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HomeMy WebLinkAboutPLANNING MINUTES 1996-10-01 15192 MINUTES OF THE 732nd REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF '`•► LIVONIA On Tuesday, October 1, 1996, the City Planning Commission of the City of Livonia held its 732nd Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. James C. McCann, Chairman, called the meeting to order at 7:30 p.m. Members present: James C. McCann Robert Alanskas William LaPine Daniel Piercecchi R. Lee Morrow Patricia Blomberg Members absent: Jack Engebretson Messrs. John J. Nagy, Planning Director; and Scott Miller, Planner III, were also present. Mr. McCann informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission only makes a recommendation to the City Council who, in turn, will hold its own public hearing and decide the question. If a petition involves a waiver of use request and the request is denied, the petitioner has ten days in which to appeal the decision to the City Council; otherwise the petition is terminated. The Planning Commission holds the only public hearing on a preliminary plat and/or a vacating petition. Planning Commission resolutions become effective seven days after the resolutions are adopted. The Planning Commission has reviewed the petitions upon their filing and have been furnished by the staff with approving and denying resolutions. The Commission may use them or not use them depending upon the outcome of the hearing tonight. Mr. McCann: Tonight is going to be the last night for Mr. Bill LaPine. He is retiring from the City Planning Commission after tonight, and I think a letter from Mr. Kirksey best explains Mr. LaPine's contribution to the City. "Dear Mr. LaPine: "I hereby accept your resignation from the Livonia City Planning Commission effective October 2, 1996. Please accept my sincere appreciation and thanks for your fine service as a member of the Livonia City Planning Commission. As a Planning Commissioner for over 8 years, and with your service as a Zoning Board of Appeals member for 26 years, you have given over 34 years of service to the City of Livonia. "As a commission member, your actions directly affected the development and the future of our City. I know that your strong 15193 "commitment to a well-planned community will serve as a model to commission members for years to come. "On behalf of the City of Livonia, I would like to thank you for your dedicated service. Best of luck to you in your future endeavors. Sincerely, Jack E. Kirksey, Mayor, CITY OF LIVONIA." I think that strongly suggests the sentiment I feel as well, and I would like to thank Mr. LaPine for his many years of service to Livonia. Mr. LaPine: Thank you Mr. Chairman. Mr. Alanskas, Secretary, announced the first item on the agenda is a motion by the City Planning Commission to hold a public hearing on a proposed amendment to the Zoning Ordinance by adding Section 18.61 to Article XVIII with respect to Indecent and Improper Conduct. Mr. McCann: We need a motion to hold a public hearing? On a motion duly made by Mr. LaPine, seconded by Mr. Piercecchi and unanimously approved, it was #10-180-96 RESOLVED that, the City Planning Commission, pursuant to Council 11141111, Resolution#898-96, and 23.01(b) of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, does hereby establish and order that a public hearing be held to determine whether or not to add to the Zoning Ordinance a new Section 18.61 to Article XVIII with respect to Indecent and Improper Conduct. FURTHER RESOLVED that, notice of such hearing be given as provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, and that thereafter there shall be a report and recommendation submitted to the City Council. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is a motion by the City Planning Commission to hold a public hearing on a proposed amendment to the Zoning Ordinance relative to micro-breweries and brew pubs. Mr. McCann: Again, this is to hold a public hearing. A motion is in order. 15194 On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously approved, it was #10-181-96 RESOLVED that, the City Planning Commission, pursuant to Section 23.01(b) of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, does hereby establish and order that a public hearing be held to determine whether or not to amend Section 11.03(h) of the Zoning Ordinance and add Section 15.02(f) with respect to micro-breweries and brew pubs. FURTHER RESOLVED that, notice of such hearing be given as provided in Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of Livonia, as amended, and that thereafter there shall be a report and recommendation submitted to the City Council. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is the Six Year Capital Improvement Program 1997-2002. Mr. McCann: John, do you have any comments on that? Mr. Nagy: No,just that this is pretty straightforward and part of our comprehensive planning approach to see that we have a capital expenditure program consistent with the Master Plan for the implementation of those facilities such as park sites, fire station sites, etc. so as to have a vehicle in place to implement the Future Land Use Plan. Mr. McCann: Is there a motion? On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously approved, it was #10-182-96 RESOLVED that, the City of Livonia Planning Commission hereby authorizes the Planning Department to transmit the document titled "Capital Improvement Program, City of Livonia, 1997-2002"to the Mayor and Council as a realistic program to aid in the determination of a complete fiscal planning strategy for the City of Livonia, and FURTHER RESOLVED that, the City Planning Commission stands ready to do all things necessary to cooperate with the Mayor and Council in maintaining a functioning Program of Capital Improvements and Capital Budgeting for the City of Livonia. 15195 Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution ''` adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is approval of the minutes of the 731st Regular Meeting& Public Hearings held on September 17, 1996. On a motion duly made by Mrs. Blomberg and seconded by Mr. LaPine, it was #10-183-96 RESOLVED that, the minutes of the 731st Regular Meeting& Public Hearings held by the City Planning Commission on September 17, 1996 are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Alanskas, Blomberg, LaPine, Piercecchi, McCann NAYS: None ABSENT: Engebretson ABSTAIN: Morrow Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 96-9-8-15 by Gino Silvestri requesting approval for all plans required by Section 18.58 of Zoning Ordinance#543 in connection with a proposal to construct a condominium development on property located at 35600 Ann Arbor Trail in the Southeast 1/4 of Section 32. Mr. Miller: This site is located on the north side of Ann Arbor Trail between Wayne Road and Newburgh Road. It was just recently rezoned to RC, Residential Condominium. The petitioner is proposing to construct 18 condominium units on the site. They would be arranged and attached in such a way that from the air it would seem to be five structures on the site. Four of the combined structures would be two colonial-type condominiums attached to each other with a ranch-style condominium on each side. The last remaining structure would be two ranch-style condominiums. Ingress and egress from the site would be achieved by a divided boulevard-type of drive off Ann Arbor Trail. The one road going through the development would be in the shape of an upside down"U", and at the end of it, opposite the entrance, there would be a "T"type of turnaround. The landscape plan shows between the development and Ann Arbor Trail you have a 75 ft. greenbelt with wandering berms. There is also a berm in front of the"T"turnaround 15196 to screen it from Ann Arbor Trail. Also, to the rear of the site you have a 50 foot setback where the existing trees will be left in their natural state. (He presented the elevation plans). The first floor on the colonials and the ranch styles will be brick. On the ranch the entire building will be brick with the peak areas sided. The colonial would be brick on the first floor with a combination brick and siding around the windows in the peak areas. Mr. Piercecchi: Scott, these are two bedrooms? Mr. Miller: Yes. Mr. Piercecchi: Based on our ordinance, if I recall it correctly, ten units per acre is what is permitted in a two-bedroom package. Is that correct John? Mr. Nagy: That is correct. Mr. Piercecchi: This is really only 4.5 units, isn't it? Mr. Nagy: Yes. Mr. Piercecchi: It sounds like a well-spacious and well-planned operation. It sounds wonderful. Mr. Morrow: For the record, these units have basements? Mr. Miller: Yes. Mr. Morrow: They do have the full basements? Mr. Miller: Yes. Mr. McCann: Mr. Miller, it meets all building requirements as far as parking, etc.? There is no need for any waiver uses? Mr. Miller: Correct. Mr. McCann: Is the petitioner here tonight? William Roskelly, 33177 Schoolcraft: I am the engineer and planner and the petitioner will follow with the building. I would like to just make a few comments on the plan that I guess I was responsible for creating. If you notice, last week at the study we did not have the"T"turnaround. When we were going through the rezoning several of the people expressed that they preferred the single entrance and exit or the 15197 boulevard entrance that we are showing. Originally we first thought that we would have two exits onto Ann Arbor Trail. In speaking with �•► the people, this was during the rezoning process, we, of course, came up with the site plan. In looking at it we then decided that we should have one boulevard entrance. We have what is known as a greencrete, which is grass which comes through and it certainly could be accessible to fire trucks, etc. The Fire Department suggested that is not a good idea simply because in the winter it would not be plowed and it would be unidentified, so in turn we have now changed it and made an adequate"T"turnaround per City of Livonia engineering requirements so that garbage trucks, fire trucks, etc. would have a turnaround. As it was pointed out, we have a 60 foot half right-of-way on Ann Arbor Trail and an additional 75 foot setback so that, of course, is a complete green area. In the back, of course, that is the park area, and these units will all be walk-out basements which will give them a great ambiance and use the existing topography as well. This complete area that is heavily wooded will remain with certain selected areas in the case of limited common elements such as porches or terraces, etc. The landscaping in the 75 feet is treated very well. The land coverage is far less than what would be permitted from the fact that we could have tied these all together but we felt the four units were the total maximum especially when you look at the elevations. It gives a very nice view with two colonials and a ranch at each end. Again, there are berms Now. with frequent amount of landscaping. This abutting individual we went to his house and talked to him and we have added all this landscaping and he was very much in favor of the whole project. Other than that, I will answer any questions. Mr. Alanskas: Where the turnaround is facing Ann Arbor Trail, who will be maintaining that greenbelt area? Mr. Roskelly: The association will. It will all be sprinkled, all the landscaping, and it will be taken care of by the association. Mr. Morrow: Mr. Roskelly, could you give us a feel for the price as well as the size of the units? Mr. Roskelly: I have illustrated the footprint of the buildings. Mr. Silvestri will give you the square footage of the buildings. We aren't really in harmony as to the value of these buildings but I told Mr. Silvestri in the case of these units here, I believe they will come close to $200,000. Mr. Morrow: I don't want to put you on the spot. The only reason I asked is because you are on worldwide television tonight and it is a prime spot 15198 for what I think is a nice condominium arrangement. Just to get a feel for it, not to tie you down. Mr. Roskelly: I certainly agree. One other point, this area in here will be a detention basin for storm water from the various roads and the property and then it will go off to the county right-of-way and the approvals have already been received. The treatment of this is such that I think it is an eloquent piece of land and I think this development will certainly be an asset to the City. Mr. McCann: Do we have any colored renderings? Mr. Roskelly: I will turn it over to Mr. Silvestri. Gino Silvestri, Silvestri Building Company, 18948 Gary Lane, Livonia: (He presented blueprints plus building materials) I tried to go with as much brick as possible to keep it an upscale project. The ranch I believe is 1356 sq. ft. and I believe the colonial would be like 1550 or 1560 sq. ft. Mr. Alanskas: Roughly, what percentage of brick will be on the homes, 50%, 75%? Mr. Silvestri: I want to say 75% on the ranches. 'vow Mr. McCann: Is there any additional information Mr. Nagy? Mr. Nagy: We do have a revised report from the Fire Department, who had some difficulty with the grasscrete, and they indicate they find the "T" turnaround an acceptable alternative. On a motion duly made by Mr. Piercecchi, seconded by Mr. LaPine and unanimously approved, it was #10-184-96 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 96-9-8-15 by Gino Silvestri requesting approval for all plans required by Section 18.58 of Zoning Ordinance #543 in connection with a proposal to construct a condominium development on property located at 35600 Ann Arbor Trail in the Southeast 1/4 of Section 32, be approved subject to the following conditions: 1) That the Site Plan marked Job No. 94-140 prepared by Basney& Smith as received by the Planning Commission on Sept. 30, 1996, is hereby approved and shall be adhered to; 15199 2) That the Landscape Plan marked Sheet 1 prepared by Basney& Smith, Inc. as received by the Planning Commission on Sept. 30, 1996, is hereby "�- approved and shall be adhered to; 3) That underground sprinklers are to be provided for all new 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; 4) That the Building Elevation Plans marked Drawing No. 4, 8, 16, 19, & 21 as submitted by Gino Silvestri on September 16, 1996, are hereby approved and shall be adhered to. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 96-9-8-16 by Marriott International requesting approval of all plans required by Section 18.47 of Zoning Ordinance#543 in connection with a proposal to construct a hotel on property located at 38950 Six Mile Road in the Southwest 1/4 of Section 7. Mr. Miller: This site is located on the north side of Six Mile Road between Newburgh and 1-275. It is zoned C-4, which is High Rise Commercial. They are requesting approval to construct a Residence Inn Hotel, four stories in height and it would contain 112 rooms. The hotel itself would be an "L" shaped building. In front of the hotel and separated from the hotel would be a one-story accessory type of building, which is identified on the site plan as a Gate House, and among other things it will have the registration desk inside that building. Between the Gate House and the Hotel will be a pool, equipment room and sports court. Parking for the site will be located between the Gate House and Fox Drive, and between the north property line of the hotel and the east property line of the hotel. Parking for the site, they are required to have 127 parking spaces and the site plan shows 127 spaces so they meet the requirement for parking. The landscaping requirement is 15%, and they show on the site 25% so they meet the landscaping requirement. As you can see they have landscaping along each property line and they have a buffer in front of the adjoining properties. At the study meeting there was concern about the amount of brick on the building so the petitioner has revised the drawings and as you can see the majority of the building now is brick with a dryvit type of system highlighting the windows and peak areas and entrances. Mr. McCann: Any new correspondence Mr. Nagy? 15200 Mr. Nagy: No, all the correspondence has been favorable. Morris Tate, Marriott International, 5151 Beltline Road, Suite 347, Dallas, Texas, 75240: I am sure you will be happy to see the improvements. (He presented the elevation and landscape plans) Mr. LaPine: Mr. Tate I would just like to commend you. You have done an excellent job. I am sorry we had to put a little pressure on you but I think we are coming out with a better thing for Livonia. I really appreciate what you did. Mr. Piercecchi: I think we have seen a Cinderella story here. You have really made it architecturally beautiful. As one of the Planning Commissioners I really appreciate it. Mr. McCann: On the Gate House, you went to the end of the other building with all brick. I assume that is not the light color brick there. Mr. Tate: That is the EFIS. Mr. McCann: It seems it is not going to quite match the main building. Do you think the ends of the buildings would match a little better if you gave them a little more brick? Do you see what I mean. You have done it here but it looks like you let go on the Gate House. It doesn't quite match the other building. Is there a purpose for that? Are you trying to identify it? Mr. Tate: As I told you last week these things have to be recognized as Residence Inns. As I said I had to do some significant arm twisting just to get to this point. Mr. McCann: On the other building, are there any others that have similar architecture to this plan that you are presenting to us today. Mr. Tate: You mean others that exist? Mr. McCann: Yes or on the board that are going to have same or similar architecture as this building? Mr. Tate: Not in this city. There is one in Richardson, Texas that is going to have architecture similar to this one. Mr. McCann: The same mix of brick? Mr. Tate: Yes the same mix of brick. 15201 Mr. McCann: Is that where you got this design from? Mr. Tate: No. It was a pure coincidence. Mr. Morrow: We picked up a new term here "EFIS"? Mr. Tate: EFIS is like a dryvit. Mr. Morrow: I am familiar with dryvit but I just wanted to make sure we were on the same wave length. We usually hear dryvit. I just wanted to make sure. On a motion duly made by Mr. Piercecchi, seconded by Mr. Morrow and unanimously approved, it was #10-185-96 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that Petition 96-9-8-16 by Marriott International requesting approval of all plans required by Section 18.47 of Zoning Ordinance#543 in connection with a proposal to construct a hotel on property located at 38950 Six Mile Road in the Southwest 1/4 of Section 7, be approved subject to the following conditions: 1) That the Site Plan marked Sheet 1 dated 9/16/96 prepared by Nowak& Fraus, is hereby approved and shall be adhered to; 2) That the Landscape Plan marked PL-1 dated 9/17/96 prepared by M. J. Gac& Associates, is hereby approved and shall be adhered to; 3) That underground sprinklers are to be provided for all new landscaped and sodded lawn areas shown on the approved Landscape Plan, and all planted materials shall be installed prior to final inspection and to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition; 3) That the Building Elevation Plans marked A201, A203, & A204 dated 10/1/96, prepared by Marriott, is hereby approved and shall be adhered to; 5) The trash dumpster area is to be enclosed on three sides with the same brick used in the construction of the hotel, and the wooden enclosure gates, when not in use, shall be maintained and closed at all times; 6) That this approval does not authorize consent of any signage shown on the plans and that all signage shall come back before the Planning Commission and City Council for their review and approval; 15202 7) That the petitioner shall meet to the Department of Public Safety satisfaction the following requirement outlined in the correspondence from r... the Fire Marshal dated September 25, 1996: That "Fire Lane - No Parking" signs are to be posted on one side (hydrant side) of the road way running west to east along the south side of complex. Any parallel parking along west side of complex in front of gate house and/or in front of west end of Residence Inn may require additional fire lane signs be posted. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Alanskas, Secretary, announced the next item on the agenda is the Subdivision Entrance Marker and Landscape Greenbelt intended for the Lakeside Estates Subdivision located on the north side of Ann Arbor Trail between Stark Road and Farmington Road in the Southeast 1/4 of Section 33. Mr. Miller: This subdivision is located on the north side of Ann Arbor Trail between Stark Road and Farmington. It is zoned R-1B, which is One Family Residential. They are requesting approval of their landscape greenbelt and entrance marker. They are showing on the plan that they will have a 15-foot wide landscape greenbelt in front of both sides of No.. the drive. They meet the requirements of the landscaping. The entrance marker will be located in the island of the drive, which will be landscaped. They are allowed one entrance marker at 20 sq. ft., and they are showing one at 20 sq. ft. Mr. Nagy: I wanted to say Bill is here representing the petitioner, he is the engineer, but I did get a call from Leo Soave indicating there was an emergency and he had to be out of town. He did get hold of Bill and that is why Bill is here representing him. Mr. McCann: This does meet all the requirements? Mr. Nagy: It does meet all the requirements. On a motion duly made by Mr. LaPine, seconded by Mr. Alanskas and unanimously approved, it was #10-186-96 RESOLVED that, the City Planning Commission does hereby recommend to the City Council that the Subdivision Entrance Marker and Landscape Greenbelt intended for the Lakeside Estates Subdivision located on the north side of Ann Arbor Trail between Stark Road and Farmington Road in the Southeast 1/4 of Section 33, be approved subject to the following conditions: 15203 1) That the Landscape Plan dated 9/7/96 submitted by Leo Soave is hereby approved and shall be adhered to; 2) That the Sign Plan for the subdivision entrance marker dated 9/5/96 submitted by Leo Soave is hereby approved and shall be adhered to. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously approved, the 732nd Regular Meeting held on October 1, 1996 was adjourned at 8:10 p.m. CITY PLANNING COMMISSION ,e 471- dhAlek 1 Robert Alanskas, Secretary FTEST: c, .,. James C. McCann, Chairman jg