HomeMy WebLinkAboutPRDA MINUTES 2001-02-15 MINUTES OF THE 122ND REGULAR MEETING OF THE PLYMOUTH
(hov ROAD DEVELOPMENT AUTHORITY OF THE CITY OF LIVONIA
The 122nd Regular Meeting of the Plymouth Road Development Authority of the City of
Livonia, Michigan was called to order at 3:06 p.m., Thursday, February 15, 2001 in the 4th Floor
Conference Room at City Hall.
Members Present: Mayor Jack E. Kirksey
Mr. Jerry Wordhouse,Chairman
Mr. Duane Wolfgang,Vice Chairman
Mr. Stan Anderson
Mr. Scott Grace
Ms. Toni Mette
Mr. Lowell Peterson
Mr. Bill Pike
Mr. Adelard Raby
Mr. Marvin Walkon
Members Absent: Mr. Rod Crider(Excused)
Mr. Dennis Kujawa(Excused)
Mr.Michael Polsinelli(Excused)
Others Present : Mr. John Nagy, P.R.D.A. Director
Mr. Mike Slater, Finance Director
Mrs. JoAnn Marshall,BRI
Mr. Scott Reinholt,BRI
Mr. Steven Schafer,Phoenix Land Development Corporation
Mr. Joe Leone,Leone Foods
Mr. Ralph Williams,Livonia Citizen
Mr. Larry O'Connor,Livonia Observer
Ms. Susan Annibal, Secretary
1. Roll was called.
2. Adoption of the January 18, 2001 Minutes: On a motion duly made, seconded unanimously
adopted, it was
#2001-03 RESOLVED,that the Minutes of the 121st Regular Meeting held by the Plymouth Road
Development Authority on January 18, 2001 are approved.
Mr. Wordhouse,Chairman,declared the motion is carried and the foregoing resolution adopted.
3. Comments from Chairman: Mr. Wordhouse announced that he would not be present at the
March meeting. Mr. Wolfgang,Vice Chairman,will chair that meeting.
4. Budget Report — Mike Slater: Gave an overview of the November 30, 2000 Financial
Statements, stating that as of the end of the fiscal year our balance was down to about $2.6 million.
Special Revenue Disbursements were $419,970.. Actual revenues for the year came to about $84,000
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more than budgeted and better than interest amortized. We have done well on our interest earnings.
Regarding Capitol Outlay, after going to Council for an additional $2 million, we will came up short $6
million. In total, we have overspent our budget by about $680,000.00 at this point, mostly things that
came in November. The Holiday Parade total to date was $8,582. Although we didn't think we had
much in November, obviously, we had a lot of expense. Mr. Slater will analyze our budget and will
request additional budget money of the City Council at their next Study Meeting. We will need
Council's approval to spend that money that's already been spent. Spending will be a bit tighter this year
than the last two years. In 2000 we had about$2 million in revenues. It's now down to $1.6 million for
revenues captured.
5. Joe Leone of Leone Foods: This item was postponed until later in the meeting.
6. Steve Schafer — Phoenix Land Development: Steve Schafer appeared before the Board to
explain his revised proposal and to ask for funding from P.R.D.A. The DEQ process is now complete
regarding the mitigated wetland, but some other issues had come up in the past 90 days concerning
Wayne County and incorporating storm water control requirements. Mitigation had become too costly to
continue with the proposed mitigation plans, and the proposal now is to take only 1.7 acres of wetland
area. Originally 240 condo units were proposed; that number has been reduced to 142 to preserve the
wooded area. They have relocated the major entry to diffuse traffic for neighbors on both Farmington
Road and Plymouth Road. Other aspects of the revised site plan were disclosed, as well. Mr. Schafer
was most interested in the Development Assistance Program and grants and loans that might be available
for this project and inquired if each phase was considered individually or if it was considered on an all-
project basis. Mr. Schafer will provide estimates of demolition costs for the existing building. Hoping
for the Board's endorsement of approval, he will be going to City Council (Study) with the Planning
Commission and getting the matter out of the Committee of the Whole. He hopes to have the project up
and running by late spring or summer. There are some Act 198 (tax abatement) issues involved.
Referring to Bell Creek Square at Six Mile and Farmington, he reported the sales office has been open
for three weeks at the time of this meting with 40 applications and 16 confirmed sales. Mr. Schafer
believed this new project along the Plymouth Road Corridor would be great for the citizens there,
offering possibly two or three restaurants. The number of commercial users there had been cut. Parking
has also been revised since the last meeting with P.R.D.A., which complies with requirements. The
development was now only taking 1.7 acres of wetland. The area of development was now pretty much
out of the big trees on the property. The whole frontage along Plymouth Road will be used. Other topics
covered included park benches on the corner of the Plymouth Road property, a light pole, a traffic light,
and the distance between the sidewalk and parking lot setbacks. A different architect was on board now,
and the result would be a façade that was a bit more broken up and constructed of brick on the front and
two sides with limestone accents,with E.F.I.S. or a metal type material at the top. The rear will be brick,
too. Landscaping will exceed the 15%requirement. At the commercial end,they were still talking about
a coffee shop, a bread store and a couple of restaurants. Since the usable property lost concerning the
mitigated wetlands and the balance of what was left that could be used, restaurants can make up for the
loss. The units ranged in square footage from 1120 for the ranch or flat model to 1730 for the
townhouse. Both two bedroom units, the townhouse offered a library on the main floor accessible from
the living and dining areas. Concerning the question of whether rental of units will be allowed, Mr.
Schafer explained the developer's policy on rentals is that purchasers are not allowed to own more than
one unit. If they so choose to rent that unit, the developer would have some control through the
condominium documents. There is an association for these condo owners. The City Attorney will be
crereviewing the Master Deed to assure adequate protection. Previously named Fountain Square,there will
be no fountain and, thus, the name of the development will be changed to Rosedale Town Square.
Although the fountain won't materialize, it will be landscaped beautifully. The project had really
changed quite a bit. When this matter reaches the City Council level, they will be interested in the
square footage for these buildings, as well as parking space provided for these buildings, which is based
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(.0on the number of bedrooms in each unit. As for the commercial uses, the Ordinance addresses that.
Where you have a facility comprised of more than four uses, they go to the premium classification of-
group commercial and averaged on all those uses from high to low. It is factored in and for each 125
square feet of retail one parking space is required. It is all averaged due to group commercial. Laurel
Park is an example of group commercial use. Mr. Schafer returned to the subject of grants and loans and
the Development Assistance Program expressing his hope to be able to qualify for participation. He was
informerd that total assistance dollars from P.R.D.A. were capped at $50,000. Mr. Schafer asked if the
site could be `carved up' three ways, since it was owned under three separate entities. Could they qualify
for $50,000 each if it could be justified in the three forms of ownership? Mr. Nagy stated that P.R.D.A.
does have a Development Assistance Committee for requests for relief Mr. Schafer emphasized that
Phoenix had already incurred quite an expense cleaning up the property, i.e., the wetland issues and a
substantial amount of asbestos will have to be removed.
On a motion offered by Mr. Pike, supported by Mr.Anderson, it was
RESOLVED,that the Plymouth Road Development Authority agrees in concept with the
proposed plan by Phoenix Land Development Corporation to construct a mixed use development
consisting of commercial uses, office uses and a planned residential component(Rosedale
Town Square)on property located on the east side of Farmington Road north of Plymouth
Road.
The motion was postponed for further discussion.
(11W Mr. Schafer asked if the P.R.D.A. would commit to landscaping that portion of the corner on Plymouth
Road that he would continue up Farmington Road. Beckett& Raeder wants a chance to look at the plan
before making a commitment. BRI addressed questions on right-of-way. P.R.D.A. would support this in
concept contingent upon an agreement with Phoenix Land Development on the amount of landscape
setbacks and easements needed. Mr. Nagy reminded members that there is a larger plaza at that corner,
but and we need more than 15' at the intersection of Farmington and Plymouth Roads. Board members
really need time to re-evaluate this. We need more time to take a comprehensive look at it; and to see
how our streetscape plans relate. From a staff standpoint, we can have that analysis done before
Planning Commission schedules this, and we could work with the Board committee on construction and
have a committee report ready to submit to the Planning Commission. This was conditioned on whether
it complied with the rules and regulations of the Zoning Ordinance and the architectural concepts of the
P.R.D.A. An amended motion was then offered.
On a motion by Mr. Pike, seconded by Mr. Anderson and unanimously approved, it was
#2001-04 RESOLVED,that the Plymouth Road Development Authority does support
in concept the Phoenix Land Development Corporation's plan for Rosedale
Town Square, a residential and commercial project planned for the northeast
corner of Plymouth Road and Farmington Road, conditioned upon compliance
with the P.R.D.A. streetscape goals and objectives and the rules and regulations
of applicable City ordinances.
Mr. Wordhouse, Chairman, declared the motion is carried and the foregoing resolution adopted.
The existing `George Burns Theatre' sign was mentioned, with the assurance that it would be removed.
Further discussion ensued regarding the new signage planned, i.e.,two monument signs and some type of
sign for the corner area.
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try On a motion by Mayor Kirksey, seconded by Mr. Grace and unanimously approved, it was
#2001-05 RESOLVED,that the Plymouth Road Development Authority does hereby refer a
request from Phoenix Land Development Corporation for financial assistance with
regard to their Rosedale Town Square project to the Development Assistance Committee
for their report and recommendation.
Mr. Wordhouse, Chairman, declared the motion is carried and the foregoing resolution adopted.
7. Beckett& Raeder—Construction Report: JoAnn Marshall presented her report on the status
of Phases III, IV and V and discussion followed. Also mentioned was that Irish will start planting on
Monday at Wonderland to Sears Drive and then skip down to the west end of the Corridor. With regards
to applicable guarantees on these plantings, we should be in good shape. Even if we have another severe
winter, early next year we can check to see whether or not the trees are healthy. They are guaranteed
from the time of planting for one year. BRI would look into the possibility of getting an extended
warranty. Dutton will follow-up for Phase IV on the irrigation work, some of which they would start up
and some they would be completing. A bid was in process now for grass and maintenance contract.
Sidewalk snow removal will be incorporated in the bid package as an alternate item for cost analysis.
Metro Power will begin on Monday to install mast arms at Plymouth and Farmington Roads. With
regard to the bus shelters, we are still waiting for MDOT and have no idea when that will be. They have
had Phase V for six months. It seemed like MDOT treats these phases like a brand new project! There
was comment by the Board that they noticed a lot of trash and residue from the melted snow and ice that
should be cleaned up and asked if we have a contractor to take care of that matter. Boy Scouts or school
organizations were considered but consensus was that it is not a good idea because of the possible
danger involved. In the case of probationers through the Police Department, there were opportunities to
expand their working situation. The Mayor stated that as long as there is a need on Public Land a request
is made through the Probation Department, but probationers do need and require supervision.
Scott Reinholt reported that John Nagy and he are working on reaching MDOT, having submitted a plan
approved in April. They have been talking with Mark Chaput. Hopefully, we'll hear from them in the
next couple of weeks. Because ISTEA is involved, we need MDOT permits before we can proceed. We
have now been able to schedule a meeting with the First Federal for March 6th. We're revising our
current design for the plaza to overcome many of their objections. A plan to this effect was presented to
the Board.
Item 5 was revisited. Joe Leone, Leone Foods: Mr. Leone introduced himself as owner of the
property at Plymouth Road and Sears Avenue and submitted pictures of the site and a presentation
relevant to the company's proposal for the redevelopment of that piece of property on Plymouth Road.
As shown, current pictures of the existing facility depict the former Salem Lumber facility on the corner,
then a Quonset hut used for office purposes with loading docks and other buildings that have been added
since Leone Foods moved there in 1962. In terms of demolition, this proposal was to take down the
Salem Lumber building and the two buildings adjacent to it. The entire Quonset hut would come down.
There would be a new office addition of 10,000 square feet and a new roof, landscaping, electrical and
whatever else is necessary to bring it up to the state of art for an industrial building. There would be a
10,000 square foot office addition on the front facing Plymouth Road, with all new landscaping
throughout. Once the building is up, Leone would leave this project and go on to develop the five acres
in the back for industrial purposes such as warehousing and light industrial. Currently this portion of the
site is vacant. The existing signage will be one of the first things to come down. In terms of cost, it is in
the neighborhood of$1.5 to $1.7 million for the complete renovation of the property. The former Salem
location on the corner will be parking and landscaping. To date, this proposal has not been before any
City department. The property consists of 10 acres plus 2 acres in the back behind Sears. The 2-acre
parcel provided access to CSX Railroad. There are trees there now. The proposed office building would
be constructed of brick and stone and have a 200 x 50 foot footprint. This presentation was to appeal to
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W the Board for demolition assistance and possibly landscaping help. Some fuel tanks had to come out
when the property had been renovated in 1952. This would be a simple removal.
Mr. Leone was informed that the Board's policy has been to send these matters through the
Development Assistance Committee, and then the business making the request actually has to
incur the cost. Then, a check is cut from the P.R.D.A. The petitioner stated that the bottom line
for Leone Foods was to continue to own the property and develop it into an industrial park and
then lease it. Joe Leone is the son of the founder of the company. The Board concurred that with
the conclusion of Mr. Leone that there is too much commercial and retail space on Plymouth
Road. The proposed industrial development would be a win-win situation. Mr. Pike stated that
Mr. Leone's proposal is more or less what was done with the Peregrine building. It would be a new
façade out front and added landscaping. The parking would be covered behind our streetscape. Mr.
Walkon commented that, in fairness to Mr. Leone, he has really made an effort and has had a couple of
potential users. It's a logical next step for him. Each person that goes past that store will notice the
improvement. It's great that he's doing what he's doing.
On a motion by Mr. Peterson, seconded by Mr. Grace and unanimously approved, it was
#2001-06 RESOLVED, that the Plymouth Road Development Authority does hereby refer a request
from Leone Foods Enterprises for financial assistance with regard to their proposal to renovate
their property at Plymouth Road and Sears Avenue to the Development Assistance Committee for
their report and recommendation.
7. Reports from Committees:
Public Relations—Mr. Anderson: I have a meeting coming up this week with Sue Lang(for the
P.R.D.A.Newsletter)to brainstorm for our new Spring Newsletter. Two big topics to include in the new
issue discussion things will be an update on Fountain Park (now called Rosedale Town Square) and Mr.
Leone's encouraging proposal. This next issue will be out in mid-April. Also,another highlight might be
formerly vacant buildings which are now occupied — viable businesses that a year or two ago were
vacated stores. The "past and future" type page went over well. Of interest will be the new P.R.D.A.
web page will offer a source of information to readers, as well as Corridor construction planned for 2001
and streetscape plans. Mr. Pike wondered if the Board might want to contact firms along Plymouth Road
for job openings. We might want to downscale it to a little box and run it continually. Ms. Mette
suggested the idea of offering a beautification award, a plaque or certificate to a business for the
Plymouth Road Corridor for some healthy competition. Perhaps using a small incentive, business people
would respond. All present agreed it was a good suggestion. In a contest, people would have to submit
entries. Even without a contest, maybe a quarterly award to an important business along the Corridor
could be considered. Mr.Anderson got a verbal pat on the back for doing a nice job.
Vacant Buildings—Mr. Grace: Nothing to report.
Inspection—Mr. Raby: Nothing to report.
Web Site Committee—Mr. Polsinelli: In Mr. Polsinelli's absence, it was stated that the proposed
web site could be an additional item for the Newsletter, i.e., that the P.R.D.A. is in the process of
developing a web site for our readers. The subject will be on the Agenda for the March 15th meeting.
Mr. Polsinelli has already invited a representative who will offer a suggested design for the site.
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4bie8. Director's Report—John Nagy: The Chamber's Trade Expo would be held on February 27-28.
Tickets will be provided for anyone interested in attending either day. West of Wayne Road,
Multistate Transmission is putting an addition in the back and also expanding some parking there.
In their proposed landscape plan they have incorporated the P.R.D.A. streetscape design. Bill
Brown Ford is putting a small expansion on the back of their existing main building on Plymouth
Road. The expansion is in the service area with a two-bay addition utilizing matching architecture.
They currently have two bays for light service and repair jobs with another two bays for quick oil
change and minor repairs on the north side of the building. They are reducing their driveway, and
they are going to put in the expanded building and driveways.
9. Polling of Board Members:
Mr.Anderson: Passed.
Mr. Wolfgang: Passed.
Mr. Pike: Passed.
Mr. Raby Passed.
Mr. Grace: I looked at the Terrace sign today, and it's starting to fall apart. I don't know whether
it has been determined whether they're going to keep part of that sign or not, but I think we should notify
them that the main piece is falling apart. Comment was that they had until March 28th to take care of the
sign.
Mr. Peterson: Passed.
Mr. Anderson asked what the reasons were the City Council had given the Board for not wanting
to comply with our suggestions that Worldcom not use the Plymouth Road right-of-way for their
underground wiring?. Mr. Nagy replied that the issue was that they had to come all the way down to
Plymouth Road to connect with the Ameritech building and then would have had to go back to Five Mile
Road. That was cost prohibitive to them. On the positive side, we are trying to bore under Plymouth
Road for the mast arm program, and Metro Power bored that five times and still hasn't been able to bore
under the road. Now that they propose to do a deeper tunnel bore,they're asking us for additional funds.
Worldcom will have to try to cross that same area. So, we're going to try to get them to participate and
share our costs. It might be nice for us to coordinate this. Our work is in the intersection only, whereas
Worldcom has to come the full distance from Merriman Road all the way to Redford..
Ms. Mette: This is for Beckett & Raeder. The caps on top of the walls at Plymouth and
Middlebelt look really nice and finishes it off.
Mr. Pike: I noticed an obvious gap (3/8" to 1/2") on the walls where the column and verticals
meet. It was explained that this was necessary for expansion and contraction due to weather. That area
of the walls still needs to be sealed with matrix(expansion material). John is also going to be talking to
Worldcom about the liabilities about coming down Merriman and involving our irrigation system and
their getting some insurance or something. We did mention taking pictures before we get started, if we
(be can start before they start!
10. Audience Communication: Ralph Williams commented that Development Assistance was
originally intended to help a vacant building. Now it appears that it's a subsidy, i.e. Phoenix Land
Development. The Board response was that this is the way it's structured. It's something you can't
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really restrict by group or by individual or the type of development, but you can restrict it by the type of
work that's being done or the dollar amount. There are also issues in there that could help us decide who
would get assistance or not. Originally we had money for abandoned buildings and such, but it was
always intended that there would be for loans or grants on top of the demolition that we've done. It's a
totally different program than the program for Lutheran Home that was not in place three years ago.
Whether we help Phoenix Land Development and Steve Schafer or not, he's going to do some work
there, while a small party store who needs help might not be able to do anything. We'll make a
recommendation to the Board. Ms. Mette pointed out that you cannot specifically just improve the inside
of a building; the improvement must benefit Plymouth Road. Considering those specifics, if they don't
meet the requirement, they don't get the money. When it comes to environmental remediation, we are
not about to discriminate.
11. Adjournment: On a motion duly made, seconded and unanimously adopted,the 122nd Regular
Meeting held by the Plymouth Road Development Authority on February 15, 2001 was adjourned at 5:15
p.m.
The next meeting of the Plymouth Road Development Authority will be held on March 15, 2001
in the 4th Floor Conference Room at City Hall .
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Susan Annibal, Secretary
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