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HomeMy WebLinkAboutPLANNING MINUTES 2004-08-1021591 MINUTES OF THE 8901h REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, August 10, 2004, the City Planning Commission of the City of Livonia held its 890" Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Robert Alanskas, Acting Chairman, called the meeting to order at 7:30 p.m. Members present: William LaPine R. Lee Morrow Dan Piercecchi Carol Smiley Robert Alanskas Members absent: H. G. Shane John Walsh Messrs. Mark Taormina, Planning Director, and Scott Miller, Planner III, were also present. Acting Chairman Alanskas 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 requestfor 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 2004-04-08-08 TACO BELL Ms. Smiley, Secretary, announced the first item on the agenda, Petition 2004-04- 08-08 submitted by the WT Development, on behalf of Taco Bell, requesting approval of a landscape plan as required by Council Resolution #282-04 in connection with a proposal to demolish and reconstruct the restaurant located at 11707 Merriman Road in the Southeast % of Section 27. 21592 Mr. Miller: On June 16, 2004, Taco Bell received site plan approval to demolish and reconstruct the restaurant located on the west side of Merriman Road between Plymouth Road and the railroad right-of-way. As part of the approval, it was conditioned: That a revised Landscape Plan shall be submitted to the Planning Commission and the City Council within 30 days of the day of this approval. On June 30, 2004, Taco Bell submitted a Landscape plan. Along with the proposed plantings, the design also incorporates low profile brick walls, piers and wrought iron fencing consistent with the slreetscape improvements being installed along Plymouth Road by the Plymouth Road Development Authority (PRDA). The plan shows that the landscaped areas adjacent to Merriman Road would have a variety of plant materials, including both evergreen and deciduous type shrubs, ornamental grasses, and small deciduous trees. Decoralive"PRDA" wall elements would frame the restaurant's two driveways. The main body of the walls and piers would be constructed out of brick. The piers would be lopped with pyramid -shaped limestone caps. Where it is applicable, ornamental wrought iron picket fencing would be introduced between the brick piers. The piers would stand four feet in height and the wall would be just less than three feet tall. Rows of arborvitae would surround and screen the enclosed dumpster area and help buffer the site from the Seven -Eleven store located to the south. The landscape area adjacent to the north of the restaurant would consist mainly of grass. Trees and bushes would screen both the drive -up menu board and the transformer located within this area. Two other conditions of approval for the reconstruction of the restaurant stated: That the existing large nonconforming pole sign shall be taken down and removed and that only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Planning Commission and City Council. The submitted plans show that Taco Bell plans on mounting and incorporating a conforming ground sign on one of the wall sections that are located on the north side of the northern driveway of the restaurant. Mr. Alanskas: Are there any questions from the Commissioners? Mr. Morrow: Could staff give us a percentage of landscaping versus the ordinance requirements? Mr. Miller: If you include the restaurant area and the large vacant area to the rear, the site has about46% in total landscaping. Ifyou take 21593 just the developed portion of the site where the restaurant is, the landscaping is 24%. Mr. Morrow: So it meets or exceeds our ordinance requirements by a good number? Mr. Miller: Yes. Mr. Piercecchi: I notice here we have proposed signage for one ground sign. They want to lake that one ground sign and put it on the wall? Mr. Miller: Yes. Mr. Piercecchi: Doesn't that, in effect, give them more than one wall sign? Mr. Miller: Its not a building wall sign. It's a ground sign. Mr. Piercecchi: But they're mounting it on a wall. Mr. Miller: No, the sign would be mounted on the decorative brick wall element along Merriman Road. Mr. Alanskas: It's a brick wall. Mr. Miller: The sign would be mounted on one of the landscaping walls. If you drive down Plymouth Road, a lot of these businesses have their signs on the walls. It would be consistent with signage on Plymouth Road. Mr. Morrow: Its not on the building. Mr. Miller: Its not on the building. The wall elements are only three feet high. The sign would be six feet in height, 30 square feet. That's a conforming ground sign. Mr. Piercecchi: That's a ground sign? Mr. Miller: Yes. Mr. Piercecchi: Okay. But I was under the impression that it was mounted on a wall. Mr. Alanskas: Mr. Taormina, is there any correspondence? Mr. Taormina: No, there is none. 21594 Mr. Walsh: Is the petitioner here this evening? Bill Beckett, Wt Development Corp., 10223 East Cherry Bend Road, Traverse City, Michigan 49684. Mr. Alanskas: Is there anything you'd like to add to the presentation? Mr. Beckett: Ithink the presentation was very nice and reflected our updated landscape plan. We certainly incorporated the elements along the Plymouth Road corridor and added significant additional grasses and shrubs and some flowering trees along the frontage. Mr. Alanskas: Thank you. Are there any questions from the Commissioners for the petitioner? Mr. Piercecchi, I'd like to let you know that the City Council went along with your request for more brick on the building. Mr. Piercecchi: Thank you very much. Mr. Alanskas: A motion is in order. Mr. LaPine: First I'd like to tell the petitioner we appreciate all you've done. You did a great job of working with this board and the Council, and we're going to have a nice facility there. On a motion by LaPine, seconded by Morrow, and adopted, it was #08-108-2004 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that the request for approval of landscaping, submitted by WT Development Corporation, on behalf of Taco Bell, in connection with Petition 2004-04-08-08, which previously received waiver use approval by the City Council on June 16, 2004 (Council Resolution #282-04), to demolish and reconstruct the restaurant located at 11707 Merriman Road in the Southeast % of Section 27, be approved subject to the following conditions: 1. That the Landscape Plan marked Sheet Ll with a plot date of June 25, 2004, prepared by WT Development Corporation, is hereby approved and shall be adhered to; 2. Thatthe height of the planted trees shall be measured from the top of the root ball to the mid -point of the top leader; 21595 3. That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 4. 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 permanenfly maintained in a healthy condition; 5. That the Landscape Detail Plan marked Sheet L1.1 with a plot dale of June 11, 2004, prepared by WT Development Corporation, is hereby approved and shall be adhered to; 6. That the brick used in the construction shall be full face 4 inch brick; 7. That the conforming ground sign, as shown on the Site Detail Plan marked Sheet C2.2 with a plot dale of June 25, 2004, prepared by WT Development Corporation, is hereby approved and shall be adhered to; 8. That no LED Iighlband or exposed neon shall be permitted on this site, including but not limited to, the building or around the windows; 9. That all conditions imposed by Council Resolution #282-04 in connection with Petition 2004-04-08-08, which permitted the demolition and reconstruction of the Taco Bell Restaurant, shall remain in effect to the extent that they are not in conflict with the foregoing conditions; and 10. 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. Mr. Alanskas: Is there any discussion? Mr. Morrow: I'd like to make a comment of why I supported this motion. Every now and then a petitioner comes before this bodylhat I feel goes above and beyond the requirements of our ordinance. I think Taco Bell has done that, not only through the Site Plan but the Landscape Plan. Personally, I just want to thank them for being a good citizen. Mr. Piercecchi: I agree with Mr. Morrow. 21596 Mr. Alanskas: After you get approval from the City Council, when will you start tearing down the building? Mr. Beckett: It should go tomorrow morning. We're currently processing the landscape. We do have our Site Plan approval, and now we're building permits. So you should see that building gone tomorrow. We're nolwasling anytime. Mr. Alanskas: Will the Secretary please call the roll on the approving resolution? A roll call vote on the foregoing resolution resulted in the following: AYES: LaPine, Morrow, Piercecchi, Smiley, Alanskas NAYES: None ABSTAIN: None ABSENT: Shane, Walsh Mr. Alanskas, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #2 PETITION 200403-08-07 ADVANCED AUTO WASH Ms. Smiley, Secretary, announced the next item on the agenda, Petition 2004- 03-08-07, submitted by Gallagher Group, on behalf of Advanced Auto Wash, requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to renovate the exterior of the car wash located at 29100 Seven Mile Road in the Southwest % of Section 1. On a motion by LaPine, seconded by Morrow, and approved, it was #08-109-2004 RESOLVED, that the City Planning Commission does hereby recommend that Petition 2004-03-08-07, submitted by Gallagher Group, on behalf of Advanced Auto Wash, requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to renovate the exterior of the car wash located at 29100 Seven Mile Road in the Southwest % of Section 1, be removed from the table. A roll call vole on the foregoing resolution resulted in the following: AYES: LaPine, Morrow, Pieroecchi, Smiley, Alanskas NAYES: None 21597 ABSTAIN: None ABSENT: Shane, Walsh Mr. Alanskas, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Miller: The petitioner is requesting approval to renovate the exterior of the existing car wash located on the north side of Seven Mile Road between Middlebell Road and Parkville Avenue. The existing car wash is a painted while brick building containing a flat roof with a brightly colored vinyl awning that runs around the front and east elevations of the building. A new multi -gabled roof would increase the height of the building from about 13 feel to approximately 34 feet. Some of the new architectural elements would include roof dormers, louver screening, glass blocks, aluminum trim on the fascia, and a shingled roof. A fully functional clock would be integrated into the design on the front (south) elevation. EIFS panels would infill the peak areas of the roof. New glass overhead doors would be installed at the entrance of the car wash, which is on the north side (rear) of the building, and the three exit doors on the south side (front) of the building. The site plan shows that the existing small building (pay booth) just east of the car wash would be removed. Additional landscaping would be established on the site and some of the existing landscape areas would be replanted. Towards the rear of the building there is presently a striped asphalt area that outlines one side of the stacking lane and helps direct vehicles to the entrance of the car wash. The landscape plan shows a new landscape area developed in this unused space. New foundation landscaping would be planted along the east side of the building. The existing areas out in front of the car wash, between the two drives off Seven Mile Road and east of the easterly drive, would be reestablished with new plantings. Required landscaping is not less than 15% of the total site, and they are providing 22% landscaping. Mr. Alanskas: Are there any questions from the Commissioners? Mr. Taormina, is there any new correspondence? Mr. Taormina: There is no additional correspondence regarding this item. Mr. Alanskas: Thank you. Is the petitioner here this evening? Mike Ivanovski, 29100 West Seven Mile, Livonia, Michigan. Mr. Alanskas: Is there anything new you'd like to add to this? 21598 Mr. Ivanovski: No. There is nothing new. No changes. Mr. Alanskas: Mr. Gallagher, would you come forward also, please? Mr. Richard Gallagher, Gallagher Group, 27476 Five Mile, Livonia, Michigan 48152. Mr. Alanskas: Are there any questions from the Commissioners? Mr. LaPine: Mr. Gallagher, the original plans you submitted to us, they're exactly what you're going to produce? Mr. Gallagher: No changes. Mr. LaPine: No changes. Okay. Thank you. Mr. Alanskas: From the very beginning, you were going to put in two fountains, one in the front as you enter and one in the back. Is that still going to be in there? Mr. Ivanovski: Yes, that's in the landscaping. Mr. Alanskas: The fountains are going to be there? Mr. Ivanovski: Yes. Mr. Alanskas: And all the landscaping will be irrigated? Any other questions? Mr. Ivanovski: The whole driveway has to be torn up, so they're going to run lines for the landscaping. Mr. Alanskas: I might add that I've been to that car wash a few limes and it's realty nice. They don't have the rollers going across the lop of your car. They have these big blowers overhead so the rollers do not touch your car and can't scratch it. It's a nice touch. Thank you. Mr. Morrow: I'd just like to comment. I'm pleased that you're back before us because we were a little disappointed because of the hardship you suffered while they were working on Seven Mile, but I'm glad you're retaining ownership and going forward with your plans because I think it will be a nice addition to the community. Mr. Ivanovski: We're trying. We're working on it. 21599 Mr. Alanskas: Thank you for coming in. A motion is in order. On a motion by Piercecchi, seconded by Smiley, and adopted, it was #08-110-2004 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2004-03-08-07, submitted by Gallagher Group, on behalf of Advanced Auto Wash, requesting approval of all plans required by Section 18.47 of the Zoning Ordinance in connection with a proposal to renovate the exterior of the car wash located at 29100 Seven Mile Road in the Southwest % of Section 1, be approved subject to the following conditions: 1. That the Site Plan marked Sheet A-1 dated March 3, 2004, prepared by R.A. Zischke Architect, is hereby approved and shall be adhered to; 2. That the Landscape Plan dated March 8, 2004, prepared by Beautiful Surroundings, L.L.C., is hereby approved and shall be adhered to; 3. Thatthe height of the planted trees shall be measured from the top of the root ball to the mid -point of the lop leader; 4. That all disturbed lawn areas shall be sodded in lieu of hydroseeding; 5. 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; 6. That the Exterior Building Elevation Plan marked Sheet A-2 dated March 3, 2004, prepared by R.A. Zischke Architect, is hereby approved and shall be adhered to; 7. 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; 8. That the three walls of the trash dumpsler 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 21600 building, and the enclosure gates shall be maintained and when not in use closed at all times; 9. That the petitioner shall secure the necessary storm water management permits from Wayne County, the City of Livonia, and/or the State of Michigan; 10. That all light fixtures shall not exceed 20 feel in height and shall be aimed and shielded so as to minimize stray light trespassing across property lines and glaring into adjacent roadway; 11. That the petitioner shall correct to the Inspection Department's satisfaction the following as outlined in the correspondence dated April 13, 2004: That the concrete paving of the site shall be cleaned up and/or repaired; other areas shall be replaced or top coated; Thal the areas behind the north building and west of the main building shall be cleaned up; 12. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Planning Commission and City Council; 13. That no LED lighlband or exposed neon shall be permitted on this site, including but not limited to, the building or around the windows; and 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. Mr. Alanskas: Is there any discussion? Mr. Piercecchi: Mr. Chairman, I'm very pleased to be a part of this petition. I was very concerned that this package would remain in limbo for a long time. This facility is going to be an enhancement for that area for the City, and I'm very appreciative of it. Mr. Alanskas: Will the Secretary please call the roll on the approving resolution? 21601 A roll call vole on the foregoing resolution resulted in the following: AYES: Pieroecchi, Smiley, LaPine, Morrow, Alanskas NAYES: None ABSTAIN: None ABSENT: Shane, Walsh Mr. Alanskas, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #3 APPROVAL OF MINUTES 888' Public Hearings and Regular Meeting Mr. Alanskas, Acting Chairman, announced the next item on the agenda, Approval of the Minutes of the 888" Public Hearings and Regular Meeting held on July 6, 2004. On a motion by LaPine, seconded by Morrow, and adopted, it was #08-111-2004 RESOLVED, that the Minutes of 888" Public Hearings and Regular Meeting held by the Planning Commission on July 6, 2004, are hereby approved. A roll call vole on the foregoing resolution resulted in the following: AYES: LaPine, Morrow, Piercecchi, Smiley, Alanskas NAYS: None ABTAIN: None ABSENT: Shane, Walsh Mr. Alanksas, Acting Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 890" Regular Meeting held on August 10, 2004, was adjourned at 7:50 p.m. CITY PLANNING COMMISSION Carol A. Smiley, Secretary ATTEST: Robert Alanskas, Acting Chairman