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HomeMy WebLinkAbout1,171 - June 15, 2021 signedMINUTES OF THE 1,1715f PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, June 15, 2021, the City Planning Commission of the City of Livonia held its 1,171It Public Hearings and Regular Meeting via Zoom Meeting Software, Mr. Ian Wilshaw, Chairman, called the meeting to order at 7:01 p.m. Members present: David Bongero Glen Long Betsy McCue Carol Smiley Peter Ventura Ian Wilshaw Members absent: Sam Caramagno Mr. Mark Taormina, Planning Director, Scott Miller, Planner IV, and Stephanie Reece, Program Supervisor, were also present. Chairman Wilshaw informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2021-05-01-03 AF Jonna Ms. Smiley, Acting Secretary, announced the first item on the agenda, Petition 2021-05-01-03 submitted by A.F. Jonna pursuant to Section 23.01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the west 150 feet of the property at 37276 Six Mile Road, located on the north side of Six Mile Road between Levan and Newburgh Roads in the Southwest '/4 of Section 8, from C-1, Local Business to C-2, General Business. Mr. Taormina: This is a request to rezone the property at 37276 Six Mile Road. It involves the westerly 150 feet of the subject property. The June 15, 2021 30027 request would change the classification from C-1 (Local Business) to C-2 (General Business) This is the zoning map showing the location of the property and as you will notice, the site is surrounded by commercial land uses. To the east is the Key Bank plaza, which is a multi -tenant shopping center that is zoned C-2. To the north is the Zeal Credit Union zoned OS (Office Services), and there are a variety of other commercial land uses to the south and the west. This property is just over 1 (one) acre in size. It includes 180 feet of frontage along Six Mile Road and has a depth of 270 feet. As I indicated, the west half of the property is zoned C-1. The east 30 feet is zoned C-2. Both of these zoning districts were established in the early 1970's. Approval of this petition would place the entire 1.1 acres under the C-2 classification. The site is the former Bank of America, which was built around 1979 and has been vacant for a number of years. As you can see, the existing building is two stories in height and about 8,380 square feet in size. It contains drive-thru facilities located on the north side of the building. Access to the property is provided by two existing driveways on Six Mile Road. This is the existing survey of the property. This is a conceptual site plan. The purpose of the rezoning would be to allow for the construction of a full -service automated car wash, which is identified on the submitted plans as a Tommy's Express. Auto wash establishments are treated as a waiver -use in the C-2 district. There are no provisions in the current C-1 zoning regulations that would allow for such a use. The project would require the demolition of the former bank building. The car wash would be constructed on the east half of the property. The west half would be used mainly for parking and about 19 self-service vacuum stations. The vehicles would enter the site using the east driveway and then proceed north to an area in the northeast corner of the building where there would be pay stations. This would include two side -by -side lanes. Vehicles would then loop around the back of the building and enter the car wash and exit out the south end and then have the option of either exiting on to Six Mile Road or looping back north and entering the self -serve vacuum stations. The Livonia Vision 21 Land Use Map shows the subject area as Mixed -Development Center. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Or. Taormina: The first item is from the Engineering Division, dated June 3, 2021, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. The property associated with the project is the address of #37276 Six Mile Road. The legal description for the parcel June 15, 2021 30028 submitted with the drawings appears to be correct, and should be used for future submittals, but the owner should provide a legal description for the area that is to be rezoned. We have no objections to the proposed rezoning at this time, although the following items should be addressed prior to submitting plans for site plan approvals: The submitted drawings do not indicate any information for utility service leads or proposed water and sewer demands for the proposed development. Without this information, we cannot determine impacts to the existing systems. It should be noted that special requirements may be imposed by the Great Lakes Water Authority depending on the proposed wash water discharge to the sanitary sewer system. The submitted ALTA survey does not include a recorded sanitary and storm sewer easement that runs across the east side of the property. It appears that the easement is running in the area of the stacking lanes to the east side of the building, but will need to kept free of any proposed structures or foundations. (a copy of the easement has been attached) Storm sewer, including storm water detention will be required per the Wayne County Storm Water Ordinance. We will perform a full review of the utilities once full engineering drawings are submitted to this Department for permitting. Please note that any work within the Six Mile Road right-of-way, including excavations for service connections will require permits through the Wayne County Department of Public Services." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Finance Department, dated June 7, 2021, which reads as follows: "I have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated June 3, 2021, which reads as follows: `In accordance with your request, the Treasurer's Office has reviewed the address connected with the above noted petition. At this time, there are no outstanding amounts receivable for taxes. Therefore, I have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Mr. Bongero: In regard to that storm sewer easement on the east side, do we know how big of an easement it is? I know the bank used to favor the west side of the property, and this new structure appears to be going a little bit more to the east. June 15, 2021 30029 Mr. Taormina: I can only surmise from the letter from the Engineering Department that while the building may not conflict with the easement, there is no indication of any other structures that may have an impact. I don't know. I don't have that information, Mr. Bongero, Mr. Bongero: Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our planning staff? Hearing no other questions, is our petitioner in the audience? I believe they are. We have Mr. Jonna and probably some of his other team members. I am going to give Mr. Jonna a chance to unmute himself and introduce himself with his name and address for our records. Jordan Jonna, 4036 Telegraph Ste. 201, Bloomfield Twp., MI. I am also here with Cliff Lunney, 4036 Telegraph, Ste. 200, Bloomfield, MI. He is across the hall. We see a lot of each other. First, thank you for having us tonight. As we discussed at the primary meeting, we have a new development of a car wash. It is a unique car wash. We feel it is a very strong brand. It is a new concept that. It is actually an older concept that is formed out of Holland, Michigan. The west side of the state. It started as a family company. It is a franchise that is growing very rapidly. Besides Chick-fil-A, this is the second largest franchise in the country, and it is based here out of Michigan, Motor city Detroit. In looking for new concepts we keep an eye out for an operation with good uses for our retail portfolio, which we just finished one center over at Eight Mile and Haggerty. We have another retail center at Plymouth and Farmington in Livonia. So, we are not strangers to Livonia. We have been there for quite a while. Cliff Lunney is also here with me to dive into the concept a little bit more. We can talk about any mixed -use planning or any questions that anyone has with the proposed use. We are happy to talk about it in detail. We want to be up front with everyone and show and talk about the operation here. With that, Cliff can take this over. Mr. Lunney Again, commenting on what Jordan said last week, we hope we gave a pretty good overview of what Tommy's Express is. We will touch on it a little bit for anyone that may be new to go over some of the things. Tommy's Express is a very high -end efficient car wash. Everything from the water usage down to the environmentally friendly detergents to even the storm drain and recycling the water that we can from that standpoint. It is very very efficient in all of those avenues. The building is a very high - end building. The structure is primarily glass. You can see on the sides from the picture here that the sides and the actual roof June 15, 2021 30030 is also glass. The glass is actually maintained and washed on an hourly basis based off the operations. The top of the car wash actually has a roof that can raise itself and let out the humidity too in times where the moisture gets really high. It is a very very friendly car wash for all people. In the past, a car wash typically is thought of...I hate to use the analogy, but in some of the older car washes that are a little bit closed and brick buildings and claustrophobic if you will, a lot of females didn't like using these car washes. In our car washes we see over 50% of our usage is actually from females. In the mixed -use comments, one of the things that Tommy's tries to do is really get next to the grocery store anchors or by the Target's or really fit into our customers or neighbor's daily habits. Almost 80% of our business is done on a membership basis. So, we have a typical member for us may use the car wash as many as eight times a month to kind of give you an idea. It is a frequent use and it becomes a part of the community and really, from our end, really fits into this area very very nicely. We are really excited about having this in front of you right now. Mr. Wilshaw: Thank you, Cliff. For everyone in our meeting this evening, including our audience members, we are really looking at the zoning of this property right now. This particular evening we are considering the change of zoning from C-1 to C-2 and while we may have some discussion about the use of the property and this car wash use, you are not going to hear in-depth discussion about the layout, the site, the colors and the design of the building because that would come back to us at a future meeting where a site plan approval would take place. The first step of the process is zoning and that is what we are going to look at tonight, but there may be some limited discussion about the use of the sight, given the fact that they are proposing a car wash and we may need to know further information about it. Mr. Jonna, is there anyone else from your team with us this evening that would like to speak, that you know of? Jr. Jonna: I believe Eric Williams is on . He is the civil engineer that could dive into any detailed questions about the site plan and so forth. Just to be up front with everyone, we understand that this is just a zoning meeting. I understand that we cannot have an approval for the car wash, but if we could just be open and discuss it so we don't waste anyone's time a little bit. It may make everyone feel a little bit better I would imagine. If the car wash is not something that the city would like to see, there is no point in us coming back and going forth through the time and effort into putting this there. I understand that we cannot get approval on the car wash. I do understand that, but if we could just have a small discussion June 15, 2021 30031 about the use of the property. Otherwise, it is a waste for us to go through this zoning process. I understand, again, we understand that we are not getting an approval on the use, but just a discussion would be greatly appreciated if possible. I am happy to talk about development, master planning, traffic, water, and anything that is on anyone's mind about the use. I would be happy to discuss in detail. We do a lot of developments throughout Michigan and can talk about uses, master plans, traffic, and so forth. Mr. Wilshaw: We appreciate that Mr. Jonna. We will probably have some discussion around the use of the site, obviously given that you have the single use site proposed which is a car wash. That is the reason you are looking to change the zoning because you need the C-2 zoning for a car wash to be an appropriate use. While we are discussing this, Mr. Taormina is flipping through some of these slides to give our viewers a chance to see pictures of what the proposal is and information about the business and what the property will look like. That is always helpful and if you need to refer to any of those slides, we can always mention which one and then he will bring it up. So, is there anyone else from the petitioner's team who is in our audience and wishes to speak on the petition? If so, you can click on raise hand and then I will make sure to get you unmuted. If there is no one else from the petitioner's team right now who needs to speak then I will go to the commissioners and see if there are any questions that anybody on our commission has for our petitioner. Mr. Long: To the petitioner, I personally do not have a problem with this being a car wash. I do have concerns about traffic. I know we did touch on traffic at the study session and you kind of discussed how your car was works with a conveyor belt and the ability to control traffic. Can you please elaborate on that and discuss that for the record here? Thank you. Mr. Jonna: Yes, of course. Traffic in any development is always a question. We do do traffic studies and we find the best and let the experts handle the rest. What is unique about a car wash is that the stacking lanes are before you go in. When the cars pull in, that is where the stacking is. That is where a majority of the wait time is. When a car goes through the car wash, a typical track system has only so much time between each car. Either you catch it on one ... there are certain car lengths that go. This is on a conveyor belt system so we can actually slow the traffic down or speed it up. The majority of the stacking is before you go in. If there is a back up of cars that are egressing the property, we can simply slow the belt down and take a slower car wash through and let June 15, 2021 30032 traffic ease up before we actually push cars out. The beauty with the car wash is that it stacks before the car goes in and we can control the output, which is a huge plus to traffic consultants. It is a great avenue to control traffic with speed. When the timing lights are timing and the systems are running, we know how to run cars a little faster through to get them out or slow them down. Mr. Long: So, I understand that and again certainly you do have a lot of stacking room beforehand. I think you have three lanes there so...I can understand that and that is a kind of unique intersection with a couple Michigan left turns there and they kind of ... you have the Jersey Mike's next door which I frequent from time to time and know that it can be very hard just to turnout of that. That driveway is pretty much right next to where your exit driveway would be. My concern is going to be in the winter during your busy time and everybody is getting their salt off their car, maybe you aren't backing up going in, but it could be hard to turn right out of there as there is a lot of people coming out of that Michigan left turn lane. You have talked about the conveyor belt and how you control that, and I like that system .... can you elaborate more on how that is monitored? How many employees do you have there? Who is watching that? Who is paying attention to the traffic or the fact that they are stacking up that you don't have the conveyor belt letting out a car into another car as they are backed up on the exit? Mr. Jonna: The true answer is as many as we need. We are not shy to have as many employees as we need to have to make this the right use for this site. Typically, in car washes, the traffic is 90% majority is input not output. We will do everything we physically possibly can with employees, with traffic consultants to make this the best site. Typically, when you see a car wash, the stacking... I have a car wash across the street from us and they have a one or two car stacking to get out on to Telegraph and it backs up on Telegraph before you get into the car wash, which we wouldn't have that issue here because we have a very large stacking lane. It is the input that usually gets backed up and how they ... they maneuver cars into the tracks rather than the output, but simply put, we will have as many employees as we need. We have a minimum of three here and they are professional employees. It is not a typical car wash where one guy is taking cash and spraying down your car at the same time. That is not the operation that we are looking for. That is not the operation we will have. That is not the operation that I would ever want to be a part of. We want to be a professional. Everyone is in uniforms that are courteous and controlling every aspect of the business, including traffic. I know that traffic is a major issue, but we are June 15, 2021 30033 able to stack a lot of cars before they even touch the road, which is a huge plus. You don't see that in many car washes. Mr. Lunney: I would just touch on the conveyor belt system. We don't have someone guiding someone in and spraying, which can lead to cars being backed up from that standpoint and really the throughput on the front end that Jordan is talking about. Ours is a conveyor belt where they drive on the conveyor belt takes you and you go through. The same thing on the exit. We don't have anyone that is hand drying the cars or anything from that standpoint, so it allows them to immediately when they get done there is no back up where a car will stack, or another car will stack and then they start going. Ours are... by the time they get out they can go right and exit and go to the vacuums or they exit on to the road. That efficiency is really helping out a lot in the traffic flow. Mr. Long: Okay. Again, I think you have plenty of space for the input. I am not worried about that, but I am worried about the output, but again this is a zoning meeting, and I will yield my time. Thank you. Mr. Wilshaw: Thank you, Mr. Long. Any other commissioners wishing to speak to our petitioner on this item? Mr. Bongero: A question with regard to the wash water discharge. Can you guys just explain just briefly now ... what you do to manage that and the impact that it has on either the sanitary sewer or storm sewers? Mr. Lunney: Sure. To give you an example ... if you were to wash your car at home you are going to run about 100 gallons of water on average. On our car wash we run about 41 gallons. Of those 41 gallons we recirculate almost 14 gallons. We run about 33% is recirculated water based off of our tunnel system. What you can't see there is the water actually goes down and it goes into a tank system and then we recirculate as much of that water as we can. The discharge is much less. We are probably looking at a discharge total of about 28 gallons is what we are using plus ... that doesn't show that there is another 13 recirculating there. The discharge is probably going to be somewhere between 15 and 19 gallons and of that discharge, again we are trying to recirculate some of that also on there. Mr. Bongero: So, none of the soapy water is going into the system? June 15, 2021 30034 Mr. Lunney: Yes, it is not going into the sewer system. No, we are recirculating that. Mr. Bongero: Okay. Mr. Lunney: We can get ...as this goes on, we have very very detailed studies that we can get the engineering and let them look at everything from that standpoint. Just to give you an example, even the waterline that comes into a facility .... we are typically using a about a 2-inch water line and nothing bigger. A Jersey Mike's probably has 1 '/ inch line if not a 2-inch. A 2-inch water line... we don't have a tremendous demand on the water because of the recirculating and what we do. Then we have a tank that always stays full. We fill that up right off the bat and then that tank ... that is what continues to recirculate. There is an evaporation too in these. So, the evaporation rate is roughly 20% on a national level. We do run into that also on here so that affects the discharge also on that. Mr. Bongero: There is always the issue of oil, right? I am assuming you have some type of oil separation... what do you do with that? Mr. Lunney: Yeah. So, when that water comes down, we actually clean that water, and it goes through a filter system that we have. That is what we call the tank. That is underneath. That goes through that. The discharge of oil and everything like that, you would not see on the property from that standpoint. It is all filtered and cleaned by us. Mr. Bongero: Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our petitioner? Mr. Lunney: If I could just touch on the traffic count one more time. The stacking model on the pages you were flipping through shows pretty good... right here. So, Commissioner Long, the stacking is in the ingress. The egress we can control. That is what gives us the help of getting cars out on the road. We can literally give a car a slower car wash, where the ingress will wait a little longer and we could slow traffic which is the beauty of this whole system too. That picture just kind of shows you can let one car out at a time as we need. Or. Long: I get it. Thank you. Mr. Wilshaw: Thank you, Mr. Long. Any other questions or comments from any of the commissioners for our petitioner? June 15, 2021 30035 Mr. Ventura: Mr. Jonna, I don't recall you and I have ever met, but I have done business with members of your family and the Jonna name is generally associated with high quality developments and some nice things here in town. However, I am not a supporter of your petition. For a couple of reasons. Number one, there are at least three car washes already in town between one and three miles away from this location. If you look at where they are, they are either associated with other service stations, automobile service stations, or fast-food locations. This is not character of this area. I am not supporting this C-2 zoning here, because it allows uses that are out of character with the existing development around this site. In addition, members of this commission and the city, including Mr. Taormina have spent the last two years devising a new master plan and the underlying rewrite of the ordinance. It is a thoughtful plan and one of its major features is it allows some very creative developments in a C-1 zoning district. I for one would be interested in seeing what you or anybody else could do in a C-1 zoning with the new zoning ordinance. So, I am not prepared to vote for this and to trash the brand-new zoning ordinance and master plan before the ink is even dry. I would be interested in your bringing back something that was consistent with the new master plan. I know your capabilities of your organization. Thank you. Mr. Wilshaw: Thank you, Mr. Ventura, for your comments. Is there any other planning commissioners that have any comments to make or questions to ask of our petitioner? Ms. McCue: Just to kind of piggy -back off of what Mr. Ventura just said, I guess I am curious as to what...) know we don't just decide to plant a car wash somewhere, right? You have obviously done some studies and some investigation, what was your thought process as to why this is a good location for a car wash? Again, Mr. Ventura said there are several car washes around this area. Why do you think this was a good place for this particular one? Mr. Wilshaw: Mr. Jonna? Mr. Donna: Yes. First, I deal with a lot of master plans all the time in our business and I do understand them very well. Master Plans in my mind are a framework on what and how a grand scheme of development should go. I personally think it is wrong that a property sits for years and years with not much action on it. I did check into the history on what was going on with this property in the past. There has been very very little movement on this property. Regardless of what zoning it is, there is always a June 15, 2021 30036 petition to say hey this is new life to this area. I am a firm believer of bringing what works to a certain area. The car washes within the distances are not the typical car wash that we want to construct here. It is new. It is vibrant. It brings a woman shopper to the area. I personally think this type of car wash should be in master plans to bring the shopper to the area. I think in master plans that there should also be cross -easements with inner connection between the properties. I don't think that it should just go out on to roads. I think these properties should be linked so you can get a car wash and go to Jersey Mike's next door without having to go out on to the road. I think that is more mixed use than actually having a shopping center with a few different uses in there. That is probably going to be a lot of traffic too to an area, but this is an everyday traffic that brings the right shopper to the right area. I am firm believer that this is a catalyst on new development. I think in my mind it sparks something in this area that is needed for a building that has sat vacant for four years. If there was another use, it would have been here regardless of how much and where and when and how. If there was an idea for this property, it would have bloomed by now. I think this is a great use for a property. I don't think auto driven should be looked down upon. Auto is always going to be here, whether we are driving, or a computer is driving us. The car should be clean and safe. I like the inner connectivity. I am all for, and if you did approve this and said they want future inner connectivity's throughout the site, I would sign a future easement to connect these sites when other areas are going to be redeveloped. To look at this as a whole and let this one sit, I think this is a good catalyst. It is a new edgy concept that brings life to this area and a shopper for the most part. The woman is a shopper that would get a car wash. Typically, they are brick buildings. I take my wife's car to the car wash because she doesn't like going through there. I like the ability to bring the right shopper to the right area, especially in this district. It sparks a new development which escalates from there. I personally think that this is the right use for this property. I don't see another use. Maybe a new...I couldn't even tell you what could go here right now. It has been sitting vacant for a long time. It needs new life. This area needs new life. I believe in pro -active developments. I know that because I am a developer, of course, and I like new concepts, new ideas, to bring new customers to shop and look and say that's a cool concept that has been brought to the City of Livonia. I personally like that. Three years ago now, and I know it is three years because when I was going through the process of PUD between Seven and Eight Mile on Haggerty Road, the idea of multi -family came up. It wasn't in the thought process. It is a huge shopping district with theatre, Costco, and next to a Costco June 15, 2021 30037 gas station, and we wanted to put multi -family. It was out of the box. Thank goodness it works. It doesn't always fit the mold and that is what makes areas good and great. My personal view on development...I like being a little different. I like having the edgiest concept come to an area and be the catalyst to say I am going to that intersection now for that use and I am also going to stop at Jimmy John's or Jersey Mike's or pick up the groceries. Mr. Wilshaw: Mr. Donna, I certainly don't' want to speak for Ms. McCue, but I believe her question was more targeted toward what research have you done that this is an appropriate use for this area. Have you done any research into the demand for a car wash in this area to see that this is an appropriate location? Mr. Donna I will comment on a couple of things. In regard to the other car washes in the area, from our research the closest car wash that is to the area is actually about a little over a mile away and that car wash is actually in Northville. The next closest one is at Five Mile and Levan. That is a great car wash, and we mean no disrespect, but the car wash we are building is a completely different car wash. That is an older car wash that has the block building. We are building something that we try to have fit into the community. To answer the question a little bit more, what research we have done ... we look at the population within the density of the area. We look at the traffic and we really want to be partners into the habits that they currently have. Typically, in the old school thought of a car wash is that you are going to get into your car and specifically go to the car wash or the example that you go to get gas and you go through the car was that is attached to the gas station. This is nothing like that. This is more like going to Busch's and getting your shopping done and you know as you leave and going to go get a car wash either before or after. We really look at this area as an area that fits into the community surrounding with the neighbors and then also to the current traffic flow that they are already on. We are not looking to change peoples traffic flow, we are looking to enhance it and be a part of their daily activity. Mr. Wilshaw: Okay. Ms. McCue, does that answer your question? As. McCue: I think so. Mr. Wilshaw: Okay, good. I just wanted to make sure you had.... As. McCue: I appreciate you restating that, but (...thank you. June 15, 2021 30038 Mr. Wilshaw: Your welcome. I don't really want to speak for you, but I want to make sure you had a succinct answer to your question. Thank you. Anyone else with questions or comments from the commission for our petitioner? Mr. Bongero: For the petitioners, no disrespect or anything, but you have often referred to this car wash as a draw for women. Is that a statistic that is shown with this car wash throughout the United States, that it is a draw to the women of the area? I see that if it is a good car wash people will go to it. I just don't see the reason why women are going to be drawn to that, because I don't know if my wife would be but maybe some would. I don't know. That is the angle you guys were pushing. Can you please explain that to me? Is that how it has been proven across the United States at all of the other car washes? Mr. Lunney: There are a lot of national studies and obviously there are different areas and that have different impacts, but the mentality or a lot of the older studies would show that car washes is more on the male side than the female side. In our internal numbers that we have, we see almost 60% of our customers as female. That is where we get this. It does drive... what it does is it has them frequent the area a little bit more than they would if they typically weren't. If they go grocery shopping once or twice a week, sometimes they have the car wash that is added another time that they are in the area, and they are going through. Mr. Jonna: The open concept throughout Tommy's has been well received for the woman customer too. Being an open glass concept instead of a brick building is a major plus on their surveys and their statistical data that they collect. It is through their customer base is where that information is gathered. Mr. Lunney: The only other thing that we can add to that is as you see a car wash... you know our car wash doesn't involve someone on the front end and sometimes you will have...I have had the experience of going to the car wash and someone is kind of forcefully a little bit more in your face and saying come on pull up now put it in neutral and some of that. We don't have any of that. They drive up on the conveyor belt and there is a real ease that females tend to have on that. Same thing on the way out. On the way out, yeah we don't have two or three males going over the car and leaning over the windshield and wiping everything done. It's just not part of our system, our automated system. We think... there are still statistics that show that, but there is certainly a comfort level that I think a female has on that. June 15, 2021 30039 Mr. Bongero: Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions or comments for our petitioner before we go to our audience? If not, I do have one sort of follow-up question to sort of dove tail off of some of the previous questions for you, Mr. Jonna, and that is regarding the environmental impact to this site. We see with gas stations, for example, they put a very significant impact on the property in terms of gas tanks and other things that get put underground which make the site very difficult to re -use in the future for any other purpose because of the changes that are made to that site. My question is, in regard to this as a car wash, if this property is converted to a car wash, what sort of impact is there to this site if this car wash were not to succeed or 10, 20, 30 years into the future they decide to close and put something else on this property? What sort of remediation or work is involved to make this site usable for a different purpose in the future? Or is it not always going to be a car wash going forward? If you could speak to that Mr. Jonna. Mr. Jonna: There is no environmental impact that we know of. We have looked into that quite a bit with Tommy's Express. If this didn't make it as a car wash and building came down, you could use this land as virtually anything. There are ways to clean up and mitigate land too, but this is not going to be that case. There is not an environmental impact that would negatively affect the future life of this land, by any means. Mr. Wilshaw: Okay, so there is nothings put underneath the car wash in terms of a track or mechanicals or oil collection or any of those type of things that happen underneath the ground? Mr. Jonna The tank we maintain and clean, but that would not be an environmental impact, no. Mr. Wilshaw: Okay, good to know. If there is no other questions from any of our commissioners at this time... Ms. McCue: Can I just double-click on that one? Mr. Wilshaw: Definitely Ms. McCue. As. McCue: So, what we are saying is that the previous properties that you had have had no environmental issues that you know of, or...l guess with me coming from the banking industry right, we know there is always going to be an environmental questionnaire. You are saying that the properties that you have had and that have June 15, 2021 30040 used this same type, this same franchise of car washes, have, to your knowledge, not had any environmental issues? Correct? Mr. Donna: For Tommy's Express, this particular car wash. Not an older car wash that had huge hydraulics... it's not that type of system, no. This is a whole different system on how they do it. Environmental is a huge factor in Tommy's Express because it is a car wash. They take extra measures, and they actually even donate part of every car wash goes to a water fund also or third world countries. Environmental is a huge factor on their publicity for this company. No. I do not see anything that would harm this land for future use. If there was there would be a due -care plan in place. There is not, no. We would test the land and make sure it is right, but no. there is not anything that Tommy's Express has that would impact the future of this land beyond a car wash. Ms. McCue: Thank you. Mr. Wilshaw: Thank you, Ms. McCue, for that follow-up question. I do appreciate that. Anything else from any of our commissioners? If not, I will go to our audience and see if there is anyone wishing to speak for or against this petition? If so, you can click raise hand and when you do that, I will give you an opportunity to speak. I don't see anyone in our audience clicking the raise hand to speak on this item, so I will ask for anybody else on the commission one more time if there are any questions or comments before I go to our petitioner for the last comment? I don't see any questions from any of the commissioners. Mr. Jonna, any final comments before we close the public hearing? Mr. Donna: No. Just thank you very much for listening tonight and for your time. Mr. Wilshaw: Okay. I will close the public hearing and a motion would be in orderI On a motion by McCue, seconded by Ventura, and adopted, it was #06-29-2021 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on June 15, 2021, on Petition 2021-05-01-03 submitted by A.F. Jonna pursuant to Section 23.01 of the City of Livonia Zoning Ordinance #543, as amended, requesting to rezone the west 150 feet of the property at 37276 Six Mile Road, located on the north side of Six Mile Road between Levan and Newburgh Roads in the Southwest '/4 of Section 8, from C-1, Local Business to C-2, General Business, the Planning June 15, 2021 30041 Commission does hereby recommend to the City Council that Petition 2021-05-01-03 be denied for the following reasons: 1. That the petitioner has failed Loaffirmatively show that the proposed change of zoning is necessary and is needed to utilize the property. 2. That the proposed zoning change is not supported by The Livonia Vision 21 (LV21) Future Land Use map which shows this site as a Mixed Development Center. The Master Plan specifies that automotive -oriented uses such as gas stations, auto repair, or drive -through facilities, are not appropriate in this envisioned pedestrian friendly category. 3. That it has not been shown that the proposed change of zoning and the intended use of the property as a full -service, automated carwash would be compatible to and in harmony with the surrounding uses in the area, particularly with respect to the normal traffic flow and circulation patterns in the area, and 4. That the proposal fails to conclusively deal with all the concerns deemed necessary for the safety and welfare of the City and its residents. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 23.05 of Zoning Ordinance #543, as amended. Mr. Wilshaw: Is there any discussion? A roll call vote on the foregoing resolution resulted in the following: AYES: McCue, Bon gero, Smiley, Ventura, Wilshaw NAYS: Long ABSENT: Caramagno ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #2 PETITION 2021-05-02-08 Community Financial Ms. Smiley, Acting Secretary, announced the next item on the agenda, Petition 2021-05-02-08 submitted by Community Financial Credit Union requesting approval of all plans required by Sections 11.03(n) of June 15, 2021 30042 the City of Livonia Zoning Ordinance No. 543, as amended, in connection with a proposal to construct a freestanding credit union with drive-thru facilities within the parking lot of the Mid-5 Shopping Center at 29441 thru 29583 Five Mile Road, located on the south side of Five Mile Road between Middle Belt and Henry Ruff Roads in the Northeast'/4 of Section 23, Mr. Taormina: This is a request to construct a credit union with drive -up facilities at the Mid -Five Shopping Center located at the southwest corner of Five Mile and Middlebelt Roads. The overall shopping center site measures around 9.5 acres. It contains an 86,000 square foot L-shaped shopping complex. As you can see from the aerial photograph the store fronts face both Middlebelt Road to the east and north toward Five Mile Road. The main tenants in the shopping center are ACE Hardware and Los Tres' Amigos Restaurant. The majority of the parking is located between the storefronts and the adjacent roads. The credit union is proposed in the area of the parking lot that is here, adjacent to Middlebelt Road. Most of the site, as you can see from this map, is zoned C-2 (General Business). The C-2 category allows for banks and credit unions as a permitted use; however, any form of drive -up facility's is treated as a waiver -use. The proposed credit union would be located in the easterly part of the main parking lot. The building would be one-story in height and approximately 3,600 square feet in size. The main entrance is in the southeast corner of the building facing Middlebelt Road. Mr. Wilshaw: Mr. Taormina, I hate to tell you, but we don't see your screen. Ms. McCue: You're not sharing your screen. Mr. Taormina: How about now? I apologize. Just to go back really quick, this is the zoning map that I referenced previously and the aerial photograph identifying the location of the site where the credit union is proposed. The site consists of this entire area. This is the L-shaped building that I referenced, and this is the pad for the proposed credit union which is the same area identified on the rendered site plan. The proposal is to construct a one-story building about 3,600 square feet with the main entrance facing Middlebelt Road. Parking will be available on the north, east, and south sides of the building. The site plan shows a new driveway on to Middlebelt Road that would be restricted to right -in and right -out movements only. The site would also be accessible to two other locations within the shopping center drive -aisles. One here in the northwest corner of the site and the other in the southwest corner. The building itself would be setback 65 feet from Middlebelt Road which is conforming. The drive -up June 15, 2021 30043 operations would be on the west side of the building and would include an overhead canopy that measures roughly 40 x 28 and 11 feet in height. There would be three service lanes where the drive -up customer traffic would commence along the north side of the building and then wrap around the west side. There appears to be ample stacking and the lane widths appear to be adequate as well. Once a transaction is complete the vehicle would have the option of either looping back around the building and exiting on Middlebelt Road southbound or exiting out to the drive -aisle in the shopping center where there is another access point onto Middlebelt Road a little further from the intersection that would allow for left-hand turns. One minor issue is the fact that there is no by-pass lanes, so if a vehicle commits itself to the turn here, it really has no chance of exiting the drive -up service lanes. That opportunity only exists along the north side, but it is not a major issue for bank properties as it is for some restaurants. No dumpster enclosure is shown which is not uncommon for banks and credit unions. They usually handle that separately within the building and hire a service to pick up the trash for obvious security reasons. All site lighting shown is 20 feet in height. In terms of the design of the building, it would be a mix of face -brick, stone, and E.I.F.S. As you can see, the main entrance would be defined by a tower element. The building would have a peaked roof line that would be covered in asphalt shingles. The overall height at the tallest point is 24 feet 6 inches. The drive -up canopy would actually contain some similar features including the peaked roof and stone columns and asphalt shingles. I don't have a photograph of that, but the rendering does show how the canopy extending out would consist of the same features and materials. A fully detailed landscaping plan was submitted with the application, and it shows trees and shrubs around the building. Some of the trees in the landscape islands would be replaced. We are suggesting that a couple more trees be added to the southeast corner of the site with frontage on Middlebelt Road. In terms of parking, the required parking for the overall shopping center, including the credit union, is based on a ratio of 1 space for each 160 square feet of usable floor area. As it exists, today Mid -Five currently requires 430 parking spaces. Currently there are 448 parking spaces. The site without the credit union has a surplus of 18 parking spaces. When you add the increased parking demand for the credit union and the reduction in parking spaces with the development, that changes the parking requirement to 448 spaces. The site plan, however, shows a total of 430 spaces that would be available. Thus, the site would go from having a surplus of 18 parking spaces to a deficiency of 18 spaces. Under the new Livonia Vision 21 Zoning Ordinance, the parking requirement would be roughly 420 spaces. Depending June 15, 2021 30044 on timing, parking may not be an issue. They may not have to go to the Zoning Board of Appeals. It depends on how quickly the new Livonia Vision 21 Zoning Ordinance is adopted by City Council. It may erase the need for any variance with respect to parking. Underground detention is shown here in the north part of the site. We haven't analyzed the project for any signage, but they would be entitled by one wall sign and a ground sign if this property is split off from the parent shopping center property. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: The first item is from the Engineering Division, dated May 14, 2021, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. The property associated with the project is assigned the address ranges of #29441 thru #29583 Five Mile Road, with the address of #29441 Five Mile Road being assigned to the overall parcel. We have no objections to the proposed project at this time, although the following items should be addressed prior to submitting plans for permitting: The submitted drawings indicate proposed service leads for the utilities that will need to be revised. The sanitary sewer lead is shown connecting to a manhole that does not exist. The only public sanitary sewer main available for a service connection is located on the south side of Five Mile Road. Also, the proposed sewer lead is shown crossing through the built-up patio area of the existing restaurant. The water lead is shown connecting to an existing private line that services the plaza to the west of the proposed site. Connections to private mains are not allowed if the parcel is to be split from the overall plaza property, orhave a different owner than the plaza. Wateris available on the east side of Middlebelt Road to service the proposed building. Storm sewer, including storm water detention will be reviewed by Wayne County as they have jurisdiction of the existing storm sewer within the Middlebelt Road right -of- way. We will perform a full review of the utilities once full engineering drawings are submitted to this Department for permitting. Please note that any work within the Middlebelt Road right-of-way, including excavations for service connections will require permits through the Wayne County Department of Public Services." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated May 18, 2021, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct a commercial building on property located at the above referenced address. We have no objections to this proposal." June 15, 2021 30045 The letter is signed by Greg Thomas, Fire Marshal. The next letter is from the Division of Police, dated June 4, 2021, which reads as follows: "1 have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Scott Sczepanski, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated June 7, 2021, which reads as follows: "Pursuant to your request, the above referenced Petition has been reviewed. 1. Parking spaces are required to be 10' x 20' and double stripped. 2. Signage has not been reviewed at this time. A variance from the Zoning Board of Appeals would be required for any Signage not in compliance with the sign ordinance. 3.The proposed plan does not show a dumpster enclosure. The Commission and or Council may wish to address how trash will be stored and collected on site. 4. The number of parking spaces proposed for this entire site will be deficient. A variance from the Zoning Board of Appeals would be required to maintain this deficiency. This Department has no further objections to this Petition. " The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated May 19, 2021, which reads as follows: "I have reviewed the addresses connected with the above noted petition. The following water bill charges are due to the City of Livonia: 29483 Five Mile (due 6/10/21): $3,196, 07, 29553 Five Mile (due 6110121 ): $ 105.20, 29567 Five Mile (due 6110121 ): $ 181, 72, 29571 Five Mile (due 6/10/21): $ 111.78, 29577 Five Mile (due 6110/21): $ 474.90, 29583 Five Mile (due 6110121 including $261.96 past due): $ 550.12. Total Due City of Livonia $4,619.79" The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated May 27, 2021, which reads as follows: `In accordance with your request, the Treasurer's Office has reviewed the address connected with the above noted petition. At this time, there are no outstanding amounts receivable for taxes. Therefore, I have no objections to the proposal." The letter is signed by Lynda Scheel, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Mr. Bongero: Mark, the letters from Engineering and the city ... they are at least a month old. Did some of that information change? I know that the water issue came up about the water bills last week and then the sanitary sewer connection...I think the petitioner stated that they were getting an easement from the owner of the shopping center. Mr. Taormina: That is correct. This issue did come up at the study meeting last week. The petitioner is aware of all the issues that were outlined June 15, 2021 30046 by the various departments, and I believe they are addressing those, including where the new utility connections would come from and any past due water bills. I am assuming they have been taken care of but that is something that council won't advance unless all past due bills are taken care of. I can assure you of that. Mr. Bongero: Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions from the commissioners for our planning staff? Ms. Smiley: How important is that pass lane, Mark? Did they think about having just two lanes or outside service drive-thru? Mr. Taormina: You are going to have to ask that question to the petitioner. As far as how important it is, we have seen these situations in the past. The objective is to provide an opportunity to go around the drive -up facility when you choose not to use it, for whatever reason, either you make an errant turn, or it is too busy. In this case, depending on where you are in the queue, you may be able to backup and exit out this driveway. I don't think it is a significant issue in this case because of the proximity of this opening right here. I would not like to see the elimination of this green space in favor of a traffic lane. I think it is something we can live with. I am guessing their prototype calls for these three service lanes. I will let them answer that question, whether or not they can live with two. Ms. Smiley: That is exactly where I was going. I thought where that green space was would be a good drive-thru, but I would not like to see that be made a drive-thru or a or pass lane. Thank you. Mr. Wilshaw: Thank you, Ms. Smiley. Any other questions of our planning staff from any of our commissioners? If not, I believe our petitioner is here in the audience this evening. If you can please click raise hand and we will get you acknowledged and allow you to talk about your petition. We have Mr. Clark. Good evening, Mr. Clark. You can unmute yourself and introduce yourself with name and address to start. Doug Clark, Case Group, 28175 Haggerty Road, Novi, MI 48377. If there are any questions that I can't answer, certainly one of my group will chime in. Mr. Wilshaw: Great. We will call on them or they can always raise their hand if they feel it is appropriate time for them to make a comment in June 15, 2021 30047 regard to any of our questions. Thank you. Is there anything you would like to say at this time in terms of presenting this credit union to us for approval? Mr. Clark: I can give you a little bit of background on the credit union and we have done work with them... this is our fifth project with them actually all over the State of Michigan. It is our second project with them in Livonia. They purchased an existing bank branch on Seven Mile and did a total renovation of it. We helped them find that location and have built three other locations with them as well. We helped them locate them and design them and build them. We have done quite a bit of work with them over the years. The credit union was started in 1951. It is the employees of the Daisy Air Rifle Company which was started in Plymouth Michigan. They now have 13 different locations all over the state. A little over a billion in assets. We basically built this same particular prototype in all of their different locations that we have done so far. It is quite an attractive location. it has done really well for them. The closest other location is in Westland and in Wixom that looks pretty much exactly like what we are proposing here. That is kind of a little background on the project. We certainly have folks available... any technical questions we can answer for you. Mr. Wilshaw: Wonderful. Thank you for the presentation. We will see if we have any questions from any of the commissioners in regard to this petition? Anyone on the commission wishing to make comment or ask questions? Ms. Smiley: Do you really need those three drive-thru lanes? Mr. Clark:Typically, what happens is with credit unions, and (...this isn't my only credit union. I have 50 different credit unions that I work with all over the state... typically they have the first lane is an ATM lane. The other two lanes are drive-thru' s. This is very typical of what is being done right now. As. Smiley: Okay. If you need them, you need them, I guess. Thank you, sir. Mr. Clark: It is obviously for the convenience of the members. It is pretty typical. As. Smiley: Thank you. Mr. Wilshaw: Great. Any other questions from any of the other commissioners? I don't hear any questions at this time. Is there anyone in the audience wishing to speak for or against this petition? If so, you June 15, 2021 30048 can click raise hand. I don't see anyone raising their hand. I will go back to the commission one more time and see if there is anybody on the commission with any questions or comments. Mr. Taormina: Question on the landscape plan, if I may. I am looking here at the front of the building. What is the typical treatment along the foundation? I see that you have some distance between the sidewalk and the face of the building. It says rock edge, but I don't see any shrubbery or any landscape material. I am assuming that this is something that could be supplemented with additional plantings along the front of the building. Mr. Clark: If there is room, certainly not opposed to that at all. Mr. Taormina: I am looking at this photo and 1 don't know if this is the final treatment. I have to say that it is not appealing at all if this is the end result. Mr. Clark: That picture that you are looking at is before any landscaping has even been done. Usually, what they do around the building is they like to have rock right up against it because if you have grass it is difficult to maintain that. They like some kind of rocks up against the building. I am sure they are not opposed to some types of bushes or various different landscaping other than right up against the building. Mr. Taormina: May I make that suggestion, Mr. Chairman? If with any resolution to approve this item...I know we addressed a number of issues in that resolution, but maybe the submission of a landscape plan for the foundation of the building to include a variety of plant materials, shrubs, and flowers and then irrigation. I think it would be appropriate. Leslie Accardo, PEA, 2430 Rochester Court, Ste 100, Troy, MI 48083. I just wanted to point out that we do have a note on the drawings that indicate that foundation plantings will be detailed during the construction drawing phase. There is an intent to put some shrubbery and perhaps even some sod in those areas, but it would definitely be landscaped. Mr. Wilshaw: It is right at the top of your screen there, Mr. Taormina. Mr, Taormina: I apologize if I missed that. I did not see that. You're saying that the note is up there? Ms. Accardo: Yes. Just scroll up there a little bit. It is right outside the building actually. June 15, 2021 30049 Mr. Wilshaw: There is an arrow pointing to the building. Ms. Accardo: upper left. Mr. Wilshaw: There it is. Right there. Mr. Taormina: Okay. Thank you. I didn't want to see it be just plain rock. Mr. Wilshaw: Do you think that is an adequate notation there, Mr. Taormina? Or should we just add the detail to our resolution as to ensure? Mr. Taormina: I would feel more comfortable if it is added to the resolution. Thank you. Mr. Wilshaw: Thank you, Mr. Taormina. Thank you, Ms. Accardo, for pointing that out to us. Is there anyone else with any questions for our petitioner on the commission? Mr. Ventura: This would be for Ms. Accardo or Mr. Clark. During the study session we talked about land banking the 16 parking spaces to the north of the site and immediately south of the service station that is on the corner. We had observed that there are a number of mature trees that are in that are now. If those...I guess the first question is, are you willing to landbank those parking spaces and number two, if you do, are you willing to preserve the mature trees that are now in the blind between the service station and the site? Mr. Clark: Yes, absolutely. We are willing to do that. We would actually prefer the trees to stay there. As long as Mr. Kornmeier agrees, we would like to landbank those parking spots. Mr. Ventura: Thank you. Mr. Wilshaw: That is a great comment, Mr. Ventura. Thank you for that. Is there anyone else with any questions or comments for the petitioner? Again, I will go around one more time and see if there is anyone else in the audience that wishes to speak on this item. If not, I will close the public hearing. Mr. Clark, you get the final word before we make any resolutions. Is there anything else you would like to add? Mr. Clark: Just appreciate your time tonight and I think an additional location for Community Financial will do very well there. Looking forward to working with you. June 15, 2021 30050 Mr. Wilshaw: Great. Thank you. If there is no further questions or comments, I will close the public hearing and a motion would be in order. On a motion by Bongero, seconded by McCue, and unanimously adopted, it was #06-30-2021 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on June 15, 2021, on Petition 2021-05-02-08 submitted by Community Financial Credit Union requesting approval of all plans required by Sections 11.03(n) of the City of Livonia Zoning Ordinance No. 543, as amended, in connection with a proposal to construct a freestanding credit union with drive-thru facilities within the parking lot of the Mid-5 Shopping Center at 29441 thru 29583 Five Mile Road, located on the south side of Five Mile Road between Middle Belt and Henry Ruff Roads in the Northeast '/< of Section 23, the Planning Commission does hereby recommend to the City Council that Petition 2021-05-02-08 be approved subject to the following conditions: 1. That the Preliminary Dimension Plan identified as Drawing Number C-3.0, dated May 14, 2021, prepared by PEA Group, is hereby approved, and shall be adhered to. 2. That in accordance with Section 18.37 (j) of the Zoning Ordinance, the shopping center shall "bank" the sixteen (16) parking spaces located on the north side of the Credit Union and defer construction of such parking spaces in order to preserve the existing berm and landscaping. 3. That the owner of the shopping center shall agree in writing to install such landbanked parking within one hundred eighty (180) days of a City Council resolution in which it is determined that such additional parking is needed. 4. That the shopping center's entire parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department, including any damaged or missing curbs shall be replaced, including all such curbs around the parking lot landscape islands. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. 5. That within two (2) years from the date of City Council approval of this petition, the fagade of the shopping center shall either be replaced or painted, or the owner shall submit plans required by Section 18.58 of the City of Livonia Zoning June 15, 2021 30051 Ordinance #543, as amended, to remodel the exterior of the Mid-5 Shopping Center. 6. That the Preliminary Landscape an identified as Drawing Number L-1.0, dated May 14, 2021, prepared by PEA Group, is hereby approved, and shall be adhered to, except that additional foundation plantings around the building and additional full-size deciduous trees shall be planted in the southeast corner of the Credit Union property as deemed appropriate by the Planning Department. 7. That all disturbed lawn areas shall be sodded in lieu of hydroseeding. 8. That underground sprinklers are to be provided for all landscaped and sodded areas and all planted materials shall be installed to the satisfaction of the Inspection Department and thereafter permanently maintained in a healthy condition. 9. That the New Work Exterior Elevations Plan identified as Sheets No. A-301 and A-302, both dated May 3, 2021, as revised, prepared by MacDonell Associates, are hereby approved, and shall be adhered to. 10. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material, and color to other exterior materials on the building. 11. Subject to a determination by the Inspection Department, the owner of the shopping center may be required to obtain a variance from the Zoning Board of Appeals for deficient parking and any conditions related thereto. 12. That the petitioner will need to provide the City of Livonia Engineering Division with drawings and details indicating the utility connections to the existing public water main, sanitary and storm sewers and the impacts to these existing systems prior to obtaining permits for the proposed development. 13. That the proposed construction shall meet the Wayne County Stormwater Ordinance, including detention requirements, and the Petitioner shall secure all required permits, including soil erosion and sedimentation control. June 15, 2021 30052 14. That all new pole -mounted light fixtures shall not exceed a height of twenty feet (20') and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadways. 15. That only conforming wall signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. 16. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows. 17. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited. 18. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and 19. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of one (1) year only from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. ITEM #6 APPROVAL OF MINUTES 1,170t" Public Hearings and Regular Meeting As. Smiley, Acting Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,170th Public Hearings and Regular Meeting held on June 1, 2021. June 15, 2021 30053 On a motion by Long, seconded by Bongero, and unanimously adopted, it was #06-31-2021 RESOLVED, That the Minutes of 1,170" Public Hearings and Regular Meeting held by the Planning Commission on June 1, 2021,are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Long, McCue, Bongero, Smiley, Ventura, Wilshaw NAYS: None ABSENT: Caramagno ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,171St Public Hearings and Regular Meeting held on June 15, 2021, vV adjourned at 8:30 p.m. CITY PLI�-NNING COMMISSION Caramagno, Secretary ATTEST: Ian Wilshaw, Chairman