HomeMy WebLinkAboutSTUDY - 2018-02-26
CITY OF LIVONIA – CITY COUNCIL
MINUTES OF STUDY MEETING HELD FEBRUARY 26, 2018
Meeting was called to order at 8:00 p.m. by President Toy. Present: Jim Jolly,
Brandon Kritzman, Scott Bahr (arrived 8:03 pm), Cathy White, Kathleen McIntyre, and
Laura Toy. Absent: Brian Meakin.
Elected and appointed officials present: Don Knapp, City Attorney; Susan M.
Nash, City Clerk; Mark Taormina, Director of Planning and Economic Development;
Todd Zilincik, City Engineer; Curtis Caid, Police Chief; Mike Slater, Director of Finance;
and Dennis Wright, Mayor.
AUDIENCE COMMUNICATION: None.
NEW BUSINESS:
1. REAPPOINTMENT OF JOHN MURPHY TO THE LOCAL OFFICERS
COMPENSATION COMMISSION: Office of the Mayor, re: for a seven-year
term, which will expire on April 2, 2025.
Mayor Dennis Wright presented the request to Council. He said Mr. Murphy is
out of town but was happy to be recommended for reappointment.
White offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
2. REQUEST TO APPROVE FINAL BUDGET ADJUSTMENTS FOR THE FISCAL
YEAR ENDING NOVEMBER 30, 2017: Department of Finance, re: same.
Mike Slater, Director of Finance, presented the request to Council. As in past
years, we are hereby submitting a list of the final budget adjustments for fiscal
year 2017 upon closing the books as of November 30, 2017. The primary
reasons for these adjustments are to ensure compliance with the State of
Michigan Budget Act, addition to the telephone budget needed for consulting
services for system upgrade and transition to Information Systems Department,
and higher than expected AT&T charges, and adjustment to W&S computer
software maintenance expense for unanticipated Cityworks software costs. They
are requesting that City Council authorize these adjustments as part of finalizing
fiscal year 2017.
Vice-President Jolly offered the approving resolution for the Consent Agenda.
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DIRECTION: APPROVING CONSENT
3. REQUEST FOR AUTHORIZATION TO PURCHASE SEVEN (7) MARKED
PATROL VEHICLES UTILIZING STATE OF MICHIGAN AND COUNTIES OF
OAKLAND AND MACOMB CONSORTIUM BID PRICING: Division of Police, re:
to be utilized by the Uniform Division from budgeted funds.
Police Chief Curtis Caid presented the request to Council. The Livonia Division of
Police is requesting authorization to purchase four (4) 2018 Ford Utility Police
Interceptors. the following vehicles. This proposed purchase is the routine
replacement of marked and semi marked vehicles. Funds have been budgeted
for this purchase.
Bahr asked Chief Caid if there was a reason why one of the Tahoe’s requested
was listed separate from the others in the paperwork. Chief Caid replied yes and
added that basically they are from different budgets and one is for the Weigh
Master.
Bahr offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
4. AMENDMENT TO THE WESTERN WAYNE COUNTY POLICE MUTUAL AID
AGREEMENT: Division of Police, re: same. (CR 265-07)
Brian Kahn, Emergency Preparedness Director, presented the request to
Council. In 2007, pursuant to Livonia Council Resolution #265-07, the Livonia
Police Department and the City of Livonia adopted an amended version of the
Western Wayne County Police Mutual Aid Agreement. This agreement provides
for specific guidelines for a multiple agency response to large-scale emergency
incidents where mutual aid may be required. The document was updated by the
Western Wayne County Mutual Aid Committee on October 1, 2017. The premise
of the original agreement from 1988 and the amended version from 2017
remains unchanged. However, three changes have been added to this amended
agreement. The first two are the addition of attachments "A" and "B", which
address law enforcement activities during a significant disaster in the County of
Wayne and during an event at the Fermi II Nuclear Power Plant. The third
amendment is the Memorandum of Understanding for the Western Wayne
County Special Operations Team and its member communities. This agreement
has been revised to incorporate updates and changes to the National Incident
Command System, as well as Incident Command procedures and jurisdictional
manpower allocations. They are requesting authorization from Livonia City
Council to adopt the revised Western Wayne County Police Mutual Aid
Agreement, thus continuing our support to the region.
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McIntyre said it is a very comprehensive agreement. She said it is her
understanding that most of the major communities in Western Wayne County
participate in this agreement and the City of Livonia has offered mutual aid
several times and has received mutual aid as well. She also commented on the
Fermi piece which she found especially sobering. She said there was a lot of
focus on the immediate 10-mile radius and said she thinks we are closer to 30
miles. She asked if it could be assumed that we are out of the immediate ring of
danger. Kahn said you could but for the most part you never want to say never.
He said technically that is coming down from federal guidelines for Fermi itself.
He said it goes out a 10-mile radius and then a 50-mile radius. He said Livonia
falls in the 50-mile radius. He said Livonia’s response if an event were to take
place would primarily be traffic control for people coming out of the Monroe
County area. He said there are a lot of factors that come into play such as winds,
but for the most part it is going to be evacuation and pushing the flow of people
to a safer area.
McIntyre offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
5. REQUEST TO AUTHORIZE ADDITIONAL APPROPRIATION AND AMEND
CONTRACT: Public Service Division, re: to fund required improvements needed
over a two-year period in Section 34 following emergency sewer relining and to
amend existing contract. (CR 407-17)
Jacob Rushlow, Superintendent, Public Service, presented the request to
Council. The Department of Public Service had an emergency sewer repair on
Ingram and Orangelawn where the sewer pipe was totally collapsed. After
repairing the collapsed pipe, this sewer section was relined manhole to manhole.
Since that time the Department has concluded sewer video inspection of the
northeast quarter of Section 34 (Rosedale Gardens) in response to the
emergency sewer repair. Review of the video inspections of the streets in the
area it was determined that all the pipe material (old clay crock pipe) was in the
same extremely poor condition. Video inspection showed that the pipe condition
of the inspected areas is in dire need of repair, before any further sewer failures
occur. The Department has evaluated the needed pipe rehabilitation costs and
recommends performing emergency sewer lining. The pipe in this area was
installed in the 1920's and 1930's. At the December 18, 2017 council meeting,
City Council approved extending a contract with Liqui-Force Services (USA), Inc.
(CR #407-17) to perform preventative maintenance along with emergency repairs
of the sanitary sewer system, in an amount not to exceed $350,000 annually for
a 5-year period. Since we are under contract with Liqui-Force to perform work
required for proper sanitary sewer rehabilitation, the Department of Public
Service requests that an additional $800,000 be approved and allocated from the
Unexpended Fund balance of the Water and Sewer Fund (592) to fund these
needed sewer system improvements, increasing the not to exceed amount to
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$1,150,000 annually for a 2-year period of 2018 and 2019. The additional
required funding has been included in the current Water and Sewer rate
calculations. The funding would be reallocated from phase two (Middlebelt to
Merriman) Five Mile water main replacement. It is the recommendation of the
Department of Public Service Division that Council authorize an additional
appropriation of $800,000, increasing the not to exceed amount to $1,150,000
annually, from the Unexpended Fund balance of the Water and Sewer Fund
(592) for payment to Liqui-Force to fund the required sewer system rehabilitation
improvements needed over a 2-year period from 2018 to 2019, and authorize an
amendment to the existing contract with Liqui-Force Services, Inc., 28529
Goddard Road, Suite 106, Romulus, Ml 48174, to reflect the increased amounts
noted above.
Jolly asked Rushlow what the life expectancy of the liners will be. Rushlow
replied from what the manufacturer has indicated, a minimum of about 50 years.
Jolly asked Rushlow, in light of the recent find of these deteriorated lines, is the
DPW doing inspections throughout the City or are there any plans to do so.
Rushlow said yes, they are, absolutely. He said they have an asset management
program. The biggest thing out of the asset management program is increased
routine cleaning of these pipes.
Bahr asked Rushlow if the systematic review of the pipes has been completed
already or is that something that is underway over the next several years.
Rushlow replied that review is in place and is ongoing. He said they are working
to increase that on a yearly basis. Bahr asked Rushlow, given the fact that we
have an aging system, if he had any idea of how many requests similar to this
one Council can expect to see in the near future. Rushlow said it is important to
keep ahead of the game with the inspections and identify the areas in most need
of repairs and come up with a plan and budget for the repairs before they
become a problem and require emergency repair. Bahr said he applauds the
proactive approach they are taking.
Bahr offered the approving resolution for the Consent Agenda.
Kritzman asked Rushlow if this was something we saw coming when they did the
DWRF program in that same area. Rushlow said for clarification there are just for
sanitary sewer pipe rehabilitation. He said the DWRF project focus was on strictly
on the drinking water only. Kritzman asked if that was a combined system in that
area. Rushlow said it was previously but was separated. Kritzman thanked
Rushlow for the clarification.
Toy asked Rushlow when the contract ends with Liqui-Force. He replied that it
was just renewed for another 5 years the past December with Council approval.
Toy asked Rushlow if they will be accessing resident’s back yards for this repair
project. Rushlow said yes but added that they will minimize the disruption as
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much as possible. Toy asked Rushlow if they will be notifying residents affected
ahead of time by letter. Rushlow replied yes. Toy asked if any of the businesses
along Plymouth Road that have alleys behind them would be affected by this.
Rushlow replied no.
DIRECTION: APPROVING CONSENT
6. REQUEST TO EXTEND CONTRACT WITH R.S. CONTRACTING, INC.:
Engineering Division, re: for the 2018 Lane Line Marking Program (Contract 18-
H) at the unit prices from the 2017 contract unit prices. (CR 78-17)
Todd Zilincik, City Engineer, presented the request to Council. The Engineering
Division has received a letter dated December 14, 2017 from Al Leone, President
of R.S. Contracting Inc. to indicate their willingness to extend the contract for
lane line markings for 2018 with no increase from their 2017 contract unit prices.
There is currently $115,000 budgeted for the annual lane line markings
throughout the City of Livonia to cover over 370 miles of City jurisdiction roads of
which 60 miles are on major roads such as Newburgh, Ann Arbor Trail, Levan,
Stark, and Lyndon. This office is familiar with R.S. Contracting Inc. They have
found them to provide superior service and to be extremely responsive in
performing the required work as well as being willing to work with the City when
any changes have arisen. It is the recommendation of the Engineering Division
that the City Council approve a one (1) year extension for 2018 with R.S.
Contracting Inc., 9276 Marine City Hwy., Casco, Michigan 48064 at the unit
prices from the 2017 Lane Line Marking Contract (16-H), waive the formal
bidding process, award a contract to R.S. Contracting Inc., 9276 Marine City
Hwy., Caseo Twp., Ml 48064 for fiscal year 2018. authorize an expenditure in the
amount of $115,000.00 for the 2018 Lane Line Marking Program from budgeted
funds, and authorize the City Engineer to make minor changes, as needed.
McIntyre offered the approving resolution for the Consent Agenda.
DIRECTION: APPROVING CONSENT
Kritzman stepped down from the podium at 8:27 p.m. to avoid any perceived conflict of
interest on the following item.
7. REQUEST TO DESIGNATE CONSULTANT, THROUGH THE QUALIFICATION-
BASED SELECTION (QBS) PROCESS, TO PROVIDE CONSTRUCTION
ENGINEERING SERVICES: Engineering Division, re: for the Stark Road
Rehabilitation Project, Schoolcraft Road to Lyndon Avenue. (CR 06-18)
Todd Zilincik, City Engineer, presented the request to Council. The Michigan
Department of Transportation (MDOT) Contract, 17-5524 dated December 11,
2017 for the Stark Road Rehabilitation Project was approved on January 17,
2018 per City Council Resolution #06-18. The plans were completed by Spalding
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DeDecker Associates, Inc. (SDA) and the bid letting was January 5, 2018. MDOT
approved the contract on February 7, 2018 to Florence Cement Company, the
low bidder in the amount of $713,754.22. Construction is to occur after the
Livonia Spree is completed and work is scheduled for late June and completed at
the end of August. The City of Livonia has requested Construction Engineering
(CE) Services from OHM Advisors for this project. The proposed Construction
Engineering Services agreement amount is $107,000 which represents 15% of
the construction cost. The Engineering Division has reviewed the agreement and
is recommending the acceptance of same. Pursuant to Council Resolution No.
365-16, adopted September 19, 2016, the City of Livonia approved OHM
Advisors (OHM) as one of the Qualification Based-Selection (QBS) firms to
perform all professional engineering services on various federal, state and locally
funded projects through fiscal year 2021. Under this procedure, we are
recommending that OHM be awarded the contract to provide Construction
Engineering (CE) Services for the Stark Road Rehabilitation Project, Schoolcraft
Road to Lyndon Avenue. This project will include reconstruction to replace the
existing concrete pavement at the beginning of the project for approximately 300
feet starting at Schoolcraft Road and at intersection of Stark and Lyndon located
at the end of the project. The remaining section in between will have concrete
pavement repairs prior to placing a 3 1/2 -inch hot mix asphalt overlay, concrete
sidewalk ramps, signing, and pavement marking work; and all together with
necessary related work. There will be a five (5) feet wide bike lane on both sides
of Stark Road along with 13 feet traffic lanes in each direction. In order to
proceed with this project, we are further recommending that the Council
authorize an expenditure of $107,000 for Construction Engineering to OHM
Advisors, 34000 Plymouth Road, Livonia, Michigan 48150 from funds budgeted
for this project, authorize the Mayor and the City Clerk to execute the
Construction Engineering Services agreement with OHM Advisors for the Stark
Road Rehabilitation Project, Schoolcraft Road to Lyndon Avenue. He noted that
Mark Lockwood with OHM Advisors was present in the audience this evening. He
also noted that they completed the Amrhein Road project and have received an
award on that project.
White offered the approving resolution for the Regular Agenda.
DIRECTION: APPROVING REGULAR
Kritzman returned to the podium at 8:28 p.m.
8. WAIVER PETITION: Planning Commission, re: Petition 2017-12-02-16
submitted by The Health & Fortune, L.L.C., requesting waiver use approval to
operate a massage establishment (Wu Xing Acupressure Massage) within the
Laurel Park Place Mall, located on the northwest corner of Six Mile and
Newburgh Roads (37700 Six Mile Road, Suite H640) in the Southeast ¼ of
Section 7.
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Rick Wong, 45169 Horseshoe Circle, Canton, representing The Heath & Fortune,
LLC, presented the request to Council seeking a waiver use approval to operate
a massage establishment (Wu Xing Acupressure Massage) within the Laurel
Park Place Mall. He said they are looking forward to another long-term
relationship with management of Laurel Park Place Mall.
Mark Taormina, Director of Planning and Economic Development, said Mr. Wong
has been before Council on two previous occasions, the first time in 2012 when
he received a waiver use approval to operate a massage establishment at Laurel
Park Mall. He said it was in a different area of the mall and then in 2015 he
received waiver use approval to move that business to a different location within
the mall. Wu Xing is now requesting waiver use approval to add a second store,
but not in the original unit approved in 2012. The new unit is identified as Suite
Space H640, which is in one of the side corridors located off the main concourse
between Carson’s and Von Maur. The distance between the proposed new unit
and the current massage establishment is approximately 350 feet. The new
tenant space is approximately 999 square feet in size. It will require special
approval from Council with regard to the separation requirement. The Planning
Commission is recommending approval with a couple of caveats. One is that the
waiver use approval is limited to this petitioner only and also that the previous
waiver use approval for their other location in the Laurel Park Place mall that is
currently not in operation today, be rescinded. He said the petitioner is in
agreement with those stipulations.
Bahr asked Taormina for clarification of which of the two approved locations has
been closed. Taormina asked Wong which unit that was, Wong replied Unit 385.
Taormina confirmed Unit 385 is not in operation. He said he is familiar with the
business and said they operate an above-board business and they do an
excellent job.
Bahr offered the approving resolution for the Consent Agenda.
McIntyre said she is also in support of this request. She said they do a great
business at the mall there and provide excellent service to the community.
Jolly asked Wong if there have ever been any complaints or violations against
the business. He replied no. He noted that they have 2 different landlords with
the different locations at Laurel Park Place Mall. He added that they would ideally
in the future prefer to have just one large location. Jolly said the reason he asked
about violations is because he believes the residents expect them to scrutinize
this kind of business. The fact there haven’t been any violations or complaints is
a testament to the legitimate operation of the business.
President Toy asked Wong approximately how many clients they have on a
weekly basis. Wong said it varies from day to day and weather permitting. He
said they are open during mall hours of operation basically 9am to 9pm and 9am
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to 6pm on Sunday. He said they are fairly busy, enough so that they are able to
employ 8 full-time massage therapists.
DIRECTION: APPROVING CONSENT
9. WAIVER PETITION: Planning Commission, re: Petition 2017-12-02-17
submitted by United Motor Lines, to develop and operate an outdoor storage
yard for semi-trucks and semi-trailers on the west side of Globe Road between
Plymouth and Amrhein Roads (11777 Globe Road) in the Southwest ¼ of
Section 29.
Mark Taormina, Director of Planning and Economic Development, presented the
request to Council. Truck and trailer facilities within the M-1 zoning district, where
vehicles, trailers, equipment, and material are not wholly enclosed within a
building, require waiver use approval under the provisions set forth in Section
16.11(b) of the Zoning Ordinance. This petition is a request for waiver use
approval to operate an outdoor storage yard for semitrucks and semi-trailers on
property located on the west side of Globe Road between Plymouth and Amrhein
Roads. The subject property is in the City’s industrial corridor and is surrounded
by industrial uses. The subject property measures approximately 100 feet along
Globe Road by a depth of 345 feet and has a total land area of 34,500 square
feet, or 0.79 acre. No buildings or structures are located on the property, and
most of the site is covered with an asphalt parking lot. The subject site is zoned
M-1, Light Manufacturing. The concrete area where the semi-trucks and semi-
trailers would be parked measures approximately 29,000 square feet (100’ x
290’). The submitted site plan shows that the site could accommodate
approximately sixteen (16) vehicles. Each truck parking stall would measure 8’-6”
in width by 60’ in depth. A twenty-five foot (25’) wide driveway from Globe Road
provides access to the property. This is a parcel that was previously owned with
the parcel to the south and was used for truck and trailer storage in connection
with that business. It has since been separated from ownership and is now
available and the petitioner would like to operate it, strictly for storing semi-trucks
and trailers. At this time, there will be no development of any buildings or
structures on the property. One of the special waiver use requirement pertaining
to this use is that the entire storage area be enclosed with a fence of a type
approved by the Inspection Department. The fence shall be located and
maintained on the boundaries of the storage area with only such openings as
may be necessary for ingress or egress. Currently, most of the proposed storage
yard is enclosed with a six (6’) foot high chain link fence, but a site inspection
revealed that sections of the fence are missing. These missing sections will need
to be filled-in to fully enclose the storage yard. The Planning Commission is
recommending approval with stipulations relative to coming back with a
landscape plan as well as a lighting plan for the Planning and Inspection
Departments to review.
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Kreshnik Pjeshkazini, along with Shonda Salazar, 5830 Newberry Estates,
Westland, addressed Council. He said they are seeking approval to park semi-
trucks and trailers on the property with the hopes of one day constructing a
building and doing maintenance on them, currently, just parking semi-trucks and
trailers. Ms.Salazar stated that they own the trucks and trailers and added that
they are not leased.
McIntyre commented that in the packet provided to Council, storm water runoff
had not been addressed at the time that it went to Planning Commission. She
asked if it has since been addressed. Taormina responded stating that it is his
understanding that as long as they are not doing anything to the property that
there is no need for additional storm water treatment on this site. It’s currently
paved. Until such time that they either reconstruct that lot or build something on
the parcel. He deferred that question to Todd Zilincik, City Engineer for comment.
Zilincik confirmed that Mr. Taormina’s assumption is correct. He said if they
reconstruct the lot or build on the parcel then they would be required to address
storm water treatment at that time.
President Toy asked if the trailers are used for storing goods, if so what is stored
in them. Ms. Salazar responded indicating that they are empty flatbed trailers.
McIntyre offered the approving resolution for the Consent Agenda.
Jolly asked that it be placed on the Regular Agenda so that he may have an
opportunity to inspect the site.
DIRECTION: APPROVING REGULAR
10. SITE PLAN PETITTION: Planning Commission, re: Petition 2018-01-08-01,
submitted by Livonia Centers, L.L.C., in connection with a proposal to renovate
and expand the existing commercial shopping center and constructing a new
freestanding commercial building in the front parking lot, located on the north
side of Plymouth Road between Middlebelt Road and Tech Center Drive (30000
thru 30070 Plymouth Road), in the Southeast ¼ of Section 26.
Mark Taormina, Director of Planning and Economic Development presented the
request to Council. He said this project involves several various components and
said he would go through each one of them. First, about the property, the subject
property consists of a single tax parcel that is 8.83 acres in size, with
approximately 400 feet of frontage along Plymouth Road and 850 feet of frontage
on Tech Center Drive. The entire parcel is zoned C-2, General Business. This
site has two major tenants operating in the shopping center, Big Lots and
Dunham’s Sporting Goods. Developed in 1986, originally as a Builders Square
home improvement store, it’s about 81,000 square feet in size. In the mid 1990’2
Builders Square left and that was the time it was remodeled for the two units that
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are there presently. Adjoining the shopping center from the east is a Red Lobster
restaurant. Red Lobster is located on separate parcel, but it does share parking
and access with the shopping center. So, this site plan petition includes the
following major components: 1) construction of an addition onto the existing
commercial building; 2) development of a new freestanding multi-tenant retail
building in the front parking lot of the shopping center; 3) renovations to the
existing façade; and 4) new monument signs.
The proposed addition to the west end of the shopping center measures 29,320
square feet in GFA (118’-1” x 242’-9”). The area is currently paved and partially
covered by an overhead canopy. This area was once used by Builders Square as
an outdoor sales area for plants and other garden supplies. With the additional
retail space, the gross floor area of the shopping center would increase to a total
110,355 square feet. The new addition could be divided into two (2) tenant
spaces. Along the front, the addition would match the setback and form a
continuation of the façade of the existing building. There is a required setback of
twenty-five feet (25’) from Tech Center Drive, which has a right-of-width of sixty
feet (60’). On this side of the property, the addition would be setback 22’-1” at the
closest points, which includes a canopy overhang as well as structural support
columns at both ends. For the main part of the addition, the setback from Tech
Center Drive would be approximately twenty-eight feet (28’) and would comply. A
variance would be needed for the part of the addition that contains the canopy.
Along the rear of the property, the setback shown is 66’-4”.
The proposed new freestanding multi-tenant commercial building is shown in
front of the shopping center along Plymouth Road. It would be one-story in
height, 5,808 square feet in size, and divided into three (3) tenant spaces with a
drive-up window facility on the west end-cap unit. Since drive-up operations are
treated as a waiver use in any C-2 zoning district, this aspect of the proposal is
only conceptual and will require a separate waiver petition once a specific user is
identified. The new freestanding commercial building would not have direct
access from Plymouth Road. Instead, ingress and egress would be available
from the existing driveways and maneuvering aisles of the shopping center. Four
(4) existing curb-cuts, including one (1) off Plymouth Road and three (3) off Tech
Center Drive, would remain as they are today. The freestanding commercial
building would have a similar architectural look and would be constructed out of
the same building materials as the upgraded shopping center.
The overall project also includes major renovations to the storefront façade of the
existing commercial building. The shopping center’s south elevation would be
completely transformed and modernized. The design includes a symmetrical
combination of parapet walls along the top half of the structure. These vertical
wall sections would vary in height and shape and are shown projecting above the
existing roofline of the building. The primary exterior finishes include brick,
burnished block, cast stone, E.I.F.S., and metal panels. A decorative cornice
along the top of the parapet walls is also part of the design. The new addition
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would be constructed out of building materials that would match the upgrades to
the shopping center. The highest point of the building, measured from the finish
ground elevation to the top of the highest parapet, is shown at 45’-8”. He noted
that the architect is here this evening and can further describe those details and
he does have examples of the materials that will be used in the construction.
Overheads were displayed to help visualize the substantial change proposed to
the existing shopping center.
Presently, the site has 434 striped parking spaces. With roughly 64,828 square
feet of useable floor area (80% of 81,035 sq. ft. GFA), the existing building
requires only 405 spaces. A total of 583 parking spaces are needed for both the
shopping center and the smaller freestanding retail building. To help offset the
loss of parking, 51 new parking spaces would be added behind the building along
the north property line and adjacent to the rear wall. The submitted site plan
shows 433 parking spaces, resulting in a deficiency of 150 parking spaces, and
would require a variance from the Zoning Board of Appeals (ZBA).
The petitioner is not planning to alter any of the existing landscaping of the site.
The landscaped areas shown on the plans constitute 15.3% of the total site area,
which conforms to the minimum required 15%. The petitioner is willing to work
with the Plymouth Road Development Authority regarding their street scape
improvements. The current resolution does call for upgrading and restoring of the
landscaping. The landscaping on the site is really in excellent condition.
However, he does want to change the landscaping. He said they are
recommending treating that as a call back item when he can do all the final
design and bring that back to the PRDA, again, including some street scape
improvements for their consideration.
A dumpster enclosure is shown at the rear of the proposed freestanding
commercial building. According to the Proposed Signage and Dumpster
Enclosure plan (Sheet SP.102), the enclosure walls would be 6’-4” in height and
would be constructed out of brick to match the building. The swing gates would
be constructed out of wood. The plans indicate that the existing dumpster
enclosures for the shopping center would remain the same.
The petitioner is proposing two (2) ground signs. One ground sign would be
located adjacent to the driveway off Plymouth Road. This sign would be forty-
seven (47) square feet in area, twenty feet (20’) in height and have three (3)
tenant panels. The second sign would be thirty (30) square feet in area and six
feet (6’) in height. Both signs would be constructed out of building materials that
would complement the upgrades to the shopping center. Because one of the
signs is in excess of sign area and height, a variance from the ZBA would be
required. Again, this would be part of the final design that would be brought back
to the PRDA before they would send it on to the ZBA.
Planning Commission is recommending approval of this project.
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Ghassan Abdelnour, Architect, GAV & Associates, Inc., 24001 Orchard Lake
Road, Suite 180A, Farmington, Michigan 48336. I am representing the owner,
Mr. Frank DiVaja, for this project. They thanked everybody with the Planning
Department and the Building Department that helped them with this project and
trying to put all these drawings together. What they are proposing, like Mark said,
they’re just doing a facelift for the existing shopping center. They’re adding the
29,000 square feet addition to the same building, and they’re adding that outlot
that is around 5,000 plus or minus square feet. The materials they’re using is
brick, and burnished block. They are adding a lot of details using metal panels,
different color dryvit and stone veneer on the columns just to give it a little bit of
texture on all of it. He noted that the deficiency in parking sounds like a lot, but he
said the parking lot is usually very empty. He said the owner would like to build
the freestanding building to give more life to the project and at the same time
renovate the existing building in the back to give it an updated look. He also
noted that the existing landscaping on the site is in very good shape but said the
owner is willing to work with the PRDA to make it look a little bit better and add
more to the front of the site. They are adding some lighting that goes up and
down on the building, just to give it some character at night so people can see
and feel safer in the project. The existing lighting on the whole site, they’re
keeping it all the same. The existing lighting works. The only thing we may
change it to a better lighting or LED. He said they are looking to add 2 monument
signs one of the proposed signs is 20 ft. in height. This is to help identify the
businesses since visibility has been and will continue to be an issue for the site.
The sign will be the same materials as the building to give it a uniform look. He
said they look forward to working with the City on this project and are open to
suggestions.
Vice-President Jolly said he would defer the architectural concerns of the project
to his colleague, Councilmember Kritzman. He said since they are looking to
expand commercial space in the area, he asked if they conducted a market study
to see if that is justified and warranted in this particular area. He said it is
important to gauge how desirable it really will be in the long run. Mr. DiVaja
responded stating he has already been approached by a gym for the space in the
rear and a bagel chain has been talking to him about the freestanding building
with a possible drive-thru. Jolly said he is not certain about the feasibility of
another gym in the area. He said he would like to hear any comments from his
McIntyre said she would the architectural aspect of the project to Councilmember
Kritzman as well. She did comment on the improved look of the proposed
renovation and new building. However, she is also concerned about another new
commercial multi-tenant building with vacant signs in the window. Especially
since there is new construction with vacant commercial space across Plymouth
Road.
Kritzman commended the petitioner on the sharp design of the project. He said it
is certainly compatible with other new commercial development in the area. He
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said the fact that stand-alone building is visible from all sides the design aspect
of that building is extremely important. He said he has not been able to make his
way through the full laundry list of items related to that, partly, because a lot of it
is not shown. He said he would like to hear their plans for that building with
regard to the building materials to be used for those back of house items. He
commended the architect for considering Council expectations from previous
projects he has worked on in Livonia and bringing an attractive design to the
project. Kritzman noted that he had concerns about the parking deficiency with
the addition of the new freestanding building, and the cutting off of the edge and
the drive aisle. He said that is something Council will have to study closely to
understand the impact it will have on the site. Mr. Abdelnour said they are willing
to work with the City and are open to suggestions.
Bahr asked Mr. Abdelnour, from your prospective, what kind of parking would be
required for this project. He replied it is about 160 sq. ft. of building per parking
space. Bahr said he certainly agrees that the parking lot there now is usually
pretty empty. He said, however, with the addition of one new catalyst business in
an outlot parcel of a shopping center, that can all change. He gave Middlebelt
and I-96 as an example. Bahr asked Taormina how Livonia’s parking standards
compare to other communities, such as Southfield. He asked if our standards are
excessive. Taormina said Livonia’s standards for parking are excessive in
comparison to other communities in the area. He added that is one of the issues
that needs addressing following the Master Plan, to take a comprehensive look at
the Zoning Ordinance. He said parking regulations will be on the top of his list of
things to look at and make changes where necessary. He added what they are
proposing in more in line with current standards. He said this proposed site plan
does not make him uneasy. He said if Council would like, he could provide a
comparison of parking standards of other local communities.
Bahr offered the approving resolution for the Regular Agenda.
Kritzman said this reminds him a problem that been aggravating him at Sheldon
Village located at Plymouth Road and Farmington Road. He said a project was
proposed to Council with a significant renovation to the existing building, with
maybe even a small addition to it. He said there was the outlot component to the
plan. He said Council at the time was under the impression that it would all be
happening within a shorter time frame than the actual execution. He said he
doesn’t mean to put the petitioner tonight through any additional hurdles but the
question he has for Council is what teeth does the City have to deal with a
situation such as what is happening with Sheldon Village, where the money-
maker outlot was built out front, and then there has been no progress to the
renovations to the building except for a sign stating coming soon in 2017.
Taormina responded stating that he owner of Sheldon Village does have
intentions of completing the remainder of the renovations in the near future.
Taormina said as far as what teeth the City has, that has all been permitted. The
Inspection Department will not grant any permits on any of the other outlots on
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the site at Shelden Village until the renovations to the existing building have been
completed. There is a mechanism in place. Something could be done for this
project. Kritzman said the Shelden Village project had 3 outlots, this project only
has 1 outlot. Taormina said we can discuss this with the Law Department to see
what appropriate language can be added to the resolution in order to address
that concern. Kritzman said he would appreciate that. Bahr added after Mr.
Taormina’s comments he did some rough math, he said this actually 60 spaces
in excess of that metric.
President Toy asked Mr. DiVaja if he owned any other properties here in Livonia.
He replied, yes. She asked where. He replied, they own the ABC Warehouse
Plaza adjacent to this property. Kritzman and President Toy asked him if there
are any plans to remodel that property. He replied, not at the moment but in the
future possibly the west side of the strip mall, not the section where ABC
Warehouse and the Phantom Fireworks store are but the long section to the
west. He said he also has ownership in 15983 Middlebelt which is a pharmacy
that used to be an old Bank of America, at the corner of Puritan and Middlebelt.
He invited Council to take a look at the property on Ford Road between Beech
Daly and Inkster Roads that has a similar color scheme that was designed by his
architect, Mr. Abdelnour. President Toy asked DiVaja what kind of timeline he is
looking at for this project. He said he is hoping to do it this year if possible, but
there is still a lot of work and planning to be done, including the Zoning Board of
Appeals. He said if not this year, definitely in 2019. President Toy commented on
having a gym in that rear space will have a big impact on the usage of the
parking. She added that normally she is not in favor of outlots, she thinks it takes
away from the businesses that are already there. However, she said she thinks
that particular property lends itself to an outlot. She said she is glad to see his
concern for the tenants in the strip mall and their visibility to the public with
regard to the proposed signs. She asked about the condition of the asphalt
parking lot at that location, if it is in good shape. DiVaja said if it needs repair or
replacement they will address that with this project. They will be sure that
everything is up to date and looks good. She stressed the importance of
maintaining the parking lots even after remodeling and construction of any new
buildings. He said that will not be an issue. He added that this is a one-time
project, it will not be done in phases. He said to address Councilmember
Kritzman’s concern about building the outlot and not doing the remodeling of the
existing building, that will not be a concern. The project will be done all at one
time not in phases. He added that there are retailers depending on them, that is
always on their mind.
DIRECTION: APPROVING REGULAR
President Toy asked Taormina to check on the sign requested announcing the coming
of the Kroger Gas Station at 5 Mile and Merriman Roads. Taormina replied that he
knows it was approved, he is not certain why it hasn’t been installed yet. President Toy
asked him to check on that matter.
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AUDIENCE COMMUNICATION: None.
As there were no further questions or comments, President Toy adjourned the Study
Session at 9:20 p.m. on Monday, February 26, 2018.
DATED: March 8, 2018 SUSAN M. NASH
CITY CLERK