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HomeMy WebLinkAbout1,193 - November 15, 2022 signedMINUTES OF THE 1,193rd PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 15, 2022, the City Planning Commission of the City of Livonia held its 1,1931d 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: Glen Long, Carol Smiley, Sam Caramagno, Ian Wilshaw Members absent: Wafa Dinaro, David Bongero, Peter Ventura 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 2022-10-02-20 Clean Express Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2022- 10-02-20 submitted by The Mannik & Smith Group, Inc. requesting waiver use approval pursuant to Section 6.07 of the Livonia Vision 21 Zoning Ordinance, as amended, in connection with a proposal to redevelop the site, including demolishing the existing commercial building and constructing a new automated auto wash facility (Clean Express), at 20330 & 20340 Farmington Road, located on the east side of Farmington Road between Norfolk Avenue and Eight Mile Road in the Northwest 'Y4 of Section 3. November 15, 2022 30719 Mr. Taormina: Thank you Mr. Chair. This is a request to construct a new automated carwash facility. The site is on the east side of Farmington Road just south of Eight Mile Road. The location is the former NAPA auto parts store. Current zoning is C-2 (General Business). The site is made up of two parcels with 166 feet of frontage on Farmington Road and a combined area of developable land of about one (1) acre. There's an existing 5,400 square foot building on the property located near the middle of the site that would be removed. Access, as you can see from the aerial photograph, is currently provided by two driveways on Farmington Road. One is on the north side of the site and then the other on the south side. Approval was granted in 1979 for the existing auto parts store. NAPA has moved to a new location and the building is now vacant. To the north are commercial businesses that front along Farmington Road, zoned C-2 (General Business). Immediately to the south is the Bad Brad's Barbecue, former G-Subu's Leather Bottle restaurant, also zoned C-2. To the east is a parking lot for the business to the north, zoned C-2 and P (Parking), as well as an undeveloped area, zoned C-2 and N-2 (One Family Residential). Extending further east are single family homes that are part of the same N-2 zoning district. And to the west, across Farmington Road, are commercial properties zoned C-1. The proposed site plan shows a new carwash building that would measure 32 feet by 123 feet in overall dimensions, totaling 3,677 square feet. The building, as you can see from the site plan, is positioned along the north side of the property. The existing two drive approaches on Farmington Road would remain. The south approach would accommodate two-way traffic for both ingress and egress to the site, whereas the north driveway would be one-way only for vehicles exiting the carwash facility. Cars would queue in two lanes, which are located along the south side of the property. We estimate that each lane could accommodate stacking for approximately nine cars. At the east end there would be two pay kiosks, one for each service lane, with automated gates that would control vehicle access to the carwash. The kiosks would have digital menu boards and self -serve pay devices that would be covered by overhead, non -illuminated structural canopies. Just ahead of the entrance to the facility, the two lanes would taper to form a single lane and a 12-foot-wide escape lane would be available before entering the building. Parking with vacuum equipment would be available in the area between the building and the service lanes. As vehicles exit the facility at the west end, there would be an option of either going straight and exiting the site by turning onto Farmington Road, or vehicles could turn left along a short drive November 15, 2022 30720 aisle that loops back providing access to either the 21-car parking lot with vacuum service or continue south to the drive aisle where the two-way approach and the service lanes are located. The building would be setback 46 feet from the future right -a -way of Farmington Road. From the east property line, the proposed building is setback 88 feet. For the side yards, the ordinance requires minimum building setbacks of 35 feet on one side and eight (8) feet on the other. In this case, the south side of the building would be set back 124 feet and the north side 11 feet. Our determination is that the proposed building complies with all yard regulations. Looking at the floor plan, you'll see that the north half of the building would be occupied by the carwash bay, and the south half would contain the mechanical systems, a bathroom, and an office. The zoning ordinance requires a total of 20 parking spaces and the plan shows 21 spaces within the parking lot on the south side of the building. As I mentioned previously, each one of these parking spaces would have a self - serve vacuum station that would consist of a built-in waste receptacle, aluminum vacuum hose, as well as vacuum tools. Looking at the design of the building, the exterior materials would include a combination of masonry and Nichiha fiber cement siding. I believe the petitioner has samples of the materials. The exterior, as you can see, would be in three different colors. The brown is the cement fiber siding, and the white and the gray colors on the building would be the brick. Windows, as you can see, would be installed on both sides of the building. The height of the structure would be 22'-4" overall. There is a dumpster shown in the southeast corner of the parking lot that would be fully enclosed with 7'-4" walls on the sides and rear and an access gate on the front. The walls would be constructed of the same masonry that would be used in the construction of the building. We do not have details on the stormwater management system. It's presumed that it would be underground. In terms of landscaping, the ordinance requires four (4) full size trees, two (2) ornamental trees and twenty-six (26) shrubs along Farmington Road. The plan shows four (4) full size trees, two (2) ornamental trees and thirty-two (32) shrubs, and thus complies with the frontage landscape requirements on Farmington Road. Additionally, greenbelts are required along the sides and the rear of the property. In this case, the greenbelts shown measure 17 feet in width along the south side of the property, 11 feet on the north side, and between 11 and 25 feet along the rear. All three of these areas would contain full size trees that would be planted in rows. As requested, plants have been added to the north and rear greenbelts, but not along the south side. In terms of site lighting, the submitted photometric plan provides detailed information, including the location and type of light sources and November 15, 2022 30721 the illumination levels. The mounting height of the pole -mounted lights would be 20 feet above finish grade which is the maximum the ordinance allows. The lights on the building would be in the form of wall packs mounted nine feet above the finish grade. The proposed average illumination levels exceed the zoning ordinance and should be reduced. Also, the lights should be turned off or lowered at night after the business hours. In terms of signage, the building would be allowed one (1) 32 square foot wall sign on the front of the building and one (1) 30 square foot ground sign. The plans show one (1) conforming sign on the front of the building and two (2) additional signs on the south elevation. The sign on the front measures 20 square feet. On the south side, the signs measure 52 square feet and t 17-'/2 square feet and would require approval of the Zoning Board of Appeals. The monument sign appears to conform with the size requirements. However, the location of the sign is not shown on the plan, and it will require a minimum 10-foot setback from the future planned right-of-way on Farmington road. There is a special requirement under Section 6.07 of the ordinance that any proposed auto wash establishment be at least 150 feet from any church, public or parochial school or playground. There are no schools or playgrounds or churches within 150 feet of the subject site. 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 October 19, 2022, which reads as follows: it, 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 parcels are assigned the addresses of #20330 & 20340 Farmington Road. The legal description provided with the drawings does not match the legal descriptions on file with the Assessors office. Most notably, the southerly parcel does not exclude the west 60 feet of the property for Farmington Road right-of-way as the Assessor's description does. We would like to request that should the project receive approval and proceed forward, that the owner consolidate the parcels and provide a new overall description for the resultant parcel. The existing parcel is currently served by public water main, sanitary sewer, but there is no information on proposed alterations to the services, so we cannot comment on impacts to the existing systems at this time. Should the service leads need to be revised, the owner will need to submit drawings to this department to determine if permits will be required. Most likely the water service will need to be upgraded for the proposed use of the property, which would November 15, 2022 30722 require disturbing the Farmington Road pavement to access the existing main. We are unable to comment on storm sewer and detention needs at this time, as we do not have detailed utility information to determine if the site already has storm sewer in place or not. The Engineers for the project have been in contact with this Department, and are aware of the requirements, but are still in the process of preparing detailed drawings for review." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated October 31, 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 with the following stipulations: Access around building shall be provided for emergency vehicles with a minimum vertical clearance of thirteen feet six inches, a turning radius of fifty-three feet wall to wall and an inside turning radius of twenty-nine feet six inches. This stipulation is referring to fire suppression operations. 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 October 19, 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 Inspection Department, dated November 1, 2022, which reads as follows: "Pursuant to your request, the above referenced Petition has been reviewed. 1. A variance from the Zoning Board of Appeals would be required for the excess signage proposed. Separate permits are required for all signs. This Department has no further objections to this Petition." This letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated October 25, 2022, which reads as follows: "1 have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated October 19, 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, 1 have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. Lastly is an email we received from Ewa Kedzierska, 20310 Mayfield, Livonia, MI that reads: "Unfortunately I cannot attend the Public Hearing on Tuesday Nov 15th in person and am writing instead. l am in November 15, 2022 30723 opposition to Petition 202240-20 as the area where The Mannik group wishes to construct an automated auto wash facility is currently surrounded by professional and retail buildings, as well as a smart new restaurant. 1 believe a car wash is not in keeping within this part of Farmington Road. There is already a car wash not a mile away at 9 Mile/Farmington, granted this is not Llvonia! Thank you. "That is the extent of the correspondence. Mr. Wilshaw: All right, thank you, Mr. Taormina. Is there any questions for planning staff? If not our petitioners in the audience, you're welcome to come up to one of our podiums so our vast audience can hear you and make your presentation. We'll ask that you start with your name and address for our record. Kyle Wrentmore, Mannik &Smith, 1160. Dublin Road, Columbus, Ohio. Mr. Wilshaw: Okay, thank you, and what would you like to tell us about your proposal? Mr. Wrentmore: So, as you guys can see, not a lot has changed from the site plan perspective from last meeting, from the study session. I know some of the main updates we had were landscape as far as the site plan. Mark noted that there was... it sounded like some additional screening on the south that was not added that may have been requested. We can certainly fill in additional shrubs in between those mature trees, as well. Main questions from last meeting that came up were related to some of the building material, as well as screening for the rooftop units. Starting with the building material, the quick brick was a question... we've learned a little bit about what quick brick is the last couple of weeks. So, this is actually a structural concrete brick system that's... so traditional brick, obviously where there's rebar requirements, things like that, throughout, this acts as the structural wall as well as the finish. So, I think there was confusion on if there was like a fake brick kind of put on the face of the building, which is not the case. So, you can see a couple different samples we have as far as color and what those entail. Then the sample for the I'm just gonna say fake wood facade, that you can see in some of the renderings that's attached, which is to, you know, the two by fours behind it and mounted on. There is some details in the packet regarding the parapet and how that... those details are, you know, shown obviously, in that rendering you have right there as well. So that's the only rooftop units we have as far as mechanical equipment that is screened. So, I believe that addresses a couple of those questions. There was I think from an operation standpoint, I don't believe there's any outstanding items we discussed last meeting. Some of the November 15, 2022 30724 comments that staff had, we do plan to consolidate the lots and comply with that. As far as signage, I think based on the recommendation of this body we will likely just adhere to the zoning code and not request a variance for that. That just has to work out with the you know the final architectural drawings and details there. So, again, we plan to adhere to the zoning code for the building signage and the monument sign as well in that placement. Trying to think what else. Mark mentioned storm sewer and utilities. That will come during the final engineering review, coordinating with that office. Likely we will try to reuse the sanitary service, depending on the depth and the quality and the condition of that water as well and size, but again, it all depends on the condition. It's an old site, and in the depths there, storm sewer will be handled, the tension and water quality will be handled on the ground with approval from the Engineering Department on that system. I think that's all I have. Do you have anything to add Dennis? Okay. I'm happy to answer, try to answer any other questions you guys might have. Mr. Wilshaw: Well, thank you, Mr. Wrentmore. That's an excellent presentation. I think you hit most of the bullet points that I had on my notes as far as things that we wanted to make sure that you followed up on, so I'll go to my fellow Commissioners and see if there's any questions for you. Ms. Smiley? Ms. Smiley: Thank you, Mr. Chair. There's a carwash at Nine and Gill now there's another one...I didn't realize there was also one at Nine and Farmington, but you said you kind of did a study and there's enough. I mean... (Someone speaking from their seat in audience) Mr. Wilshaw: Can we ask you to come up? Sorry. That way our TV audience can hear you as well. All right. Dennis Miller, 4200 Big Beaver, Suite 300, Troy, Michigan. I'm the consultant for the for the carwash. Thank you. We talked about the one Eight Mile and Gill, right? I didn't know... Nine Mile and Farmington, I didn't know that was up there, but that's Farmington Hills... Farmington, I guess or Farmington Hills. So, there's plenty of room because we talked last time, I think the closest wash in Livonia is three or four miles away. So, there's a lot of room for a carwash for the population too you know. I think the three mile ... 65,000 people in that trade area. So, there's a lot of room for carwashes for sure. November 15, 2022 30725 S. Smiley: Okay, and then my other... you have no kind of a awning or cover over where the vacuum cleaners are, do you? Mr. Miller: No, ma'am. No. Ms. Smiley: Thank you. Mr. Wilshaw: an you, Ms. Smiley. Any other questions for our petitioner? Mr. Caramagno: I have a question for Mark. Mark, did you say that you thought the lighting was excessive? Mr. Taormina: Yes. Comparing the photometric plan to the City's lighting standards, and I apologize that this was not discussed at the study meeting, the maximum average illumination level for parking lot areas in the parking lot is three (3) foot-candles, whereas the ordinance limits the maximum average to one (1) foot-candle. We recognize that these plans always have some variation in the illumination levels, depending on the type of lights and their placement, the overall average would be too high based on what the ordinance limits it to. The other issue I think we should address this evening is how long those lights remain on after the close of business. As you recall at the study meeting, the Petitioner indicated that the vacuums would be available after hours, and if I understood correctly, 24-hours. If it's the intent to keep the parking lot illuminated at times when the business is closed, I think this is something that should be addressed. At a minimum, the lights should be lowered or turned off after business hours, and maybe even the vacuums turned off as well. Mr. Caramagno: Do you think the standards are what they've got listed...so its three times what we would normally like to see in a parking lot. A parking lot where there's no activity other than parking your car, there could be activity here people cleaning their cars. Do you think there's room to meet in the middle on something like that? Mr. Taormina: We can work with their lighting consultant or their engineers to make adjustments to the lighting plan. I don't think that three (3) foot-candles as compared to one (1) translates necessarily to three (3) times the illumination level. The fact that the maximum average is limited to one (1) and the plan shows an average of three (3) doesn't mean three (3) times the amount of lighting. But certainly, there is room to work with them on this. Again, the other question which I think is equally important is what time are the lights on and off during the operation? November 15, 2022 30726 Mr, Caramagno: I would think that, you know, your primary focus here is daylight hours washing cars, and even the business hours till eight o'clock at night and most of the year that works out fine in the evening like now it's a couple two or three hours of daylight or nighttime. So, I think that something needs to give on that. It doesn't need to look like daylight as you drive up Farmington Road here for a carwash to light the whole world up there, in my opinion. Or. Wilshaw: Thank you, Mr. Caramagno. Any other questions? Or. Long: Thank you. I actually just have more of a curiosity question. I mean, so you know, we're Michigan and we get bad weather and cold and everything like that. How...I know at the study session, you talked about how you have really good drying machines, but how do you prevent ice buildup at the exit of the carwash? Or, Wrentmore: So, the concrete pad of the exit is I think there's a heated... it's heated. So, 20 foot ... the first 20 foot is a heated pad. Mr. Long: Okay. It's a different color on the rendering, right? Mr. Wrentmore: Yeah, I believe so. Mr. Long: Yeah, okay. So that's kind of like the gray part. That makes sense. Thank you. Mr. Wilshaw: Thank you, Mr. Long. Any other questions for our petitioner from anyone? Okay, there is no one else in the audience to come forward and speak to this item. So, if there is no additional questions, I'll give a little moment if anybody thinks of anything else. If there's no additional questions a motion would be an order On a motion by Smiley, seconded by Long, and unanimously adopted, it was #11-55-2022 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on November 15, 2022, on Petition 2022-10-02-20 submitted by The Mannik & Smith Group, Inc. requesting waiver use approval pursuant to Section 6.07 of the Livonia Vision 21 Zoning Ordinance, as amended, in connection with a proposal to redevelop the site, including demolishing the existing commercial building and constructing a new automated auto wash facility (Clean Express), at 20330 & 20340 Farmington Road, located on the east side of Farmington Road between Norfolk Avenue and Eight Mile Road in the Northwest'/4 of Section 3, the Planning Commission does hereby recommend to the City Council that Petition 2022-10-02-20 be approved subject to the following conditions: November 15, 2022 30727 1. That the Site Plan identified as C200, dated November 10, 2022, prepared by the Mannik Smith Group. is hereby approved and shall be adhered to. 2. All parking spaces, except the required handicapped spaces, shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. 3. That the hours of operation shall be limited to the following: Monday thru Saturday from 7:00 a.m. to 8:00 p.m. and Sunday from 9:00 a.m. to 6:00 p.m. 4. That the Landscape Plan identified as L100, dated November 10, 2022, prepared by the Mannik Smith Group, is hereby approved and shall be adhered to, except that the final landscape plan details shall be approved by the Planning Department. 5. That all disturbed lawn areas, including road rights -of -way, shall be sodded in lieu of hydroseeding. 6. That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition. 7. That the Elevation Plan identified as A2-1, dated July 21, 2022, prepared by SBA Studios, is hereby approved and shall be adhered to. 8. That the three walls of the trash dumpster area shall be constructed out of the same brick used in the construction of the building or in the event a poured wall is substituted, the wall's design, texture and color shall match that of the building. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass. 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 all light fixtures shall not exceed twenty (20) feet in height and shall be aimed and shielded to minimize stray light from trespassing across property lines and glaring onto November 15, 2022 30728 adjacent roadways. In addition, the lighting plan shall be modified such that the maximum level of illumination for the average of the site shall be as specified in Section 7.22(2)(B) of the Livonia Vision 21 Zoning Ordinance, and the exterior lights shall either be turned off or dimmed after business hours. 11. 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. 12. 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. 13. 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. 14. 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, 15. Pursuant to Section 13.13 of the Livonia Vision 21 Zoning Ordinance, 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? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adoptedI It will goon to City Council with an approving resolution. ITEM #2 APPROVAL OF 2023 PLANNING COMMISSION SCHEDULE Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the 2023 Planning Commission Schedule. Jr, Wilshaw: All right, we were presented with a schedule for meeting dates next year. I don't know if there's any changes or corrections or November 15, 2022 30729 additions to that schedule from anyone. I think we're all ok with it. So, if that's fine, I think we can safely just receive and file that and we will move on to item number three on our agenda. Ms. Smiley: We don't have to vote formally? Mr. Wilshaw: Just receive and file is fine. ITEM #3 APPROVAL OF MINUTES 1,192"d Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,192"d Public Hearing and Regular Meeting held on October 25, 2022. On a motion by Long ,seconded by Smiley ,and unanimously adopted, it was #11-56-2022 RESOLVED, That the Minutes of 1,192"d Public Hearings and Regular Meeting held by the Planning Commission on October 521 2022, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Long, Smiley, Caramagno, Wilshaw NAYS: None ABSENT: Dinaro, Bongero, Ventura ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,193rd Public Hearings and Regular Meeting held on November 15, 2022, was adjourned at 7:34 ATTEST: Ian Wilshaw, Chairman CITY PLANNING COMMISSION Secretary