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HomeMy WebLinkAboutPLANNING MINUTES 1998-07-14 16231 MINUTES OF THE 767th REGULAR MEETING AND PUBLIC HEARINGS HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 14, 1998, the City Planning Commission of the City of Livonia held its 767th Regular Meeting and Public Hearings 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 Elaine Koons Michael Hale Members absent: Dan Piercecchi, William LaPine Messrs. John Nagy, Planning Director, Al Nowak, Planner IV and Scott Miller, Planner II, and Robby Williams 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 or site plan approval, 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: Merriman Forest will not be heard tonight. Mr. Hale, Acting Secretary, announced that the first item on the agenda is Petition 98-6-1-9 by Millennium Park, L.L.C. on behalf of Ladbroke Land Company, requesting to rezone property located on the east side of Middlebelt Road between Schoolcraft Road/I-96 Freeway and the CSX Railroad in the N.W. 1/4 of Section 25 from M-2 (general manufacturing to C-2 (general business). Mr. Miller presented a map showing the property under petition plus the existing zoning of the surrounding area. Mr. McCann: Mr. Nagy, any correspondence? 16232 Mr. Nagy: We have several letters. A letter from Cushman and Wakefield of Michigan, Inc. signed by Daniel S. Labes and dated July 6, 1998 states: Cushman & Wakefield of Michigan, Inc. is pleased to provide you with the following market opinion for the v.. Ladbroke DRC site in Livonia, Michigan. It is our understanding that the industrial portion of the site will be approximately 120 acres and may be able to support up to two million square feet of multi-use industrial space. Over the past four years we have witnessed record levels of industrial sales and leasing activity. Overall the U.S. economy has been good but more importantly continued strong demand for new vehicles, especially light trucks, and record automakers continue to outsource many of their functions to third party companies who require new space. Outsourcing includes research and development of new parts and components as well as the "just in time" delivery system which requires firms to collect, sub-assemble, sequence and deliver parts to the assembly plants. Furthermore, the Big Three continue to pare down its supplier list of fewer and larger companies causing major consolidation and growth in the automotive supplier sector. In addition to automotive, other industries that continue to grow in southeast Michigan include: healthcare, robotics, retail, computer/hi-tech and business related industries such as furniture, telecommunications and marketing. What all of the above means is that industrial based companies continue to require new space. Since 1995 total leasing activity in Metropolitan Detroit has averaged over 13 million square feet annually. Transactions over 75,000 s.f have accounted for over 37% of the total leasing activity each year. The strong demand for large r•- blocks of industrial space, coupled with Detroit's lack of newer, modern inventory has continued to push down vacancy rates. The short supply of vacant space has fueled a boom for new construction. Over the past few years, new construction has been increasing dramatically from year to year. In 1997 there was over 4 million s.f of newly constructed space with only 482,000 s.f constructed in Livonia for companies such as General Medical, Best Buy, and McKesson Corp. In 1998 there is currently 4.2 million square feet under construction, however none of it is in Livonia. Furthermore, there is over 3 million square feet of proposed industrial space in Wayne County, once again, none of it is in Livonia. This is primarily due to the lack of available industrial land. Companies in need of newer space with modern amenities such as high ceilings, multiple truck docks and state of the art heating and fire sprinkler systems have been forced to go to greenfield sites in Wixom, Canton and Van Buren Township. Companies in need of space will want to locate to this multi purpose park for several reasons including but not limited to freeway access,proximity to a large work force,potential rail access and being adjacent to convenient retail services. Based on current and projected market conditions, we believe that quality constructed multi purpose industrial buildings in the Ladbroke site offering flexibility in terms of use, size loading docks,percent of office finish and expansion 16233 potential will appeal to a large market. Please let me know if we can be of any further service to you. .ar A letter from CB Richard Ellis, Inc. signed by Nate A. Vincent and dated July 6, 1998 addressed to Ms. Susan M. Harvey, Vice President of Ashley Capital Livonia Industrial Market Update states: The following shall serve as an update on the Livonia industrial market. The Livonia industrial corridor is considered by many companies to be the "hub of the wheel" in terms of the excellent freeway access it provides. Livonia provides quick access east and west of 1-96, which is critical for companies that have customer basis in Detroit, Plymouth, Dearborn and Ann Arbor. Additionally, the quick access to I-275 allows for companies to have easy access to service their clients along the I-275 corridor providing accessibility to the growing and established markets in southern Wayne County. The excellent freeway access Livonia provides in addition to the well established residential communities, makes Livonia one of the most desired market places in all of Metropolitan Detroit. Consequently, this explains why Livonia has an industrial base of approximately 31,000,000 square feet. This includes three General Motors plants and two Ford plants. The Livonia industrial market has been maturing rapidly over the last 20 years. For reasons mentioned earlier, companies have continued to keep the demand on local area developers to build facilities on a continuous basis to assure that these demands by the user market could be accommodated. Naturally as the Livonia market continued to grow, the availability of developable industrial land became more and more scarce. Specific submarkets, which include Canton, Westland, Plymouth and Wixom, have all developed at a rapid rate due in large part because Livonia's land base has been significantly absorbed. As you know, CB Richard Ellis was instrumental in the development of the Livonia Business Center, sizable development off Plymouth Road that is housed on the former Hygrade Meat Packing plant. The tenants that occupy space in this park all desired to either locate to the Livonia market or remain in the Livonia market. Initially, this appeared to be a difficult task to achieve because of the lack of available developable industrial land. However, once the Hygrade site presented itself as a viable alternative for General Medical, Best Buy and McKesson, the deals came together in a timely fashion. As an industrial broker who focuses on servicing primarily the Western Wayne corridor, I have continually experienced situations where tenants wanted to either locate to or build in Livonia, but were not able to because of the lack of available land for new quality developments. Consequently, I have seen more and more tenants move further south along the I-275 corridor and northwest to the Farmington Hills and Wixom markets. It is my opinion that if there existed y.. 16234 additional quality land sites for development in Livonia that many users of mixed uses to include light industrial R & D,flex space and high bay service centers would actively look to locate their facilities in Livonia. Susan, I appreciate the opportunity to be of continued service to your firm and I look forward to answering any questions you may have regarding this matter. We have a letter from Dewitt J. Henry, Director, Department of Jobs & Economic Development of Wayne County dated July 8, 1998 which states: I am writing on behalf of Ashley Capital, Inc., which is seeking to develop property within the City of Livonia. Wayne County has worked with Ashley Capital on three major projects during the past few years. They have invested more than $150 million in three warehouse and distribution facilities in Brownstown, Canton and Van Buren Townships. Our experience has been that Ashley has produced quality, high-class projects. They are a very reliable organization and we have been working with them on other developments. In my opinion, Ashley Capital would be a valuable addition to the City of Livonia. I recommend them highly to Livonia city officials. We have a letter from Stan Anderson, President of Clements Circle Civic �..� Association dated June 30, 1998 addressed to the Planning Director which states: This is to advise that a poll of the Clements Circle Civic Association board members, ten families, resulted in unanimous support for the proposed development of Millennium Park. The ratio of commercial and light industry, approximately 30% and 70% respectively, was discussed. The members pointed out that the added employment opportunities for office and skilled workers that would result from this development was a positive consideration. The added year-round employees of Millennium Park could mean further support for existing businesses. A Meijer's store, if that occurs, would be a welcome addition and is a far superior location choice than that proposed at Plymouth and Farmington Roads. We understand one to three quality restaurants are included in the plan. That too will be a plus for our area and provide new dining opportunities for Livonia residents and the neighboring communities. We are confident that only the highest standards will be insisted upon by the Planning Commission, the City Council, and the City Administration. 16235 A letter from Patrick Murphy of Realty Professionals Real Estate dated July 6, 1998 addressed to the Observer& Eccentric Newspapers states: As a long-time Livonia real estate broker, I would like to voice my opinion regarding about-to-be- vacated Ladbroke DRC site and what it means to Livonia citizens all over our city. DRC--in past decades -- was a major contributor to the excellent quality of life in Livonia, and its contribution to our tax revenues was responsible for our low property taxes, excellent schools and city services. As thoroughbred racing has declined, so has the DRC tax revenues. Further, the site is excellent for commercial development from both location and size criteria -- 200 acres adjacent to an interstate expressway. The Middlebelt and Schoolcraft intersection roads have been widened to accept high volumes of traffic. The proposed Millennium Park project will restore this site to its former status as a good tax producer and be a location for Livonia jobs and retail activity. Further, the developers are proposing a construction timetable that will restore the site to tax generation status in a very timely fashion. As a businessman who represents Livonia and its attributes every day of my working life, I urge every Livonia citizen to support the Millennium Park development. There is a letter from Ladbroke Racing signed by William McLaughlin, Vice President and General Manager dated July 10, 1998 which states: There have been �..• many exciting moments at the corner of Schoolcraft and Middlebelt over the past 50 years. While that trend cannot continue in the form of horse racing, the Ladbroke Detroit Race Course (DRC) site will continue to be a significant contributor to the growing Livonia community. The changing face of the gaming market throughout Michigan, without legislative relief has forced us to close DRC at the end of this year despite numerous investments in the DRC site. Ladbroke Racing Corporation and Ladbroke DRC entered negotiations with Millennium Park L.L.C., a prominent and well-respected local development company to sell DRC's land based on our economic situation. We feel Millennium Park's experience and capability will allow them to take full advantage of this property and its bright future. Ladbroke always has been an active corporation citizen within the Livonia community. While we are disappointed our presence as a race track will not continue, we believe the community will benefit from the new development by experienced, respected and capable individuals. 16236 A letter signed by Walter Smith, 36721 Sunnydale, Livonia addressed to Ms. Casey Hans, Editor of the Livonia Observer dated July 1, 1998 states: In recent years, Livonia neighborhoods have complained about proposed retail projects because of �., possible heavy traffic, while the intersection of Middlebelt and Schoolcraft, is designed for heavy DRC traffic. The Ladbroke DRC site is an ideal site for retail and industrial development and the roads for increased traffic already exist. The proposed Millennium Park development sounds like an ideal solution to turn an unproductive site into a vibrant one again with minimum investment by the City. A letter by Jack Gibbons addressed to Ms. Casey Hans, Editor of the Livonia Observer dated July 1, 1998 which states: I understand Livonia has the opportunity to approve the development of the Ladbroke DRC site into an upscale retail and industrial park, and I give this opportunity my full support. Let Detroit and Windsor build their casinos and finally end the threat of further gambling activity in Livonia and make our city even safer. The proposed retail and industrial Millennium Park on the DRC site will attract new businesses and consumers to Livonia and help the existing businesses in the south end of Livonia. We have a letter from the Engineering Department signed by David Lear, Civil Engineer, dated June 17, 1998 stating they have reviewed the petition and have no objections to the proposal but would like to note that on-site retention/detention for storm water will be required for development. That is the extent of our �.. correspondence. Mr. McCann: Mayor Kirksey, would you like to make a comment? Mayor Kirksey: Yes Mr. Chairman, if I could I would like to take this opportunity to make a comment. I had an opportunity to see the presentation last Thursday among others in the auditorium. Tonight I am going up on the fourth floor and turn on our very great Channel 8 and watch it but I do plan to come down at the conclusion of the presentation and also to be here to meet one on one with members of the audience and respond to questions from the Commission or the audience on a one to one at the conclusion of the presentation. But I would like to introduce, if I might, Jeff Bryant who is our new Economic Coordinator for Livonia. If Jeff would stand, we welcome him aboard. This is Jeff s second day on the job and we're very pleased to have him as part of the team. Thank you for the opportunity to make these remarks. Mr. McCann: Thank you Mayor. See you in a little bit. Jeff, nice to have you aboard. Is the petitioner here? Mr. Walkon, we're going to turn the public hearing over to you. 16237 Marvin Walkon, 30445 Northwestern Hwy., Suite 320, Farmington Hills, MI 48334. Thank you Mr. McCann. Mayor Kirksey, Honorable Planning Commission, guests and citizens of Livonia, on behalf of Millennium Park partnership I would like to express our appreciation for your time and thoughtful consideration as we present to you what we believe is one of the most important projects ever to be proposed in Livonia. This evening we will present the overall site plan for the 200 acres currently occupied by Ladbroke DRC located east of Middlebelt and south of I-96. The Millennium Park development team was carefully selected for their experience, expertise and achievements in their respective professional fields. They are recognized among their peers as highly respected experts who also have their grasp on the pulse of commerce, industry and economic trends. These people are here tonight to tell you first hand what we want to accomplish with the creation of a project of such magnitude. We will explain to you how we reached our decision to build a development that integrates both commercial and industrial usage. As our plans are presented to you, you will see how the design of Millennium Park will visually enhance the City. We intend to utilize all of our resources in creating an environment that communicates a warm and inviting upscale atmosphere. The entire project will be union built. You will be presented with many ideas, beautiful pictures and artists rendering for your review. We ask that you keep an open mind. That this proposal is in dynamic form, one which will allow as a development occurs. After we finish our presentation we are open for questions and healthy discussion. We truly believe we are presenting a project that when completed could guarantee for financial stability and a high quality of life for the citizens of Livonia well into the next century. As we go through this proposal process, there may be some issues that may cause some of you concern. Let me assure you that we will listen, hear what you have to say and each and every concern will be addressed. We truly believe we can all agree on a few things. One, that we have the same desired outcome. A project that enhances and ensures the vitality, growth and financial health of the City of Livonia well into the future. We also believe that we have the correct blend of an industrial and commercial site which will perform highly successfully and be good members of the community and produce the most favorable outcome possible for the citizens of Livonia. Now before I introduce the next person who is going to speak, I would like to go off the speech for a minute. I am looking around at the audience that's here tonight and letters that Mr. Nagy read tonight and I've done this for a number of years. I have never ever seen the public support, the citizens support, that I have seen for this development. Usually we have five or six people that are disgruntled. We've not had one person write a letter, call us and not say how do we help you develop this park quickly. What do I mean by quickly? We think from start to finish, two years. Two years, leased - paying tax dollars. Now I would like to introduce Phil McKenna. Phil is president of McKenna and Associates that primarily serves Michigan cities. Why did we chose McKenna? Basically they work for cities. A great percentage of their work are for communities. We wanted someone that was on that side to come in and work for us rather than the developers to come in and deliver for us. These are community planners. They were founded in 1978 and are recognized as one of 16238 Michigan's leading planning firms which specializes in a community, commercial and economic development planning and zoning. Phil will describe the over all site plan and impact of potential traffic patterns in the area. He will also present our '.., commercial area proposal along with its potential effect on retail business through the city, and to summarize how utilizing both industrial and commercial facilities will best benefit the citizens of Livonia, Phil McKenna. Mr. McCann: Sir, please state you name and address for the record. Phillip C. McKenna, President, McKenna& Associates, 28645 West 12 Mile Road, Suite 165, Farmington Hills, MI. Good evening. We are here this evening to make a strong case for rezoning. We have some materials here. You have a copy of a booklet of information that we have put together which includes graphics and text which we believe explain and supports the proposal for rezoning from a planning point of view. In the next few minutes we would like to cover the following information. To talk about certain themes that recur in our study and analyst in our proposal to you, to describe the proposal briefly itself The staff has already described and we have done a presentation to the Committee of the Whole. I think most people are familiar with it so I'll try not to spend too much time on that. There are some powerful reasons for changing the zoning here for a positive recommendation to the City Council. Then because these two parts, the two developments, the business center and the commercial center are linked together, I want to describe briefly what the business park is because I know that is what is important to the City of Livonia. It is a major project for what has been a concern to the City for a site that �•• has been a concern to the City for a long time. I want to give some attention to that. In addition, some comments about the traffic and summarize with the economic benefits and potential gains to the City of Livonia. So with that introduction, I will proceed. As I said, there are some themes as we analyze the proposal that seem to recur. Those are displayed on the screen. The first one is the rezoning, if approved, will offer new choices to the citizens of the City of Livonia. Different than those available and other venues present in the City of Livonia at the present time, however, similar to those available to citizens in surrounding communities. This comes about because the retail and industrial sectors in the U.S. as well as Livonia, have changed and continue to change. The retail stores and department stores are changing. Different kinds of buildings and different kinds of products are necessary in order to accommodate this change. What we propose to you are flexible buildings in both commercial and retail. Part of the proposal which can accommodate changes of today. With changes in markets and changes from being a global situation, modern retailers and industrial business people need to respond lightning quick and they need the space and they need facilities to do that particularly in the industry. Contemporary retailing has changed so that retailers need a different type of building. We think it is appropriate that the City the size of Livonia of over 100,000 people are willing to respond to the changes in the industry particularly at this site and that state of the art buildings be allowed to develop in a city of this size. We will also address the overall impact of the retail zoning on 16239 your existing retail. We believe that the impact on your existing retail will be no different than the impact would be of the current M-2 zoning on your existing industrial. It will add new choices, it will add competition but it will give expanded r.w and renewed investment in the City of Livonia. Finally, we have some drawings up here and some in the booklet which are concepts of what Millennium LLC has in mind in terms of a conceptual site plan. We think we can show you that the buildings that are proposed are likely in the minds of the people who are buying the land and developing it can fit into the City of Livonia at this site. We think that will make sense to you. The proposal itself, we think the site is about 194 acres. You have an application which has a legal description on it but we are rounding it off to about 194 acres. The rezoning proposal is for about 74 acres. That, we believe, would be developed into a contemporary competitive commercial center which would accommodate leading retailers. The retailers have not been specifically identified although they have been mentioned in the press as Meijer's, Border's Bookstore and Lowe's retailers like that. The other 120 acres will be developed into a Class A business park fitting into the M-2 zoning that already exists. We think that both of these will maintain Livonia's balance and strong position that you have traditionally held in commercial as well as light industrial in your famous industrial belt. Overall, we can accommodate about 2,000,000 sq. ft. of floor area. About 650,000 sq. ft. of that would be commercial and the balance in light industrial or business park development. To give you an idea of what it might look like, this is an oblique aerial photograph looking southeast from I-96 and Middlebelt. This is an artist's rendering prepared by Chuck Lauer from the site plan. This direction is looking south. This would be the proposed retail center ,.— buildings located here with parking in front. The concept at the present time is to locate three business park buildings on the eastern portion of the M-2 zoning. The C-2 zoning is needed to accommodate the retail that surrounds the Costco site. We have that drawing right there. We have prepared a conceptual site plan. It gives you plan detail; not enough detail to approve a site plan certainly, but it shows the 1-96 and Schoolcraft located here east and west. On this side would be the Middlebelt Road frontage. This is the Costco site here. The industrial buildings back here. They range in size from about 235,000 sq. ft. to 900,000 sq. ft. You can see that there are indications of substantial landscaping, the distances here are significant - we'll get into that a little later but there is a potential to blend this site in terms of the public view on the Schoolcraft and I-96 service drive as well as along Middlebelt Road. It will fit in and be appropriate for the area. In looking at the application for rezoning it seems to make sense. One of the things we are always concerned about is the impact upon the surrounding area. The freeway both east and west here and Middlebelt here. Here is the frontage of Millennium Park here. I think the importance of the existing land use is that it shows the blue is industrial land use, the red is commercial land use and looking at the site one of the themes that we came across was that this was an ideal site for this facility and this is one of the reasons there is no single family residential. There is no residential period which abuts the site and the site can be relatively isolated however with great access to the market and to the surrounding neighborhoods and to the regional 16240 neighborhoods. The closest would be this residential area here but they do not share access. They are separated by a railroad right-of-way and a significant amount of distance. In terms of location for admittedly large retail and industrial _... facility, it is well located and that is because your city has been well planned and has been since the outset, I think since the outset. We believe that the most important guide to changing the zoning for the Planning Commission would be the future land use plan which is evidenced by the future land map as well as the text. We believe that although much of the area shown is heavy industrial, we believe that the pattern of commercial has been established at the intersection, would be appropriate. It fits in with your plan map and that a change to commercial here for the front 74 acres would not be incompatible with your plan map. We recognize that plans are meant to be followed but they are also flexible and allows you a certain amount of discretion and the text also encourages you to consider appropriately sized and well located business centers and we think this meets the test. Service areas which are attractive and convenient to citizens in the area, that is a goal in the plan. The map already recognizes the importance of this as a commercial center at this interchange/intersection. Further, the plan says "plans should be allocated for commercial activities on the basis of market studies documenting the projected needs for the use and we think we can show that Millennium Park meets that. To give some further idea of how it might look, this is a center which is located to the west of you. It is built and operating. We reviewed the site plan for it. It is large retail buildings which had to fit into a residential community on a large site and for most comments, it is working very well. It is not nearly as isolated from residential as the site that is the subject of the rezoning ,.. tonight. Here we see a large retail building that from this point of view looks acceptable. We have other views from distance which show the longer profile. This building here is over 600 feet long, retail building uninterrupted really. We are proposing to put in changes, columns, reveals, doorways that would break up this long spance. Here it is simply broken up by berming and landscaping. This is an industrial facility of large buildings and it can fit in and be compatible in certain areas of a residential community of which Livonia is. These are other examples of larger scale business park buildings. You might ask the questions, why would Livonia which already is a significant retail center need an additional 74 acres of commercial zoning. I think there are some very important reasons. There are three. First, to maintain Livonia's traditional position. Livonia has for many years been the leading retail city in Wayne County despite Dearborn's expansion. Livonia is a major retail center of the county and to renew that position, we believe it is appropriate and good planning to provide space for new retail for renewal of detail and for addition to retail so that citizens on the south side in particular of Livonia will have access to this kind of retail in their own city, within their own boundaries. There are some contemporary retailing trends which are affecting the city. These are shown on this slide on the screen. Now, there has been some major things happen; there is a shift in store type preferences. Americans are now shopping more at large scale retailers. Most of the growth in retailing in the last two years almost all of the growth in retailing has been at large scale retail stores. People are 16241 spending less time shopping. It's down about the time they spent 4.3 hours in 1993 according to the Shopping Center Association and five years later it's down to about three hours a month at these kinds of facilities. So that's why you see specialty retailers gaining in almost every sector, whether it's building suppliers or toys or office supplies, pet supplies and on and on. So in the end, the contemporary super store requires a larger site like the one that is the subject of the rezoning. We took a look at your zoning pattern in the city and looked at the depth of the sites that are available or that are zoned, whether they are occupied or not, and most of them again follow your well thought out plan of having commercial centers at major intersections. You have one at Plymouth Road, there is a strip mall with other centers located along Plymouth Road and that is the traditional pattern and the depth there is a maximum depth of 500 to 600 feet. Contemporary retailing requires a greater depth than that 500 - 600 feet to accommodate the larger stores. We think it is important that you recognize this and the zoning map and that you allow rezoning to accommodate retail on sites which require greater depth. We think this will re-enforce your traditional retailing position. We think the south side of Livonia particularly lacks adequate undeveloped sites of that character and that it signals a lot of good things for the city. We looked at the retail pattern of large stores of 50,000 sq. ft. which today is about the size of a small supermarket. This shows the pattern, this is your boundaries here. Each of these dots represents the development of in excess of 50,000 sq. ft. since 1990, so you can see where the new stores are being built. Some are being built in Livonia, many of them are being built to the west and to the south and some to the north in Farmington Hills and Novi. So you see where the growth patterns are. This is an aerial photograph ..� where we have sketched out to identify the dimensions. This is the race track you can see in the aerial photo here. The freeway east and west here, Middlebelt Road going south. The dimension from north to south here is over half a mile, 2400 linear feet. From here to here, we're talking 3/4 of a mile, 3773 feet all the way back here. The approximate rezoning you are talking about here is about 1740 feet in depth which is substantially deeper than what your current zoning pattern would accommodate. So we think that given the relatively isolated area that you have, the great access that you have here and characteristics of the site support the zoning petition. We think that this will help you renew and maintain your regional importance in retailing. We said we would address the impact on other retailers and retail facilities in this city. Here are some points we would ask you to keep in mind. Retailing is always the most sensitive land use in terms of trends. Retailers depend upon trends and fashions and rapidly changing environments. The physical facilities of retailing are constantly changing whether it is the store window or the display of merchandise to the characteristics of parking, strips and centers and power centers. So retailing is sensitive to these trends and retailers need to act quickly otherwise they go out of existence and they are left out of the market and they quickly disappear. Cities have the physical problem of some time retailing facilities which are not trendy or not fashionable and it would be good to hold on to that and renew it, if possible, if we had control outside of our boundaries. But that is not possible as we saw on our map. Retailing moves where it can find sites and 16242 the customers will move to those sites where they can find the merchandise that is trendy or fashionable that they want. So the cities have this problem of not being able to control what happens beyond their boundaries and this causes them some i..- problems. And we are seeing new development where space is available with whom you are in competition with, Northville, Canton and Westland and so forth, that the competition is going there. Modern retailing was the Hudson's, Sears, J.C. Penny's paradon. You benefited from all that. Having it all together in the same town. Today's paradon, in addition to the Hudson's, Sears and Penny's paradon in addition is Meijer's, Costco and Wal-Mart and so forth. The pattern 40 years ago created the choice. This pattern today creates an additional or expanded choice. We believe it is important to the city from a planning pint of view that the city accept new trends that are to some extent outside of its control. We believe contemporary retailing also has an impact upon the residential areas. We have all seen cities which have had a tough time maintaining perhaps retailing that has seen better days and what an impact it has on the surrounding neighborhoods. We know as a Planning Commission you are concerned about that and we are aware of it. So we believe that new and contemporary competitive retailing is necessary to support and maintain your residential image. So it becomes an issue of how to fit into your community as well as possible. We have the space shown. This suggests in excess of 100 feet along Middlebelt, perhaps 130 feet of set back, the greenbelt space shows you how far these buildings will be from public rights-of-way. This large building here which is projected to be about 900,000 sq. ft. is a quarter of a mile or more from the freeway. So to some extent, these buildings with the exception of Middlebelt which can because of distances and potential for landscaping entrances �+► that you see on that drawing there, can fit into this setting. We're not saying that can fit into every single setting in the City of Livonia that is located at an interchange or intersection, but given this surrounding development and the competition across the street or the commercial across the street and already established here and the tradition in the history of the site and with your landscaping standards and designs and traffic standards, it can be accommodated here. This slide is entitled a seamless transition in renewal. It features a very prominent and very well known and in the past highly advertised site in the City of Livonia. By putting the two projects together when we have the commercial going with the business park going with the light industrial as proposed, I think it would fall into your lighter industrial district, because that is where the market is. With the commercial rezoning it can be done in two years. The commercial, to some extent, subsidizes a higher price for the site than if it were all used for industrial. The design of the entire project will be coordinated to work together so that it will have an overall coordinated first class image. The business park is a 21st century version of the industrial park that you are familiar with. It is dominated with what is called flex space. Rick Morton will talk a little more about this, and we have seem them in other communities, some communities to which Livonia businesses are moving. The business park environment offers more space for flexibility in responding to market trends. One thing we should discuss because of the potential of the impact along Schoolcraft that building is identified as being more of a 16243 high-tech building so this will represent about 16% of the space which has a high �.• office component. Over all to give you an idea we estimate that 9% of your industrial is high-tech now. To give you an idea we used the DeMattia project which is located west of you on M-14 that is about 18% high-tech. These will not be cheap buildings. They are designed to attract high-end tenants that will pay the rent, they are quality. As we indicated the largest building will be equivalent to two Livonia city blocks which we estimate are about 800 feet long so about 1600 feet from the right-of-way to the closest edge of the building. We are preparing a full blown traffic analysis for site plan review. We propose five entrances on the site plan, three off of Schoolcraft, two off of Middlebelt. Of course, we will work with you on that. You are accustomed to heavy traffic at this interchange and you have the road system to provide excellent access. Overall the economic benefits that Livonia gets from Millennium Park which will take advantage of the strong economy which exists now rather than waiting for it to develop over a number of years in an M-2 area. With the complimentary commercial uses based on the rezoning all of this can be done, as Mary said, in two years. The commercial rezoning will maximize the potential of the site in terms of tax benefits to the city. It will allow you to regain or to maintain your strong retail position in western Wayne County. It will also provide an estimated 4,000 jobs. In conclusion, from a point of view of a planner, we think the application for rezoning is highly supportable, that there is a strong case for it because it provides new investment in Livonia. It provides new commercial, contemporary retail environment for the kind of shopping and merchandising experience that your citizens want. It provides a modern business park which your expanding businesses need. It meets the shopping needs of the residents of the City of Livonia within the City of Livonia. It represents the future in terms of industrial and commercial development. It provides the flexibility. It can fit in for buildings of this scale. And it should be thought of as a complete package as one unified facility that can be developed in a couple of years. It can provide new life into an area that has been on the decline. I thank you very much. I will turn it back to Mr. Walkon for other comments. Thank you very much. Mr. Walkon: Now we're in a great economy. Everyone's working. Wayne County has 3-1/2% unemployment. Things change. We want this opportunity now to begin while all of the automobile companies are doing very very well. Stuff happens. Perregine is closing. It happened. It is 100 acres, it is a million sq. ft. It is closing shop. We're going to be owners of this property and that includes Ashley. That is the greater majority of the property. We're going to own it. We're not absentee landlords. I think I know 90% of the people in this room. You call and we're out here that day. It's not calling New York or some fancy company in Texas. We're going to be available for you. I want to thank you and the people at the other meeting which brought out the Planning Commission, City Council and Zoning Board of Appeals because there has been excitement from all of those groups and we appreciate that. 16244 But again, I want to emphasize something, not to minimize your role or City Council's role and certainly I have admiration for Mayor Kirksey, the best thing so far for me personally about this project is the tremendous out pouring from the .., community and I think that is shown by the 200 people that showed up tonight to support this project. Thank you. Mr. McCann: Any questions from the commissioners? Mr. Hale: I don't know who you want me to direct these to Mr. Walkon. You indicated that Mr. Goldberg may be answering some questions. It doesn't matter to me who answers them. Maybe Mr. McKenna would be the appropriate person on the traffic study. Has that been completed? Fred Goldberg, Millennium Park, 6735 Telegraph Road, Bloomfield Hills, MI. The traffic study has been completed. I think it got to Mr. Nagy yesterday. Mr. Nagy: Right. Mr. Goldberg: I apologize that you don't have it in front of you tonight but it has been done. Mr. Hale: There has been some indications in the theme presentation here tonight and last Thursday evening about how the proposed commercial will compliment the industrial. I would like to have a response as to the specifics as to how that compliment will occur. Mr. McKenna: One of the ways that we believe that will happen is that we're going to have about 4,000 jobs here. Many of those jobs are not the old stereotype with the guy going to work with his dinner pail but a large percentage will be women. Women still lead the shopping parade. We think the 4,000 jobs associated with the retail will have a significant impact on it. We think the new investment and new retail facilities and business park facilities working as one unified theme with a complimentary landscaping theme will also be significant in terms of creating a high quality image. So if we are going to make an investment in a shopping center, or a contemporary retail facility, it's important that the investment to the east of which is going to be substantial, be complimentary and fit in with the center that they work together. I think in those two ways it is important. Mr. Hale: How is that going to carry over to other commercial, other retail in the city that may not be as close in proximity? Mr. McKenna:I think it will have a significant impact. The kinds of facilities here are not convenience stores. They are not dry cleaners, they are not barber shops. They are not generally those type of facilities. So that the 4,000 workers that will be here over all will be in Livonia. They will need to pick up dry cleaning. They will need 16245 to go to grocery stores, party stores, pizza shops, convenience stores. All of the smaller stores and department stores. `w•► Mr. Hale: Mr. McKenna, I know that you have had some significant experience in this planning area and I guess I wanted to ask if you view any negative impact whatsoever on other large scale malls and that sort of commercial/retail in the city. Mr. McKenna:From a planning standpoint you are concerned, of course, about the impact of one land use on the other but as I indicated this is a difference paradion and we have to deal with the market and a free market situation and we have to deal with the realities. As planners for cities we would like to control everything and I would like to plan everything. We would like for the market to wait for us to get it all figured out and have everything fit and work very well but we don't have any choices because we don't have those controls outside of the area. Yes to some extent I would be concerned about it but I would be more concerned if you didn't get new retail into the community. So in balancing the two, I think that the other retail will have to be competitive. I think in order to be competitive it will require new investment. We had choices 30 years ago/20 years ago to drive a Ford, Chevrolet or a Chrysler product. New cars come along. The industry is very competitive. We now have more choices. I think as a planner we have to recognize the realities of the market and deal with them. I think the city has already taken steps in terms of economic development to recognize that. I'm sorry for the long answer. We looked at numbers in terms of where growth in sales has been over the past 4 or 5 years in terms of retail and we looked at down towns and commercial redevelopment areas. The growth has been in these larger retail facilities. I don't say it is the future but it is a very important aspect of the future and I think to be a fully developed player in the retail sector and Livonia should be that because of its size and sophistication. There are other trends in retailing too but I think for Livonia and this site, it makes sense. Mr. Hale: This is a structural question. Recognizing that this is not a site plan approval tonight but you kind of opened the door with giving us some sort of a site plan. These large scale colossal type warehouse buildings can have some visual effect problems if they are not broken up the right way. Is there any plan how these buildings are going to be laid out? What is the plan to break up this two city block size of a building? Mr. McKenna The first aspect you should be most concerned about is the parking. Large buildings generate large parking lots. If you will look at the site plan over there you will see that the designer Rogway Associates has literally broken up that parking lot and cut it up into smaller lots with landscaping and access routes. The buildings will be no more than 5 or 6, perhaps 7 or 8 retail buildings that are linear. There will be some pad sites which I think they are contemplated to be restaurants. It is important that you break it up with columns, with different materials and landscaping has a big impact on them. Another thing you have going here is that it w.. 16246 is set back a long way from the public view. Given this site, this distance from public rights-of-way, the distance can fit into Livonia context. Mr. Walkon: Mr. Hale, may I have an opportunity to answer that. You said why the combination. The commercial on Middlebelt buffers off the industrial and you also mentioned impact on other facilities. We're not going to have any small tenant space. There is not going to be any 5,000 or 10,000 space for small stores, like gym shoe stores, or T-shirt stores or women's apparel store and all kinds of small stores. We're not having those. Let me address Plymouth Road for a second. I think this is going to be the biggest boom ever for Plymouth Road since sliced bread. I think those 4,000 folks that leave for lunch are going to go grab a hamburger on Plymouth Road. Are going to go drop off cleaning or get flowers for their wife. Mr. Hale: Mr. McKenna, as a planner, can this site withstand less commercial than what is being proposed? We have about 650,000 sq. ft. Is there something less than that from a planning standpoint this can withstand? Mr. McKenna:Yes, technically it could. One of the other points we made was it has to pay the freight. We have to have the commercial on the frontage to pay the cost of the site. Sure you could do less but whether it would be a feasible development or not, I don't know. One of the attractive things about it is that with the commercial to some extent you know what you are going to get. If it is developed in chunks and heavy industrial, it could be but you don't know what you are going to get. Mr. Hale: Same question Mr. Walkon. Mr. Walkon: In order to bring in industrial with the cost of the property we need the commercial and that is when I said they are interconnected. Let me tell you about the commercial for a second. Your statesman, Joe Taylor out there tonight and he always would point to me and say "It's got to be all brick" forget that, it's all brick. We don't want any landscaping variances. We want at ordinance or above. Done deal. My friend Jack Engebretson will talk about 10' spaces, no 9' spaces, 10' spaces done, no variances. Mr. Hale: Can we have something less than 650,000 sq. ft. to make it economically feasible? From a planning standpoint, something less than that? Mr. Walkon: That's a tough question, Mr. Hale. To be candid with you, it has to be very close. Is that the magic number? Is that the only number that could be that 650,000? No, but there is not a lot of room. Mr. Hale: What is your timing on this? 16247 Mr. Walkon: Ladbroke will complete their racing season and then the simulcasting will end. I think before Christmas we will be into our demolition phase in the spring. We're going to do the industrial and commercial both at the same time. We're going to build industrial from the starting gate a million sq. feet. I think by the time December or January comes along this is all going to be leased. We are 2/3rds there already even though we don't have signed documents. Thanks Mr. Hale. Mr. Hale: I don't have any other questions. Mr. Alanskas: Mr. Goldberg. Can you explain to the Commission and the audience how you come up with 74 acres? Mr. Goldberg: I didn't, our architect did. I think its just a calculation based upon the amount of retail we think we can put on the site successfully. We gave the information to the architect and he developed the site plan and came up with the figure. The 74 acres is based upon all the Livonia requirements in terms of parking and landscaping. Mr. Alanskas: Mr. McKenna mentioned they would be bringing in new retail outlets, one mentioned was Lowe's, a bookstore and Meijer's. I just want to give you a little scenario. On Middlebelt Road we had Forest City, they went out of business, then Handy Andy bought them, they went out of business, then Home Quarters came across the street and they went out of business. Builders Square was on Plymouth Road and they said for us to compete with Handy Andy's and Home Quarters and Home Depot, we need a bigger building, which they got on 7 Mile and Middlebelt. Exact size they wanted, now they are out of business. With Lowe's coming to town, supposedly, what do they have to offer where they can stay in business? Mr. Goldberg: I can't speak to specific accounts. In terms of retailing the trends have been, one of the reasons why Handy Andy failed was because their format was smaller and had less choices for the customer and was foreshadowed by the Home Quarters, the Home Depot and Builders Square and as that concept expanded and people got more sophisticated, both the retailers themselves and the people shopping the stores, peoples expectations became greater and the weaker capitalized companies fell to the wayside. I think today in retailing people know who the leaders are. It's Home Depot and Lowe's, Wollahan Lumber in parts of Michigan does very well. Mr. Alanskas: So if there was a Lowe's store there that would not be considered a new retail outlet. It's a new company but it's the same type of business we've had in the past. Mr. Goldberg: I couldn't argue with that. Mr. Alanskas: If we had a book store come in, that would not be a new retail outlet because we have those on Plymouth Road. Do you agree with that? Mr. Goldberg: Absolutely. 16248 Mr. Alanskas: I believe someone mentioned possibly a hotel could be going up there. Is that true? Mr. Alanskas: It's a possibility. Yes. Mr. Alanskas: O.K. Thank you very much. Ms. Koons: Mr. Walkon, I'm smiling as I see people spend three hours a month shopping because I probably spend 30 hours a month shopping. I've done a lot of reflecting on why I shop where I shop and in talking with people about why they shop where they shop and I pay a lot more attention as people walk in and out of stores as we talked about this project and the potential rezoning. What I need to know from you are a few things. When you give a square footage of commercial, what does that break down to in a range of actual stores? Mr. Walkon: I am going to try and refrain from using particular tenants but I'm going to give you ball park numbers. Meijer's is probably 230,000 to 240,000 sq. ft., Lowe's is probably 165,000 sq. ft, A Barnes and Noble or a Borders is probably 30,000 sq. ft. An electronic, or computer store is probably 25,000 to 30,000 sq. ft. So if you add all of those up you're going to see that there are not many stores. Ms. Koons: You've just named four stores. Mr. Walkon: Yes. That's right without the hotel is about 430,000 with the hotel 460,000 - r.�. 470,000. You're not far from the magic number right now. Ms. Koons: I do have some concern and some thought about the intensity of a store such as Meijer's whether it is C-2 or M-2 or an industrial corridor. It is still close to the heart of our city. Meijer's tend to be on fringes of cities. That's one concern I have. The other thing that matches my concern is I heard you and Mr. McKenna using words when we talked about retail like this; leading, premier, contemporary, upscale, new. That's very important to me with the size of city we can have stores that are - leading, premier, contemporary, upscale and new. So I hope as you say, your plans are evolving. Thank you. Mr. Walkon: Ms. Koons, if I could make one comment. This corridor with a new Wal-Mart that's opening up, as you know across the street at the old Handy Andy between Wal-Mart, Costco and Meijer's perhaps a home improvement. This will be a wonderful retail area, and it's good for another reason. A person can come in, shop at Meijer's and then jump right back on the expressway. So we're very fortunate . Mr. Alanskas: Mr. Goldberg, I just want to bring up a couple more concerns. I think this is a very exciting project. When you talk about commercial I just want to give you another few facts that are really upsetting when you try to do planning for commercial. In the city we have Builders Square which will be empty. We have a AAA building 16249 on Inkster and Schoolcraft, it's been empty for two years. We have a AAA building on Five Mile, vacant for two years. We have a House of Oak on Plymouth Road, 39,000 sq. ft., it's been empty for over a year, commercial. Now I understand this Leone Brothers is maybe leaving the city. Garth Auto parts on Plymouth Road has been vacant for 2 years, next to the East Side Mario's is still vacant. Hardy's next to the new Zerbo's is empty. We can go on and on. Salem Lumber on Plymouth Road is empty. Winkelman's on 7 Mile is empty and at Wonderland. So when you see all these companies, commercial, out of business, it makes you wonder if we put in any more commercial in this spot, what else is going to happen. Mr. Walkon: Those stores you just named, give us this approval and it'll help everyone of those get rented. There's no depth on Plymouth Road. You can't put a Meijer's on Plymouth Road. But if you want to help those stores and if that is your purpose tonight vote yes. Thank you. Mr. McCann: I guess I would like to start with Mr. Morton or Ms. Harvey. There are two letters in the package you provided us to. One is addressed to Mr. John Nagy dated July 6 and one is addressed to Ms. Susan M. Harvey dated July 6. The first one from Cushman Wakefield and the second from D. V. Richard Ellis. Which ever one of you is familiar with these letters. Were these done at your request, may I ask? Mr. Morton: They were done I believe at Susan's request. Yes. Mr. McCann: This was more of a market analysis you requested before you entered into this particular area, is that correct? Mr. Morton: I would say, as we were, yes sir. Mr. McCann: Then you believe both of these firms to be fairly professional, reliable. Mr. Morton: These are world class firms. Yes sir. Mr. McCann: Both of these letters discuss a shortage of industrial. It says furthermore over 3,000,000 sq. ft. of proposed industrial space in Wayne County alone, again none of it in Livonia. This due in part of lack of available industrial land concept is carried out throughout both letters. Mr. Morton: Yes sir, that's true. Mr. McCann: One of the biggest problems that Livonia has had is a lot of our companies have not been able to expand as their business has expanded and had to move out of the city for lack of industrial space. This is the type of market you are looking for, correct? Mr. Morton: Yes sir. 16250 Mr. McCann: So, the industrial market in Livonia would you say is one that is suffering a fairly large shortage at this time? Mr. Morton: Certainly it is a very tight market. Yes Sir. Mr. McCann: You indicated about 125 acres right now is for industrial. How long before you would be able to develop that 125 acres? Mr. Morton: We have a commitment as we gain possession of the site to immediately start over a million s.f. and we intend to comply with that. Obviously, we wouldn't be anxious to build the balance if that remained vacant but given our faith in the Livonia market and I assume your faith as well I would compare it to the development we just did in Livonia and Dan Lavitt who is one of the authors of the Cushman-Wakefield letters represented us on the project in Van Buren. That was started about this time last year by Oliver Hatcher who is a general contractor and other fine subcontractors here in Livonia and they worked through the winter. We put the first tenant in March, March 15 I believe, and Susan had a 1 o'clock showing today which leased the last 200,000 sq. ft. So in a period from February 1 when the first lease was probably signed to hopefully 2 or 3 weeks from now when the last lease is signed, we will have leased one million and one sq. ft. in Van Buren. I don't think it would hurt anyone's feelings in Van Buren if I told you this is a far superior site to Van Buren. You were talking how the uses come together. It's hard to appreciate how well they come together until you've shown a 'taw magnificent, a state of the art building in Romulus and Van Buren and we've been asked the question for the 67th time, it's a nice building and the rates are O.K. but tell me exactly where are our people going to eat and where are they going to shop? I would love to be able to lease a site like this. Mr. McCann: You stated earlier that you are already receiving some inquiries from Livonia and surrounding businesses for the site. Mr. Morton: Yes sir. Mr. McCann: And you stated that you've already got clients lined up, or at least you are already talking? Mr. Morton: Yes sir. Mr. McCann: Not lined up, you haven't signed anything but you are already talking. Mr. Morton: Yes sir. Mr. McCann: Thank you. Mr. McKenna, I'm going to direct a couple of questions to you. The Mayor and council members and other city people also met with the owners of the 16251 Livonia Mall & Wonderland Mall to see what their point of views are. I've gone around to talk to some other local business owners. They are very concerned because of their occupancy rates. They believe that 650,000 sq. ft. would v"' essentially close either the Livonia Mall or Wonderland Mall or possibly both. That the type of tenants that you are looking for would be the Office Max, the computer companies, the Border's Books, the sporting good stores, the type of large box type tenants. Do you agree that some of those stores are going to go into your market? Mr. McKenna:As a planner, I would be concerned about that. I think it is something you should be concerned about and think about. But as I said in the presentation, planners have to take everything into consideration. I have seen cities over and over try to minimize the competition. It is the cities that have to spend a substantial amount of effort in order to maintain those facilities. If the retail pattern is changing, it is changing. It is a free market economy and it is outside of our control to a great extent. I would be more concerned if I didn't rezone enough land in my community to accommodate new trends in retail and pin my hopes on the old patterns getting by. Mr. McCann: Let's take that a step further and say we go ahead and we let Livonia Mall & Wonderland Mall close, if we take that type of commercial space out of the commercial market as you are aware if the occupancy rate falls below a certain occupancy, those tenants are able to terminate their leases if there is not enough traffic and that is essentially how a mall closes. We can add more commercial down here in an industrial zone where we have letters from two of the top firms in the industrial, Cushman-Wakefield and Ellis stating that we have a severe shortage. We also have two of the largest developers in the tri-county area telling us more commercial in the city is going to start closing our malls. We have problems with commercial vacancies along Plymouth Road right now. If we lose Wonderland Mall, does that mean a lot of supplemental businesses that feed off the traffic of Wonderland Mall, that they are going to close as well? My point being, and the question to you is, what do we do with Wonderland Mall then which is a very large business for large commercial application if it fails? Do we put industrial there? Then because we have a shortage for industrial, we put it next to the neighbors and say that is the only space we have left, we're sorry. Mr. McKenna:In terms of industrial, when we talk about a shortage a million and a half sq. ft. will go a long way toward alleviating that shortage in Livonia. Let's say if you are a Realtor and you have 500,000 sq. ft. it might fill that shortage but I think it will take some time. In terms of the retail, I don't necessarily think that this development will cause the malls to close. Make those malls competitive. I think they need reinvestment but I think they have to be competitive. In other communities where large retail facilities have gone in not all of the malls have closed. Most of the malls haven't closed. I would be concerned about the impact upon the smaller stores but the malls have to remain competitive. If they are not 16252 competitive, then you don't want them. In your community you have over 100,000 people here. You have tremendous resources. People want to be in this community. The biggest mistake given we don't have control is that all your '`" shoppers go to these stores outside of your community anyway, then where are you. Your malls are still in trouble unless they get competitive, get in the market and compete in today's market. Mr. McCann: You said Livonia was a leader in commercial development. Isn't it true we have more commercial development right now than any other city our size? Mr. McKenna:I don't know about your size but you have been since the last 25 to 30 years. Livonia, in the studies I've done, always shows up as the premier retail community even when Fairlane was built in Dearborn. You are a regional center. They same thing in Southfield and Novi which has a regional shopping center. You are in the same category. Mr. McCann: If in fact you appear to be saying Livonia& Wonderland Malls appear to be somewhat like a dinosaur. Mr. McKenna:I didn't say that. Mr. McCann: You said they are not proper, they are outdated, don't fit the type of tenants that are needed, to me that says they are a dinosaur. Wouldn't someone come in and say we've got a large commercial space here, can't we start from scratch and start over .."' and build what you're looking at? Mr. McKenna:You mean on those sites? Mr. McCann: Eventually yes, the profit margin or something like this is going and they are going to come into the dinosaur areas and say let's take it out, start over. You've gotten your money out of it for the last 50 years. Let's re-do it - make it. Mr. McKenna:I think they would have some other limitations in terms of accessibility and so forth that would enter into it. I haven't conducted a detailed study of those sites but what I have looked at they don't have the depth or the size; they don't have the scale or the accessibility. From a planning standpoint that is why I said I think we can recommend this rezoning. You do need to be concerned about those. Mr. McCann: One of the things in your booklet was the job market. You've shown us how many commercial/industrial jobs by taking 650,000 sq. ft and changing from industrial to commercial. I look at commercial and I see sales clerks, stock clerks, management, maintenance. Industrial is going to have labor service technicians, supervisors, office staff and management. To me one is more of a career oriented, higher paying scale. Did you do any studies to show the economic affect? Are the people that are 16253 going to work in the commercial going to be able to afford to buy homes in the area? As opposed to the people who are working in the industrial? 'N- Mr. McKenna:No, we didn't do any studies in terms of gross dollars; in terms of which would generate more . Mr. McCann: That takes care of my questions, I'm going to the audience. You may say whether you are for or against the petition. I am going to limit your comments to three minutes. We have a large crowd here tonight. Mike Diamond, 38101 Richland, Livonia. I represent the 14 union craft members that would end up possibly building this project. I have heard an awful lot of comments here tonight regarding how it should be, where it should be,just think about Wonderland Mall and Livonia Mall, I have lived here in Livonia for 24 years. The Wonderland Mall has Montgomery Ward as their footprint. Montgomery Wards is going in terrible condition around the nation. Sears has opened a brand new store in Westland. I think they have taken a lot of good opportunities from the Sears in Livonia where they are surrounded by facilities that have creditability like Hudson's, the Target stores, the Kohl's store and all those different sundries of J.C. Penny's. It seems that none of the Malls in Livonia have grown to that type of extent. Maybe you are right Mr. McCann, maybe we would look at those as an opportunity for investors to come to Livonia and rebuild the malls because they have been the back bone in this city for a lot of years. I speak on behalf of the building trades and on behalf of 48,000 members I represent and I think that this is "' a proper project to put on that site. It brings jobs, it brings more opportunities for tax payers in this community. It brings opportunities for the folks that think their ox has been gored. To take a real look at themselves and say there is somebody we should be talking to to bring their opportunities to be included in the Livonia Mall and Wonderland Mall. The opportunities along Plymouth Road, I have been here 24 years, I have seen them come apart. I have seen them pop up then go away. Like many of the previous speakers that I talked about that. You can't put a Home Depot on Plymouth Road but Home Depot is one of the biggest players that has come to town. They are planning on building 20 new stores in southeastern Michigan. We are looking at a lot of opportunities that are out there knocking on our doors and I don't know what Home Depot would do to Montgomery Ward and Sears. I speak in favor of it. Here's an opportunity for Livonia to get itself back on the map. I thank you very much. Paul Herth, 27777 Schoolcraft, Livonia. On behalf of Burton Manor, a neighbor to the east of the property. We have operated a banquet/catering business in that location for many years and recently spent a substantial sum of money upgrading our property in that business. We look favorably upon this proposed industrial/commercial development. We believe the proposed development will have a favorable impact on our neighborhood and our business. We look for your favorable consideration for this development in our neighborhood. Thank you. 16254 Bridget Lenhardt, 14195 Foch. I live just across the service drive in the Buckingham Subdivision. I am quite concerned about this retail proposal. We have Wonderland which is an albatross as far as I am concerned. The stores are empty, I am afraid to get out of my car and I don't want to shop there. My neighbors and I spoke about this proposal this past week. This gentleman talked about 4,000 jobs. Are we going to have jobs for the people of Livonia or are we going to be drawing from other cities to maintain these retail stores? Upscale stores are great like they have at 6 Mile and Haggerty. A very upscale looking place. I don't want another Wonderland across the street from me. When Costco first came in, it was a disaster. We had the Livonia Police in there for three days trying to direct traffic. You couldn't make the turn right there onto Middlebelt. You have to do something about that traffic pattern. In the Observer two weeks ago it stated that this was the most traffic accident area in Livonia. I don't like that. I want to be able to get on to the service drive and be able to go about my business. I would like to see some upscale places. I really don't want what we have now. I don't want to add to the problem. I don't want people jumping on to the expressway and getting off right outside my door. Mr. McCann: Are you in favor or against this petition? Ms. Lenhardt: I only had 48 hours to think about this whole thing because it was advertised in the Observer and that is what my neighbors and I have come up with. We don't have enough information on the type of stores that are going to be placed in there. I don't think Meijer's is an upscale stores. Mr. McCann: Thank you. David Grace, 32104 Meadowbrook, Livonia. I have lived here for 27 years. I bought a nice home behind Bentley High School. I had Jackson Center for my kids. I had Riley for my kids. I had Bentley H.S. for my kids. My wife doesn't go to Livonia Mall or Wonderland Mall, she goes to 12 Oaks to shop. Mr. McCann, let me ask you something right now. Are these jobs going to be for Livonia residents that can afford a house here? Have you been to Livonia Mall or Wonderland? Is there anybody in there that actually lives in Livonia except for retirees or widows? Is this place going to supply jobs for Livonia residents? I am in favor of this project because my wife is sick of driving out to Novi to Twelve Oaks. If my wife shops at Livonia Mall she has to make sure she gets out of there before dark. It's the same thing with Wonderland. They have let these places go so bad. I think this project is a great idea. Thank you. Stanley Slazlow, 35055 Glendale. I am a business owner. I own a structured steel fabricating company. We've been in Livonia for the better part of 30 years. I have been an owner for 20 years. Half of my employees come from the Livonia area. I am for this project. I am here to give a vote of confidence for the Ashley Corporation. They are a development company that I am proud to be a part of them. I have been 16255 working on a project for them for the last three years. We participate in almost three million sq. ft. of development for them. They are sensitive to communities that they work with. I think down the road they are a developer that you would be `'— proud to say you brought into Livonia. They are quality buildings. Mr. McCann: Let me interrupt. The Ashley Corporation was mentioned tonight only as information. The only thing before us tonight is the change of industrial to commercial for the commercial center. Mr. Slazlow: Thank you. Peter Conan, Sunset Excavating, 12641 Stark Road, Livonia. I am one of the owners of Sunset Excavating. We have been in Livonia for 20 years. We needed more room last year and we were very fortunate to construct a new building on Fairlane. We also have a building on Stark Road. We work out of Livonia. We are familiar with Ashley Corporation. They do quality work. We were fortunate to work with them on three jobs and were very much in favor of how they do things. I moved to Livonia 30 years ago. Sears, Roebuck & Co. was top in the country. Out of their top 5 stores, I think Livonia was their number one store. Since then, Sears has not kept modern. They are not keeping their customers. Same is true of Montgomery Ward. They have not reinvested. They have not done things wisely. You can't go to Eight Mile and Haggerty and close that Meijer's store so everyone will go back to Wonderland & Livonia Mall. We can't build a wall around Livonia like they built the wall around China. Thank you. John J. Dennis, 19445 Inkster. I am a relative new resident of Livonia. I'm not really a gambling man. I've never been to Lakbroke DRC but I would gamble that if this project does go though you will get a business for that. I do now go to Costco and then I can go in and do other shopping in the immediate area there. I am for it. Ken Stuart. I am not a resident of the City of Livonia. I am with Michigan Regional Carpenters Council representing a little over 900 families in the city of Livonia. At various local union meetings, I brought this proposal before them and they have asked me to come and support this proposal. We've seen tremendous synergy in the City of Livonia. You may have seen us before when we brought a number of members here in support of the AMC theater project. I know you are not here tonight to discuss the specifics of the project. You are here to discuss the rezoning issue. You have some difficult decisions to make here tonight. There are a number of pluses here that I think that this total concept development brings to your community. We would also like to propose working with this developer working with the schools to bring in apprenticeships for these jobs that we can link to the Livonia school system. We've done this in other communities, and I do hope you vote on this favorably and pass this on the City Council. 16256 Dave Garrett, 19631 Ingram, Livonia. I am proud to be a building tradesman. I share your concerns about Livonia Mall and Wonderland. Bottom line, when I need something or service, I do out to Home Depot. As a Livonia resident, I support this change and hope that you do to. Bonnie Gosselin, 18425 Pershing, Livonia. My husband is also a police officer in the City of Livonia. I don't think it's any great surprise that the east side and the southeast side of Livonia is somewhat tired in a retail sense. I think the biggest advantage you have in approving a plan like this is that's more of a master plan. This plan provides for a combination of uses. I fully support it and hope you will too. Bob Stockton, 17330 Fairfield. I am here on behalf of the entire tax base revenue. We've got 200 acres there that is about to go out of business. We've got a developer here who is ready to turn this into a productive 200 acres within two years and put tax revenues back in the city. I don't see how we can say no. It seems like a great project. Gordon Vercelli, 6561 Dixboro, Ann Arbor. I was raised in Livonia way back when the roads were dirt. I think this idea is great. When I want to go to Meijers, I go to Westland. I don't go to Montgomery Wards. I think this is a perfect fit for Livonia and I hope you pass it. Lowell Peterson, 9420 Lathers, in the southeast corner of Livonia. I can remember when Wonderland was built. I used to go to Leeds Men's store and buy my suits. You are concerned about Wonderland Mall and I am concerned about Wonderland Mall. ..• It is dying and it's going to die unless they do something different from what they are doing. Something like this going into that corner would maybe spur Plymouth Road on in other ways that other businesses would come in there. I am very much in favor it, the rezoning. Jerry Wordhouse, 32000 Plymouth Road, owner of Edward's Glass Co. One of the groups we haven't heard from is business owners on Plymouth Road. Frankly, I welcome this development and you might ask why. With a proposal of this size don't I feel threatened? Frankly, no. And I don't think the malls should feel threatened either. You see in America you present yourself to your customers in such a way they feel welcome to come in and to service those customers in such a way that they will return and I think if we as business people can look to our customers and find a ninch, who don't want to go to a big box and who don't want to spend a half an hour in there walking around looking for what they want. Additionally with 4,000 approximate jobs that are going to be in this facility, I look forward and welcome them to the community. As to the malls, I think they also can look to those people that they can create a market for. They are going to have to change the way they look. They are going to have to change the way they look at the market. Wonderland is doing a nice job in redeveloping their mall. I think if they continue that they are on the road to success. Without making the evening any longer, I would encourage you to vote positively for incorporating the change in the zoning. 16257 Larry Visen, 9937 Middlebelt, Livonia. I was born and raised here. I love living in Livonia. I've heard a lot of reasons for this plan. I haven't heard any reasons against the plan. I New think this is a great plan. I live one block from Wonderland Mall and I still shop there. I don't like going to Novi to go to Meijer's. I don't see any reason not to vote favorably on it. Mr. McCann: Thank you. Mr. Walkon, any last comments? Mr. Walkon: Mr. Mayor and members of the Planning Commission. It is almost 10 o'clock. We appreciate your listening and we think you'll do your job and make a thorough decision. I want to thank the 200 people who showed up here tonight. I want to thank the community support. I think Livonia is a great community. Thank you. Mr. McCann: I am going to close the public hearing, a motion is in order. Mr. Alanskas: This is the last large parcel we have to develop in the city and to have this come before us, all of this material. First of all, we just got this study yesterday. I would like to go over the traffic study and go over more of the other things we haven't gone over. For example, a land use inventory, we have here a huge amount of vacant commercial parcels in Livonia. I would like to put in a tabling resolution. Mr. McCann: The next regular meeting is July 28. Is that available, John? �.. Mr. Nagy: Yes it is. Mr. Alanskas: Also on the same aspect, because Mr. LaPine is not here, I know he wanted to be here and Mr. Piercecchi is out because he had a heart operation. I think it is beneficial that they should be here also to give their views and vote on this so I would like to have this tabled to July 28, 1998. Mr. McCann: Was part of your request also to get a report from the Plymouth Road Development Authority? Mr. Alanskas: Yes On a motion by Mr. Alanskas, seconded by Ms. Koons and unanimously approved, it was #7-107-98 RESOLVED, that Petition 98-6-1-9 by Millennium Park, L.L.C. on behalf of Ladbroke Land Company requesting to rezone property located on the east side of Middlebelt Road between Schoolcraft Road/I-96 Freeway and the CSX Railroad in the Northwest 1/4 of Section 25 from M-2 to C-2, the Planning Commission does hereby table Petition 98-6-1-9 until the next Regular Meeting of July 28, 1998. 16258 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-1-10 by David and Kathleen Johnson and Adam and Anna Holzhaus requesting to rezone property located on the south side of Clarita Avenue between Middlebelt Road and Melvin Avenue in the Northeast 1/4 of Section 11 from R-5 (One Family Residential 100' X 150' min. lot)to R-2 (One Family Residential 70' X 120' min. lot). Mr. McCann: John is there any correspondence? Mr. Nagy: A letter from the Engineering Department dated June 22, 1998 stating that they reviewed the petition and have no objections to the proposal or the legal descriptions. It is signed by David Lear, Civil Engineer and that is the extent of our correspondence. Mr. McCann: Is the petitioner in the audience? Is there anybody in the audience wishing to speak for or against this petition. Seeing no one, I am going to close the public hearing. A motion is in order. On a motion by Mr. Hale, supported by Mr. Alanskas and unanimously approved, it was r.. #7-108-98 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on July 14, 1998 on Petition 98-6-1-10 by David and Kathleen Johnson and Adam and Anna Holzhaus requesting to rezone property located on the south side of Clarita Avenue between Middlebelt Road and Melvin Avenue in the Northeast 1/4 of Section 11 from R-5 to R-2, the Planning Commission does hereby recommend to the City Council that Petition 98-6-1-10 be approved for the following reasons: 1) That the proposed change of zoning is a logical extension of an existing zoning district on adjacent property; 2) That the proposed change of zoning is compatible to and in harmony with the surrounding zoning districts and uses in the area; 3) That the proposed change of zoning is consistent with the developing character of the area; and 4) That the proposed change of zoning will provide for single family residential land use for the subject properties consistent with other similar development in the surrounding area. 16259 FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-2-9 by Summit Sport, Inc. requesting waiver use approval to operate a new and used sporting goods store within the Livonia Plaza Shopping Center located on the south side of Five Mile Road between Henry Ruff Road and Bainbridge Avenue in the Northwest 1/4 of Section 23 Mr. McCann: John, is there any correspondence? Mr. Nagy: There is a letter from Rockney Whitehead, Fire Marshal dated June 29, 1998 stating they reviewed the site plan submitted in connection with a proposal for waiver use approval to utilize subject property for a second hand store for the purchase and sale of previously owned sporting goods located on the south side of Five Mile Road between Merriman Road and Henry Ruff Road and they have no objections to this proposal. There is a letter from the Police Department by Officer Gibbs dated June 30, 1998 and they state they have no objections to the site plan. We have a letter from the Inspection Department signed by David Woodcox dated July 7, 1998 stating they reviewed the subject petition and found no problems or deficiencies and have no objection the petition. There is a letter from the petitioner, Steven Kopitz, dated June 16, 1998 in which he states Play it Again Sports is a national franchise of over 600 individually owned stores nationwide. I am the owner of seven of these locations in the Southeast Michigan area. The locations include: Farmington Hills, Rochester Hills, Orchard Lake, Brighton, Waterford, Utica and Flint. Our business is the real sale of new and used sporting goods. Currently we sell approximately 70% of our merchandise in new and closeout sports equipment and about 30% in used equipment. We acquire some of our used equipment from our customers in the following 3 ways: (1) Bringing in used equipment for trade in (2) Bring in equipment to see through our store on consignment (3) To sell to us outright. Although we carry a wide variety of different types of sports equipment, we focus our business in Rollerblades, Hockey equipment, Ice skates, Baseball, Skis, Exercise equipment and Golf. Our store is very family oriented with over 60% of our sales to families with children. In addition to used equipment we also carry "Closeout" sports equipment. Both closeouts and used equipment allows our 16260 customer to get into sports for typically half the cost of regular priced new equipment. Our customers can save even more by bringing in their old used .., equipment that they are done with and receive a trade in value towards their purchase. Our whole business is to help people save money in sports equipment. We also sell a wide variety of name brand new sports equipment at every day low prices. We are a full service community sporting goods store focused on a high level of customer service. We have been a well accepted part of the communities we serve and we hope to be able to do the same in the City of Livonia for its residents. That is the extent of our correspondence. Mr. McCann: Is the petitioner here? Since the petitioner is not here, is there anybody in the audience wishing to speak for or against this petition? Seeing no one wishing to speak, I will close the public hearing. A motion is in order. On a motion by Mr. Alanskas, seconded by Mr. Hale and unanimously approved, it was #7-109-98 RESOLVED, that Petition 98-6-2-9 by Summit Sport, Inc. requesting waiver use approval to operate a new and used sporting goods store within the Livonia Plaza Shopping Center located on the south side of Five Mile Road between Henry Ruff �.. Road and Bainbridge Avenue in the Northwest 1/4 of Section 23, the Planning Commission does hereby recommend to the City Council that Petition 98-6-2-9 be approved for the following reasons: 1) That the proposed use complies with all of the special and general waiver use standards and requirements as set forth in Sections 11.03 and 19.06 of the Zoning Ordinance #543; 2) That the subject site has the capacity to accommodate the proposed use; and 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-2-10 by Steven and Patricia Chambers requesting waiver use approval to operate a carry-out ice cream shop with customer seating in an existing building located on the east 16261 side of Farmington Road between Plymouth Road and Van Court in the Northwest 1/4 of Section 34. Mr. McCann: John, is here any correspondence? Mr. Nagy: We have a letter from the landlord,J& W Management Corporation, signed by Michele Pachnos and dated June 18, 1998 stating that this letter shall serve as a Letter of Authorization for Patricia and Steven Chambers to apply for a permit to operate a Hard Ice Cream Parlor at the above referenced location. Landlord has intentions of leasing said space to Mr. and Mrs. Chambers upon completion of lease negotiations. Said Tenant will be taking the space in its "As Is" condition. All work will be done at Tenant's sole cost and expense, and Tenant is to ensure that the work to be done will be in accordance with all local codes and ordinances. If you have any questions,please do not hesitate to call. There is a letter from the Engineering Department signed by David Lear dated June 22, 1998 stating that they have no objections to the proposal. There is a letter from Officer Gibbs of the Police Department dated June 30, 1998 stating they have no objection to the site plan. There is a letter from Fire Marshal Rockney Whitehead dated July 2, 1998 stating they reviewed the site plan submitted in connection with a proposal for waiver use approval to open/operate a hard ice cream cafe located on the east side of Farmington Road between Plymouth Road and Van Court. We have a letter from the Inspection Department signed by David Woodcox dated July 7, 1998 stating they have reviewed the petition and have noted that the grass areas east of the City sidewalk need maintenance. That is the extent of our correspondence. Mr. McCann: Is the petitioner here? Steven & Patricia Chambers, 14154 Farmington Road. Mr. Alanskas: Is there a reason why you sought out that exact area for this store? How do you intend to make it by selling ice cream? Mr. Chambers:Actually there is a Guernsey Part store that has been there for approximately 35 years right next door between there and the dog grooming. My wife has contacted the YMCA. They lease the pool, 350 people go there a day and the athletic events and the field right behind, directly behind the mall. I don't know if you are familiar with that and a senior center right next door. The traffic on both roads, Farmington 16262 and Plymouth, 17,000 to 18,000 cars a day. We actually wanted the site next to the video store but we got the measurements and walked inside. It was too big for an ice cream store so we were going with the smaller one around the corner that was available. Mr. Alanskas: It says here that you are going to sell hot dogs and hamburgers. Mr. Chambers: That depends on how the business does. We actually got an electrical unit that has been approved by the Health Department. Mr. Alanskas: You would buy these and put them in a microwave and heat them up? Mr. Chambers: It's an electrical ... like a waffle iron. Mr. Alanskas: So there would be no deep frying? Mr. Chambers: No. Mrs. Chambers: We plan on doing that in the summer time for the pool. In the fall we plan on introducing cappuccino to offset the winter months. Mr. McCann: Any other questions? If not, I will go to the audience. Is there anyone in the audience wishing to speak for or against this petition? Seeing no one, I will close �••- the public hearing. A motion is in order. On a motion by Mrs. Koons, supported by Mr. Hale and unanimously approved, it was #7-110-98 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on Petition 98-6-2-10 by Steven and Patricia Chambers requesting waiver use approval to operate a carry-out ice cream shop with customer seating in an existing building located on the east side of Farmington Road between Plymouth Road and Van Court in the Northwest 1/4 of Section 34, the Planning Commission does hereby recommend to the City Council that Petition 98-6-2-10 be approved for the following reasons: 1) That the number of customer seats shall be limited to no more than 12 seats; and 2) That the site deficiency described in a letter dated July 7, 1998 from the Inspection Department, which relates to the need for maintenance and/or restoration of the grass areas east of the City sidewalk adjacent to the Farmington Road right-of-way, shall be rectified to that department's satisfaction prior to the issuance of a Certificate of Occupancy. for the following reasons: 16263 1) That the proposed use complies with all of the special and general waiver wow use standards and requirements as set forth in Sections 11.03 and 19.06 of the Zoning Ordinance #543; 2) That the subject site has the capacity to accommodate the proposed use; and 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of the Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-2-11 by Mt. Hope Memorial Gardens requesting waiver use approval to erect a 6,800 sq. ft. mausoleum within Mt. Hope Memorial Gardens located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the Southwest 1/4 of Section 12. Mr. McCann: John, is there any correspondence? Mr. Nagy: We have a letter from the Engineering Department signed by David Lear dated June 24, 1998 stating they have no objections to the proposal. There is a letter from Officer John Gibbs of the Police Department dated June 30, 1998 stating they have no objection the site plan as submitted. There is a letter from Fire Marshal Rockney Whitehead dated July 2, 1998 stating they reviewed the site plan submitted in connection with a proposal for waiver use approval to erect a 6,800 square foot mausoleum approximately 400 feet east of Middlebelt Road, north of Tarabusi Creek within Mt. Hope Memorial Gardens located on the east side of Middlebelt Road between Six Mile and Seven Mile Roads and have no objection to this proposal. There is a letter from the Inspection Department signed by David Woodcox dated July 7, 1998 stating they have reviewed the petition and have no objections to the petition. Mr. McCann: Is the petitioner here. Please come forward and state your name and address for the record. Brian Geer of Mannik and Smith, Inc., 1800 Indian Wood Circle, Maumee, Ohio Paul Herko, 28618 Audry, Warren, Michigan representing Mt. Hope. Mr. McCann: Want to tell us a little about your mausoleum? 16264 Mr. Geer: The mausoleum is going to be located on an existing drive. There will be no new access onto Middlebelt. The purpose of the mausoleum is to provide for additional service for the patrons and to expand the service that Mt. Hope currently offers. It will be used for burial services. There will be water service extended for a restroom. A sanitary service will be provided on site. Storm drainage will go towards the Tarabusi Creek to the south. Mr. McCann: Do we have some building elevations plans Scott? Mr. Alanskas: I would like to ask a few questions while we are setting that up. It says here sir that the existing drive will be widened by 11' for 260'. Is that correct? Mr. Geer: That's correct. Mr. Alanskas: That will be used for additional parking when there are funerals coming and going? Mr. Geer: For the type of parking they have. The procession will drive in, they will be off to the side of the road to allow passage. When the service is over they will loop around and out through the park. Mr. Alanskas: Will that additional be asphalt, or what will that be? Mr. Geer: It will be asphalt. The existing drive is asphalt. Mr. Alanskas: Thank you. Mr. McCann: Do you have the type of building materials with you tonight? Mr. Geer: I've got the elevations also in my file. I can get those real quick. Mr. McCann: Why don't you explain what type of materials you are going to use and the colors. Mr. Geer: I spoke to the architect briefly today. I'm not necessarily involved with the building. I'm more involved with the site work. I know we spoke with Mr. Nowak regarding the types of materials that are going to be out there and there have been some changes made. This type of facility is intended to be permanent. Granite in the area where the crypts are going to be located. The columns will be aluminum or fiberglass but typically its aluminum. Mr. Alanskas: What will be fiberglass? Mr. Geer: The columns. There was concern raised that the name brand dryvit that a lot of dryvit would be used especially in the areas where it could dinged. It would be esthetically unpleasing. The rest of the area, their intentions look like its going to 16265 be concrete block and brick facade. There will be screening used on any HVC systems that are on the roof and there will be decorative pavers surrounding the '— building to allow people to walk around when they visit. Mr. McCann: Are there any other questions? Mr. Alanskas: I just want to make it clear that you gave a revised building elevation plan stating that the two top units will be screened by aluminum? Mr. Geer: I'm not sure of the material there. The dryvit is going to be replaced and the columns will be aluminum in this area here. The materials for the screening on the roof I'm not sure what that is going to be. Mr. Alanskas: It says on all sides by aluminum screening. Mr. Geer: Is it? O.K. Mr. Nowak: It is indicated on the plans as being aluminum screens. Mr. Geer: O.K. Mr. Alanskas: Now do you know if that is going to be a plain silver color or will it be a color to match the building? Mr. Geer: That I'm not sure on. I would say it would probably match the building. Mr. Alanskas: You should make it as close as possible so it wouldn't be standing out because if the building were beige you wouldn't want to have a silver screen up there. O.K. Thank you. Bill Craig, 20050 Milburn in Livonia. I have a general concern for any developments that might impact habitat especially water quality of any of our water ways in Livonia or in the water shed. I have looked at the site and the building is far enough away from the flood plain drop off that I don't see any negative impacts here and I think that it would be complimentary to the natural habitats that exists in that area. I did have one concern about having on site sewage disposal, a septic system. Eventually if there was a failure that there would be an impact upon the water quality of the Tarabusi Creek but of course if everything is inspected and maintained everything should turn out fine. I have no objection to the proposal and I see that it is complimentary to the habitat values in our city. Mr. McCann: Thank you sir. Any other persons in the audience? Do you gentlemen have any last comments? Mr. Geer: Only if you have any last questions. 16266 Mr. McCann: I will now close the public hearing. A motion is in order. On a motion by Mrs. Koons, supported by Mr. Hale and unanimously approved, it was #7-111-98 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on Petition 98-6-2-11 by Mt. Hope Memorial Gardens requesting waiver use approval to erect a 6,800 sq. ft. mausoleum within Mt. Hope Memorial Gardens located on the east side of Middlebelt Road between Six Mile Road and Pickford Avenue in the Southwest 1/4 of Section 19, the Planning Commission does hereby recommend to the City Council that Petition 98-6-2-11 be approved for the following reasons: 1) That the mausoleum location shown on the Zoning and Boundary Plan received by the Planning Department on 6/22/98 prepared by Brian Geer of Mannik& Smith, Inc., which is hereby approved shall be adhered to; 2) That the Site Plan received by the Planning Department on 6/22/98 prepared by Brian Geer of Mannik& Smith, Inc., which is hereby approved shall be adhered to; 3) That the Building Elevation Plans marked Sheets AR4 and AR5 received by the Planning Department on 7/9/98 , as revised, prepared by Baker, Bednar& Associates, Inc., which are hereby approved shall be adhered to; and 4) That the Landscape Plan marked AS2 received by the Planning Department on 7/9/98 prepared by Baker, Bednar and Associates, Inc., is hereby approved and shall be adhered to and shall be installed prior to final inspection and thereafter permanently maintained in a healthy condition. 5) That all roof top mechanical units 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. for the following reasons: 1) That the proposed use is in compliance with all of the general waiver use standards and requirements as set forth in Section 19.06 of the Zoning Ordinance #543; 2) That the subject site has the capacity to accommodate the proposed use; and 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. 16267 Mr. McCann: Would either of you have any objection to the screening being painted to match the building? Ms. Koons: No Mr. Hale: No. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-2-12 by John Del Signore requesting waiver use approval to utilize a SDM License in connection with an existing banquet hall facility located on the north side of Schoolcraft Road between the I-96 Expressway and Eckles Road in the Southwest 1/4 of Section 19. Mr. McCann: John, is there any correspondence? Mr. Nagy: There is a letter from the Engineering Department signed by David Lear dated June 25, 1998 stating they have no objections to the proposal. That is the extent of our correspondence. Mr. McCann: Is the petitioner here? Tino Del Signore, 55880 Eight Mile Mr. McCann: Want to tell us a little bit about your proposal and why you are requesting it? Mr. Del Signore: We have a carryout on the southwest corner of the facility,just food carryout right now and beverages, nonalcoholic, and we are looking to add beer and wine to it. We also import some wine, our house Del Signore wine from Abruzzi, Italy. There is a demand for this wine and we would like to be able to sell it on a carry out basis. Mr. McCann: Are there any questions from the commissioner? Mr. Alanskas: I have just one. What are the hours of your deli? Mr. Del Signore: Normally, 11 a.m. to 6 p.m. Monday through Friday sometimes 10 a.m. to 2 p.m. on Saturday. Mr. Alanskas: Nothing on Sunday? Mr. Del Signore: No. Not all. ..� Mr. Alanskas: O.K. Thank you. 16268 Mr. McCann: Any other questions? Then I will go to the audience. Is there anyone in the audience wishing to speak for or against this petition? Seeing no one, I will close the public hearing. A motion is in order. On a motion by Mr. Hale, supported by Mr. Alanskas and unanimously approved, it was #7-112-98 RESOLVED, that petition 98-6-2-12 by John Del Signore requesting waiver use approval to utilize a SDM License in connection with an existing banquet hall facility located on the north side of Schoolcraft Road between the 1-96 Expressway and Eckles Road in the Southwest 1/4 of Section 19, the Planning Commission does hereby recommend that Petition 98-6-2-12 be approved subject to the conditions that the SDM license shall be utilized only in conjunction with the carryout deli located in the banquet hall facility and that such use shall be limited to the same hours of operation as the deli, for the following reasons: 1) That the proposed use is in compliance with all of the special and general waiver use standards and requirements as set forth in Section 11.03 and 19.06 of the Zoning Ordinance #543; 2) That the subject site has the capacity to accommodate the proposed use; and 3) That the proposed use is compatible to and in harmony with the surrounding uses in the area. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is Petition 98-6-3-3 by Zef Martin Ivezaj requesting to vacate the remaining portion of Laurel Avenue right-of- way situated between Lots 8 and 9 of Fair Way Subdivision, located south of Eight Mile Road between Ellen Drive and Gill Road in the Northwest 1/4 of Section 4. Mr. McCann: John, is there any correspondence? Mr. Nagy: We have a letter from the Engineering Department signed by David Lear dated June 17, 1998 stating they have reviewed the petition and have no objections to the proposal but would require the retention of western 18 feet of the right-of-way as an easement for future and existing utilities. We have a letter from Consumers Energy signed by John R. Turner, Senior Customer Energy Specialist dated July 2, 1998 station that Consumers Energy has �,. no gas main distribution facilities in the area of the street vacation, located between 16269 Ellen and Gill Roads, South of 8 Mile Road. We therefore have no objection to complete vacation without easement retention. That is the extent of our .,.,, correspondence. Mr. McCann: The petitioner was told he did not have to be here tonight. Is there anyone in the audience wishing to speak for or against this petition? See no one, I will close the public hearing. A motion is in order. On a motion by Mr. Alanskas, seconded by Mrs. Koons and unanimously approved, it was #7-113-98 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 98-6-3-3 by Zef Martin Ivezaj requesting to vacate the remaining portion of Laurel Avenue right-of-way situated between Lots 8 and 9 of Fair Way Subdivision, located south of Eight Mile Road between Ellen Drive and Gill Road in the Northwest 1/4 of Section, the Planning Commission does hereby recommend that Petition 98-6-3-3 be approved subject to the retention of the western 18 feet of the subject right-of-way as an easement for future and existing utilities, for the following reasons: 1) That the subject right-of-way is no longer needed for public access purposes; 2) That the subject right-of-way can be more advantageously used in private ownership; 3) That vacating of the subject right-of-way will place the property back on the City's tax rolls; and 4) That no reporting City department or public utility has objected to the proposed vacating. FURTHER RESOLVED that, notice of the above hearing was given in accordance with the provisions of Section 19.055 of Zoning Ordinance #543, as amended. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. McCann: This concludes the public hearing portion of tonight's meeting. We will go on to the Pending Items. Mr. Hale, Acting Secretary, announced the next item on the agenda is whether or not to rezone Joy Road Cozy Homesites located on Floral and Deering Avenues, north of Joy Road, in the Southeast 1/4 of Section 36 from RUF to R-1. Mr. McCann: This is a motion to hold a public hearing. 16270 On a motion by Mrs. Koons, seconded by Mr. Alanskas and unanimously approved, it was #7-114-98 RESOLVED, that the Planning Commission resolve to hold a public hearing on whether or not to rezone Joy Road Cozy Homesite Subdivision located on Floral and Deering Avenues, north of Joy Road, in the Southeast 1/4 of Section 36 from RUF to R-1. Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution adopted. Mr. Hale, Acting Secretary, announced the next item on the agenda is approval of the minutes of the 765th Regular Meeting and Public Hearings held on June 9, 1998. On a motion by Mrs. Koons, seconded by Mr. Hale and approved. A roll call vote was taken with the following result: AYES Mr. Alanskas, Mrs. Koons and Mr. Hale NAYS: None ABSTAIN: Mr. McCann On a motion duly made, seconded and unanimously adopted the 767th Regular Meeting and Public Hearings held on July 14, 1998 was adjourned at 10:29 P.M. CITY PLANNING COMMISSION J f A � Michael Hale, Acting Secretary ATTEST: Janes C. McCann, Chairman /rw