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HomeMy WebLinkAboutPLANNING MINUTES 2003-08-1920674 MINUTES OF THE 871st REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 19, 2003, the City Planning Commission of the City of Livonia held its 871st Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. James McCann, Chairman, called the meeting to order at 7:30 p.m. Members present: James C. McCann Dan Piercecchi H. G. Shane Robert Alanskas William La Pine John Walsh Carol Smiley Members absent: None Messrs. Mark Taormina, Planning Director; At Nowak, Planner IV; and Scott Miller, Planner III, were also present. Chairman McCann informed the audience that if a petition on tonighfs 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 fling. 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 2003 -07 -SN -07 WESTBORN MARKET Mr. Pieroecchi, Secretary, announced the first item on the agenda, Pefition 2003- 07SN407 submitted by Westborn Market requesting approval to modify the existing ground sign for the commercial building located at 14925 Middlebell Road in the Northeast %of Section 23. 20675 Mr. Miller: This site is located on the west side of Middlebelt between Five Mile and Linda. On March 31, 1998, the Zoning Board of Appeals granted Westborn Market a variance (case #9801-01) for a 62 square fool, 11 fool high ground sign for the commercial building. Part of the calculated square footage included a changeable copy section. Al the May 5, 1998 Regular Meeting, the Planning Commission approved a Sign Package for Westbom Markel (PC #55958). That signage concurred with what was approved by the Zoning Board of Appeals. On June 10, 1998, City Council only approved wall signage for the market building itself (CR# 47358). On November 4, 1998, City Council approved (CR #808-98) a ground sign for the site. As a condition of that approval, it was specified: "That the base (of the ground sign) shall be lowered 12" and contain no changeable copy on the sign." Westbom Market is now resubmitting a signage request seeking b modify their existing ground sign. Basically, they are asking to have the above condition removed from City Council's signage approval. The new proposed sign is essentially the same sign that was originally proposed back in 1998 with part of its square footage including a changeable copy section. The new ground sign would be located in the exact same location as the existing ground sign. Signage is summarized as follows: Existing signage consists of three wall signs totaling 172 sq. ft. in sign area and one ground sign 40 sq. ft. in sign area. Signage permitted for this site under Section 18.50H consists of one wall sign not to exceed 296 sq. ft. in sign area and one ground sign not to exceed 30 sq. ft. in sign area. Proposed Signage is one ground sign 62 sq. ft. in sign area, 10 ft. 8 in. in height with a 20 inch brick base to read "Westbom Market" with image graphic and changeable copy area. Because the Zoning Board of Appeals has already granted a variance for this ground sign, a new variance would not be required. Mr. McCann: Is there any additional information, Mr. Taormina? Mr. Taormina: There is one item of correspondence from the Inspection Department, dated August 8, 2003, which reads as follows: "Pursuant to your request of August 1, 2003, the above - referenced petition has been reviewed. This site received a Zoning Variance (#9801-01) on April 6, 1998, for this proposal. The variance is still valid and needs only Planning and Council approval. This Department has no objections to this Petition for this well maintained site." The letter is signed by Alex Bishop, Assistant Director of Inspection. That is the extent of the correspondence. 20676 Mr. McCann: A 'Well maintained site' says a lot. This is the same sign that we previouslyapproved, is ilnol? Mr. Taormina: As I understand it, this is the same design that was presented when the site plan was submitted in 1998. It was modified by action of the Council. As Mr. Miller indicated, the sign was basically lowered by removing the section that includes the changeable copy shown below the Westborn Market logo. Mr. McCann: Is the petitioner here? Is there anybody in the audience that wishes to speak for or against this petition? Are there any questions from the Commissioners? Seeing no one, a motion is in order. On a motion by Mr. Alanskas, seconded by Mr. Shane, and unanimously adopted, it was #08-121-2003 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2003-07Sh407, submitted by Westborn Markel, requesting approval to modify the existing ground sign for the commercial building located at 14925 Middlebelt Road in the Northeast % of Section 23, be approved subject to the following conditions: 1. That the Sign Package submitted by Wesbom Market of Livonia, Inc., as received by the Planning Commission on July 30, 2003, is hereby approved and shall be adhered to; 2. That the brick used in the construction of the base of the sign shall match that of the principal building and shall be full face 4 inch brick; 3. That the ground sign shall not be illuminated beyond one (1) hour after this business closes; 4. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; 5. That any additional signage shall come back before the Planning Commission and City Council for their review and approval; and 20677 6. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department atthe time the sign permits are applied for. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. This condudes the Miscellaneous Site Plan section of our agenda. We will now proceed with the Pending Item section of our agenda. These items have been discussed at length in prior meetings; therefore, there will only be limited discussion tonight. Audience participation will require unanimous consent from the Commission. Will the Secretary please read the next item? ITEM #2 PETITION 2001 -05 -PL -01 ROSATI INDUSTRIAL Mr. Pieroecohi, Secretary, announced the next item on the agenda, Petition 2001 -05 -PL -01, submitted by Rosati Industnal Subdivision for Final Plat approval for Rosati Industrial Subdivision proposed to be located on the west side of Stark Road between SchoolaaR Road and Plymouth Road in the South %nf Section 28. Mr. Taormina This site previously received Preliminary Plat approval by the Planning Commission and City Council. This evening, the Final Plat is being submitted by the proprietor of the subdivision and is drawn in full compliance with the approved Preliminary Plat. The financial assurances required have been deposited with the City Clerk, and there is a letter to that effect. Also the Engineenng Department has reviewed the Final Plat, and in their letter received August 7, 2003, similarly is recommending approval. Mr. McCann: Is there anybody here from the petitioners office? Is there anybody else wishing to speak? Are there any questions from the Commissioners? This is something we reviewed about a year ago. The petitioner has gone through the entire process and is ready for Final Plat approval. There are no major changes on this. Is that cored, Mr. Taormina? Mr. Taormina: There are no significant changes. The only deviation that we see on this plan from the Preliminary Plat is a slight adjustment of some of the lot lines at the wesledy end of the subdivision. I believe it's industrial lots 8 and 9 - the ones at the west end of 20878 the cul-de-sac. The side lot lines were modified in a way that will facilitate construction on the lots in a much more orderly fashion. But other than that, the plan is essentially the same as was presented to you through the Preliminary Plat. As you recall, we had a number of issues involving the landscaping and the installation of the pedestrian walkways within this development. Those matters were resolved to everyone's satisfaction. The proprietor still needs to complete the landscaping on the site, but the Engineering Division has secured the necessary financial assurances to see that the landscaping is completed in full before releasing the money back to the applicant. Mr. McCann: Thankyou. If there are no questions, a motion is in order. On a motion by Mr. La Pine, seconded by Mr. Walsh, and unanimously adopted, t was #08-122-2003 RESOLVED, that the City Planning Commission does hereby approve the Final Plat for Rosati Industrial Subdivision submitted by Rosati Industrial Subdivision (Petition 2001 -05 -PL - 01) proposed to be located on the west side of Stark Road between SchoolcmR Road and Plymouth Road in the South of Section 28, for the following reasons: 1. That the Final Plat complies in every respect with the Preliminary Plat; 2. That no City Department has objected to approval of the Final Plat; and 3. That all financial assurances required by the City have been deposited with the City Clerk. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. 20679 ITEM #3 APPROVAL OF MINUTES 86r Regular Meeting Mr. McCann, Chairman, Secretary, announced the next item on the agenda is Approval of the Minutes of the 8W Regular Meeting held on July 22, 2003. On a motion by Mr. Shane, seconded by Mr. Walsh, and unanimously adopted, it was #08-123-2003 RESOLVED, that the Minutes of 869'" Regular Meeting held by the Planning Commission on July 22, 2003, are hereby approved. A roll call vote was taken with the following result: AYES: Shane, Walsh, Alanskas, La Pine, Smiley, Pieroecchi, McCann NAYS: None ABSENT: None ABSTAIN: None Mr. McCann, Chairman, dedared the motion is carded and the foregoing resolution adopted. On a motion duty made, seconded and unanimously adopted, the 871st Regular Meeting held on August 19, 2003, was adjourned at 7:41 p.m. CITY PLANNING COMMISSION Dan Pieroecchi, Secretary ATTEST: James C. McCann, Chairman