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HomeMy WebLinkAbout1,228 - April 8, 2025 signedMINUTES OF THE 1,228th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 8, 2025, the City Planning Commission of the City of Livonia held its 1,228th 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: Wafa Dinaro Peter Ventura Sam Caramagno Glen Long lan Wilshaw Members absent: David Bongero Patrick Droze Mr. Jacob Uhazie, 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 2025-02-02-06 Oil Change Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 02-02-06 submitted by NC Designers and Contracting requesting Waiver Use approval under Sections 3.11 and 6.06 of the Livonia Zoning Ordinance, as amended, to construct a 2,117-square foot, full -service oil change facility at 27410 Joy Road, located at the northwest corner of Joy Road and Inkster Road in the Southeast 1/4 of Section 36. Mr. Uhazie: April 8, 2025 31829 Good evening. This is a request to construct a full -service oil change establishment with three bay doors. The site is currently zoned C-2 and sits vacant. The location is on the northwest corner of Joy Road and Inkster Road, with plans showing a proposed 2,100 square foot building on a 0.34-acre site. The plans show the building to be 17 feet from the right of way, complying with the zoning ordinance setbacks and according to the Livonia Zoning Ordinance, outdoor storage of any disabled damage or unlicensed vehicles is prohibited under this waiver use. The plan does not show any proposed areas for excess vehicles. The site is at the corner of three other municipalities. To the east is a Mobile gas station across Inkster Road in Redford Township. To the south is a vacant site across Joy Road in the City of Westland, along with a lawn and snow equipment shop. To the southeast, there is also a Speedway gas station. The opposite corner of the intersection is the City of Dearborn Heights. To the north is a vacant wooded parcel zoned C-2 (General business), and to the west is a vacant site zoned C-2 as well. The proposal has shows access in via two driveways. One off of Inkster Road and one from Joy Road. As of now, I've not seen any changes of the location of the drives from what was presented at the study session. The building setbacks meet the zoning ordinance requirements. For parking, the site plan shows three proposed parking spots, with one being an ADA accessible space. All spaces are located along Joy Road. The ordinance requires two parking spaces for every repair bay, plus one for each employee, which is a total of eight parking spaces. But since this is not an automobile repair shop, patrons will be inside their vehicles during their oil change, the only parking spaces will be for employees. The petitioner states that two employees will be on the site. According to the ITE Parking Generation Standards, the parking rate for a quick -lubrication vehicle shop is generally considered to be one to one, meaning one parking space is needed per car that comes in for an oil change. That would be three spots required for the three bays. The spaces are clearly marked, but they are not double striped and would need to be updated in the final plan. The floor plan shows three proposed bays, a storage room, mechanical equipment room, a lobby with cashier and unisex bathroom. The landscape plan shows that landscaping requirements along Joy Road and Inkster Road both comply with the zoning ordinance. The plan shows a planting height at 24 inches of landscaping along the corner of Inkster and Joy, which also complies with the landscaping requirements of the ordinance. The elevation plans show a dark gray, black brick facade with silver metal cap atop the building and E.F.I.S materials are shown on the building sides between the windows Mr. Wilshaw: Mr. Uhazie: April 8, 2025 31830 and the parapet. Surrounding the main entrance of the front elevation are red panels. The three bays would utilize a total of six 10-foot overhang doors facing Inkster Road. The dumpster is shown on the plan to be a 10 by 10 dumpster enclosure located in the site's northwest corner behind the building. The plan shows the dumpster enclosure to be constructed out of concrete with a brick finish. The brick veneer finish should match the primary building color. The plans did not include any storm water or drainage plans. A photometric plan was submitted showing up to 5.1-foot candles along the property lines the north. The ordinance discourages the adverse effects of inappropriate lighting. The plans show a proposed monument sign at the corner of Inkster Road and Joy Road, but no sizes are listed on the submitted plans. They are allowed one ground sign, not to exceed 30 square feet in area and six feet in height, with a minimum setback of 10 feet from any of the right of ways. With that, Mr. Chairman, I can read out the correspondence. Yes, please. The first item is from the Engineering Division, dated March 3, 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 project at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #27410 Joy 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 and water main. Based on the submitted drawings, we have the following comments: i) Sanitary Sewer: The drawings do not include a basis of design for the proposed sanitary sewers, but we do not believe the proposed use will create a negative impact on the existing system. It should be noted that the owner will need to clean and televise the existing lead to ensure that it is still in serviceable condition if they wish to re -use it for the new building. ii) Storm Sewer: The drawings do not show any proposed storm sewer improvements. It should be noted that any new development will be required to meet the Wayne County Storm Water Ordinance, including detention. Since all storm sewer servicing the site is under the jurisdiction of Wayne County, the owner will need to submit drawings to the Wayne County Department of Public Services for approval and permitting. 3. The proposed Landscape Plan indicates the planting of five (5) Red Maples on the site, as well as Flowering Dogwoods. We would encourage the developer to choose a tree species from our approved tree list instead of the Red Maples. 4. Any disturbances April 8, 2025 31831 with the Joy Road or Inkster Road right-of-way's will require permits through the Wayne County Department of Public Service, including driveway approaches and sidewalk removals and placements. 5. The proposed site plan indicates a drive-thru lane and dumpster enclosure under the existing overhead power lines. The owner will need to contact DTE for pole and line removals, or revise the site plan to avoid the existing pole and move the dumpster enclosure out of the influence of the overhead lines." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated March 6, 2025, which reads as follows: "his 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. 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 28, 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 March 28, 2025, which reads as follows: " Pursuant to your request, the above -referenced Petition has been reviewed. 1. The exterior lighting must conform to the Lighting Ordinance. Lights shall be directed downward, not exceeding .5 foot-candles at the property line. The height of the light fixtures shall not exceed 20' measured from the finished grade to the top of the fixture. 2. Signage shall conform to the Ordinance, or a variance would be required from the Zoning Board of Appeals. 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 March 10, 2025, which reads as follows: "I have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated April 4, 2025, which reads as follows: "Item #1 on the April 8, 2025 agenda has back taxes owed in the amount of $5,405.72 for 2023 and 2024."The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Any questions for our planning staff? Mr. Long. Mr. Long: April 8, 2025 31832 We had several recommendations or action items from the study meeting. I don't see any of them incorporated here. Were there any new materials? Mr. Uhazie: I have not received any new materials. Thank you. Mr. Long: Thank you. Mr. Chair. Mr. Wilshaw: Thank you. Mr. Long. Any other questions for staff? Mr. Ventura. Mr. Ventura: Jacob, I see that we talked about the landscaping here, and I'm a little confused. We say, however, there should be evergreen shrubs screening the vehicle lights from the parking lots onto Joy Road. Can you point out exactly where you'd like those shrubs to be? Mr. Uhazie: Mr. Ventura: Some sort of screening along here. Okay, so that would be something that we'd want to add to the Mr. Uhazie: Yeah. Mr. Ventura: Alright, thank you. Thank you. Mr. Wilshaw: Thank you. Mr. Ventura. Any other questions for staff, if not our petitioner is in the audience, feel free to come to our podium. Introduce yourself. Nasser Choucair, NC Designers and Contracting, 3241 South Telegraph, Dearborn, MI. Mr. Wilshaw: God evening. Mr. Nasser. Mr. Choucair: I just want to say, I mean, Mr. Jacob, just explained everything about the whole project that we're doing, and this is a new concept that we're bringing into that corner, and it's a little bit more modern than other facilities that we added before. It combines some new material that everybody is using now, like the metal panels, mixing it with the brick and E.I.F.S., which is, we don't normally like to pawn the buildings at the low portions, so we put it in an area that like it doesn't show much. And overall, I mean, if there is any questions I would love to answer regarding this. Mr. Wilshaw: Mr. Wilshaw: Mr. Ventura: Mr. Choucair: Mr. Ventura: Mr. Uhazie: Mr. Ventura: Mr. Choucair: Mr. Ventura: Mr. Wilshaw: Ms. Dinaro: Mr. Choucair: April 8, 2025 31833 I'm sure we'll have some for you. Let's see if there's any questions for our petitioners. Representative, any questions for the petitioner? I built them up that there was a ton of questions. Good evening. There are two things that I like to talk about. Number one, are you willing to add some shrubs to the Joy Road shrubbery line in front of the parking spaces to... Of course, for the reason that he mentioned for sure, we will do. Okay. Thank you. And number two, Mr. Droze, who is not here this evening, asked at the study session if the entrance from Inkster Road could be moved north to...is that correct? Correct. I believe we first mentioned something closer to where they could go directly into the dumpsters. Right, so that it would be far enough north, and so that the traffic entering and exiting on Inkster Road would be further away from the intersection. And it seemed that that would be acceptable at the study session, but I don't see the changes here. Can we institute those? We will change. I mean, I mean, if it's, I don't know if we did, if we do the change within that week that you're gonna put it now. And I mean, that's why probably my guys didn't submit to you then the updated one yet, but we are willing to move that. And probably, if I mean, whatever you put in the recommendation previously, we're going to go ahead and address the new plans that going to be submitted. Thank you. Thank you. Mr. Ventura. Any other questions? There was a note that there's back taxes. Have those been taken care of yet? So this is like, this is, it's a purchase. My client that I'm dealing with is not the original owner. He's purchasing the property, and we're trying to get, like, an exception from the city, so we can close the deal on this. And of course, before we close even the deal, all these taxes have to be taken care of. Matter of fact, when you called me early today, I reached out to the owner. He was out April 8, 2025 31834 of state, but he did call the agent regarding these taxes so he can take care of them. Ms. Dinaro: Great. The other question is on lighting, can you explain what kind of lighting you're going to have on the site, please? Mr. Choucair: The lighting on the building there, we call them up and down lighting so they do not expose, like straight out, they go up and down. So there's no way they would Yeah, the only, the only lighting on the on the site that would be exposed is the pole light, which is 90 degree down. They're going to be and they're going to be within the candle that we require, and the city requires. Ms. Dinaro: Mr. Wilshaw: Mr. Long: Great. Thank you. Excellent. Thank you. Ms. Dinaro, any other questions? Mr. Long. So, it sounds like a lot of the changes that we discussed at the study meeting are going to be incorporated, they're just not in the presentation here, the last thing that we talked about was the dumpster being close to the power lines. And then at the study session, they said that they weren't interested in having to move any utility poles or anything like that. And I know that there was also mentioned, I think, in the engineering report. Mr. Choucair: Let me see, where's the light? I mean, if there is any, like, electrical lines, really, near the dumpster, definitely, either will move the dumpster, or we have to move the pole light or electrical. But, I mean, if it's as long as it is within the exception, that should be not a problem. Mr. Long: Mr. Wilshaw: Well, I mean, I think we're excited about this development and but you know, there are still a lot of changes that are going to be made to this. I think, you know, I can get behind it, because it still has to go on to City Council. But, you know, there's a lot of what we're seeing up there isn't going to be the final product. So thank you, Mr. Chair. Thank you, Mr. Long. Yeah, I believe there's an easement on the north side that the power lines are going across. Right about where the dumpster is. So, if dumpsters gonna get raised, it could potentially interfere with those power lines. I think that was the issue. Mr. Choucair: I mean, if there's any lines that are, like, really close to the dumpster, definitely we have to move the dumpster. Yeah, of course. Mr. Wilshaw: All right, sorry, any other questions? Comments? Mr. Uhazie: Mr. Wilshaw: Mr. Choucair: Mr. Wilshaw: April 8, 2025 31835 Unless you want to address the other engineering comment about the tree species. Oh, yes, the maples. Yeah, so right now you're showing all maples and the comment from the engineer was to have a variety of species other than maples. So, there's a species list that the city has. Would you be willing to take a look at that and adjust those tree species? Definitely. Okay. All right. Is there anything else from anyone on the commission? Is there anyone in the audience wishing to speak on this item? There's one gentleman in the audience, Mr. Nasser, if you'd like to just sit down for one moment. We'II let the gentleman come forward and speak at our podium. Let us know his thoughts, either for or against. Aaron Lapinski, 8883 Inkster, Livonia, MI. I'm just curious what the proposed hours of operation are. I'm pretty close I'm worried that, you know, they're gonna be working till 10 o'clock at night or super early in the morning. So that's, that's my concern. Mr. Wilshaw: Mr. Lapinski: Mr. Wilshaw: Mr. Lapinski: Mr. Wilshaw: Mr. Choucair: that. It depends Mr. Wilshaw: Is there anything else you'd like to know? Nope, everything else sounds pretty good. I mean, we're looking to, looking forward to getting something in on that corner. That's been vacant for the 30 years that I've been there. So, we'll try to find out that for information for you. Okay, thank you. Thank you, sir for coming. Anyone else in our audience wishing to speak on this item? I don't see anyone else. Nasser, is there anything else that you'd like to say, or do you know what the hours are gonna be? Yeah, it would be like from eight till probably nine, not more than winter or summer hours. All right, very good. Is there anything else that you'd like to say before we make our decision? Mr. Choucair: Mr. Wilshaw: On a motion by #04-11-2025 April 8, 2025 31836 I mean, we're going to comply with whatever we talked about now, and I hope that would satisfy the Planning Commission. Okay, very good. Thank you. There's no further discussion on this item. I'll close the public hearing, and a motion would be in order. Dinaro, seconded by Long, and unanimously adopted, it was RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on April 8, 2025, on Petition 2025-02-02-06 submitted by NC Designers and Contracting requesting Waiver Use approval under Sections 3.11 and 6.06 of the Livonia Zoning Ordinance, as amended, to construct a 2,117- square foot, full -service oil change facility at 27410 Joy Road, located at the northwest corner of Joy Road and Inkster Road in the Southeast '/4 of Section 36, be approved subject to the following conditions: 1. That the Site Plan identified as Sheet No. SP-101, dated January 13, 2025, prepared by N.C. Designers & Contracting Inc., is hereby approved and shall be adhered to; 2. That the Elevation Plan identified as Sheet No. A-201, dated January 13, 2025, prepared by N.C. Designers & Contracting Inc., is hereby approved and shall be adhered to; That the Landscape Plan identified as Sheet No. SP-201, dated January 13, 2025, prepared by N.C. Designers & Contracting Inc., is hereby approved and shall be adhered to; 4. All parking spaces, except the required handicapped spaces, shall be doubled striped at ten feet (10') wide by twenty feet (20') in length as required; 5. The van -accessible barrier -free parking space shall be sized, signed, and marked in accordance with the Michigan Barrier -Free Code; That the three walls of the trash dumpster area shall be constructed out of building materials that shall complement that of the building. The enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel April 8, 2025 31837 fiberglass. The trash dumpster area shall be maintained and, when not in use, closed at all times. That all light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadways; 8. That there shall be no outdoor storage of auto parts, equipment, scrap material, waste petroleum products, junked, unlicensed or inoperable vehicles, or other similar items in connection with this operation, and the overhead doors, when not in use for vehicles entering or exiting the service facility, shall always be closed; 9. 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; 10. The overall average illumination level for the parking lots shall be 1.0-foot candle as provided under Section 7.22 of the Zoning Ordinance; 11. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited;. 12. That the five (5) Red Maples are replaced with tree species off the approved tree list; 13. That an opaque screen of landscaping (evergreen or deciduous hedge) at least three (3) feet in height be added between the Joy Road Right of Way and the parking spaces; 14. The dumpster location be modified to not impact the overhead wires to the satisfaction of the Planning Department and Inspection Department; 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. Pursuant to Section 13.13 of the Livonia 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 April 8, 2025 31838 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 Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Ms. Dinaro: Do we want to add the driveway move, and the landscaping? Mr. Ventura: Yeah. Mr. Wilshaw: I suspect there's a few items here that need to make at least note of, right? Mr. Ventura: I would agree. Ms. Dinaro: I think, yeah. I think moving the driveway up on Inkster, and then the landscape. Was there something else? Mr. Ventura: Two landscape items. One is, one is sufficient density and height of shrubs on Joy Road and number two would be the species of trees that conform. Mr. Wilshaw: Is there anything else, Mr. Caramagno, that you had noted? Mr. Caramagno: Well, we had some talk about the dumpster, making sure that ifs clear of the wires location, of course, and if not, it can always be clocked 90 degrees and come in from the other way, and then the taxes. I think it's pretty clear and evident that before this gets passed by City Council, these taxes will have to be squared away. So, make sure it's very clear that's taken care of as well. Mr. Wilshaw: Mr. Long: Ms. Dinaro: Mr. Wilshaw: Okay, does that encapsulate all the items that would be adjusted in our approving resolution? Wasn't there, and also an issue with the lighting, the photometric plan showed too high on the northern board. That was addressed in number seven. All right, anything else that we need to incorporate in this? No, everyone's okay with the changes as proposed? April 8, 2025 31839 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #2 PETITION 2025-02-02-07 Midwest Freight Storage Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 02-02-07 submitted by Midwest Freight Storage requesting waiver use approval pursuant to Section 3.17 of the Livonia Zoning Ordinance to operate an outdoor truck and trailer storage facility at 32225 Schoolcraft Road, located on the south side of Schoolcraft Road between Hubbard and Merriman Roads in the Northeast'/4 of Section 27. Mr. Ventura: Mr. Wilshaw: Mr. Uhazie: I have a conflict on this agenda item, and so I'm going to recuse myself from the proceedings. Now we will go to Mr. Uhazie, to give background information on this petition. Thank you, Mr. Chairman, this is a request to operate an outdoor truck and trailer storage facility. The property is currently zoned M-2 (General manufacturing). The subject property is 3.24 acres in area, and has about 200 feet of frontage along Schoolcraft Road with a depth of approximately 712 feet. The rear of the property has another 200 feet of frontage along Industrial Road. There is an existing one-story building, which is 21 feet high and approximately 22,677 square feet in size. The surrounding properties are M-2, as well. The building currently has two tenants leasing space. Approximately 6,000 square feet of the building is used in conjunction with this proposed truck storage for offices and additional storage. Under a separate address, the remaining portion of the building is used as a caregiver grow operation. The rear of the site is currently being used for truck parking. The petitioner owns over a dozen large semi -trucks that use the back vacant lot for parking. They will not be working on these trailers or engines at this location. This is strictly for parking in between routes for their business. They do not transport or store any hazardous or flammable goods on the site. The truck and trailer storage facilities require waiver use approval under the provision set forth in section 3.17 of the zoning ordinance, parking for the trucks and trailers would be allocated to two separate areas shown on the site plan. The site plan identifies one of these areas having 16 existing truck parking spaces located at the rear of the property, which is surrounded on three sides by an existing six- foot -high concrete wall. Along the rear half of the eastern property Mr. Wilshaw: Mr. Uhazie: April 8, 2025 31840 line, there are an additional nine existing truck parking spaces shown. The site plan identifies a total of 25 parking spaces on this site for trucks. With that I can read out the correspondence. Yes, please. Mr. Uhazie: The first item is from the Engineering Division, dated March 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 #32225 Schoolcraft 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 and water main. The submittal does not include any proposed utility information or calculations, so we cannot comment on any proposed impacts to the existing systems, but we do not believe the proposed usage will adversely affect the existing utilities. 3. Although the submittal does not indicate any utility information, it should be noted the any proposed re -development, such as removing and replacing the parking areas, will be required to provide storm water improvements and detention per the Wayne County Stormwater Ordinance."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated March 17, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to operate an outdoor truck & trailer storage facility on the property located at the above referenced address. We have no objections to this proposal with the following stipulations: 1. If area is secured by fencing and a mechanical gate, entry inside the gated area by emergency vehicles shall be accessed via keypad code, fob, or key with such options to be secured in a Knox Box. 2. Provide location(s) of closest fire hydrant(s) for this area on the official plan set. 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 March 13, 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 March 28, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The parking lot shall be continually maintained in satisfactory condition so as to be safe, attractive, and free of hazards, nuisances, or other unsafe conditions. This Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: Angelo Zannis Mr. Wilshaw: Mr. Zannis: Mr. Wilshaw: Mr. Zannis: April 8, 2025 31841 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 March 12, 2025, which reads as follows: / 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: (Customer name on record - ASPLUNDH CONSTRUCTION) Total Due City of Livonia $740.11." The letter is signed by Connie Kumpula, Chief Accountant. That is the extent of the correspondence. All right, thank you. Mr. Uhazie, any questions for our staff? I don't see any. Mr. Uhazie, just a quick question. This has been a existing non -conforming use for a long time. This outdoor storage area. Is that correct? Correct. And this was just discovered, and they're just trying to get this cleared up, right? Correct. Okay, very good. Thank you. Our petitioner is in the audience. I believe. If you can, please come forward to our podium. Good evening. If you can start with your name and address. , Seaway Realty Properties, LLC., 32225 Schoolcraft, Livonia, MI. Good evening. Mr. Zannis, anything else that you'd like to tell us about this request? Yes, there was an outstanding water bill that was paid on March 31, 2025, and I have the receipt showing that. So, would you like me to provide a copy to you guys? That's fine. Yeah, actually, Ms. Reece can grab that and we'll just make that part of our packet. Then there were two items that you guys wanted us to address last week at the study session. One of them was the damaged block wall in the southeast corner. I've reached out to our masonry contractor last week; he will be meeting me out there this week to take a look at it. It's about nine square feet of block. It Should be a simple fix there to patch that up. I also reached out to our fence contractor regarding those last 100 feet of fence on the southeast corner as well, which was bowed out and leaning because of large concrete blocks that were existing there from Mr. Wilshaw: April 8, 2025 31842 previous tenants. They don't see any issue in getting those fixed. We will have to get a contractor with large machinery to move those concrete blocks away from the fence which caused the issue in the first place, and then at that point, our fencing contractor will come, reset the poles, straighten the fence, and everything should be good, Excellent. Well, thank you for addressing some of those concerns that came up at the study meeting. Yes, let's see if there's any other questions for you on this petition. Is there any questions for our petitioner? Mr. Caramagno: I've only got one. First, let me say thanks for following up on the things we talked about last week, because that's nice when a petitioner comes and actually addresses the things we've talked about, or has plans to address it. That's a nice thing to hear. The question I've got for you is, the vehicles you're going to park on this property, trucks, trailers...are they all going to be licensed vehicles? Mr. Zannis: Yes, they are. Mr. Caramagno: Okay. That's what I wanted to know. Thank you. Mr. Zannis: Mr. Wilshaw: Mr. Zannis: Mr. Wilshaw: Then just going back to any other repairs that we make. If you guys want us to provide invoices, we are more than happy to do that or pictures. That's excellent. We appreciate that. And if this moves on to City Council, you can always provide that information to them as well. That'll help sort of seal those items up. So, thank you. Any other questions for our petitioner? Anyone in our audience wishing to speak on this item? Anything else you'd like to say before we make our decision? Nope. Thank you for your time. Well, thank you, Mr. Zannis. Let's close the public hearing at this time and a motion is in order. On a motion by Caramagno, seconded by Long, and unanimously adopted, it was #04-12-2025 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on April 8, 2025, on Petition 2025-02-02-07 submitted by Midwest Freight Storage requesting waiver use approval pursuant to Section 3.17 of the Livonia Zoning Ordinance to operate an outdoor truck and trailer storage April 8, 2025 31843 facility at 32225 Schoolcraft Road, located on the south side of Schoolcraft Road between Hubbard and Merriman Roads in the Northeast % of Section 27., be approved subject to the following conditions: 1. That the plan, dated February 17, 2025, prepared by Appee/Donnan, Inc., is hereby approved and shall be adhered to; 2. That the maximum number of semi -trucks and semi -trailers parked on the site shall not exceed twenty five (25); 3. That all semi -truck and semi -trailer storage shall be restricted to the confined area of the property as shown on the approved plan; 4. Storage within the storage area shall be limited to semi - trucks and semi -trailers, as shown on the approved plan. Any other special trade contractor or business wishing to occupy or lease space on the property for the outside storage of equipment, vehicles or materials that differ from what is shown on the plan shall first obtain approval of the Planning Commission before obtaining a zoning compliance permit and certificate of occupancy from the City of Livonia Inspection Department and Fire Marshal; 5. That there shall be no outdoor storage of disabled or inoperative equipment and vehicles, scrap material, debris or other similar items; 6. There shall be no storage of flammable, explosive, radioactive, hazardous, toxic, or volatile substances upon the premises; That no minor repairs or maintenance work on vehicles or trailers shall be conducted on this site; 8. That the petitioner shall submit a Letter of Understanding signed by the petitioner and the owner of the underlying real estate indicating that this waiver use will be voluntarily abandoned in the case the petitioner moves from the premises; 9. That the block wall and fencing be repaired to the satisfaction of the Inspection and Planning Departments; Mr. Wilshaw: April 8, 2025 31844 10. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time permits are applied for; and 11. Pursuant to Section 13.13 of the Livonia 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 Zoning Ordinance, as amended. Is there any discussion? Would the maker be interested in adding any condition in regards to the repair of the wall or fence, they just be done to the satisfaction of the planning department? Mr. Caramagno: I am comfortable with the way he presented himself tonight, but we can add that the block wall and the fence needs repair prior to approval. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #3 PETITION 2025-03-02-08 Wade Shows Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 03-02-08 submitted by Wade Shows, Inc. requesting waiver use approval under Sections 3.11 and 6.56 of the Livonia Zoning Ordinance, as amended, to conduct a carnival in the parking lot of the former Sears, sponsored by the Livonia AM Rotary Club, consisting of amusement rides, games, and food concessions from May 19, 2025, through June 8, 2025, on the property at 29500 Seven Mile Road, located on the northwest corner of Seven Mile and Middlebelt Roads in the Southeast Y4 of Section 2. Mr. Uhazie: This is the petition to conduct the annual carnival at the parking lot of the former Sears site located on the northwest corner of Seven Mile and Middle Belt Road with the current zoning of C-2 and the surrounding neighborhoods include Livonia marketplace, which is zoned C-2, to the west. To the north across St Martin's Avenue is commercial zoning of C-1 and C-2. In Nottingham Village condos which is zoned NM1. East across Middle Belt April 8, 2025 31845 Road is the commercial area zoned C-2 and C-1 and south across Seven Mile Road is the Mid Seven shopping center zoned C-2. Operation of a carnival is allowed with waiver use approval subject to Section 6.56 of the zoning ordinance. Carnivals may be allowed for periods not to exceed two weeks. The proposed carnival will be for 21 days. There is an exception that the petitioner may request an optional time extension of up to two weeks from the Planning Department. As mentioned, this would run from May 19 through June 8, 2025. The proposed hours of operation would be Monday through Friday, from 4pm to 11pm and weekend, Saturday and Sunday, from noon to 11pm. On Monday, June 9, the carnival would be closed, broken down, and moved to the next location. The carnival area, which measures approximately 660 feet east to west, and 320 feet north to south. It would be the same layout used for the past several years. The north limit of the Carnival would be the main drive aisle that extends across the Sears parking lot and provides ingress and egress from Middle Belt to Livonia marketplace. The western boundary is the Sears property line adjacent to the Livonia marketplace. Overall operation would consist of two main components. The West component would be labeled as RV parking and would be temporary housing and storage of all their trucks and equipment associated with the carnival. The east component, labeled carnival midway, would contain the rides and Midways. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: Mr. Uhazie: The first item is from the Engineering Division, dated March 10, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced waiver use approval request. The address of #29500 Seven Mile Road is correct for the subject parcel, and should be used in connection with this petition. We have no objections to the proposed petition, although the following items should be noted: 1. Should the carnival have the need to occupy, or should any of the associated activities impact either of the Seven Mile Road or Middlebelt Road right-of-way's, a permit from Wayne County will be required as both roads are under their jurisdiction. 2. All sanitary sewage from the site, recreational vehicles or campers shall be disposed of properly. 3. Should the operators need to have water provided for their facilities, they should contact the City of Livonia Water Department to obtain the proper equipment including a water meter with backflow preventer."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Mr. Wilshaw: April 8, 2025 31846 Division, dated March 17, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request for a carnival on the property located at the above referenced address. We have no objections to this proposal with the following stipulations: All stipulations listed below need to free from deficiencies prior to opening to the public. 1. Rides must be certified and "stickered" as compliant by the State of Michigan and verified by this division prior to the official open date and public use of carnival rides. 2. Current and certified fire extinguishers must also be openly accessible for each amusement ride. 3. Food trailers with suppression systems for cooking need to be certified and tagged. Cleaning of suppression systems need to be current and tagged as such. K-extinguisher type to be present and certified." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated March 20, 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 March 28, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. Permits and inspections will be required for this proposed carnival. Prior to filing the required permits, a pre -event meeting will be required with the Director of Inspection, Fire Marshal, and Public Emergency Manager. 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 March 10, 2025, which reads as follows: "/ 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. That is the extent of the correspondence. Good thank you. Is there any questions for staff? I don't see any questions. Our petitioner is in the audience. Feel free to come forward. Good evening, Ms. Hardesty. Joanna Hardesty, Good to see you all again. Yes, good to see you again. Mr. Wilshaw: And what would you like to tell us about your carnival? Ms. Hardesty: I just have a one thing we did petition for, May 19 through June 8. May 19 is when we will be on site, setting up. We won't actually open the carnival until Thursday, May 22 so it's a few days shorter than the original application. I just wanted to make sure we were covered. That you were aware that we would be there a few days April 8, 2025 31847 earlier setting up then, yes, and breaking down on Monday. We get out of here a lot quicker than we set up. Mr. Wilshaw: Funny, how that works. All right? And this is a routine carnival that you hold for a fundraiser for the Rotary Club. Yes, Pat Zucal: Mr. Wilshaw: Ms. Hardesty: Mr. Wilshaw: I think this is our 10th year, maybe our 11th year. I've lost track. It does phenomenal fundraiser for us. And as you know, we give a lot back to the community. Okay, excellent. Let's see if there's any questions for you on this. Any questions for our petitioner, going once, going twice? I don't see any questions. There is no one left in the audience that will speak on this item. I don't think so. Anything else that you'd like to tell us before we make our decision. Just thank you again for considering us for this event, because it is a very, very big fundraiser for the Rotary Club, and we're happy to be a part of it, and we love Livonia. You know that. Thank you much. So, okay, we appreciate your support there in our community as well. You've certainly worked in our community for a long time, putting on carnivals, both at this location and others as well. So, if there's no other questions or comments, then a motion would be in order. On a motion by Dinaro, seconded by Ventura, and unanimously adopted, it was #04-13-2025 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on April 8, 2025, on Petition 2025-03-02-08 submitted by Wade Shows, Inc. requesting waiver use approval under Sections 3.11 and 6.56 of the Livonia Zoning Ordinance, as amended, to conduct a carnival in theparking lot of the former Sears, sponsored by the Livonia AM Rotary Club, consisting of amusement rides, games, and food concessions from May 19, 2025, through June 8, 2025, on the property at 29500 Seven Mile Road, located on the northwest corner of Seven Mile and Middlebelt Roads in the Southeast'/4 of Section 2, be approved subject to the following conditions: 1. The carnival shall be limited from May 19, 2025, through June 08, 2025. 2. The carnival shall be confined to the areas illustrated on the plan received by the Planning Commission. April 8, 2025 31848 3. All rides, food concessions, booths, and other equipment and apparatus relating to the carnival operation shall be at least sixty feet (60') from the rights -of -way of Seven Mile and Middlebelt Roads. 4. The temporary housing and storage of trucks and equipment associated with the carnival shall be in the property's southwest corner, as shown on the plan, no closer than sixty feet (60') from the right-of-way of Seven Mile Road. 5. The hours of operation shall be limited to Monday through Friday from 4:00 p.m. to 11:00 p.m., and on Saturday and Sunday, from 12:00 p.m. to 11:00 p.m., and 6. Permits and inspections are required. Wade Shows shall request a pre -event meeting with the Director of Inspection, Fire Marshal, and Emergency Preparedness. Subject to the preceding conditions, this petition is approved for the following reasons: 1. The proposed use complies with all of the special and general waiver use standards and requirements outlined in Sections 6.56 and 13.13 of the Livonia Zoning Ordinance, as amended. The site can accommodate the proposed use. 3. The carnival will not disrupt the normal traffic flow and circulation in the area and will not impede access to neighboring properties, and No reporting City department objects to the proposed use. 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 #4 APPROVAL OF MINUTES 1,227th Public Hearings and Regular Meeting April 8, 2025 31849 Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,227th Public Hearing and Regular Meeting held on March 18, 2025. On a motion by Dinaro, seconded by Long, and unanimously adopted, it was #03-04-2025 RESOLVED, That the Minutes of 1,227th Public Hearings and Regular Meeting held by the Planning Commission on March 18, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Long, Ventura, Caramagno, Wilshaw NAYS: None ABSENT: Bongero, Droze 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 1,228th Public Hearings and Regular Meeting held on April 8, 2025, was adjourned at 7:53 p.m. ATTEST: lan Wilshaw, Chairman CITY P NNING COMMISSION Sam ► ; ramagno, Secretary