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HomeMy WebLinkAbout1,189 - July 19, 2022 signedMINUTES OF THE 1,189th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, July 19, 2022, the City Planning Commission of the City of Livonia held its 1,18911 Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: David Bongero Sam Caramagno Glen Long Betsy McCue Carol Smiley Ian Wilshaw Members absent: Peter Ventura Mr, Mark Taormina, Planning Director, 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 2022-05-01-01 Nofar Group Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2022- 05-01-01 submitted by Nofar Hotel Group pursuant to Sections 13.13 and 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, requesting to rezone the property at 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast 'Y4 of Section 27, from C-3 (Highway Services) to C-4 (High Rise Commercial). July 19, 2022 30610 Mr. Taormina: Thank you. This rezoning petition involves the site of the former Mountain Jack's restaurant located at Schoolcraft and Merriman Roads. The site was originally developed in the early 1980s by Chuck Muir. Following the closure of the restaurant in the early 2000's, the building was later converted to a cosmetology school called L 'Esprit Academy. After the closure of L 'Esprit, the building has remained vacant ever since. The purpose of the rezoning is to facilitate the future development of the property with a four-story Staybridge Suites hotel. Under Section 6.30 of the zoning ordinance, hotels are treated as a permitted use in both the C-3 and the C-4 zoning districts; however, one major difference between the two districts that necessitates the proposed zoning change is the maximum permitted building height. In a C-3 district, buildings cannot exceed a height of 35 feet or two stories. In a C-4 zone, on the other hand, buildings can be up to four stories in height. Thus, if the rezoning is approved, the petitioner intends to proceed through the site plan approval process to build a four-story hotel. This is a flag -shaped parcel. It's not directly on the corner, but it does contain frontage on both Schoolcraft and Merriman Roads. The frontage on Schoolcraft measures approximately 397 feet and along Merriman, the frontage is 66 feet, providing secondary access to the site. Located directly at the intersection of Schoolcraft and Merriman is a gas station. The proposed hotel site totals 103,000 square feet, or roughly 2.37 acres. To the south and west are industrial uses zoned M-2. To the north, across Schoolcraft Road and the expressway, are commercial uses that front along westbound Schoolcraft Road. The existing vacant building is about 7,748 square feet in size and is surrounded on three sides with parking. Access to the site is provided by two driveways: one from Schoolcraft and the other from Merriman. The existing building would be removed and the site completely redeveloped. The new four-story hotel, as you can see from the site plan, would be positioned near the center of the property facing Schoolcraft Road and the expressway. Each floor would measure about 17,500 square feet for a gross floor area of 70,000 square feet. The number of keys would be 94. The first floor would contain 10 guest suites, as well as a great room and common living area, a pantry, lobby, offices, fitness center, and laundry rooms. The layout of the second, third and fourth floors would be similar, each containing about 28 guest suites. For hotels, the required parking is based on a ratio of one space for every guest room plus one space for each employee. At this time, the number of employees is not known, but the number of rooms alone would require 94 parking spaces. The plans show 96 available off-street parking spaces. Access would basically remain the same with the two driveways. One from Schoolcraft and the other from Merriman. July 19, 2022 30611 The only change is that the existing western drive on Schoolcraft would be shifted more to the west and relocated closer to the northwest corner of the site. Preliminary building plans show the structure would consist of a combination of E.I.F.S., metal panels, as well as stone and tile material. The future land use plan does designate the property as tech and manufacturing. 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 June 6, 2022, which reads as follows: `In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed rezoning at this time. The proposed project parcel is assigned the address of #31501 Schoolcraft Road. The existing building is currently serviced by public water main, storm and sanitary sewer. The drawings do not include calculations forsanitary sewerand water main usage, so impacts to the existing systems cannot be determined at this time. The submitted drawings do not include any storm sewer calculations or indicate any proposed storm water detention. Please note that any new development will be required to meet the latest version of the Wayne County Storm Water Ordinance, including detention, which we will review when Engineering drawings are submitted for permitting. It should be noted that the developer may be required to obtain a permit from the Wayne County Department of Public Works should any work occur within the Merriman Road right-of-way. " The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Finance Department, dated June 3, 2022, 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 6, 2022, 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? I don't see any questions. Our petitioner is in the audience. If you'd like to come forward to our podium and introduce yourself with your name and address, please. July 19, 2022 30612 Brian Biskner, Powell Engineering, 4700 Cornerstone Dr., White Lake, MI. I'm here with the owners this evening, and Mark did an outstanding job, obviously, going over the project summary. We're here to answer any questions that you have. I don't really have anything to add. Mr. Wilshaw: Okay, thank you, Mr. Biskner, as we always like to remind everyone as we deal with these items, because this is a rezoning, we're going to be talking mostly about the zoning of this property at this time. There won't be a lot of discussion about the actual building and the materials and so on. That will take place at the site plan, which will come in a future date. So, with that, do we have any questions from any of our commissioners for our petitioner? Mr. Bongero: Just one quick question. Do you currently own this property? Mr. Wilshaw: If you'd like to come forward? Good evening. Robert Nofar, 50558 Drakes Bay Drive, Novi, MI. Yeah. And then Good evening, everybody. Yes, I do own this. Mr. Bongero: Okay. So, it's not like pending the outcome here. Mr. Nofar: No. Mr. Bongero: Okay. Thank you. Mr. Wilshaw: Okay, let's see if there's some other questions. Ms. McCue? Ms. McCue Just for clarification for everybody else. Can you talk to us about the other hotels you own in the area and surrounding areas? Mr. Nofar: Sure. We own the Holiday Express in Livonia. The one off of Schoolcraft and I-96 and Inkster Road. We've owned that since 2017. We also own a Brighton hotel. It's called the Courtyard Marriott. That's probably the closest property to that location. The rest are pretty much between Roseville, Lapeer, Lansing. We are acquiring a couple more properties, but we're not, you know, talking about it right now. We have properties in Indiana and Ohio. Ms. McCue: I just wanted to clarify that this is not your first... Or. Nofar: No. Thirty years in the business. Ms. McCue: Thank you. July 19, 2022 30613 Mr. Wilshaw: Thank you. Ms. Smiley? S. Smiley: Yes. Could you tell me... Me Staybridge, is that different from a Marriott or a Holiday Inn? Or what's the difference? Mr. Nofar: The Staybridge Suites is mainly for extended stay corporate guests that want to stay long term. It could be five, seven, you know, a month, two weeks, three weeks, depending on what calls for that area at the time when whatever it gets comes in. And in regard to as far as what it competes with, its head on with like, a Hilton Homewood Suite or a Marriott Residence Inn. It's in that same level and capacity. Ms. Smiley: Because I noticed you had washers and dryers and stuff. Mr. Nofar: Yeah, it's an extended stay brand. Ms. Smiley: Will you be serving...do you have a restaurant in there? Mr. Nofar: We won't have a restaurant, but we will be offering continental breakfast, a buffet breakfast type of deal for all our guests. We don't charge for it. Ms. Smiley: So, they have some kind of a kitchen area? Mr. Nofar: Yes, we will have a kitchen. Ms. Smiley: Good. Thank you. Thank you, Mr. Chair. Mr. Wilshaw: Great. Thank you, Miss Smiley. Any other questions for our petitioner? Mr. Caramagno? Mr. Caramagno: Sir, I know, I've asked this before. Why another hotel in this area? Is there a demand for hotel and long-term stay? What is it? Tell me a little more about that? Mr. Nofar: Well, the demand is for the extended stay guests. There really isn't that much good, extended stay brands in the area, in that vicinity. And we are getting a lot of calls from our sister property, which is the Holiday Inn Express off of Inkster. The franchise actually approached us and said that they're getting a lot of hits for a Staybridge suites in that area. They did their own feasibility study, their marketing study, and so forth. So, it was a lot of work to find out if it was feasible to do something like this. Or. Caramagno: So, the feasibility study from Staybridge, or the corporate Staybridge folks said, there's demand. We need to have July 1932022 30614 something in the area. They came to you with that, and then you did your research. Mr. Nofar: That's correct. Yes. Mr. Caramagno: Okay, it's good to know. Thank you. Mr. Wilshaw: Any other questions for our petitioner? I don't see any other questions. Just one question, Mr. Nofar, this property, and also the Holiday Inn, are ran by the same parents? Overarching company, correct? Mr. Nofar: That's correct. Mr. Wilshaw: Okay. So, there is opportunity for people who use reward points and things like that to transition from one property to another and because they're already familiar with the area and in your other property, correct. Mr. Nofar: That's correct. Actually, we get so many people that want to stay long term, they prefer to have like a studio suite type of deal room, and we can't accommodate. So, they end up going either to Farmington Hills, or Northville, or those areas. So, it does need a good extended stay brank in that location. We also cater from downtown. A lot of guests that come in from downtown, they prefer to stay in an urban area, not an urban area, more of a suburban area, because of all the busyness and so forth. They want to be close to work and at the same time they don't want to pay the high parking, you know, prices over there. Sometimes the prices over there, you know, are a lot higher, so we can accommodate better for them as well. Mr. Wilshaw: Okay, excellent. Thank you. I appreciate that. Any other questions from any of our commissioners for our petitioner? Is there anyone in the audience wishing to speak for or against this petition? I don't see anyone else coming forward. Mr. Nofar, if you just want to stay there for one moment, we'll get a motion and see how this goes. Okay. I'll close the public hearing at this time and the motion would be an order. On a motion by McCue, seconded by Bongero, and unanimously adopted, it was #07-39-2022 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 19, 2022, on Petition 2022-05-01-01 submitted by Nofar Hotel Group pursuant to Sections 13.13 and 13.15 of the Livonia Vision 21 Zoning Ordinance, as amended, requesting to rezone the property at July 19, 2022 30615 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast'/4 of Section 27, from C-3 (Highway Services) to C-4 (High Rise Commercial), the Planning Commission does hereby recommend to the City Council that Petition 2022-05-01-01 be approved for the following reasons: 1. That the proposed change of zoning is compatible to and in harmony with the surrounding land uses and zoning districts in the area. 2. That the proposed change of zoning and the intended use of the property are consistent with the developing character of the area. 3. That the proposed change of zoning will provide for the development of the subject property in a manner that is consistent with its size and location. 4. That the proposed zoning is consistent with the purposes, goals and objectives of the Master Plan and Zoning Ordinance, which seek to ensure compatibility and appropriateness of land uses so as to enhance property values and create and promote a more favorable environment for neighborhood use and enjoyment, and 5. That the proposed change of zoning represents a reasonable and logical zoning plan for the subject property which adheres to the principles of sound land use planning. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 and 13.15 of Livonia Vision 21 Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go onto City Council with an approving resolution. ITEM #2 PETITION 2022-08-02-14 Ally Saad Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2021- 08-02-14 submitted by Ally Saad requesting waiver use approval of all plans required by Sections 3.10, 3.11 and 6.51 of the Livonia Vision 21 Zoning Ordinance, as amended, in connection with a July 19, 2022 30616 proposal to construct a single commercial building containing two (2) limited -service restaurants with drive-thru facilities at 20365 and 20385 Middlebelt Road, located on the west side of Middlebelt Road between Norfolk Avenue and Eight Mile Road in the Northeast'/4 of Section 2. Mr. Wilshaw: Thank you, Mr. Secretary. Now again, just to remind the folks in our audience I know a few people came in after the meeting started, the petitioner has requested that this item be tabled. So, we're not going to conduct a full public hearing at this point, most likely, but what we will do is we will repost this meeting at a future date, and we will conduct a full public hearing with an opportunity for the petitioner to present his case and also for anyone in the audience who comes to that meeting to also speak to the item. And anyone who did receive a notification for this meeting tonight will also receive a notification for that meeting in the future. Mr. Taormina, is there any other information you wanted to provide before we move forward? Mr. Taormina: No, Mr. Chairman, we will re advertise this item when the petitioner has resubmitted the documentation that was requested. Mr. Wilshaw: Okay, thank you, appreciate that, Mr. Taormina. Any of our commissioners have any questions on this item? Mr. Long: Mr. Chair, I don't know if any of the people in the audience are here for R. But if they are, and they want to speak, I think we should give them a couple of minutes to do so Mr. Wilshaw: I think that's very fair, because they did come tonight and this is a public hearing still, so, if there is anyone in the audience who does wish to speak on this item at this point ... we don't have a lot of information yet, but you are welcome to come forward and speak if you wish. If not, we will certainly give you an opportunity in the future. I don't see anyone standing up or coming forward, but thank you for coming tonight, and also thank you, Mr. Long for reminding us of that. If there is no further information or questions on this item, a motion would be an order. On a motion by Long, seconded by Smiley, and unanimously adopted, it was #0740-2022 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 19, 2022, on Petition 2021-08-02-14 submitted by Ally Saad requesting waiver use approval of all plans required by Sections 3.10, 3.11 and 6.51 of the Livonia Vision 21 Zoning Ordinance, as amended, in July 19, 2022 30617 connection with a proposal to construct a single commercial building containing two (2) limited -service restaurants with drive- thru facilities at 20365 and 20385 Middlebelt Road, located on the west side of Middlebelt Road between Norfolk Avenue and Eight Mile Road in the Northeast % of Section 2, the Planning Commission does hereby table this item to a future meeting, date undetermined. FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia Vision 21 Zoning Ordinance, as amended. Mr. Wilshaw: There is no discussion on tabling motions Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #3 PETITION 2022-06-02-14 Livonia Athletic District Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2022- 06-02-14 submitted by Stark Road Holdings L.L.C. requesting Special Waiver Use approval for a Planned Development under Sections 3.04 and 5.02 of the Livonia Vision 21 Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of a multi -purpose recreational facility (Livonia Athletic District) at 14255 Stark Road, located on the west side of Stark Road between Schoolcraft Road and Lyndon Avenue in the Southeast'/4 of Section 21. Mr. Taormina: Thank you. Thisrequest for special waiver -use approval to operate aClass-C liquor license. The location is the site of the former YMCA on Stark Road, now operating as the Livonia Athletic District (LAD), a privately -owned, multipurpose health fitness and athletic facility. The property is zoned N-2 (Neighborhood District). Utilization of a Class-C liquor license is possible under Section 5.02, which provides special waiver -use standards for planned developments that allow modifications of the ordinance for uses not permitted in the N-2 district. Uses other than those permitted may be allowed when they relate to an overall concept of a planned development and meet the requirements of Section 5. 024, including the proposed use shall be of such location, size and character as to be in harmony with the appropriate and orderly development of the zoning district in which situated, and shall not be detrimental to the orderly July 19, 2022 30618 development of adjacent zoning districts. The subject property is 9.6 acres in size with 350 feet of frontage on the west side of Stark Road. The various interconnected buildings that make up the LAD are located on the easterly half of the property. The westerly half is mostly wooded and undeveloped. Surrounding land uses include Frost Middle School to the south, John Stymelski Veterans Park to the north and Ford Field to the east, all of which are zoned PL, Public Lands. Single-family homes are located to the east and west, along with Parkview Memorial Cemetery. These areas are zoned N2 and RUF, respectively. LAD would restrict the sale and consumption of alcoholic beverages to specific interior areas of the building. Consumption would be allowed in what is referred to as Cafe LAD, which is a lounge located in the building's main lobby. Consumption would also be allowed in the coin operated arcade room, which is in what was formerly the YMCA's administrative offices located adjacent to the main lobby, as well as the observation lounge overlooking the former tennis courts, now an indoor soccer field. Other locations include the sitting areas adjacent to the golf simulators and indoor putting green, which are the former racquetball courts, the eastern observation area of the pickleball courts, and the connecting hallways between these various areas. The point of sales locations would be in the Cafe LAD and a lounge located adjacent to the indoor putting green. Alcohol would not be allowed on any of the playing surfaces, including the pool and batting cages. Special provisions include a requirement that a proposed Class-C licensed establishment shall not be located within 1,000 feet of another such licensed establishment. There are no such license establishments within 1,000 feet of the proposed planned development. Another special requirement is that a proposed Class-C license shall be located at least 400 feet from any church or school measured between the buildings. No such establishments are within 400 feet of this planned development. Livonia Athletic District is 447 feet from Frost Middle School and 956 feet from Christ our Savior Lutheran Church and the early childhood center. 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 June 22, 2022, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed waiver use at this time. The parcel is assigned the address of #14255 Stark Road. The existing building is currently serviced by water main, storm and sanitary sewer. The drawings do not indicate any alterations July 191 2022 30619 to the existing services, so we do not anticipate any issues with the proposed waiver use. It should be noted that should the owner need to modify any of the existing utilities, or do any work within the Stark Road right-of-way, drawings will need to be submitted to this Department to determine if permits will be required' The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated July 8, 2022, 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 with the following stipulations: On submitted plans, please include nearest fire hydrant location(s). This site may require an automatic sprinkler system based on A-2, A-3 use. Hydrants shall be located between 50 feet and 100 feet from the Fire Department connection. NFPA 14, 2019 6.4.5.4 A further detailed pIan review will take place when this division receives an official pIan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated July 11, 2022, which reads as follows: `I 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 July 11, 2022, which reads as follows: "Pursuant to your request, the above -referenced petition has been reviewed. This Department has no objections to this petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated July 1, 2022, which reads as follows: "I have reviewed the address connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid water and sewer charges: $4,309.84 Unpaid delinquent faIse alarm charges: $660.70 Total Due City of Livonia $4, 970.54" The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated June 20, 2022, which reads as follows: `In accordance with your request, the Treasurer's Office has reviewed the name and addresses connected with the above noted petition. At this time there are delinquent taxes due, therefore I do have objections to the proposal. 2021 Real Property Winter Taxes: Winter Bill issued on December 1,2021 Good through June 30, 2022: $53,332,62 - Payable to Wayne County Treasurer (We do not show any payments have been made towards this bill, either with the City of Livonia prior to March 1, nor with Wayne County since March 1)." The letter is signed by Lynda Scheel, Treasurer. The last letter is from the Division of Police, dated July 8, 2022, and it reads: "We received the plans submitted by Stark Road Holdings L.L.C. requesting Special Waiver Use approval for a Planned July 19, 2022 30620 Development under Sections 3.04 and 5,02 of the Livonia Vision 21 Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of a multi -purpose recreational facility (Livonia Athletic District) at 14255 Stark ro ad, located on the west side of Stark Road between Schoolcraft Road and Lyndon Avenue in the Southeast quarter of Section 21. The proposed site is in close proximity to Frost middle School at 14041 Stark (444 feet) but does meet the separation requirement distance of at least four hundred (400) feet distance from any school or church. After reviewing the plans with the Chief of Police , we have no objections to the waiver being granted, contingent that the petitioner complies with: All State Laws City Ordinances, Stipulations and conditions set by the Livonia Police Department, Liquor Investigation Unit, as approved by the Chief of Police Stipulations and conditions set by the Traffic Bureau of the Livonia Police Department We are available to provide any additional information you may desire on this subject. " That is the extent of the correspondence. Mr. Wilshaw: Thank you. Mr. Taormina. Any questions for our planning staff? Mr. Bongero: Mark, there was correspondence from the fire chief? I don't have it in my packet. Mr. Taormina: It's part of our packet. Going back to that letter, I know that they reference construction, even though there isn't any new construction associated with this petition other than some possible minor interior building modifications. Mr. Bongero: Did I understand they're talking about fire suppression needed inside the building? Mr. Taormina: Yes, but I don't believe the operation of a liquor license would trigger the need to add a fire suppression system. I will have to get clarification from the Senior Fire Inspector. Mr. Bongero: It'd be a lot of work to have to try to wrap it up. I guess I had one other question...has the petitioner made any type of arrangements for these back fees, water and sewer and taxes? Mr. Taormina: I'm going to let the petitioner respond to that question. I'm not aware of any, but that doesn't mean that there haven't been some discussions. Mr. Bongero: Okay. Thank you. July 19, 2022 30621 Mr. Wilshaw: We'll ask the petitioner that when he gets an opportunity to come forward, it'll be just a minute. Is there any other questions for our planning staff? Okay, no other questions for our planning staff. So now, our petitioner is up, we'll give him a minute to get over to our podium. And again, we'll ask that you start with your name and address and good evening. Good evening, Jonathan. Hartzell, 31196, Churchill Drive, Beverly Hills, MI. Or. Wilshaw: Okay. And you did hear a question regarding the payment of some back property taxes and other fees. Did you want to address that first and then you can get into any other presentation you'd like to make? Or. Hartzell: Sure, Wonderful. Yeah, um, we'll set up a payment plan with the city. Try to get all knocked out before October 1. I'm not sure who to talk to. I'll just talk to the Treasurer on that, I guess. Just set up ah, schedule payment plan, I guess. Or. Wilshaw: All right. Any other information you'd like to provide? Before we get into questions? Mr. Hartzell: No, I think we'll just go to questions. We had a good session last week, and I assume you guys still have some questions from there. So, I'd like to hear from you guys. Mr. Wilshaw: That sounds great. Any questions for our petitioner? Ms. Smiley? Ms. Smiley: Can you tell me where those stations would be located that they're able to get drinks or beer or wine or whatever? Mr. Hartzell: Sure. As you walk in the entryway where your mouse is going, North, I guess, above the batting cages, there's an entryway, there. You see a vestibule and right to the left of the... or to the right of that you can see a little L shaped mill package to the left of your mouse. Right there is your kiosk for your little cafe space. And in front of that, that big open space in front, a little dining seating space where you can sit in and partake, that's kind of the hub of the building. So, if you walk in and turn to the right, you're gonna get to office space and Healthquest physical therapy and another suite not finished. If you'd walk straight and gone through the door in front of it, you get to the pool space, and if you walk left and go down, and you get to the soccer sports space. So, that kind of main common core where you're running the mouse and down the core, that's the real drinking facility in space. So, you can go and watch sport happen. You can sit and dine after a workout right there. And there is an arcade right there to entertain July 19, 2022 30622 it. Then, as were asking for the rights to have in the dogleg simulator, that's a future tenant space. So, we're just, you know, that's their build plan is to put golf simulators and a little lounge in there, but that'll be a secondary permit for them. We just want to make sure we have the right to have use in that space. And then to the left, I guess, all the way down there, you can see by the bathrooms, there's a little ... pickleball courts are on the left of that dotted line, and the space for the dotted line and the doorway, it's kind of a lounge space where there's just a seated area, and there's an opportunity to sit and have a cocktail. And there's a little room there by itself. That's set up as a little lounge with couch and chairs to congregate between matches. Ms. Smiley: So, there's really three places so you have personnel in all those places checking ID's and... Mr. Hartzell: Yup. Ms. Smiley: Okay, well, that's interesting. I'm familiar with...) mean, I know that we have a place that has golf simulators, and they have parties and stuff, but it's like one section. It's a one unit in a shopping mall. I'm familiar with that. I'm not familiar with this setup. But as one Commissioner until these... that $58,000 is paid, I don't think I'm interested in approving any kind of liquor sale. Mr. Wilshaw: Okay, thank you, Ms. Smiley. Any other questions for Petitioner? Ms, McCue? Ms. McCue: Just to double click on the staffing of those items. So, you're going to have three individuals at all times, or will those places not be open at all times? Mr. Hartzell: Yeah, so some might not be open. Just depends on the time of day. Ms. McCue: Because the logistics, obviously, as we know, I'm singing to the choir, right? But having alcohol, it's going to have to be manned. Just that always kind of makes me a little panicked when you have a lot of kids running around there. I'm sure you have it under control, but just having three separate individuals that are going to strictly be in charge of alcohol sales, I don't... from a logistics standpoint, that seems like a lot. Mr. Hartzell: So, I own a place called Detroit shipping company. It's a 12,000 square foot, two-story, food hall. It's got six food vendors. We have four different points of sale of beer, wine, liquor. In the July 19, 2022 30623 backyard, which has a sand volleyball pit, it's very family friendly, I kind of built it around...I have four children, and we go to Detroit city, there was nowhere ever to go with your kids. It's really hard. I kind of built this, and if you ever go there, you'll see kids are kind of running around all the place. Families, big family gathering space, and there is four points of sale like are there and we are controlled by MLCC, and there's heavy fines and regulations and how that your staff is trained. And, you know, it's not worth the value of goofing off of that because you lose, you know, especially when it's $75,000 for a license plus annual expenses. Ms. McCue: What's the attendance at a place like that versus what you have right now going on? Mr. Hartzell: At Detroit Shipping Company, we have a 500-person capacity. We do a lot there. Weekends it really gets busy. Hate to say it, but about 200,000 people go through annually in the space. Ms. McCue: Okay, thank you. Thank you. Mr. Wilshaw: Thank you, Ms. McCue. Any other questions for our petitioner? Mr. Bongero? Mr. Bongero: I just...) guess I do have a concern about the back fees. How's business going over there? I mean, it looks pretty busy every time I drive by there. But... Mr. Hartzell: Yeah, it's...we bought June 4, last summer, and went under remodel and opened the back courts of the sports spaces, soccer space, early in October, but really didn't get our marketing and into the real segment of the sports community until March, April. That's when our pool opened up. So, really our first year of true business because a calendar year of the sports world starts in October, So, we're really just kind of, you know, carrying on that first year of just opening so it's kind of slow on that level, you know, below expectation, but our leases that we've pulled from club sports and other third parties for next year is really ramped up. So it's like 40% higher than first year. Mr. Bongero: Yeah, I just...) guess I'd be concerned, you know, that the fees are, you know, they're doing or they're delinquent, you're gonna have to make a payment plan, but I know that liquor license is not cheap. So, you're gonna have to outlay that money to get this license, but it seems like, you know, you're struggling to make the other payments. I guess I'd be concerned about that 'til we saw those fees paid up. That's my feeling, though. Whether or not I July 19, 2022 30624 agree, you know, for this or not, but I'm in agreement with Commissioner Smiley about that. So, thanks. Mr. Wilshaw: an you, Mr. Bongero. Any other questions for petitioner? Mr. Caramagno? Mr. Caramagno: Sir, when you said when you walk in the original lobby, you said there's a kiosk. What's the kiosk? Mr. Hartzell: A cafe, you know, front end. So, you can buy, you know, food, drink, different little things there. So, it's just a cafe front. Mr. Caramagno: There's no kiosk availability of mixed drinks and a can or a beer out of this? If you show an ID, is there? Is there any possibility of that? Or is that just... Mr. Hartzell: No, it'd be someone standing there at a POS system selling goods. Mr. Caramagno: So, it'd be a staffed person in the lobby, or at the other couple of stations? Mr. Hartzell: That is correct. Mr. Caramagno: Is there a manager that's on site all the time here? Mr. Hartzell: There is now yeah. Mr. Caramagno: There is now versus there wasn't before? Mr. Hartzell: Our partnership was in there. We just hired a general manager to run the building. Mr. Caramagno: Okay, so there will be someone there during all business hours? Mr. Hartzell: That's right. Mr. Caramagno: Okay. What is the ... tell me about the urgency to out this liquor in there now versus being stabilized to some extent because I obviously share the same concerns with the taxes and water and the alarms not being paid, and so what is the urgency now? Is the urgency to ... what is that? Mr. Hartzell: Yeah, a big part of it, as I mentioned, like the dogleg in some of the lease spaces, they're reliant on that usage to come in and sign their leases. So, it's part of the contingency on my end is I have to get approval to have like a license in the building. July 19, 2022 30625 Mr. Caramagno: So really, this license is an attractant to future current tenants, future tenants, and without this, are you saying this thing's in trouble? Mr. Hartzell: No, not at all. We just didn't pay a few bills, just because how they're capitalized, our partnership group, and we're actually buying a partner out in the middle, so it's just kind of a little legal moment. So, it's movement of cash. It's just kind of goofy. So, we have the funds to move. It's just how it's all unfolding, and so it'll be done in the next three to six weeks. With that, just going through that, and then I'm able to release all the funds. That's why said, it's like, I don't have anything set up. But you know... Mr. Caramagno: You say just not paying a few bills. Well, these are pretty substantial bills for the City of Livonia. You're a property owner, and you're coming to us asking for something else, and you're not just paying a couple bills, and you want to move on without taking care of the prior arrangements and engagement you have. So, that's troubling to me. I'd like to see you slow down on the urgency with this thing. Straighten this this issue up, and then come back and see us. That's my opinion. Mr. Wilshaw: Thank you for your thoughts, Mr. Caramagno. Any other questions or comments to our petitioner? There is no one else in our audience to speak for or against this. So, Mr. Hartzell, I will give you a chance to have the last word. Mr. Hartzell: I just appreciate the time everyone puts into these meetings, right? You get together on your time in the evening. You now, I'd love to be able to say that we paid those beforehand. I just couldn't move it with my partners on whatever reasons we have going forth. The business is good, strong, we've got a lot of great, you know, movement with third party lease tenants coming through. A lot of clubs coming through. You probably... if you go during the day, you've seen the sports camps going on. So, it's really bringing back a lot of, of that traffic that was there before. It takes a little bit of time, you know, but it's coming. You know, I own four or five different businesses and your ones generally are tough ones to get through, but our partnership is very strong, very well fiscally supported. It's just, again, we have a little bit of a hiccup with one of our partners we had to move on from so don't be afraid of the business. It'll be the long-standing business and community. We will solve the problem of what was left in front of us with the tax bill and we'll come back and solve it. Mr. Wilshaw: Thank you, Mr. Hartzell. July 19, 2022 30626 Ms. Smiley: May I ask one more question? Mr. Wilshaw: Of course. Ms. Smiley: Are you trying to get more adults than kids? I when I first saw this, I thought this was going to be something for children, but you're trying to lean towards more like the golf simulator and that kind of stuff. This is more of an adult athletic club kind of thing. Mr. Hartzell: Oh, no, no family oriented, right? Golf is, if you look at, the 90,000 square foot facility, right, and that's 3000 square feet, right? In the sports facilities from, you know, eight in the morning till about seven at night are all youth, and then from seven at night'til 11 pm is adult. So, if you just, you know, start taking the different times and zones, we're just trying to be a place that you can come and congregate and entertain, and have a good time and be it that you're an adult at night, your adult in the simulator, or if your family comes in and do all your things, you can partake in that, right. Ms. Smiley: Okay, like I said, my real problem I don't ever remember, and I've been on the Commission for quite a long time that we had a $580000 bill and then we approved something else. So that's gonna make me a hard no. Okay, thank you, Mr. Chair. Mr. Wilshaw: Thank you, Ms. Smiley. Any other comments? Just one question Mr. Hartzell. The pickleball, I'm not super familiar with it, but I know it does tend to appeal toward an older audience. Is that more of an adult oriented sport even during the day? Are there youth playing pickleball as well? Mr. Hartzell: No, there's no youth in there. That's all adults. And that's really 40 and up. They come seven in the morning, and some groups leave at 10 at night. Mr. Wilshaw: Okay so you do get some daytime activity from the pickleball with adults. Mr. Hartzell: Yeah, and then like Health quest, that's all adults, older. On the north side, like I said, I put an office in there from hospitality company that runs all the other businesses I mentioned. So, that's a good group of young adults, and then like the simulator space, but that simulator space, as you know, it'd be later in the evening. It's a good mix. July 19, 2022 30627 Mr. Wilshaw: All right, very good. Thank you. Appreciate that. If there's no other questions or comments on this item, I will close the public hearing at this time and a motion would be in order. On a motion by Smiley, seconded by Bongero, and unanimously adopted, it was #07-41-2022 RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on July 19, 2022, on Petition 2022-06-02-14 submitted by Stark Road Holdings L.L.C. requesting Special Waiver Use approval for a Planned Development under Sections 3.04 and 5.02 of the Livonia Vision 21 Zoning Ordinance, as amended, to utilize a Class C liquor license (sale of beer, wine and spirits for consumption on the premises) in connection with the operation of a multi -purpose recreational facility (Livonia Athletic District) at 14255 Stark Road, located on the west side of Stark Road between Schoolcraft Road and Lyndon Avenue in the Southeast '/4 of Section 21, the Planning Commission does hereby recommend to the City Council that Petition 2022-06-02-14 be denied for the following reasons: 1. That the petitioner has failed to affirmatively show that the proposed utilization of a Class C liquor license at this location would comply with all the general waiver use standards and requirements as set forth in Sections 3.04 and 5.02 of the Livonia Vision 21 Zoning Ordinance, as amended. 2. That the petitioner has not sufficiently demonstrated that the proposed utilization of a Class C liquor license at this location would be compatible to and in harmony with surrounding residential neighborhoods in the area. 3. That it has not been demonstrated that the utilization of a Class C liquor license at this location is needed for this facility to flourish. 4. That the petitioner has failed to adequately demonstrate that the facility has the capacity to accommodate the proposed Class C liquor license, and 5. That the utilization of a Class C liquor license at this location is contrary to the goals and objectives of the Zoning Ordinance which, among other things, are intended to ensure suitability and appropriateness of uses. July 19, 2022 30628 FURTHER RESOLVED, That notice of the above hearing was given in accordance with the provisions of Section 13.13 of Livonia Vision 21 Zoning Ordinance, as amended. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. ITEM #4 APPROVAL OF MINUTES 1,188th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,188thPublic Hearing and Regular Meeting held on June 7, 2022. On a motion by Caramagno ,seconded by McCue ,and unanimously adopted, it was #07-42-2022 RESOLVED, That the Minutes of 1,188th Public Hearings and Regular Meeting held by the Planning Commission on June 7, 2022, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Bongero, Long, McCue, Smiley, Caramagno, Wilshaw NAYS: None ABSENT: Ventura ABSTAIN: None Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adoptedI On a motion duly made, seconded and unanimously ado, Hearings and Regular Meeting held on July 19, 2022, was CITY ATTEST: `� Ian Wilshaw, an 1189th Public G COMMISSION Secretary