you
working with us on those requests as well. In terms of building
materials, things like that. Thank you. Is there any other questions
or comments from any of our commissioners? Mr. Bongero.
Mr. Bongero: In lieu of Mr. Dupie's concern, like, do you send out texts and
instructions so that nobody goes down Laurel? I think that's the
biggest concern area. That's a great thing that you're doing... no
one against that... they're in full support, it is just that, how do you
stop these guys from going down there? When I drove by there
tonight, the sign that's up there is not real visible. Like I kind of went
past and didn't really notice it. So, you know, if the text don't work,
there's got to be something that... can we do a bigger sign? I don't
know. You know I mean? Something. Another measure to take that
hassle, you know, that worry from them, because what else can we
do?
August 9, 2022
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Mr. Laundroche: Yeah, Mr. Dupie, we, and again, I apologize. I understand that
this has been an ongoing annoyance for you. It has been a struggle
trying to get these guys reeled in. The problem is, when we order
cars from the OEM, they go to their dispatch, and they're the ones
who allocate what vehicle comes or ... we don't. We don't like call
somebody and say Hey, bring us the cars. We don't have the
drivers' numbers. We can't just text them. We do have a standing
rule with the manufacturers where we get it from that our cars are
to be delivered down the road at the address designated. These
guys Google Map it on the road and they see where Hyundai is,
and they pull into the lot, right or whatever. We have to do a better
job policing that. We understand that. it's something that we're
trying to ingrain. It's part of a new system that needs to be
incorporated to all of our functions. The guys are typically out
chasing customers looking to sell cars, right? So, we've tried to
ingrain this in our managers. That has to be something that's
addressed and policed by us, and we need to do a better job of
that. I realize that we have had a challenge with, as Elizabeth
mentioned, the manufacturers aren't really using the union
Teamster car haulers and the regular guys that we used to get who
know a site typically will have two orthree regular drivers who come
in and know the routine once they learn it. Because of the vehicle
shortages and the chip shortages, they're not shipping full
truckloads of cars, they're using a bunch of these independent
contractors who are really just a vehicle for hire. They go to any
dealership, any brand, anybody who ha cars to haul, and so what
happens is, we'll get new people in there, we'll get guys that don't
follow our protocols. We've talked to Calvin, who's our new
manager who just started at that store, and again, it's our
responsibility to convey this to all management and to make sure it
gets passed on because we do change hands and do get different
managers in there. Matt Szabla is also manager at our Dearborn
complex. So, he's not on site all the time. Calvin, manages the
store, he needs to be there. And he's completely aware, you know,
more so now than ever of the importance of him having to police
that. Hhave a designated guy to watch for it, do something. If, if we
catch a car hauler out there, they need to go in there and stop them,
to get out of there and go down the road where it belongs,
Mr. Bongero: Is there a time like so you're expecting deliveries at a time, right?
They're saying they're gonna come there at nine o'clock in the
morning?
Or.
Laundroche: They give us give us a window.
August 9, 2022
30654
Mr. Bongero: So, then maybe a spotter, you know, and its gotta be watching for
these guys, and they're running out there. Whoa,
Mr. Laundroche: That's what we talked about. Having him have a porter who is
responsible to keep your eye on the road. It's just a sacrifice we
have to make, right, to do this. We understand Mr. Dupie's concern
100%. We are taking measures to try to correct that. Minimize it.
To get them to go down the street. To Elizabeth's point, we're not
encouraging car haulers to come in off of the driveways through
the old donut shop, but I would almost think that would be where
they would try to go when even if they're not supposed to, as
opposed to Laurel. So, that could actually help this to some degree.
We don't want the congestion, and any concern with traffic or right
away. So, we'll continue to police that, and we'll work a little harder
on that. And again, we'll ingrain that into our corporate culture. It's
what these guys have to do with all the stores there. We have major
renovations coming up on the other two dealerships as well that
you haven't seen in front of you yet. But all the manufacturers are
mandating these. And again, I apologize and Mr. Arnold, to you as
well, we have, you know, we've taken on quite a task when we
purchased these stores. They were completely rundown and
neglected. They hadn't gotten any attention. All the systems were
failing in there. The lots were in shambles. It's been a pretty big
undertaking to get it where it is currently. And then we're doing
these major renovations to the stores as well. So, we're really... our
objective here is to create a very well received showplace that's,
that's going to be up to the standards of this community. What it
should be, and that includes the back wall. We'll fix that cap at 180
feet, and power wash it and get rid of the weeds. That's part of this.
We're doing landscaping as part of this plan on that south side as
well. So, like I said, no excuses. We've not done a good enough
job at policing those car haulers, but it is something that we're
ingraining into our management.
Mr. Bongero: I appreciate you taking ownership of that, but you guys have done
a great job and you're showing them that you're workable. And its
not something you're gonna ignore. So, it's not only going forward
is going to improve.
Mr. Laundroche: We know we have improvements still to make.
Mr. Bongero: Yeah. Okay. Thank you.
Mr. Wilshaw: Thank you Mr. Bongero. Any other questions or comments before
we make our decision? I don't see anything else. So, with that, I'll
close the public hearing and a motion would be an order.
August 9, 2022
30655
On a motion by Long, seconded by Bongero, and unanimously adopted, it was
#08-44-2022 RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on August 9, 2022, on Petition
2022-07-02-16 submitted by LAG Development requesting
approval of all plans required by Sections 3.11, 6.05 and 6.06 of
the Livonia Vision 21 Zoning Ordinance, as amended, in
connection with a proposal to redevelop the Lafontaine Hyundai
of Livonia dealership, including constructing an addition,
modifying both the interior and exterior of the building and altering
the site's parking and landscaping, at 34715 and 34801 Plymouth
Road, located on the south side of Plymouth Road between Stark
and Wayne Roads in the Northwest %of Section 33, the Planning
Commission does hereby recommend to the City Council that
Petition 2022-07-02-16 be approved subject to the following
conditions:
1. That the Dimensional Site Plan identified as Sheet No. C3,
dated August 5, 2022, as revised, prepared by NF
Engineers, is hereby approved and shall be adhered to.
2. That
no vehicles
for sale
or lease shall be displayed closer
than
twenty feet
(20') to
the
public
right-of-way.
3. That all parking spaces shall be doubled striped at ten feet
(10') wide by twenty feet (20') in length.
4. That the display of any vehicles on car lifts is strictly
prohibited.
5. That the Landscape Plan identified as Sheet No. L2, dated
August 51 20221 as revised, prepared by NF Engineers, is
hereby approved and shall be adhered to.
6. That all disturbed lawn areas shall be sodded in lieu of
hydroseeding.
7. 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.
8. That the Elevations Plan identified as A2.1, dated July 287
2022, as revised, prepared by Studio Detroit Architects, is
hereby approved and shall be adhered to.
August 9, 2022
30656
9. 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.
10. That the three walls of the trash dumpster areas) 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.
11. That all new pole -mounted light fixtures shall not exceed a
height of twenty feet (20') and shall be aimed and shielded
to minimize stray light trespassing across property lines
and glaring into adjacent roadways.
12. 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.
13. 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.
14. 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.
15. 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
16. That for the access drive on Laurel Avenue, the Planning
and Inspection Departments will consult with the Public
Safety Departments regarding the use of either a gate with
a knox box or complete closure of the driveway using
landscaping, and if a gate with a knox box is preferred,
access shall be restricted to the Livonia Police and Fire
Departments only, and a sign shall be placed on the gate
indicating "Emergency Access Only."
17. Pursuant to Section 13.13 of the Livonia Vision 21 Zoning
Ordinance as amended, this approval is valid for a period
of one year only from the date of approval by City Council,
August 91 2022
30657
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 13.13 of
Livonia Vision 21 Zoning Ordinance, 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 #3 PETITION 2022-07-02-17 Phoenix Theatre
Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2022-
07-02-17 submitted by Insight Management Consulting, L.L.C.,
requesting waiver use approval pursuant to Section 6.22 of the
Livonia Vision 21 Zoning Ordinance, as amended, to utilize a
Class C liquor license (sale of beer, wine and spirits for
consumption on the premises) in connection with the operation of
the existing movie theater (Phoenix Theatres) at 17310 Laurel
Park Drive North, located within the Laurel Park Place shopping
center on the northwest corner of Six Mile and Newburgh Roads
in the Southeast'/ of Section 7.
Mr. Taormina: Thank you, Mr. Chairman. This is a request by Phoenix Theatres
at Laurel Park Place to utilize a Class-C liquor license. The zoning
of the property is C-2, General Business. The theaters have
operated at Laurel Park since around 1988. Over that timeframe,
there has never been a request to add an on -premises liquor
license in connection with the theaters. Phoenix is now seeking a
Class-C license in order to, as they indicate, stay competitive in
the marketplace. The Petitioner believes that the serving of
alcohol is an amenity that customers now expect. The hours of
operation are generally from 9am to 11:30pm. Alcoholic
beverages would be served in their original packaging and
purchased at the concession stand. On -premise liquor licenses,
like the one proposed at Phoenix Theatres, are treated as a
waiver use in the C-2 zoning district. They are regulated under
Section 6.22 of the Zoning Ordinance. One of the special
requirements is that any new licensed establishments not be
located closer than 1,000 feet from any existing on -premises
licensed establishments. In this case, there are five (5) existing
on -premises license establishments within that distance. They
include Grand Tavern and Bar Louie, both of which operate
Class-C licenses within the Mall, and then the Livonia Marriott,
August 9, 2022
30658
the Courtyard by Marriott, and the Holiday Inn, all of which
operate B-Hotel licenses. All five (5) of these establishments are
within 1,000 feet of the of the Phoenix theaters, and as such, will
require that this requirement to be waived by City Council, which
they have the authority to do by separate resolution. There is
another requirement, and that is that on -premises licenses not be
located within 400 feet from a church or school building. There
are no churches or school buildings that exist within 400 feet. So,
the proposal does comply with that requirement. 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 July 21,
2022, which reads as follows: "In accordance with your request,
the Engineering Division has reviewed the above referenced
petition. We have no objections to the proposed waiver use at
this time. The subject parcel is assigned a range of addresses
from #17310 to #18352 Laurel Park Drive North, with the
address of #17370 Laurel Park Drive North being assigned to the
overall parcel. The existing parcel is currently served by public
water main, sanitary sewer and storm sewer, and no alterations
to the existing services are planned, so we do not believe there
will be any impacts to the existing systems." The letter is signed
by David W. Lear, P.E., Assistant City Engineer. The next letter
is from the Livonia Fire & Rescue Division, dated July 22, 2022,
which reads as follows: "This office has reviewed the site plan
submitted in connection with a request to construct a commercial
building on property located at the above referenced address. We
have no objections to this proposal for Class C Liquor License. A
further detailed plan review will take place when this division
receives an official plan set." The letter is signed by Brian Kukla,
Fire Marshal. The next letter is from the Division of Police, dated
July 29, 2022, which reads as follows: `I have reviewed the plans
in connection with the petition. I have no objections to the
proposal." The letter is signed by Scott Sczepanski, Sergeant,
Traffic Bureau. The next letter is from the Division of Police, dated
July 22, 2022, which reads as follows: "We have reviewed the
plans submitted by Insight Management Consulting, L.L.C.,
requesting waiver use approval pursuant to Section 6.22 of the
Livonia Vision 21 Zoning Ordinance, as amended, to utilize a
Class C liquor license (sale of beer, wine and spirit s for
consumption on the premises) in connection with the operation of
the existing movie theater (Phoenix Theatres) at 17310 Laurel
Park Drive Nort h, located within the Laurel Park Place shopping
center on the northwest corner of Six Mile and Newburgh Roads
in the Southeast quarter of Section 7. The proposed site is within
August 9, 2022
30659
one thousand (1,000) feet of Grand Tavern at 37714 Six Mile &
Bar Louie at 37716 Six Mile, which both hold Class C liquor
licenses for beer, wine & spirit consumption on premises.
Additionally, the proposed site is within one thousand (1, 000) feet
of Livonia Marriott at 17100 N. Laurel Park Drive & Courtyard by
Marriott at 17200 N. Laure I Drive, which both hold B-Hotel liquor
licenses for beer, wine & spirit for consumption on premises. After
reviewing the plans with the Chief of Police, we have no
objections to the waiver being granted, contingent that the
petitioner complies with. All State Laws City Ordinances,
Stipulations and conditions set by the Livonia Police Department,
Liquor Investigation Unit, as approved by the Chief of Police
Stipulations, and conditions set by the Traffic Bureau of the
Livonia Police Department" The letter is signed by Jeffrey
Ronayne, Special Services Bureau. The next letter is from the
Inspection Department, dated August 8, 2022, 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
July 21, 2022, which reads as follows: "I have reviewed the
address connected with the above noted petition. The following
amounts are due to the City of Livonia: Unpaid water and sewer
charges (due 8/10/22): $1,424.02 Total Due City of Livonia
$1,424.02" The letter is signed by Connie Kumpula, Chief
Accountant. The next letter is from the Treasurer's Department,
dated July 25, 2022, 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. At this time
there are taxes due, but they are not delinquent, therefore I have
no objections to the proposal." The letter is signed by Lynda
Scheel, Treasurer. Lastly, we have an email correspondence
from Lisa Kostrzewski, it is dated July 21, 2022, and it reads:
"Hello, I wanted to let you know that I think this will be a great
addition to provide Phoenix Theatre with a liquor license as more
and more movie theatres are allowing alcohol consumption and
this will help drive more business to this theatre and will help
increase foot traffic to the mall and of course, the Detroit Marriott
Livonia, where I am the Director of Sales. The Phoenix Theatre
has competitive pricing and this will allow for more people to
come and enjoy all the offerings at the Theatre". That is the extent
of the correspondence.
Mr. Wilshaw: Are there any questions of the Planning Director? All right let's go
to our Petitioner who's in the audience. Feel free to come to either
podium. Thank you for being here as well. Good evening.
August 9, 2022
30660
Cory Jacobson, 32423 Grand River Ave., Farmington, MI. We've been in Livonia
now since 2009. Enjoying a pretty brisk business at the theater,
and I think that Lisa was kind of unexpected, you know, kind of
really sums it up in the sense that we are someone that wants to
offer amenities for customers. Right now, you look at all the other
major motion picture theaters in the market, and everyone is
selling liquor, except us. I don't know how many customers we
lose because of that, but I think it's a nice amenity to have. Also,
we are a Michigan based company, based out of Farmington, and
we have a theater in Wayne, we have a theater in Monroe, and
we just opened a theater in Grand Rapids. Our Wayne theater
and also our theater in Grand Rapids has alcohol, and we really
want to add Livonia, as well as Monroe to that going forward. So,
we also sell alcohol in Massachusetts and sell alcohol in
Dubuque, Iowa. We haven't had any issues with our customers
selling this for actually the last three years. So, that kind of
convinced me that this was a good idea to introduce this
throughout our businesses.
Mr. Wilshaw: Okay, excellent. Thank you. Mr. Jacobson. Is there any questions
for our petitioner? Ms. Smiley?
Ms. Smiley: Sure. Good evening. What's your plan for checking the ID's and
storage of liquor in a safe place?
Mr. Jacobson: This is Devin Cameron, and he is our supply chain analyst and
also procures a lot of things for us, but is really familiar with where
these guys want to store this year in Livonia. As far as checking
ID's, we check all ID's of anybody who wants to purchase liquor
in any of our businesses. And again, you know, having done this
now for three years, three plus years. And for, you know, 10s of
1000s of... hundreds of 1000s of customers, we haven't had any
issues. Dubuque was actually our first theater to have alcohol,
then we did it in Massachusetts, and then we started to stick our
toe in the water here in Michigan and it's really been something.
That if anyone had any fears about this, I was one of them, and
it's certainly proven that it hasn't been a problem for us,
particularly if you're checking IN and unlike really like a bar
where someone can sit there for a long period of time and say
they would like to have another you know. Right now, people are
buying their beer or wine particularly and they walk into the
auditorium and watch their film and you just don't see them again.
So, there's very, very few repeat customers for alcohol in a movie
theater. So, I think that's one really nice reason why this is a nice
amenity, but we don't really see any real issues of what we would
typically have in another type of an establishment that sells
alcohol, but...
August 9, 2022
30661
Devin Cameron 714 East 30 Mile Road, Royal Oak, MI. As far as addressing your
specific questions, I know it's a little bit difficult to see because it's
a huge building, but the red area is the service area, that's our
concession stand. This blue area is a locked closet, permanently
locked, which is where we will be storing all the alcohol. Just like
we do at all of our other theaters, everyone's serving alcohol must
be certified according to the MLCC. We always have somebody
behind the concession stand at all times that's designated to bring
the alcohol over and give to the person. So that's how we operate.
Ms. Smiley: Just curious if you're going to serve alcohol from nine o'clock in
the morning on.
Mr. Cameron: We serve all of our concessions all day, every day. You don't
really get anybody purchasing stuff, like at the time, but there's
always somebody there and the whole menu is available all day.
Ms. Smiley: I didn't expect a lot of problem drinkers at the Phoenix but thank
you.
Mr. Wilshaw: Okay. Any other questions for petitioner? No other questions for
our petitioner. Is there anyone in our audience wishing to speak
for against this. We have a gentleman that would like to come
forward and speak so I'll give him an opportunity. Come up to one
of our podiums.
Mr. Wilshaw: Thank you for being here, sir.
John Kleigsch, 37756 North Laurel Park Drive, Livonia, MI. I'm about a half a mile
from where the proposed well from where their theaters are okay.
I still go to work five days a week. So, I think I got most of my
head together, but the fact the matter is I have a hearing loss. So
sometimes I don't understand some of the things going on. Now.
The gentleman here told us about how many liquor licenses there
were in the area. I wish that would have been on the proposal.
Okay, it wasn't. I think our neighbors, the residents should know
how many there is within about a mile there. Okay, my feeling I'm
sorry. If you want a drink you should go home and drink. Okay.
Don't drink and drive is my big, big thing. Okay. I would like this
to be rescheduled with the city giving the residents more
information, particularly like in the liquor license that are within a
mile there. Okay. It's... the residents need more information.
Okay. I understand there's more revenue for the city if the liquor
licenses is given. Okay. But I understand, does it make the city
any better? That's a real question. Okay. So, I don't know. Now
August 9, 2022
30662
my question was answered again, by the people. They're going
to serve liquor from nine o'clock in the morning, all day long. So,
is just another bar. If the liquor was going to be only done at the
time the movie was showing, that's fine. In my opinion, okay. You
know, how are people going to get home from thing they're going
to drink and drive? Okay, I had a buddy of mine. Well, he still is a
buddy of mine is 93 years old. He was an attorney. He bought
and sold or was an attorney for buying and selling restaurants
and liquor license, okay. And one of the days he was in, in the
judge's office, and he says he can't believe it. He says, you know,
I had a person here, and he was in jail. So, I know he was sober.
And the guy said, you know, Your Honor, I was too drunk to.
Walk, I had a drive. You know? He says I could have hurt myself.
What about hurting all the rest of the people? That's baloney.
Now, I would like it postponed, more information given out and
then have another meeting. Okay, I know that's taking up all your
time, but I really feel it once I heard that it was gonna be open
from nine o'clock in the morning. I almost flipped out on that one.
Okay. Thank you.
Mr. Wilshaw: Thank you for your concerns. Mr. Kleigsch, thank you for coming.
Is there anyone else in the audience wishing to speak for or
against this? If not, we'll give our petitioner an opportunity to come
forward again and give any parting comments if they wish.
Mr. Jacobson: I guess to really address the nine o'clock in the morning issue,
we do, so you know, have movies that starting at gam. So, we
aren't just opening this to be a bar. Devin suggested that all of our
concession items are sold, you know, from the minute we're open
to the minute that we close. I don't want to really have a situation
where we have, well, this part of the menu is good and this part
of the menu is bad. And you know, just having the experience
inside these theaters, for as long as we have selling alcoholic
beverages, again, if I could cite a problem, I would, and I can't.
It's just not a situation, like a bar where people again are sitting
in for long periods of time in one spot where they can just sit back
and call the bartender over and order another drink. I mean, this
is something where someone buys beer, or they buy a glass of
wine, and they walk down the hall in the auditorium, and they're
gonna start enjoying their film. And, you know, we just don't see
them again, either for concession refills for soda pop or for
alcohol. So, I think that's something to keep in mind when
considering this situation. So, I hope that helps.
Or.
Wilshaw: Mr. Mr. Jacobson, I think we discussed
this a little
bit at our
study
meeting,
but the
format of
how alcohol
is served is
typically
just
a
August 9, 2022
30663
canned beer or Seltzer, or something along those lines. Its not,
you're not having a bartender actually mixing drinks.
Mr. Jacobson: That's correct. And I think that sort of differentiates us from some
of our competitors, you know, who do you know, have bartenders,
and that is not something that we wish to do. I think, again, this is
just an amenity that we want to offer people, you know, one of the
nice things is that they do a really nice display with all the bottles
of wine. And you know, people just want, you know, a pour of
wine. And that's really what we're trying to get at and, you know,
have some craft beers and things. This is again, not a situation
where we're seeing people and incidentally, our prices are too
high for someone to get too drunk. So that that is also a
consideration in any movie theater.
Mr. Wilshaw: Sure. Okay. Yeah, because that's definitely where a lot of your
revenue comes from. Is there any other questions or comments
for our petitioner while they're up here? If not, I think you've
answered all our questions. Thank you for being here.
Mr. Wilshaw: I will close the public hearing and ask for a motion.
On a motion by Bongero, seconded by Smiley, and unanimously adopted, it was
#08-45-2022 RESOLVED, That pursuant to a Public Hearing having been held
by the City Planning Commission on August 9, 2022, on Petition
2022-07-02-17 submitted by Insight Management Consulting,
L.L.C., requesting waiver use approval pursuant to Section 6.22
of the Livonia Vision 21 Zoning Ordinance, as amended, to utilize
a Class C liquor license (sale of beer, wine and spirits for
consumption on the premises) in connection with the operation of
the existing movie theater (Phoenix Theatres) at 17310 Laurel
Park Drive North, located within the Laurel Park Place shopping
center on the northwest corner of Six Mile and Newburgh Roads
in the Southeast ''/< of Section 7, the Planning Commission does
hereby recommend to the City Council that Petition 2022-07-02-
17 be approved subject to the following conditions:
1. City Council waiving the 1,000-foot separation requirement
between this location and the other existing on -premises
licensed establishments pursuant to Section 6.22(2)A), and
2. That a Class C liquor license at this location is strictly limited
to the operation of a movie theater with the provision that
the waiver may be extended to a new user only upon
approval of City Council.
August 9, 2022
30664
FURTHER RESOLVED, That notice of the above hearing was
given in accordance with the provisions of Section 13.13 of
Livonia Vision 21 Zoning Ordinance, 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 #5 APPROVAL OF MINUTES 414t" Special Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 414th Special Meeting held on July 12, 2022,
On a motion by Smiley, seconded by Ventura ,and unanimously adopted, it was
#08-46-2022 RESOLVED, That the Minutes of the 414th Special Meeting held
by the Planning Commission on July 12, 2022, are hereby
approved.
A roll call vote on the foregoing resolution resulted in the following:
AYES: Bongero, Long, 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 1,189th Public Hearings and
Regular Meeting
Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of
the Minutes of the 1,189thPublic Hearing and Regular Meeting
held on July 19, 2022.
On a motion by Smiley, seconded by Bongero ,and unanimously adopted, it was
#08-47-2022 RESOLVED, That the Minutes of 1,189th Public Hearings and
Regular Meeting held by the Planning Commission on July 19,
2022, are hereby approved.
A roll call vote on the foregoing resolution resulted in the following:
August 9, 2022
30665
AYES: Bongero, Long, Smiley, Caramagno, Wilshaw
NAYS: None
ABSENT: None
ABSTAIN: Ventura
Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution
adopted.
On a motion
duly made, seconded
and unanimously
adopted, I Public
Hearings
and
Regular Meeting held
on August 9, 2022,
was adjourned
at 8:37 p.m.
ATTEST:
Ian Wilshaw, Chairman
CITY PL{YAiNING COMMISSION
Secretary