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HomeMy WebLinkAbout1,226 -February 25, 2025MINUTES OF THE 1,226th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, February 25, 2025, the City Planning Commission of the City of Livonia held its 1,226th 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 7:03 p.m. Members present: Wafa Dinaro Glen Long Patrick Droze Ian Wilshaw Members absent: Peter Ventura Sam Caramagno David Bongero Mr. Jacob Uhazie, Assistant Planning Director, Kristoffer Canty, Planner IV 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 2025-01-02-03 K-Ramen & Sushi Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 01-02-03 submitted by Scott Kim, requesting waiver use approval pursuant to Section 6.03 of the Livonia Zoning Ordinance, as amended, to utilize a S.D.M. liquor license (allows a business licensed to sell, at retail, beer, wine, and mixed spirit drink products in the original package for consumption off the premises) in connection with the operation of a new grocery and limited -service restaurant (K-Ramen & Sushi) at 31823 Plymouth Mr. Uhazie: February 25, 2025 31769 Road, located on the southwest corner of Plymouth Road and Berwick Street in the Northeast'/4 of Section 34. Thank you, Mr. Chairman. Again, this is a request for an SDM license at K-Ramen and Sushi. The petition location is on the southwest corner of Plymouth Road and Berwick Street. The current zoning is C-1 (Local business). Property to the north, across Plymouth Road is zoned C-2 and occupied by an Enterprise Rent A Car. East across Berwick Street is zoned C-1 and occupied by Antonio's restaurant. To the south is Rosedale Gardens, which is zoned N1 (Neighborhood). West of the petition site is C-1 which is Wright and Phillips prosthetics, orthotics and accessibility. The petition site was formerly the Saya sushi restaurant, and it has been various restaurants since its construction in the 1960's. Access to the site is provided by two drives on Plymouth Road. One to the east of the building and one to the west of the building. The site also has access via a one way public alleyway along the south of the property. No changes are proposed to the exterior of the building. Not shown on the site plan is a sign in the northwest corner of the property along Farmington Road. Parking requirements for SDM establishments require one space per 300 square feet of floor space. For this site the requirement would be a total of seven parking spaces. Alternatively, the ITE Parking Generation Manual lists convenience stores as requiring 11 spaces. There are 31 parking spaces shown on the site plan. The main entry and checkout counter are located in the north of the building along Plymouth Road. The grocery shelves and refrigerated area is located in the front 1/3 of the building. There's a sushi bar located at the center of the building. In the rear of the building is the kitchen, cooler, boiler room and office area. The proposed floor plan has seating for a total of 28 with 18 of the tables along the western wall, and an additional four located at the sushi bar. Section 6.03 of the zoning ordinance specifies that no SDM licensed establishment will be located within 500 feet of any existing SDM license establishment. The 500-foot limit may be waived by City Council. Located 60 feet to the east is Antonio's restaurant, which operates with an SDM and Class C license. Additionally, Section 6.03 of the zoning ordinance specifies that the proposed SDM licensed establishment shall not be located within 400 feet of any church or school. There are no churches or school buildings within 400 feet of the restaurant. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: February 25, 2025 31770 The first item is from the Engineering Division, dated February 12, 2025, 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, but would like to note the following items: 1. The subject parcel is assigned the address of #31823 Plymouth Road. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcel is currently serviced by public sanitary sewer, storm sewer and water main. The drawings do not indicate any changes to these utilities, but we do not believe the proposed waiver use will adversely affect the existing systems. Should alterations to the existing services be required, the owner shall submit drawings to this department to determine if permits will be required. 3. Although not indicated on the submittal, any disturbances with the Plymouth Road right- of -way will require permits through the Michigan Department of Transportation, including drive approach and sidewalk removals and placements." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated February 17, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request for a liquor license for a commercial building on the property located at the above referenced address. Current objection to this proposal until the following deficiency is corrected in connection with the business's service provider: Pre - Engineered System (Cooking operations) is listed by IROL (Inspection Reports On -Line) in connection with the service provider, as overdue for a semi-annual inspection by 8 months (was due 6/28/2024). If documentation cannot be provided as system being current, recommendation to deny liquor license until system is brought up to code and compliance. 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 February 12, 2025, which reads as follows: "1 have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated February 20, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The proposed use is located closer than 1000' to another property with an existing tavern license. This requirement would need to be waived by Council. 2. Planning and/or Council may wish to address the exposed equipment located on the roof. 3. The parking lot shall be repaired and restriped as necessary. Parking Mr. Wilshaw: Ms. Dinaro: Mr. Uhazie: Mr. Wilshaw: Mr. Bongero: Mr. Uhazie: Mr. Bongero: Mr. Uhazie: Mr. Bongero: February 25, 2025 31771 spaces shall be 10' wide and 20' deep and double striped. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated February 12, 2025, 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 February 10, 2025, which reads as follows: "All taxes are current on the property." The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Are there any questions for the Planning Director? Yeah, thank you. So, during the study session, we talked about a couple concerns, the dumpster not having walls, the rooftop HVAC system being rather unsightly, and then the parking lot issue being resealed. Are there any plans...did they resubmit anything to address any of those concerns? No, they've not submitted anything new. One thing is that, after discussing it with Jerome and Mark this afternoon further, we would recommend a modification if you do look for the screening, because it is so large, we would probably recommend changing the resolution to read something along the lines of planning and inspection will determine the need and method of screening. Because it's so large, we're also afraid that screening might not look that much better, so it would probably be a decision best left for Mark and Jerome. Great. Okay, Thank you. Any other questions for planning staff? Piggybacking on. Ms. Dinaro, matching the light materials of the building, that's all brick. So yeah, there's going to have to be some type of...they're going to need to come to the department...who's going to determine what they can use. They're going to submit a material then if we approved it, it would go... It'd be at the discretion of the Inspection Department and Planning Department. If you would recommend... And do you know if the petitioner is aware of the fire department? I shared that with them. Okay? They're concern? Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: Mr. Wilshaw: February 25, 2025 31772 Yes. Okay, okay. Thank you. Thanks, Mr. Chair. Thank you. Mr. Bongero. Any other questions for staff? If not, our petitioner is in the audience, feel free to come to one of our podiums. We'II ask that you come forward and tell us about your proposal. So, you can come to this podium over here. If you'd like, you gotta like come up and speak in the microphone. There you go. Good evening, Sir, can we have your name and address, please? Scott Kim, 31823 Plymouth Road, Livonia, MI. Mr. Wilshaw: Mr. Kim: Mr. Wilshaw: Mr. Kim: Mr. Wilshaw: Ms. Dinaro: Mr. Kim: Okay, very good. Thank you. What would you like to tell us about your request for an SDM license? I sent it to fax, and then the mail to liquor license department, I think the two weeks ago in the mail, and then one more time to fax. I sent. Okay. Is there anything else that you'd like to tell us before we ask questions. No, everything good. Everything's good. Yes, okay, let's see if we have some questions for you, Mr. Kim, any questions for our petition? Mr. Kim, can you just tell us a little bit about what the business is going to be? Tell us a little bit about, you know, the restaurant and the grocery store. The previous owner is the only Japanese sushi. We need to upgrade the Korean fusion as the K-Ramen and sushi is more better. And then these days, the young people like the ramen menu, then we make it something special in the bowl, and then the lot of toppings, like the sushi and kimchi, and other the Korean stuff, It's not opening everything in the package. One, you're gonna sell them in the shelf. that we're gonna buying the from the LA, and then the Chicago, the big, buying from the big city. They're gonna to deliver. They're gonna buy to Chicago. There's something different venues. Ms. Dinaro: And then just a follow up to that, when do you expect to open? Mr. Kim: February 25, 2025 31773 We need an inspection, and then I have to notice the four, four kind of one. It's not easy, because the roof top, and we're going to build the red note. How do I make it? Because same materials down the wall, and I don't have idea right now. I'm going to ask the construction guys, and the dumpster, is not that easy. Like to make it work. That's it about group time, one, some kind of idea, because the just still frame and then the notice say, same kind of color in the materials. It's a little confusing because we can make the heavy one at the top. I think the Tight material is better. I'm not sure. I saw that the Home Depot. I couldn't find it. Mr. Wilshaw: Thank you very good. Thank you. Ms. Dinaro, any other questions? Mr. Droze. Mr. Droze:' Thanks for coming tonight. And I think in general, this seems like a great add to the Plymouth Road corridor. And I feel like some of the things that I have a concern with are really more, not so much your business, but the building itself, and you mentioned that the, I think the owner of the property is here. Some of those, I guess, are significant, is it...are you able to commit to doing some of the things that were mentioned, like the dumpster enclosure and the HVAC screening? I mean, some of those are probably going to require a fair amount of investment. I think we just, we're looking for a level of comfort that can be part of something that you guys work through. Mr. Kim: Okay, I understand. Mr. Wilshaw: Is the owner...is the owner representative here? Yes Mr. Wilshaw: Would you like to come up to the podium so that we could? (someone from audience speaking) Mr. Wilshaw: Yeah, certainly, certainly, yes, you can. You can definitely speak on his behalf. Good evening, sir. Can we just have your name so we know who we're speaking with? Waseem Alsheek, 31826 Plymouth Road, Livonia, MI. Mr. Wilshaw: All right, Mr. Droze has some questions in regards to you committing to repairing a few of the issues around the property and the parking lot and so on. Would you like to answer that? February 25, 2025 31774 Mr. Alsheek: Yeah, we could definitely commit to fixing some of the issues. Mr. Wilshaw: Okay. Mr. Droze, got anything else? Mr. Droze: So, yeah, I think that was the screening, the it was mentioned the I think the parking lot probably needs some work too, and I think we're just looking at this an opportunity to clean up the building. And if you guys are good with that it would be helpful to know. Mr. Alsheek: Okay. Mr. Wilshaw: Thank you. You're all set. Mr. Droze? Mr. Droze: Yeah. Mr. Wilshaw: Let's see if there's any other questions for the landlord, his representative, since he's up here, no other questions. Okay, you're all set. Thank you. Any other questions for Mr. Kim? Regards to the business?, I see no other questions. All right. Anyone in the audience wish to speak on this item? Mr. Kim, you can have a seat. You're all set. Thank you. Go ahead. You're welcome to come forward to our podium. Again, we just ask for name and address so we know who we're speaking to. Adam Kempa, 11405 Berwick, Livonia, MI. We've lived there for some 30 some odd years, and that has always been a family food type restaurant. I've seen it struggle over the years and close multiple times, and I don't understand how a liquor license is going to improve things for this particular location, when right across the street there is their competition, which is a restaurant that's been there for more than 15 years now. So I have that problem, it's a family run restaurant that is now going to serve liquor. Does that mean Burger King can start selling liquor and all the other places under that precedent? It's a question for me, but we already have traffic issues from the one restaurant. It's a one way street behind it, and we have their patrons coming out onto Berwick running on the opposite direction of the one way street. Some think they're being clever, and they turn their lights off at night, and that is a problem. So, there's parking problems in that particular neighborhood because of the narrow streets, and any changes becomes a real issue for us, at least the residents. Thank you. Mr. Wilshaw: I appreciate your comments. Just so you understand the nature of this particular request, I just wanted to help clarify a little bit. They're asking for a SDM license, which is a packaged beer and wine license. They're not going to serve liquor, and they will not be...they're just going to serve a beer and wine, and they have a February 25, 2025 31775 grocery element to this restaurant. So, they're going to have an area where you can sit and eat the sushi or ramen, but then they're also going to have an area where people can pick up packaged foods or prepared foods that are already like a grocery store, and there they're talking about having some Korean beers and things like that available for purchase, and then they would take them away to consume them at home or wherever else. Mr. Kempa: So it isn't consuming on premises? Mr. Wilshaw: No, there's no on premise Mr. Kempa: That's a little different. Mr. Wilshaw: Yes, it's a little different, probably a little tamer than what you were thinking is going to go here. Mr. Kempa: Well, not being versed in the statutes, I read the alcohol and said, Oh, that is interesting. Mr. Wilshaw: I totally understand. Mr. Kempa: Thank you. Mr. Wilshaw: Oh, you're welcome, sir. Thank you for coming tonight. Is there any other comments from the audience? Any other questions, comments from the Commission? No. Mr. Bongero. Mr. Bongero: Just a comment, because there's nothing submitted of any ideas to beautify the building. You know, other than we're saying screen the rooftop equipment, but what does that mean? You know, right now, it's unsightly, but if you put vinyl fencing up there, that's gonna look pretty bad too. So, I mean, really, I feel there should have been, a plan or something submitted with a proposal. How are we gonna screen it, because it's gonna look really bad right there on Plymouth Road. And I, you know, it's a vacant building, you come in and, you know, you want to bring new business in and make it a benefit to the city, you know, I think there should be a little more submitted to us so we can see, like they're going to paint the brick or, you know...we're kind of like throwing things out and I don't know if they totally under understand what we're saying. You know what I mean? And I especially...I'm not comfortable with that rooftop being concealed with some type of... I don't know what else you do up there, other than fencing. You know what I mean when other material, plywood or something. So, I feel like I'd like to see all that before I really made a decision. But that being said, I don't want to hold this up, but Mr. Wilshaw: Mr. Uhazie: Mr. Bongero: Mr. Wilshaw: February 25, 2025 31776 that's my concern. It just feels like it's not a complete submittal. That's my opinion. I appreciate that. Mr. Bongero. Mr. Uhazie., Excuse me. We understand that concern, and that's why we had some additional conversations this afternoon, really digging in there. We don't know what the best material would be, even in the best case scenario, which is why the Inspection Department and Planning recommended to change the approving resolution. If it were to go forward we recommend the petitioner work with Planning and Inspection Departments to determine if screening is necessary, and if so, what type, because that's the last thing we want, is just for anything throwing up there that does not match. Okay, yeah, I guess that makes me feel a little bit better. Thank you for that. This is also, obviously... we're just making a recommendation. It goes to the council. Get another bite at the apple. Perhaps at council level, or maybe some decisions will be made by that time in regards to how they screen. Any other questions or comments from anyone? If not, I'm going to close the public hearing, and a motion would be in order. On a motion by Long, seconded by Dinaro, and unanimously adopted, it was #02-05-2025 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on February 25, 2025, on Petition 2025-01-02-03 submitted by Scott Kim, requesting waiver use approval pursuant to Section 6.03 of the Livonia Zoning Ordinance, as amended, to utilize a S.D.M. liquor license (allows a business licensed to sell, at retail, beer, wine, and mixed spirit drink products in the original package for consumption off the premises) in connection with the operation of a new grocery and limited -service restaurant (K-Ramen & Sushi) at 31823 Plymouth Road, located on the southwest corner of Plymouth Road and Berwick Street in the Northeast 1/4 of Section 34, the Planning Commission does hereby recommend to the City Council that Petition 2025-01-02-03 be approved subject to the following conditions: 1. That the subject site has the capacity to accommodate the proposed use. February 25, 2025 31777 2. That the use of an SDM liquor license will complement the existing use of the subject property and will provide an additional service to customers. 3. That the Planning and Inspection Departments shall determine the need and method of all rooftop screening. 4. That the three walls of the trash and grease dumpster area shall be constructed out of building materials that shall complement that of the building and constructed in a location to the satisfaction of the Planning Department. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass. The trash dumpster area shall be maintained and, when not in use, closed at all times; and 5. That the parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia 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 1,225th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,225th Public Hearing and Regular Meeting held on February 4, 2025. On a motion by Dinaro, seconded by Droze, and unanimously adopted, it was #02-06-2025 RESOLVED, That the Minutes of 1,225th Public Hearings and Regular Meeting held by the Planning Commission on February 4, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: NAYS: ABSENT: ABSTAIN: February 25, 2025 31778 Dinaro, Droze, Bongero, Long, Wilshaw None Ventura, Caramagno None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,226th Public Hearings and Regular Meeting held on February 25, 2025, was adjourned at 7:30 p.m. ATTEST: Ian Wilshaw, Chairman CITY PLANNING COMMISSION Sam Caramagno, Secretary