HomeMy WebLinkAboutSTUDY - 2016-05-04
CITY OF LIVONIA – CITY COUNCIL
MINUTES OF STUDY MEETING HELD MAY 4, 2016
Meeting was called to order at 8:00 p.m. by President McIntyre. Present: Scott
Bahr, Brian Meakin, Brandon Kritzman, Maureen Miller Brosnan, Jim Jolly, Cathy White,
and Kathleen McIntyre. Absent: None.
Elected and appointed officials present: Susan Nash, City Clerk; Mark Taormina,
Director of Economic Development and Planning; Todd Zilincik, City Engineer; Don
Knapp, City Attorney; and Mayor Dennis Wright.
President McIntyre announced there will be a Blue Mass to honor active and retired
Police, Fire, and EMT personnel in Livonia and surrounding areas, held at St. Aidan’s
Church on Sunday, May 15, 2016, at 9:30 a.m. immediately followed by a breakfast at
Monaghan Hall, Knights of Columbus, free breakfast to all active or retired Law
Enforcement, Fire Fighters and EMT. The meal will be $10 for all others, including
beverage, and free for children ages 7 and under. She encouraged everyone to attend.
President McIntyre thanked all who participated in the City’s Hazardous Waste Day that
was held this past Saturday, especially the DPW and staff.
President McIntyre announced the City of Livonia will be conducting a Document
Shredding Day on Saturday, May 7th from 9:00 a.m. - 1:00 p.m. at the Livonia DPW
Yard, 12973 Farmington Road (West side of Farmington, South of Schoolcraft)
Up to five (5) orange recycle bin size containers may be brought for the shredding
service. This event is for Livonia residents only – must prove residency.
President McIntyre announced the City of Livonia Memorial Day Ceremony will be held
on Saturday, May 28, 9:00 a.m. at the Veteran’s Park Memorial Plaza (Corner of Five
Mile & Farmington Rd.) this moving event will be a tribute to our Veterans – complete
with military salutes, a wreath-placing ceremony, special guests and music. She
encouraged people to come and pay homage to our Veterans.
President McIntyre announced there is new data on item 15.
President McIntyre wished Happy to Birthday to Councilmember Scott Bahr, whose
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birthday is Friday, May 6 and Councilmember Maureen Miller Brosnan whose birthday
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is Sunday, May 8.
Councilmember Bahr commented on the Hazardous Waste Day event held this past
Saturday. He participated in the event and was amazed at the efficiency in which the
staff handled the long lines.
AUDIENCE COMMUNICATION: None
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NEW BUSINESS:
1. BLOCK PARTY: Derrick Rodriguez, re: to be held on Sunday, June 26, 2016,
from 12:00 p.m. to 10:00 p.m. on Allen Court, at the entrance on Hubbard, with
no rain date scheduled.
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Michelle Rodriguez, presented the request to Council. She said this is their 2
Annual Allen Court Block Party.
White offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
2. REQUEST TO WAIVE THE CITY’S NOISE ORDINANCE: Alan Maliszewski,
Saint Michael’s Catholic Church, re: to allow a car show with a DJ to be held in
the parking lot at 11441 Hubbard Road on Saturday July 16, 2016, from 9:00
a.m. to 3:00 p.m.
Alan Maliszewski, presented the request to Council. They will be having a car
show in their parking lot from 9am-3pm. A D.J. will be providing music during this
time frame. They are requesting a waiver of the Noise Ordinance. He invited
people to come out and enjoy the car show.
Vice-President Kritzman offered the approving resolution for the Consent
Agenda.
DIRECTION: APPROVING CONSENT
3. REQUEST TO WAIVE THE CITY’S NOISE ORDINANCE: Jeannie Maciejewski,
re: in order to hold a graduation party at her home located at 36145 Jay Street
on Saturday, July 23, 2016, ending at 1:00 a.m. on Sunday, July 24, 2016.
Jeannie Maciejewski, presented the request to Council. She will be hosting a
graduation for her child on July 23, 2016, at her residence. She is requesting a
waiver of the Noise Ordinance.
Brosnan offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
4. REQUEST FOR DESIGNATION AS A NON-PROFIT ORGANIZATION: Laura
Turner, Livonia Franklin Band Booster President, re: as required by the State of
Michigan to obtain a Charitable Gaming License to allow fundraisers in the
future.
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Laura Turner, 9805 Berwick, former Livonia Franklin Band Booster President,
accompanied by Gail Haronomus, 29540 Lyndon, current Livonia Franklin Band
Booster President, presented their request to Council. The Franklin High School
Band Booster organization has been pursuing an official 501C status to enhance
their fund raising capabilities. It has become necessary to have the official
designation to apply for grants and other fundraising opportunities. They are in
need of new band uniforms and a trailer, which require them to raise money in
the $50,000 range in the next few years. They would now like to be recognized
by Livonia City Council as a nonprofit organization operating in the community of
Livonia. They will be applying for a charitable gaming license, and this resolution
is required.
White offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
5. RESIGNATION OF SAM CARAMAGNO FROM THE ZONING BOARD OF
APPEALS: Sam Caramagno, re: effective May 5, 2016.
Don Knapp, City Attorney, stated a resolution is not required to receive and file
this item.
Vice-President Kritzman offered the receive and file for the Consent Agenda.
DIRECTION: RECEIVE & FILE CONSENT
6. APPOINTMENT OF TIMOTHY J. KLISZ TO THE ZONING BOARD OF
APPEALS: Council President Kathleen E. McIntyre, re: to fill the unexpired term
of Sam Caramagno, which expires July 12, 2016 and reappoint Timothy J. Klisz
for an additional three-year term, which will expire on July 12, 2019.
President McIntyre presented the request to Council. She said it was her
pleasure to recommend Timothy Klisz for appointment to the Zoning Board of
Appeals to fill the unexpired term of Sam Caramagno, which expires July 12,
2016. Also, she is requesting the reappointment of Timothy Klisz to the Zoning
Board of Appeals for an additional three-year term of office to expire July 12,
2019.
Timothy Klisz, 18210 Manor Lane, was present. He said he is very excited about
this appointment and the opportunity to serve the community.
White offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
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7. PLYMOUTH ROAD DEVELOPMENT AUTHORITY (PRDA) ANNUAL REPORT
FOR 2015: Michael T. Slater, Treasurer, as submitted pursuant to Public Act 197
of 1975.
Michael T. Slater, Treasurer, Plymouth Road Development Authority, presented
the report to Council.
Vice-President Kritzman asked Slater to outline the remaining years on the
current debt structure for the PRDA. Slater replied the final debt service payment
will be made in 2018. Vice-President Kritzman asked how much that was
annually. Slater replied about $570,000.00.
President McIntyre offered the receive and file for the Consent Agenda.
DIRECTION: RECEIVE & FILE CONSENT
8. REQUEST TO ACCEPT PROPOSAL: Department of Finance, re: for selection of
a Plan Provider for the City of Livonia’s Defined Contribution (401) and Deferred
Compensation (457) Retirement Plans. (CR 275-15 and CR 457-07)
Michael T. Slater, Director of Finance, presented the request to Council. As
Council may recall, Council Resolution # 275-15 authorized The Bogdahn Group
to serve as a consultant to perform a search for a plan provider for the City’s
Defined Contribution (401) and Deferred Compensation (457) Plans.
The Bogdahn Group prepared a Request for Proposals (RFP) that was
advertised in the Livonia Observer on November 15, 2015 and placed on MITN.
In response, the City received fourteen (14) proposals which were on December
17, 2015.
The Bogdahn Group prepared an extensive technical comparison of the
proposals which summarized the vendors’ responses in the areas of fees,
organization, engagement team and client services, participant education, call
center, operations and administration, implementation and transition, on-line
tools and references.
A Review Committee was formed by the City to review the proposals, conduct
interviews and make a recommendation to City Council. The Review committee
members included Mike Slater, Director of Finance; Denise Maier, Human
Resources Director; Brian Meakin. City Councilmember; Jerry Sabo, General
Employee representative; and Brian Kahn, Public Safety representative.
The Review Committee met with Bogdahn to review the responses to the RFP.
Based on the Committee’s review, it was decided that Empower, Nationwide and
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Lincoln Financial had submitted the top three (3) proposals. The committee
conducted in-person interviews of the three finalist vendors on January 26, 2016.
Subsequent to the interviews, the committee requested that Bogdahn gather
further clarification on the earnings rate of the fixed account option. We were
pleased to learn that Bogdahn was able to secure a commitment from Empower
that would retain the current 3.5% rate for assets currently invested in the Great
West Fixed Fund (GFF), and that they would develop a new fixed account option
that would earn 2.7% for all new amounts added to the fixed account. This is an
increase over the 2.0% rate currently available for new contributions.
Additional details regarding the vendor responses have been provided to Council
for its review, including their fee proposals, the Bogdahn Group’s
recommendation to the Committee and the technical comparison of the
proposals.
A reduction in plan fees was one of the desired outcomes from conducting this
RFP process. To that end, it was strongly recommended by the consultant that
we select a single plan provider for both the 401 and 457 plans. Empower
proposed the lowest administrative fee at 0.050% of assets, which is estimated to
cost $58,500 per year. In addition, by going to an “open-architecture” fund line-up
(see below) whereby the City selects the fund options to be included in the plans,
significant savings will be realized on fund investment expenses.
Lower plan fees are a direct benefit to plan participants as these fees are borne
by the participants. It is estimated that annual plan fees will be reduced from
approximately $1,029,000 to $506,000 per year, or a savings of $523,000
annually.
Investment Options
Currently, investment options are determined by the plan providers. Going
forward, we will be using “open-architecture” investment options, meaning that
the City selects the investment options to be used in the plans. The Bogdahn
Group has prepared a recommended fund line-up that results in simplified,
diversified, high-performing and lower cost investment options for our employees.
A report on their recommended funds has been provided to Council for its review.
Slater stated it is their recommendation that the Council proceed as follows:
1. Authorize the administration to negotiate and execute an agreement with
Empower Retirement, 8515 East Orchard Road, Greenwood Village, CO
80111, to provide retirement plan services for the City’s Defined
Contribution (401) and Deferred Compensation (457) retirement plans in
accordance with their proposal dated December 15, 2015.
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2. Authorize the use of the investment options proposed in the Bogdahn
Group’s March, 2016 Defined Contribution Fund Menu Report.
Slater said that representatives from both Empower and the Bogdahn Group are
present in the audience this evening should Council have any questions.
Brosnan offered the approving resolution for the Consent Agenda.
Meakin said he would like to give the representative from the Bogdahn Group an
opportunity to address the Council.
Steve Gordon, Bogdan Group, Southfield, MI, thanked the Council for the
opportunity to work on this project.
DIRECTION: APPROVING CONSENT
9. REQUEST FOR AUTHORIZATION TO PURCHASE ONE (1) 2017 FORD
ESCAPE SUV UTILIZING THE STATE OF MICHIGAN CONTRACT PRICING:
Inspection Department, re: to replace one (1) 2005 Ford Taurus, from budgeted
funds.
Alex Bishop, Director of Inspection, along with Jerome Hanna, Assistant Director
of Inspection, were present. Bishop presented the request to Council. The 2015-
2016 approved Capital Projects Fund includes funds that allows them to
purchase one (1) vehicle for the Inspection Department. Arrangements were
made to incorporate the new vehicle purchase through the State bid process, an
extended purchasing program made available to local governments through the
State of Michigan. The State bid this year was awarded to, and accepted by
Gorno Ford, Woodhaven, MI.
1. One (1) 2017 Ford Escape SUV's (Mich Spec. 3905-0018B). This vehicle will
be assigned to the Inspection Department.
Cost: *$24,680.00 total.
It is the recommendation of the Inspection Department that City Council
authorize the purchase of one (1) Ford Escapes under the State of Michigan
extended purchasing program and authorize expenditure from budgeted funds in
the amount of $24,680.00.
Brosnan offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
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10. AWARD OF CONTRACT: Engineering Division, re: for the 2016-2017 Sidewalk
and Pavement Replacement Program-Water Main Breaks – Contract 16-F, for a
two (2) year contract.
Todd Zilincik, City Engineer, presented the request to Council. At the request of
the Department of Public Works a program was established to replace sidewalks
and pavements removed due to water main breaks.
Phase I locations are compiled from late October 2015 thru early April 2016. The
remaining water main breaks from mid-April until late September are then
completed in Phase II by mid to late October.
The Engineering Division finalized plans and specifications for a two (2) year
contract to repair damaged sidewalk and pavement at water main break
locations. Bids for the subject project were taken on April 12, 2016. In response
to our advertisement on MITN, five (5) bids were submitted. These bids may be
summarized as follows:
NAME OF BIDDER PHASE I PHASE II TOTAL
1. D'Angelo Brothers Inc. $210,765.00 *$80,472.50 *$291,237.50
Livonia, Ml
2. Lacaria Concrete Construction $220,755.00 *$85,399.50 *$306,154.50
Detroit, Ml
3. Century Cement Company $229,433.00 $94,652.50 $324,085.50
Riverview, Ml
4. Bidigare Contractors $277,771.40 $115,651.95 $393,423.35
Northville, Ml
5. Merlo Construction Co. $329,040.00 $186,435.00 $515,475.00
Milford, Ml
*Italics indicate as corrected by Engineering
The project specifies it will be a two (2) year contract and that all Phase I work
shall be completed prior to July 1, 2016 and June 30, 2017 and that Phase II
work shall be completed between September 19 and October 14, 2016 and
September 18 and October 13, 2017.
The low bidder, D'Angelo Brothers, Inc. has done similar work previously and are
familiar with the requirements from the Michigan Department of Transportation
(MDOT) and Wayne County. Based on other governmental references, the
Engineering Division believes their work will be satisfactory. The Engineering
Division will be providing inspection and performing pay estimates for the project.
In order to proceed with this project, it is respectfully recommended that the
Council award the contract in the total amount of not-to-exceed $291,237.50 or
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$145,618.75 per year (Phase I - $210,765.00 or $105,382.50 per year and Phase
II $80,472.00 or $40,236.00 per year) to D'Angelo Brothers, Inc., P.O. Box
531330, Livonia, Ml 48153. the award should be on the basis of the bid unit
prices said amount to be adjusted based upon the quantities of work actually
completed.; FURTHER, authorize an additional appropriation and expenditure in
the amount not-to exceed $291,237.50 for the 2016/2017 Sidewalk and
Pavement Replacement Program - Water Main Breaks from the Water and
Sewer Construction in Progress Account for a two (2) year contract; and
FURTHER, authorize the City Engineer to approve minor adjustments in the work
as required.
Bahr offered the approving resolution for the Consent Agenda.
At the request of Council President McIntyre, City Engineer Zilincik explained the
MITN process and its advantages to the audience, specifically, assuring that the
City is getting the best qualified, low cost bidder for the project.
DIRECTION: APPROVING CONSENT
11. REQUEST FOR AUTHORIZATION TO SELL CITY-OWNED PROPERTY
ACQUIRED THROUGH THE WAYNE COUNTY TAX FORECLOSURE
PROGRAM USING FUNDS FROM THE FEDERAL COMMUNITY
DEVELOPMENT BLOCK GRANT (CDBG): Planning Commission, re: Petition
2016-03-LS-04, submitted by the City of Livonia Housing Commission, for
property located on the west side of Santa Anita Avenue between Jamison
Avenue and Five Mile Road (15175 Santa Anita Avenue) in the Northeast 1/4 of
Section 24.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. This request is to determine whether or not to dispose of
certain City-owned property currently under the management of the Livonia
Housing Commission. This property is located on the west side of Santa Anita
Avenue between Jamison Avenue and Five Mile Road. The zoning of the parcel
is R-U-F, Rural Urban Farm, which requires a minimum of a half-acre. This
property is described as Lot 95 of the Dutch Mill Gardens Subdivision. It is 0.56
acres with 87 feet of frontage along Santa Anita Avenue with an average depth of
roughly 281 feet. Lot 95 previously contained a house that has since been
demolished. The property is bordered on all four sides by residential zoning and
single family homes. It was earlier this year that the Livonia Housing Commission
adopted a resolution approving the sale of this property. The Board of
Commissioners deemed that the property is surplus and that there are no future
plans to develop the site. The property was acquired in 2015 through the Wayne
County tax foreclosure program using federal dollars. Pursuant to Chapter 3.05
of the Code of Ordinances, before the City Council can act on any proposed
disposition of city-owned property, the item must first be reviewed by the
Planning Commission for its recommendation on whether or not the City should
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dispose of the property and its advice as to whether there are any plausible
alternative uses for the property. Additionally, the property must be appraised
and referred to the City Attorney for advice on any legal manners regarding the
disposition of the property. This site has been surveyed. An appraisal has been
completed. He noted that the Planning Commission has no objections to the sale
of the City-owned property at 15175 Santa Anita Avenue.
Bahr asked Taormina for an explanation of how the program works and how
properties are targeted for purchase by the City. Taormina said he wasn’t
exactly sure how the selection process is done by the Housing Commission but
said they select properties that can either be rehabilitated and resold or
properties with structures that are beyond repair and they raze the structures and
resell the property and get it back on the tax rolls.
Bahr offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
12. REQUEST FOR AUTHORIZATION TO SELL CITY-OWNED PROPERTY
ACQUIRED THROUGH THE WAYNE COUNTY TAX FORECLOSURE
PROGRAM USING FUNDS FROM THE FEDERAL COMMUNITY
DEVELOPMENT BLOCK GRANT (CDBG): Planning Commission, re: Petition
2016-03-LS-08, submitted by the City of Livonia Housing Commission, for
property located on the west side of Middlebelt Road between Joy Road and
Dover Avenue (8875 Middlebelt Road) in the Southeast 1/4 of Section 35.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. This is very similar to the previous item. It is a request to
determine whether or not to dispose of City-owned property. This site is on the
west side of Middlebelt Road, just north of Joy Road. The zoning is C-1, Local
Business. The parcel is described as Lots 47, 48 and 49 of the Bonaparte
Gardens Subdivision. This lot measures 60 feet by 100 feet for a total area of
6,000 square feet. Lying immediately to the north of this property is another
residence, which is actually a nonconforming use because that residential
structure is located on similar zoned property, C-1. Immediately to the south is
the Town & Country Bike Shop, also zoned C-1, and then further to the south
and north are other commercial properties. The C-1 zoning exists along that
stretch of Middlebelt Road on the west side. On the opposite side of the alley,
there are other residential structures. Again, the Livonia Housing Commission
has adopted a resolution approving the disposal of the subject property, and
there are no future plans to develop the site. Survey and appraisals have been
completed and should the Planning Commission and City Council deem that the
property is surplus, the Housing Commission and Finance Department will
proceed with the sale of the property in accordance with city law.
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Vice-President Kritzman asked Taormina what zoning is listed on the future land
use plan for this property. He noted that adjacent properties are also zoned C1.
Taormina said the future land use plan show the property zoned commercial.
Vice-President Kritzman offered the approving resolution for the Consent
Agenda.
DIRECTION: APPROVING CONSENT
13. SIGN PERMIT APPLICATION: Planning Commission, re: Petition 2016-03-SN-
01, submitted by CU Solutions Group, requesting approval of an additional wall
sign for the four-story office building (Seven Mile Crossing) located on the south
side of Seven Mile Road between Haggerty Road and the I-275/96 Expressway
(38695 Seven Mile Road) in the Northwest 1/4 of Section 7.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. This is a request to install two identification wall signs on an
existing office building that is located at the Seven Mile Crossing office complex.
The complex consists of three four-story buildings located on the south side of
Seven Mile Road just west of the I-275 Expressway. CU Solutions Group, the
petitioner, occupies roughly one-fourth of the office building that is situated at the
easterly end, the site closest to the Expressway. Under the PO, High Rise
Professional Office district regulations, buildings of this size are allowed one wall
sign not to exceed 100 square feet. The building currently has a sign located on
the east side directly facing I-275. That sign was approved in 1999. It identifies
the building's largest tenant, Siemens. They occupy the third and fourth floors of
the building, or about 45,500 square feet. The sign that is presently located on
the building is about 95 square feet in area. The two proposed wall signs would
be installed on the north and south sides of the building. One would face Seven
Mile Road and would have visibility to southbound traffic on I-275, and the other
would face south, towards the college, but it would also be visible to northbound
traffic on the highway. Both signs would read "CU Solutions Group." Each sign is
72.5 square feet in area, so the three signs combined would total 240 square
feet. As a little bit of background, there are two other buildings that make up the
Seven Mile Crossing office complex. Each have signs facing Seven Mile to
identify the major tenants located in each of the buildings. The center building
has a sign that identifies Exel Logistics and that sign that measures about 100
square feet. Exel leases about 35,000 square feet within that building. The
westerly building has a sign that identifies Workforce Software. This is the most
recently approved sign. They occupy about half of that building and that sign is
about 200 square feet in size. It was approved by the Zoning Board of Appeals
this past fall. Obviously the proposed signage, because it is in excess of what the
ordinance allows, will require approval by the Zoning Board of Appeals. This
photograph has been altered to show what the sign would look like. It gives you a
sense of scale. This sign would be located on the north side of the building.
There are some other details provided with the documentation. Then they've
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done a similar rendering showing what the sign would look like on the opposite or
south side of the building. Again, it would be the same size sign, 72.5 square
feet.
Meakin offered the denying resolution for the Regular Agenda.
Brosnan asked if the Petitioner was present this evening. There was no
representative present in the audience on the Petitioner’s behalf. Brosnan said
she concurred with Meakin and asked that the Petitioner be notified to attend the
next meeting so that they are available to address Council on the matter.
Vice-President Kritzman said he can appreciate the concerns of his fellow
Councilmembers. He said he would be open to looking at the site in person and
giving the matter further consideration. He noted too that revision of the Sign
Ordinance is something they are looking at and giving consideration. He agreed
that if there is a compelling reason for this request that it is in the Petitioner’s best
interest to be present and make it known to Council.
DIRECTION: DENYING REGULAR
14. WAIVER PETITION: Planning Commission, re: Petition 2016-03-02-04 submitted
by Colliers International, on behalf of Zeal Credit Union, to operate credit union
branch and offices located on the east side of Newburgh Road between Six Mile
Road and Bennett Avenue (17250 Newburgh Road) in the Southwest 1/4 of
Section 8.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. Zeal Credit Union is in the process of relocating its
headquarters from Five Mile and Middlebelt to an existing building that is near
the northeast corner of Newburgh and Six Mile Roads. The subject property was
most recently occupied as a AAA office center, but was originally built in the early
1970's as a tennis and racquet club. The property is roughly 2.94 acres in area. It
includes 285 feet of frontage along Newburgh Road and has an average depth of
about 450 feet. The current zoning of the property is OS, Office Services. The
operation of credit union offices, banks and saving and loans are allowed with
waiver use approval as set forth under the provisions of Sections 9.03(d) and
9.03(e) of the Zoning Ordinance. Additionally, the subject site is located within a
Special Area Development Control district. This grants the Planning Commission
and City Council extra review authority with respect to exterior alterations and
signage. The existing building is two levels, but on the outside it appears as a
one-story structure. The total floor area is about 54,000 square feet. The majority
of that space will be used for general office purposes. There is about 3,200
square feet of the building, including the small addition located in the northwest
corner of the building, that will be used as a customer branch. They are intending
to remodel the exterior of the building as well. He said he was going to go
through some of the elevations. The north and west elevations of the building
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would be completely renovated to reflect Zeal's corporate image. The main focal
point of the building will become the northwest corner where there is a small 570
square foot addition proposed, but more significantly, there is a new raised tower
element that will serve as the main entrance to the customer branch. That is
basically a glass curtain wall that projects above the existing pitched roofline and
consist of a prefinished aluminum window/wall system. There are also some new
concrete stairs and a ramp that would provide customer access to the main
entrance to the branch, but the main office entrance would be located near the
middle portion of the building. The second entrance would be located on the
north elevation of the building providing access to the majority of the employees
within the office complex. This side of the building as well as the north portion
includes a pre-finished metal louver screen along the top section of the wall as
well as a pre-finished metal canopy. The terracotta-colored fascia that runs along
the building is really a canopy that projects out from the front of the building, and
then behind that, higher up, is the louvered pre-finished panel screen. The most
significant change will be modifications to the landscaping as well as the main
entryway. Currently, there is a single drive entrance. It's a two-way drive located
in the northwest corner of the site. That will be modified to a boulevard entryway
or a median will be created. The driveway will be widened a little bit to the south.
The landscape median will be added between the incoming and outgoing traffic.
Also, a number of trees will be removed from the front of the property. Currently,
there is a berm. There are a number of tall, mature evergreen trees as well as
other deciduous trees. Those would be removed. The plan shows the 20 some
odd trees that would be removed and then it would be re-landscaped. It would be
a more formal type of landscaping. Fewer trees would be planted along the street
frontage but there would be additional plantings provided. The berm would be
removed although the plan doesn't show the details. He believes the intent there
is to lower the grade and replant the frontage. These would be Little Leaf Lyndon
trees. It's a good street tree for this application. There are also changes to the
parking lot. Those are not as significant, but with the modification to the
entryway, it will necessitate the removal of some of the interior landscaping within
the site. It will be replanted. They are also proposing a drive-up ATM service.
Vehicles that would utilize the ATM would come around from the south side and
turn around. In terms of parking, the plan shows a total of 216 parking spaces.
That includes 82 surface parking lot spaces as well as 124 covered spaces
located in the lower level of the building. There is underground parking provided
at this facility. That provides sufficient parking to meet the ordinance; however, all
the parking shown on this particular plan is shown at 9 feet in width. We would
request that some of those spaces be modified to be 10 feet. That is what the
ordinance requires when they provide public parking. The employee parking is
fine at 9 feet, but we estimate about 17 parking spaces would have to be
modified to be 1 0 feet in width in order to comply with the ordinance. I'm not sure
if they need the 206 parking spaces. I don't believe they would lose that many
spaces by converting 17 of those to 10- foot wide spaces. A fully detailed
landscape plan has been submitted, it provides landscaping for approximately
18% of the site which meets the ordinance requirement. There is also a
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generator in the front of the property, they are going to screen that generator with
a material that matches the material used on the top part of the building, that
louvered screen panel. Taormina was ready to answer any questions Council
may have.
Meakin asked Taormina how does Council approve a site plan that doesn’t
address the storm water drainage. Taormina said he would defer that question
to the City Engineer.
Todd Zilincik, City Engineer, said any new areas will be detained and tie into the
City’s storm water system. He said the site improvements are minimal and do not
warrant a full underground storm water detention system.
Brosnan asked through the Chair to Mr. Taormina, if the information in the
Planning Commission notes and on the plan were correct with regard to the
removal of 21 trees along Newburgh Road and replacing them with only 5 trees.
Taormina looked at the plan and counted them and said that was accurate.
Brosnan said she would like to appeal to the Petitioner to perhaps consider a
little better trade off.
Vice-President Kritzman noted that he had an opportunity to review the plan
details. He commended the Petitioner for their investment in this property. He
said he thinks this is a great use for this building because it is a little
architecturally challenging due to the renovations over the years. He noted that
the color scheme has been toned down after discussion between the Planning
Commission and the Petitioner and their architect. They have been very
responsive to the concerns that were raised and have addressed those
concerns. They’ve done a nice job of balancing the branding element of a very
difficult building with the aesthetic desires that we have.
Ed Dunn, Colliers International, 2 Corporate Drive, Southfield, Michigan, 48076,
representative for Zeal Credit Union, said he can appreciate Councilmember
Brosnan’s concern about the removal of over 20 trees. He indicated that they
would be planting some additional trees to the center island area. Brosnan said
she more concerned with the area along Newburgh Road and asked what they
could do about that area. She said they could have additional time if needed to
address that concern.
Taormina said he would like to explore with the Petitioner the area along the
north property line that abuts residential property. He said there might be some
opportunities there to add some landscaping.
Kritzman said one of the concerns coming from the Planning Commission was
the use of that orange color and that middle panel element. If you look at some of
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the other material selections, they are a lot more neutral and readily adaptable to
potentially different users. He said that is something they must consider with any
site plan. He said they wish for Zeal Credit Union to be there forever, without
question, but there’s also a reality they have to take into account. He said one of
in the disappointing changes from the version reviewed by the Planning
Commission to the one before them know is the use of the horizontal ribboning of
that orange element. Kritzman said they had talked about peeling it back which
they did around the cube but now it’s wrapped around the back.
Scott Maynard, Neumann Smith Architects, 400 Gallery Office Center, Southfield,
Michigan, explained that the original drawings did contain the ribboning;
however, he said the renderings didn’t match the plans. He said they did address
Mr. Ventura’s concern and decrease the size of the ribboning from 36 inches
down to 30 inches. Vice-President Kritzman, thanked Mr. Maynard for the
explanation and said he would look at the original plans. He said he was going by
what was depicted in the renderings.
Bahr asked if the electronic version sent to Council was the up to date plans and
renderings. Taormina replied he didn’t believe they were because he just
received the updated renderings and plans late today. Taormina displayed the
current renderings overhead for Council and the audience. Bahr said that gives
him a better understanding of Vice-President Kritzman’s concerns. Bahr asked
the Petitioner if they owned the building they currently occupy and what they
intend to do with it.
Angie Kogel, Senior Vice President of Member Services, Zeal Credit Union,
29550 Five Mile Road, Livonia, Michigan 48154. She said they currently own the
building but eventually it will be sold. She added that the branch located in that
building will be relocated to another building they recently purchased in Livonia
on Middlebelt Road. She said they will have 2 branch offices in Livonia.
Bahr offered the approving resolution for the Regular Agenda.
DIRECTION: APPROVING REGULAR
15. WAIVER PETITION: Planning Commission, re: Petition 2016-03-02-05 submitted
by Michigan Property Group. L.L.C to develop and operate an outdoor storage
yard for recreational vehicles, and site plan approval to develop an indoor,
climate-controlled self-storage facility located on the north side of Schoolcraft
Road between Inkster and Middlebelt Roads (28900 Schoolcraft Road) in the
Southwest 1/4 of Section 24.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. This is a request to develop an RV storage yard as well as an
indoor, climate-controlled self-storage facility at the site of the former Cloverlanes
bowling alley located on the north side of Schoolcraft Road between Inkster and
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Middlebelt Roads. Rezoning of the subject site to M-1, Light Manufacturing, is
currently in process. The current C-2 zoning does not allow either of the two
proposed uses, which again, includes self-storage and RV storage. The self-
storage facility is treated as a permitted use under the M-1 district regulations
and the storage of recreational vehicles requires waiver use approval pursuant to
Section 16.11(d) of the Zoning Ordinance. On January 26, 2016, the Planning
Commission forwarded a denying recommendation to the City Council for a
change of zoning from C-2 to M-1, and instead suggested that the C-2 district
regulations be amended to allow the self-storage. On February 22, 2016, the City
Council held a public hearing on the change of zoning and referred the matter to
the Law Department to prepare an ordinance that would amend the Zoning Map.
Council gave First Reading to the zoning change on April 4, 2016. Final adoption
of the zoning change is on-hold pending a review and recommendation on the
site plan and waiver use. The site is the location of the former Cloverlanes
bowling alley, which opened in 1962 and closed in 2015. The property is roughly
5.5 acres in area. It includes 846 feet of frontage on Schoolcraft Road and has
an average depth of 285 feet. The former bowling alley building is about 57,800
square feet in size. The request this evening is to demolish the bowling alley and
using the existing perimeter foundation of the structure, construct an indoor,
climate-controlled self-storage facility in its place. The surplus areas of the
parking lots would be utilized for the outdoor storage of recreational vehicles. The
self-storage building would utilize the same footprint of the existing bowling alley,
but it would be two stories in height and roughly 111,500 square feet in gross
floor area. The building would also contain a small sales office as well as a
conference room. Extending thru the middle of the building's lower level is a 27-
foot wide drive aisle that would allow vehicles to enter the building via an
electronically-controlled overhead door located on the east side of the building
and then the vehicles could pass through the building and exit in the same
manner on the west side of the building. The westerly portion of the site is where
there would be a paved storage lot with the capacity to accommodate 40
recreational vehicles. Thirty-six of the spaces would measure 11 feet by 40 feet
while four spaces would measure 11 feet by 20 feet. Carports or RV ports would
be provided along the north and west boundaries that would cover 26 of the 40
spaces. The larger recreational vehicle storage lot would be located on the
easterly half of the property. Here there would be a total of 98 recreational
vehicle stalls, 96 of which would measure 11 feet by 40 feet, 2 spaces would
measure 11 feet by 20 feet, and 52 of those 98 spaces would be covered with
the RV ports. Again, those would be located along the north and south ends of
the parking lot. Combined, both lots would contain a total of 138 recreational
vehicle storage spaces, 78 would be covered and 59 would remain uncovered.
The covered RV ports consist of metal posts with metal roofing and metal siding.
These are the sectional views of what the RV ports would look like. They are side
views of the carports. They consist of metal posts, metal roofing as well as metal
siding on the backsides of the structures for additional screening and protection.
The overall height of these structures would be 14 feet, roughly 8 feet above the
existing 6-foot high protective wall that runs along the north side of the property.
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To maintain a consistent view from the homes, panels of metal siding that would
match the back wall of the carports in height and building materials would be
installed along the sections of the protective wall that do not abut the carports.
The carports would have metal roofing and steel columns. For security, a
majority of the property would be fully enclosed by means of a 6-foot high
masonry wall and metal fencing. The continuous, unpierced masonry wall that
currently exists along the north property line would be extended along the east
side of the property as well as portions of the west and south property
boundaries. The remaining frontage would contain a decorative metal fence. The
site plan shows precisely where each of these improvements would be located.
Going back to the site plan, the residential homes are located adjacent to this
property on the north side. Currently, there is a masonry wall that runs along the
entire north property line. The carports would be adjacent to the screening wall,
both on the east and west sides, but there is a portion behind the building where
there would not be carports. It is there that metal screening would be added that
would be identical to the screening that would be used along the carports. So
that's what would provide the 14-foot tall barrier extending from above the wall
between the residential and the commercial properties. Then the same treatment
would extend along the east side of the property and a significant portion of the
west side of the property. Running along the frontage, there would be a
decorative metal fence. Customer access would be controlled via a gated
entrance that would be centrally-located next to the sales office. The details are
provided as well as additional information regarding the concierge's facility, which
is located in the main parking lot on the east side of the building. There was
concern expressed at the study session regarding safety, and the petitioner has
provided detail showing there would be pivoting traffic arms provided on either
side of the concierge's area to prevent or restrict access to this area. This is the
area where the recreational vehicles could pull up, discharge their waste via the
connections, get propane refilled and other services. The two outside storage lots
would be linked by a two-way drive that runs behind the building. Vehicles could
enter and exit the site from the main driveway located on the east side of the
building and then there's an access easement that is also maintained between
this property and the hotel property to the east. Vehicles can enter the site via a
marginal access drive from the hotel property and then navigate their way to this
site. In terms of the design of the building, we have a rendering that shows what
the building would look like. The main exterior contains mostly brick and E.I.F.S.,
which is a dryvit material. It is a symmetrical design that has two end sections
capped with a decorative cornice, and separated from adjacent parts of the
building using vertical elements. I'll let the petitioner describe more fully what
their plans are, but there are five main parts to the facade. The front facade
includes the brick on the lower level, the darker coloration on the rendering
represents the brick. The lighter pattern represents the E.I.F.S. There would be
exterior rollup doors for access to some of the storage units along the back and
sides of the building. The overall height would be 44 feet. The maximum building
height allowed in the M-1 district is 50 feet. It does comply with the zoning
ordinance. Buildings in the M-1 district are required to be 50 feet from the front
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and rear property lines. In this case, the existing building maintains setbacks of
38 feet from Schoolcraft and 34 feet from the rear lot line. There are deficiencies
with respect to the setbacks and that would have to be addressed by the Zoning
Board of Appeals should this matter move forward. A landscape plan has been
submitted that provides a variety of shrubs and ornamental trees as well as
grasses that would mostly be planted along the front of the property. While the
plan submitted does not meet the required minimum 15% of lot coverage, it does
certainly improve the look of the property as it is today; however, the Planning
Commission is recommending additional plantings along Schoolcraft Road be
required.
Bahr asked through the Chair to Taormina with regard to the carport along the
northeast edge of the property, he said is fairly unusual to have something like
that right up next to adjacent residential property. He asked Taormina if the City
has a precedent for that. Taormina said he was sure it exists in the City
elsewhere, but not like this site. Taormina added that this is clearly a unique
arrangement and he believes those structures will probably also require
variances because of their zero setback along that property line. Bahr asked
Taormina if he had an opinion on whether or not they should use the additional
metal screening along the carports. Taormina recalled comments from the
residents at previous meetings that they preferred the additional metal screening.
Bahr said he did speak to some residents that are adjacent to the site and they
did express some concerns with regard to snow on the roof of the carports sliding
into their yard. Bahr also said that looking at the plan, it does look a little tight for
maneuvering large campers or motorhomes. He said that he was sure that was
factored into the design and there should be enough room but just looking at it, it
looks a little tight. He said other than that he is very excited about this project.
President McIntyre offered the receive and file of the new data on this item for
the Regular Agenda.
Jolly said the south elevation does not appeal to him at all. He said it seems a
little dull and was open to any suggestions that might make it more appealing.
Ernie D'Ascenzo, Michigan Property Group, L.L.C., 34355 Glouster Circle,
Farmington Hills, Michigan 48331, addressed the concerns Councilmember Bahr
mentioned. He added the 18 out of 20 residents adjacent to the site signed in
support of this project. He said that the metal screening will help shield noise
and lighting and the view. He said that they did consider the accessibility of Fire
Trucks and Moving Trucks and their ability to drive and turn around on the site.
He said they should have no problem. In regard to the rain water run-off and
snow coming off the roof of the carports, he said originally they had gutters but
they changed the design and the roof ends about 3 to 4 inches from the property
line so that the water and snow can run-off the rear of the carport roof and
remain on their property and should not present a problem to the adjacent
neighboring properties.
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Vice-President Kritzman asked through the Chair to Taormina with regard to the
condition applied to the project by the Planning Commission related to the trees,
if that is above and beyond what would typically be required. Taormina replied
yes. Vice-President Kritzman asked if that was because of the landscaping
deficiency. Taormina said it was because of the deficiency and also because
there are not many options on the site for placement of landscaping materials.
Mr. D'Ascenzo gave a detailed description of the landscaping plan. He said he
was willing to work with the City on the landscaping plan. He did note that the do
not want to plant any trees in front of the building that would hinder the view of
the building and signage. He said without the visibility the success of their
business may be impacted or limited. The visibility of the building is extremely
important to them.
Vice-President Kritzman said he thinks it is a favorable to have a very consistent
look across the rear of the property. He said it is favorable to have the line of
sight shielded by the metal screening. He said that there is still room for
improvement to the proposed plan. Mr. D'Ascenzo said he would be happy to
work with the City on the design of the elements to the site and work out the
details while keeping the look of retail/storage to the site.
Brosnan said she understands the importance of visibility to their business. She
added that some landscaping in front of the building adds to the building itself.
She said in her opinion that landscaping in general does not detract from things.
She said if they stick with the design presented, given the commonplace nature
of the design, she said they will have to add some trees to landscaping plan in
order to make that look better. She said given the ideas that were originally
presented, she was hoping for more than what that plan is showing. She asked
that he revisit the plan and see what ideas they can come up with to improve on
this site. She said she thinks they can do better architecturally and said not to
discount the value of landscaping to enhance the site.
Meakin said he concurs with the comments made by his fellow Councilmembers.
He said even low lying landscaping that doesn’t obstruct the view can enhance
the proposed plan. He said the elevations were a little barren for him. He said at
the same time he is excited about this project and the improvement to the site
and would like to see this project move along. He believes the Petitioner has
some homework to do prior to the next meeting.
Meakin offered the approving resolution for the Regular Agenda.
Vice-President Kritzman offered the resolution referring this item to the
Committee of the Whole for the Regular Agenda.
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DIRECTION: !) RECEIVE & FILE – NEW DATA REGULAR
2) APPROVING
3) REFERRING ITEM TO THE
COMMITTEE OF THE WHOLE
AUDIENCE COMMUNICATION: None.
As there were no further questions or comments, President McIntyre adjourned the
Study Session at 9:49 p.m. on Wednesday, May 4, 2016.
DATED: May 13, 2016 SUSAN M. NASH
CITY CLERK