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HomeMy WebLinkAboutPLANNING MINUTES 2007-05-15MINUTES OF THE 940 REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, May 15, 2007, the City Planning Commission of the City of Livonia held its 9W Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. John Walsh, Chairman, called the meeting to order a17:30 p.m. Members present: William LaPine Deborah McDermott R. Lee Morrow Carol A. Smiley Ian Wilshaw Ashley Varloogian John Walsh Members absent: None Messrs. Mark Taormina, Planning Director; At Nowak, Planner IV; and Scott Miller, Planner III, were also present. Chairman Walsh informed the audience that if a petition on lonighfs agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in tum, 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 len 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 ofthe proceedings tonight. ITEM #1 PETITION 2006-03-08-07 GENERAL PROPERTIES Ms. Smiley, Secretary, announced the first item on the agenda, Petition 2006-03- 08-07, submitted by General Properties Company, L.L.C., on behalf of Sunset View Site Condominiums, which previously received approval by the City Council on April 26, 2006 (CR #186-06), requesting a two-year extension of the Master Deed, bylaws and site plan in connection with a proposal to construct a site condominium development on property located at 30250 Morlock Street, on the west side of Sunset Avenue between May 15, 2007 24033 Eight Mile Road and Fargo Avenue in the Northwest % of Section 2. Mr. Miller: The petitioner is requesting a two-year extension of the approvals granted in connection with the development of the Sunset View Site Condominiums. This property is located on the west side of Sunset Avenue between Eight Mile Road and Fargo Avenue. Sunset View would be made up of 10 units, all fronting on Sunset Avenue. City Council granted site plan approval on April 26, 2006 (CR #186-06). In the request letter dated March 22, 2007, the petitioner explains: 'The Michigan economy is poor, especially for real estate. The opportunity to develop the site successfully requires that we need at least a two-year extension." That is the extent of the proposal. Mr. Walsh: Is there any correspondence for our consideration? Mr. Taormina: Only that of the petitioner, as Mr. Miller indicated, requesting a two-year extension as opposed to what we normally provide and that is a one -year extension. Mr. Walsh: Thank you. Are there any questions from the Commissioners? I don't believe the petitioner is here. Seeing no one coming forward, a motion would be in order. On a motion by Vartoogian, seconded by LaPine, and unanimously adopted, it was #05-45-2007 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2006-03-08-07, submitted by General Properties Company, L.L.C., on behalf of Sunset View Site Condominiums, which previously received site plan approval by the City Council on April 26, 2006 (Council Resolution #186-06), requesting a two-year extension of the Master Deed, bylaws and site plan in connection with a proposal to construct a site condominium development on property located at 30250 Modock Street, on the west side of Sunset Avenue between Eight Mile Road and Fargo Avenue in the Northwest % of Section 2, be approved, as amended, subject to the following conditions: 1. That the request for an extension of Site Plan Approval by General Properties Company, L.L.C., in connection with Sunset View Site Condominiums, in a letter dated March 22, 2007, is hereby approved for a one-year period; and 2. That all conditions imposed by Council Resolution #186-06 in connection with Petition 2006-03-08-07, which approved May 15, 2007 24034 the Master Deed, bylaws and site plan in connection with a proposal to construct a site condominium development, shall remain in effect to the extent that they are not in conflict with the foregoing condition. Mr. Walsh, Chairman, declared the motion is carded and the foregoing resolution adopted. It will go on to City Council with an approving resolution. k1=lTi EF?M»I Y Y 101: VIIIDE 411YdIP�8161 171I171 [111] 1! 1 W7_144/_C 104 Ms. Smiley, Secretary, announced the next item on the agenda, Petition 2006- 03-02-06 submitted by Community Alliance Credit Union, which previously received approval by the City Council on May 10, 2006 (CR #212-06), requesting to modify one of the conditions in connection with a proposal to construct a financial institution with drive -up banking services on property located at 37401 Plymouth Road, on the south side of Plymouth Road between Newburgh Road and Jughandle Road in the Southeast''/. of Section 30. Mr. Miller: The petitioner is requesting to modify one of the approving conditions that were specified for the construction of a Community Alliance Credit Union. This credit union is located on the south side of Plymouth Road between Newburgh Road and Jughandle Road. The City granted waiver use approval (CR #212-06) on May 10, 2006. The subject condition reads as follows: That signage for this use shall be limited to two ground signs, each not to exceed a maximum sign area of 30 square feet or to exceed 6 feet in height and 10 feet in length. In a request letter dated March 26, 2007, the petitioner indicates that they would like to display wall signage on their building. They believe the additional signage would make the credit union more easily identifiable to their current and prospective membership. This site is zoned C-2, General Business, and has frontage along both Newburgh Road and Plymouth Road. By the Sign Ordinance, buildings in a C-2 zoning district that have exposure along two major thoroughfares are permitted two wall signs. The credit union is permitted two wall signs - one based on the lineal footage of the building frontage and one at half that dimension for a total of 115.5 square feet. They are requesting two wall signs, both similar in size, at a total of 56 square feet. One wall sign would be located on the east (front) elevation above the main entrance and the other sign would be installed on the drive-thru canopy of the west elevation. The sign on the front of the building would provide visibility from Newburgh Road May 15, 2007 24035 and Plymouth Road, and the sign on the drive-thru canopy would be visible from Hines Drive and Jughandle Road. Mr. Walsh: Is there any correspondence? Mr. Taormina: There is one item of correspondence from the Inspection Department, dated April 23, 2007, which reads as follows: "Pursuant to your request of April 18, 2007, the above - referenced Petition has been reviewed. The following is noted. (1) This Petitioner's representative, during the Zoning Board hearing 2006-05-26 requesting two monument signs, stated that there would be no building signage and that they had no plans for building signs. The minutes disclose that the Zoning Board members granted the second monument sign in lieu of a wall sign. However, this was not stipulated in the conditions The Commission and/or Council may or may not desire the Zoning Board to revisit this issue. (2) The wall sign proposed is 27.55 square feet. They would be allowed 1 square foot of signage for each 1 lineal foot of building frontage, which is 77 feet for a primary wall sign. As a corner lot on 2 major thoroughfares, they would also be allowed a second wall sign not to exceed 38.5 square feet. This Department has no further objections to this Petition." The letter is signed by Alex Bishop, Assistant Director of Inspection. That is the extent of the correspondence. Mr. Walsh: Is the petitioner here this evening? Juan Molina, 15400 Wick Road, Allen Park, Michigan. Mr. Walsh: Are there any questions from the Commissioners? Mr. Morrow: I have one question. The sign that you have over your drive -up area, is that visible from Plymouth Road? Mr. Molina: Well, it could be visible from Plymouth Road depending upon the angle as you can see. Our main attention though was Edward Hines Drive visibility. We've been told by our members that a sign there would be very beneficial so that it does identify the building. Mr. Morrow: I don't have any problem with the sign. I was just questioning the location. I just wondered if you considered putting it over the entrance to the drive -up so it was a little more visible from Plymouth Road. Mr. Molina: I think we already do have signage on Plymouth Road. I do believe we already have a monument sign. That condition #8 of Council Resolution #212-06 which reads, 'That signage for this use shall be limited to two ground signs, each not to exceed a maximum sign area of 30 square feet or to exceed 6 feet in height and 10 feet in length, as portrayed on the Monument Sign Plan prepared by Huron Sign Company, subject to the granting of a variance for excessive number of ground signs by the Zoning Board of Appeals and any conditions pertaining thereto" shall be removed; May 15, 2007 24036 Mr. Morrow: Yes, as you do on Newburgh. I just wanted to ask that question - if that was considered. It if were me, I might think about putting it so that it's elevated so you could see a little clearer from Plymouth, which is the heavy traffic area. That's all I have, Mr. Chairman. Mr. La Pine: First, lel me say you look a very unique piece of property and developed it really beautifully. I was out there Saturday with Mr. Morrow and you've done just a fantastic job. The one thing we noticed is the freestanding sign that faces Newburgh is useless. You cant even read it. We didn't knowwhat it was until we got on lop of it. Unfortunately, that happens but I think the sign above the entrance is going to do you a big favor. Once again, I'd just like to commend you. You did a terrific job on a delicate piece of property. It's really an asset to the city. Mr. Molina: It was not without it challenges. We're really happy to partner with the City of Livonia in building that building there. Mr. Walsh: There is no one in the audience this evening, so at this point, a motion would be in order. On a motion by La Pine, seconded by Smiley, and unanimously adopted, itwas #05-46-2007 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2006-03-02-06 submitted by Community Alliance Credit Union, which previously received waiver use approval by the City Council on May 10, 2006 (Council Resolution #212-06), requesting to modify one of the conditions in connection with a proposal to construct a financial institution with drive -up banking services on property located at 37401 Plymouth Road, on the south side of Plymouth Road between Newburgh Road and Jughandle Road in the Southeast''/. of Section 30, be approved subject to the following conditions: That condition #8 of Council Resolution #212-06 which reads, 'That signage for this use shall be limited to two ground signs, each not to exceed a maximum sign area of 30 square feet or to exceed 6 feet in height and 10 feet in length, as portrayed on the Monument Sign Plan prepared by Huron Sign Company, subject to the granting of a variance for excessive number of ground signs by the Zoning Board of Appeals and any conditions pertaining thereto" shall be removed; May 15, 2007 24037 2. That the Sign Package submitted by Community Alliance Credit Union, as received by the Planning Commission on May 1, 2007, is hereby approved and shall be adhered to; 3. That these wall signs shall not be illuminated beyond one (1) hour after this business closes; 4. That no LED lighlband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; 5. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the sign permits are applied for; and 6. That all other conditions imposed by Council Resolution #212-06, which granted approval for the construction of a financial institution (Community Alliance Credit Union) with cine -up banking services, shall remain in effect to the extent that they are not in conflict with the foregoing conditions. Mr. Walsh: Is there any discussion? Mr. Morrow: I just want to echo what Mr. La Pine said when we site checked R. They did a very fine job with the building. Their grounds and their overall site layout are very fine, and theyre a wonderful addition to the city. Mr. La Pine: How has it been since you've moved in? Mr. Molina: We opened November 1, just a little over six months ago. Mr. La Pine: Have you increased your membership? Mr. Molina: Yes, we have. Mr. La Pine: Good. Mr. Walsh, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. May 15, 2007 24038 ITEM#3 PETlTION2007-03-0240 STONEMOUNTAIN Ms. Smiley, Secretary, announced the next item on the agenda, Petition 2007- 03-02-10 submitted by Slone Mountain Coffee requesting waiver use approval to construct and operate a drive-lhru restaurant at 28085 Plymouth Road, located on the south side of Plymouth between Harrison Road and Deering Avenue in the Northeast % of Section 36. Mr. Taormina: As you're aware, we reviewed this item at the public hearing of April 24, and the item was tabled to this evening pending the petitioner contacting MDOT regarding the design of the drive approaches on Plymouth Road. Unfortunately, while he has made contact with MDOT, he has been unable up to this point to respond as far as an alternate design. For that reason, the petitioner is requesting that this item be postponed to a date uncertain in the future. That would require us to send out new notices to the residents when this does come back for the Commission's review. So we would want a tabling motion to a dale uncertain. Mr. Walsh: I would seek a motion to that end. On a motion by Smiley, seconded by Wilshaw, and unanimously adopted, it was #05-47-2007 RESOLVED, that the City Planning Commission does hereby recommend that Petition 2007-03-02-10, submitted by Slone Mountain Coffee requesting waiver use approval to construct and operate a drive-thru restaurant at 28085 Plymouth Road, located on the south side of Plymouth between Harrison Road and Deering Avenue in the Northeast''/. of Section 36, be tabled to a dale uncertain. Mr. Walsh, Chairman, declared the motion is carried and the foregoing resolution adopted. May 15, 2007 24039 ITEM#4 APPROVAL OF MINUTES 942"" Regular Meeting Ms. Smiley, Secretary, announced the next item on the agenda, Approval of the Minutes of the 94200 Regular Meeting held by the City Planning Commission on April 3, 2007. On a motion by La Pine, seconded by Vartoogian, and unanimously adopted, 8 was #05-48-2007 RESOLVED, that the Minutes of 942n0 Regular Meeting held by the City Planning Commission on April 3, 2007, are hereby approved. A roll call vole on the foregoing resolution resulted in the following: AYES: LaPine, Vartoogian, McDermott, Morrow, Wilshaw, Smiley, Walsh NAYS: None ABSENT: None ABSTAIN: None Mr. Walsh, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 944" Regular Meeting held on May 15, 2007, was adjourned at 7:46 p.m. CITY PLANNING COMMISSION Carol A. Smiley, Secretary ATTEST: John Walsh, Chairman