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HomeMy WebLinkAbout1,198 - April 18, 2023 signedMINUTES OF THE 1,198th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 18, 2023, the City Planning Commission of the City of Livonia held its 1,198th 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 7:02 p.m. Members present: David Bongero Glen Long Peter Ventura Ian Wilshaw Members absent: Wafa Dinaro Sam Caramagno 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 2022-02-02-03 Plymouth Auto Sales Mr. Bongero, Acting Secretary, announced the first item on the agenda, Petition 2022-02-02-03 submitted by Tiseo Architects, Inc. on behalf of Plymouth Auto Sales, requesting a two-year extension of the waiver use granted on May 2, 2022 (CR #135-22) involving the operation of a used auto dealership with repair facilities and outdoor display of vehicles at 36534 Plymouth Road, located on the north side of Plymouth Road between Levan Road and Market Street in the Southwest '% of Section 29. April 18, 2023 30869 Mr. Taormina: Thank you, This request is for a two-year extension of a waiver - use that was granted to Plymouth Auto Sales on May 2, 2022. The approval was for a used auto dealership with repair facilities. The subject property was previously occupied by Dick Scott's Freedom, Powersports and is currently occupied by Honey Bins, a retail liquidation store. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: The first item is from the Finance Department, dated March 17, 2023, which reads as follows: 7 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 March 29, 2023, 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, 1 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 for the Planning Director? If not, our petitioner is in the audience with us tonight. Good evening, sir. Pleas start with your name and address for the record please. Julian Shahinllari, 50470, West Fellows Creek Court, Plymouth, Michigan 48170. Mr. Wilshaw: Thank you for coming tonight. Anything else you'd like to tell us about your extension request that you have? Mr. Shahinllari: Well, the reason for the extension, as you may already know, is we weren't able to find a contractor to start work on the property. Then we made a decision to lease it out. We initially wanted to lease it out for a year, but that wasn't doable, so that's the reason why we're asking for a two-year extension instead of a year. Dick Scott moved out sometimes towards the end of June, so there wasn't really much time left in 2022 to do much at all, on top of not having any contractors well into start out on the property. Mr. Wilshaw: Okay, very good. Is there any questions of our petitioner from any of our commissioners? I don't see any questions. Is there anyone in the audience wishing to speak on this item? It's not a very April 18, 2023 30870 controversial item. I don't see anybody coming forward. Well, thank you for coming this evening. Mr. Shahinllari. If there is anything else that we need of you, we'll ask you here in just one second. But otherwise, I think a motion would be an order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was: #04-21-2023 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2022-02-02-03 submitted by Tiseo Architects, Inc. on behalf of Plymouth Auto Sales, requesting a two-year extension of the waiver use granted on May 2, 2022 (CR #135-22) involving the operation of a used auto dealership with repair facilities and outdoor display of vehicles at 36534 Plymouth Road, located on the north side of Plymouth Road between Levan Road and Market Street in the Southwest 'Y4 of Section 29, be approved, subject to City Council approval, and provided all conditions imposed by Council Resolution #135-22 in connection with Petition 2022-02-02-03 shall remain in effect. 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. It will go on to the City Council with an approving resolution. ITEM #2 PETITION 2023-03-08-02 Four Winds Church Mr. Bongero, Secretary, announced the next item on the agenda, Petition 2023- 03-08-02 submitted by Four Winds Church requesting approval of all plans required by Sections 3.06 and 13.13 of the Livonia Vision 21 Zoning Ordinance, as amended, in connection with a proposal to expand the parking lot of the church at 31840 Seven Mile Road, located on the north side of Seven Mile Road between Merriman Road and Osmus Avenue in the Southeast Y4 of Section 3. Mr. Taormina: Thank you. This is a request to add parking at the Four Winds Church, which is on the north side of Seven Mile between Osmus and Auburndale Avenues. The church property is about 1.7 acres with 290 feet of frontage on Seven Mile and a depth of 256 feet. The zoning of the property is RUF (Rural Urban Farm). There are April 18, 2023 30871 three streets that border the site: Seven Mile, Auburndale Avenue, and Osmus Avenue. The existing church on the property is about 8,000 square feet in size and sits near the middle of the property. Parking is provided in the front and along the west side of the building currently. There are a total of approximately 33 parking spaces. Two driveways, both located off Seven Mile Road, provide access to the site. As you can see from the aerial photograph, if you look carefully, the church maintains a small play area, which is located directly behind the building. The site was originally developed in 1961 by Hebrew Schools of Metropolitan Detroit, as a private educational institution. Over the years, various other organizations and institutions have owned and occupied the building, mainly for educational purposes, including a nursery school and most recently, a Montessori school. Four Winds received approval to occupy the property in September 2021. To the east, to the west, and to the north of the property are residential homes. South, across Seven Mile Road, is the Rotary Park Nature Preserve. Four Winds proposes building a parking lot on the east side of the property. The new parking area would accommodate 23 spaces and connect to the existing parking lot on the west side of the property via a new drive that would run along the north property line. On -site traffic circulation would be counterclockwise direction using one-way drives and angled parking. The vehicles would enter from Seven Mile Road using the existing drive approach on the east side of the property, proceed north through the new parking lot and then continue west along the added north drive where they would then head south and enter the existing reconfigured parking lot, heading back out to Seven Mile Road using the westerly driveway. The configuration of the parking area in front of the church would not change. That too is presently one-way with angled parking. The new parking arrangement would provide for 52 total parking spots, a net increase of 19 spaces over what currently exists. Parking typically for religious institutions is based on a ratio of one space for every three seats in the sanctuary or main assembly hall. In this case, the church's sanctuary has a capacity of about 150, which would translate to about 50 parking spaces. The plan shows new landscaping along the three street frontages, but not along the rear of the property. Currently, a wooden privacy fence separates the church from the adjacent residential properties. The distance between the fence and the church play area is about 20 to 24 feet. The new drive would be about 15 feet wide. This would leave about seven (7) feet between the edge of the new driveway and the property line for any landscaping. The dumpster enclosure would remain in the northwest part of the site that would be repositioned slightly to accommodate the new drive aisle and parking arrangement. Any April 18, 2023 30872 requirements by the Engineering Department for stormwater management would have to be accommodated underground. We discussed lighting at the study session. Currently, the site is illuminated using two pole -mounted fixtures. Additionally, soffit lighting is provided on the building. 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 March 21, 2023, 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 project at this time. The subject parcel is assigned the address of #31840 Eight Mile Road. The legal description included with the submitted drawings appears to be correct, and should be used in conjunction with the proposed project. The existing parcel are currently served by public sanitary sewer, water main and storm sewer. Per the submitted drawings, there are no planned alterations to the sanitary sewer and water main services, so we do not expect any impacts to the existing systems at this time. The proposed drawings do indicate any storm water detention which will be required in order to meet the Wayne County Stormwater Ordinance, but we will do a thorough review of the plans once they are submitted for permitting. It should be noted that any disturbances within the Seven Mile Road right-of-way will require the owner to obtain permits from the Wayne County Department of Public Service." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated March 31, 2023, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to construct an expanded parking lot on the property located at the above referenced address. We have no objections to this proposal with the following stipulations: 1. A fire access road shall be provided with not less than 20 feet of unobstructed width and have a minimum of 13 feet 6 inches of vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2 of NFPA 1, 2015. 2. Fire Department access roads shall be designed and maintained to support the imposed loads of fire apparatus and provide an adequate all-weather driving surface. Preliminaryplan set is showing a 15 It width of drive path between the ends of the parking lines. A further detailed plan review will take place when this division receives an official plan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated March 21, 2023, which reads as follows: `I have reviewed the plans in connection with the petition. 1 have no objections to the proposal."The letter is signed April 18, 2023 30873 by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 10, 2023, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The dumpster enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass and when not in use, closed at all times. 2. The barrier - free parking spaces must be 8' wide with a 5' wide hashed access aisle. A minimum of one barrier -free van -accessible aisle shall also be provided. The van -accessible parking space shall be I V in width with a 5' wide hashed access aisle. 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 April 11, 2023, 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: $ 131.34. Total Due City of Livonia $ 131.34." The letter is signed by Connie Kumpula, Chief Accountant. We have a confirmed receipt of payment for that. The next letter is from the Treasurer's Department, dated March 29, 2023, 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 no taxes due as they are tax exempt, 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 for the Planning Director? Mr. Long? Mr. Long: Mr. Taormina, if you go back to the engineering letter, it says that the proposed drawings do indicate any stormwater detention. Should that read do not indicate? Mr. Taormina: I believe the answer is yes, it should. Mr. Long: That is what I thought, I just want to make sure that it's on the record. Mr. Taormina: That's a mistake. A rare mistake, I might add. Mr. Long: Absolutely. Mr. Wilshaw: Very good. Any other questions? Mr. Long: No. Thank you. Mr. Wilshaw: All right, great. Thank you, Mr. Long. Anyone else? April 18, 2023 30874 Mr. Bongero: This is for Mr. Taormina. On the plan it shows 15 feet for the drive aisle in the back, but we've got an issue with it being required to be 20. So, it hasn't been changed for this meeting, does that present any issue? Mr. Taormina: That question will have to get answered, either tonight with a resolution by the Planning Commission that recommends keeping it the way it's shown on the plan, or by letting the final decision be made by the Inspection Department and Fire Marshal with a determination that it qualifies as a fire access road and should be 20 feet wide as suggested. Mr. Bongero: Okay, so if we approve even at like the 15 feet, that may or may not work for the petitioner because it could go to a plan review, and they'll say no, it's got to be 20. Right? So, do you follow what I'm saying? Mr. Taormina: I do, and we have not been able to resolve that issue internally between the departments. We discussed this at the study meeting by trying to understand what the impact would be by going to 20 feet. It would really push the driveway much closer to the edge of the property, which I think the commission was concerned about. The other option was pushing it further south by removing or relocating the shed that the Church uses for storage. The other option is to just keep it at 15 feet. My preference would be to do either B or C, to push the road south and get 20 feet that way, without moving any closer to the north property line. Of course, that would require some changes to the play area, or alternatively just keeping it 15 feet. I don't know why 360-degree access is needed for this property. I think there's adequate access right now for emergency purposes. So, I don't really see the absolute need for a 20-foot wide road. Mr. Bongero: For more than 15 feet. Mr. Taormina: Yes. I just don't. I mean, the site has existed for how many years? Mr. Bongero: Yeah. Mr. Taormina: Over 60 years, without the need for access along the back of the property. Mr. Bongero: Okay, so I guess the petitioner will have to have an alternate plan, if it does get stopped, and you know, they're going to enforce the 20. They need a backup plan to make it happen. April 18, 2023 30875 Mr. Taormina: If we approve the plan as is, and then is forced to go to 20 feet, we can either make that a provision in the motion to allow for the adjustment, if it's mandated, or have them come back and we reconsider. Mr. Bongero: We can revisit. Okay. Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for planning staff? If not, our petitioner is here this evening. Good evening. We will ask you to start with your name and address. David Hamilton 28844 Vista way, South Lyon, MI, 48178. Mr. Wilshaw: Thank you, Mr. Hamilton. And how do you represent the petitioner? Mr. Hamilton: I'm a member of the church. I drive a little farther than most, but we liked the message. So... Mr. Wilshaw: Excellent. Well, thank you for being here tonight. Is there anything else that you'd like to tell us about this request based on what you've heard so far? Mr. Hamilton: A few things. Yes, we are aware of the issue regarding the width of the drive. We would like to keep moving forward with the plan as it's been presented. We are open to making it 20, but that puts a huge hardship on us in moving the building or giving up some of the green space to the north, and we had talked, and we were totally on board to put in some Arbor Vitaes back there for additional screening from the north neighbors. The other thing we did is, I wrote letters to the 10 immediate neighbors on all sides of us and I did not...I apprised them of the plan. I sent them that picture, and so they kind of have a good idea of what's going on. I encouraged them to reach out to me if they had any concerns, and I did not even get one phone call. So, at this point, I can say that I don't have any objections from the neighbors. In fact, we're trying to be good neighbors in the first place by getting our parking off the streets. On Sunday, when we have the most people there at the 11 o'clock service. We have about 50...I was there last weekend, we had 15 cars on the roads on the street and the two side streets. So, as you can see, we need that space. We could get almost all of it off the streets. I can't say that on Easter Sunday that we might have a few still go out there. But for the most part, this would get our vehicles off the streets, and because the roads are a little crowded, and people do park there themselves, and so if they're parking on both sides of the streets, it doesn't leave a lot April 18, 2023 30876 of room in the middle to pass through those two roads, but I'm open to any questions if you have anything you want to ask me. Mr. Wilshaw: All right. Well, thank you, Mr. Hamilton, for being here. We'll see if we have some questions for you. Any questions for our petitioners? Representative? Mr. Long: Thank you, Mr. Chair. I guess again, I want to go to the stormwater, you're obviously familiar that you're going to have to have some kind of solution for the stormwater detention and the way it's sited right now, it'll probably have to be underground. Mr. Hamilton: Correct. We are aware, and we did accommodate for that in the plans. But if there's something... Mr. Long: No, no, that's okay. So, the fact that you're, you know, looking at doing that, you plan to be here for a while, it seems to me, is that correct? Mr. Hamilton: We'd like to be yes. At some point. I mean, if the mission grows, then we could move on at some point. No in the near future, but... Mr. Long: Hopefully not if you're putting this kind of money into this. When you moved into this particular site, was your congregation large enough where the parking was adequate and you've grown? Or was your congregation this big, and you always were on the streets. Mr. Hamilton: We've had 30% growth over the last two years when we... because we started out in Northville. Well, we started out in Livonia at one of the hotels, but we were in Northville, the theater downtown. In those days, we had about 70-75 people in attendance on a Sunday. So, we've grown from about 70 to about 130 is what we had just this last Sunday, at 11 o'clock service. Overall, we get about 240... 200ish over the weekend. We have services on Saturday night and two services on Sunday. So overall, we're right around the 200 mark. So, we've grown from 70 to 200 and we've divided that amongst three services. We've added two services instead of just one. So, we're doing what we can scheduling wise, but now we're gonna ... we want to plan for the future where we have additional places for our 11 o'clock service, which is our busiest. Mr. Long: Sure, and you kind of took me where I wanted to go. I was kind of going both ways on this; and I wanted to see what the neighbors would have to say tonight. We don't have a whole lot of people in the audience, and I know you said you've reached April 18, 2023 30877 out to them, so, it seems to me that they're generally okay with it, which makes it easier for me to be okay with it. The concern I would have is I think it's very important, we get the parking off the street if we can. The thing I don't want to do is approve this, and then in two years, we're back to you know, filling that lot, and it's good business or good for good for the word if you're doing that, but you know, it's not necessarily good for the neighborhood, but you kind of hit some key words that I wanted to hear. You've already done some scheduling changes in order to tryto minimize the impact, and so the fact that you guys are able to think in other terms like that satisfies me, so thank you. I'm in favor of this, and when it comes around, we'll take care of that. Thank you. Thank you, Mr. Chair. Mr. Wilshaw: Thank you, Mr. Long. Any other questions for our petitioner? Mr. Ventura: I was happy to hear you talk about putting landscaping near the fence between the new drive and the fence. One of our concerns that we discussed at length at the study meeting was the impact on the neighbors to the immediate north, and so what the other issue that we discussed, what you did not mention was renewing the appearance of the fence. The fence is obviously aged and is leaning, you know, back and forth and not a great deal but a little bit and it's uneven going crossed. So, it looks like it's deteriorating a little bit, and this might be a time that doing some repair and restoration to it would be timely. Can you address that? Mr. Hamilton: I can. We would love to do that; however, we don't own that fence. That belongs to the two properties to our north. If it would help move this forward, we would be willing to talk to the two parties involved, and I don't think they would object if we replaced the fence at our cost and we don't object to that. We would like it to look better anyway, it is somewhat old. Let's leave it at that. Mr. Ventura: Great, thank you. Mr. Hamilton: I don't know how we do that formally, but we could make that part of the... Mr. Ventura: I guess we could make it part of the petition that you approach them with the intention, with the suggestion that you'll be empowered to do it, and at that point, it becomes their decision. Mr. Hamilton: Yes, yes. Mr. Ventura: I mean, if it's their fence, you can't do it unilaterally, but if you make an effort, and I agree with you, I would guess and agree April 18, 2023 30878 with you that they'll probably accept your offer. I would. So, that that, that that will at least give us the opportunity to accomplish that. Mr. Hamilton: Can I ask a question about the fence? Would it be the same height? Or would you like it taller? Mr. Ventura: It would have to conform with the zoning ordinance. Mr. Hamilton: I don't know that off the top my head. I'm hoping that you might have... Mr. Ventura: A six-foot fence. Yeah. Mr. Hamilton: So, six-foot fence. Okay, that's the answer. Mr. Ventura: Thank you. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions for petitioner? Mr. Bongero? Mr. Bongero: Just a comment. I went by Sunday, during one of your services, and it was crowded and they're out in the street, and so I'm in favor of this. I think you really need it, but to almost backup Mr. Long's point... so in the event, you start expanding more, the short term solution is to offer more masses, right? Mr. Hamilton: Yes, yes. Mr. Bongero: That kind of keeps the overflow, but then you're going to reach a point where maybe you can't keep offering so many masses on Sunday, but ... we will worry about that I guess when the time comes. Mr. Hamilton: The only thing I could suggest is, it kind of came out of the planning or the pre planning meeting, but in the front, we have the one road there, we could put a second road, right? Opposite those if you will make a second driveway towards Seven Mile. We're trying not to do that because of the trees that exist there, but that does give us some future expansion. I just don't think we need it quite yet at this time. Mr. Bongero: Well, you're very forward thinking. So, I think I'm in favor of this petition. Thank you, Mr. Chairman. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions, comments from any of our commissioners? All right. Any questions or comments April 18, 2023 30879 from anybody in our audience? No one wishing to speak on this item. I will say that I do agree with you, Mr. Hamilton, that perhaps banking those... that space in the front for a future expansion, if needed, would be a wise move to realize that you could potentially add parking spaces in front of your building, but not compel you to do those, at this time. It's probably the wise direction to go, because at least you know that you have another opportunity to add a few additional spaces if you needed to. So, good thinking on your part at the you are looking forward to potentially needing those at some point. Mr. Hamilton: It was one of our fallback plans and was mentioned in the meeting, but we thought this plan, a site plan that was as presented, was what gave us the best traffic flow for now and we could always do this in the future. So, thank you. Mr. Wilshaw: Okay, good. Is there any other comments that you want to make before we make our decision? Mr. Hamilton: No, I don't believe so. Unless you have anything else for me. Thank you. Mr. Wilshaw: I think we've covered everything that our commissioners wish to ask you. So, we'll now go to the commissioners and ask for a motion. On a motion by Long, seconded by Bongero, and unanimously adopted, it was #04-22-2023 RESOLVED, That the City Planning Commission does hereby recommend to City Council that Petition 2023-03-08-02 submitted by Four Winds Church requesting approval of all plans required by Sections 3.06 and 13.13 of the Livonia Vision 21 Zoning Ordinance, as amended, in connection with a proposal to expand the parking lot of the church at 31840 Seven Mile Road, located on the north side of Seven Mile Road between Merriman Road and Osmus Avenue in the Southeast '/4 of Section 3 be approved subject to the following conditions: 1. The site plan identified as sheet number C2.0, dated March 7, 2023, as revised, and prepared by Beckett & Raeder, is approved and shall be adhered to. 2. That all on -site parking shall be appropriately sized and marked, including any barrier -free space(s) as may be required by the State of Michigan. April 18, 2023 30880 3. The landscaping shown on the approved site plan shall be installed to the satisfaction of the Inspection Department and permanently maintained in a healthy condition. Additional evergreens shall be planted along the north property line in cooperation with the neighbors and the Planning Department. 4. All disturbed lawn areas, including road rights -of -way, shall be sodded instead of hydroseeding. 5. Underground sprinklers will be provided for all landscaped and sodded areas. 6. The site shall comply with the City of Livonia or the Wayne County Storm Water Management Ordinance, whichever applies, and shall secure any required permits, including soil erosion and sedimentation control. 7. The three walls of the trash dumpster area shall be constructed from building materials that complement the building. The enclosure gates shall consist of long-lasting solid panel material, such as metal or cement fiber. 8. All pole -mounted exterior light fixtures shall not exceed a height of twenty feet (20'), and all exterior lighting shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadways. 9. That the plans referenced in this approving resolution shall be submitted to the Inspection Department at the time of application for the Certificate of Occupancy; and, 10. Under Section 13.13 of the Livonia Vision 21 Zoning Ordinance, this approval is valid for one year only from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void at the expiration of said period. 11. The Church shall contact the abutting neighbors to the north and offer to replace the existing fence with a new fence the design of which shall be mutually acceptable to all parties. 12. The final width and placement of the fire access road as noted in the correspondence dated March 31, 2023, from the Department of Public Safety, Fire and Rescue, shall be resolved to the satisfaction of the Fire and Inspection April 18, 2023 30881 Departments and shall not require a callback to the Planning Commission or City Council. Mr. Wilshaw: And I think it's safe to say that the work on the fence that's in the back of the property, it's not that we're compelling, because this petitioner doesn't own the fence. We're not compelling them to replace it, but just basically noting that we want them to work with the homeowners and try to replace it, does that sound correct? Mr. Taormina: Yes. Mr. Ventura: Gives them the option. Mr. Wilshaw: Exactly. Okay. Mr. Taormina: Yeah, the fence issue I fully understand the intent there. The driveway issue is a little more convoluted. My understanding is that if the Fire and Inspection Departments insist on it being 20 feet wide, that it isn't required to come back for review by the Planning Commission. Right? Depending on the outcome, that may require an adjustment to item three of the resolution which requires plantings. The two issues are interconnected that way. Mr. Wilshaw: Or alternatively, they would have to remove the shed and move the road down toward... closer to their property, which would be an expensive option for them, but it's maybe the only option. So, you can at least work with them on one of ... the road is going to shift either north or south, you know, to expand one way or the other. So, all right, if everyone is okay with that motion, is there any other questions or comments on the motion before you take our roll. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #3 PETITION 2023-03-08-03 Staybridge Hotel Mr. Bongero, Secretary, announced the next item on the agenda, Petition 2023- 03-08-03 submitted by Nofar Hotel Group requesting approval under Sections 3.13 6.30 and 13.13 of The Livonia Vision 21 Zoning Ordinance, as amended, to construct a four-story Staybridge Suites Hotel at 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast % of Section 27. April 18, 2023 30882 Mr. Taormina: Thank you. This is a request to construct a hotel on the south side of Schoolcraft Road just west of Merriman Road. This flag - shaped parcel contains frontage on both Schoolcraft Road and Merriman Road. Along Schoolcraft, the frontage is 397 feet and on Merriman, it's 66 feet. The site is in the process of being rezoned from C-3 (Highway Services) to C-4 (High Rise Commercial). The Planning Commission granted approval of the change of zoning in July of 2022. City Council gave First Reading on January 30, 2023. Hotels up to four stories in height are permitted in the C-4 zoning district. Immediately east of this site is a gas station. To the south and west are industrial uses. North, across the expressway, are commercial businesses along Schoolcraft Road. The site contains a 7,750 square foot building that was originally built as a Mountain Jack's restaurant and was later converted to a beauty school. Three driveways provide site access, including two on Schoolcraft Road and one on Merriman. The building and all of the site improvements would be removed. The new hotel would be positioned near the middle of the property with parking on all four sides. The main entrance would face Schoolcraft Road. The building's overall length is 235 feet. Each floor would be about 17,730 square feet, and the gross floor area of all four floors would be just under 71,000 square feet. The first floor would contain 10 guest suites, a great room, a shared living room, a pantry, a lobby, a fitness center, an indoor pool, and laundry rooms. The second, third and fourth floors would all be similar, containing 28 suites. There would be a total of 94 guest rooms. The hotel would be setback approximately 80 feet from Schoolcraft Road. The other setbacks are 90 feet along the west property line, 60 feet from the east property line, and 25 feet from the south property line. Placement of the building on the site complies with all the City's minimum required yard setbacks. Parking for hotels is based on one space for each guest room, plus one per employee. Overall, there would be 98 required parking spaces. The site plan shows 99 parking spaces, and as was suggested at the study meeting, the 15 spaces along the driveway to Merriman Road would be land banked. The result would be 84 available parking spaces with the ability to increase this to 99 should the need ever arise. The trash enclosure would be in the southwest corner of the site with the opening facing north. The walls in this case would be eight feet high and consist of materials that would match the building. Access to the site would rely on the same number of curb cuts that presently exist: two on Schoolcraft and one on Merriman. The only change would be to the westerly drive on Schoolcraft, which would be shifted slightly further to the west. All three approaches are designed to accommodate two-way traffic. Stormwater management would be underground. A detailed landscape plan has been submitted April 18, 2023 30883 which shows nine (9) full size trees, four (4) ornamental trees, and 69 shrubs along Schoolcraft Road. It also provides details for landscaping around the site's perimeter, within the parking lot islands, and along the foundation of the building. The exterior of the building would consist primarily of E.I.F.S. Portions of the first floor include stone veneer and either tile, metal or a composite panel. The building would have a flat roof as you can see from the rendering. The overall height would be 54 feet, 5 inches. The colors, as you can see, would be a mix of brown and beige and I believe either a dark blue or black. The construction would be wood frame. A column -supported canopy would be provided at the main entrance. A photometric plan was submitted that provides information on the site lighting, including the fixtures type, height, location and illumination levels. The height of all the light poles would be limited to 20 feet, as required. We have not reviewed signage. The site is allowed one wall sign at 235 square feet and one ground or possibly two ground signs measuring 30 square feet each. 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 March 21, 2023, 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 project at this time. The subject parcel is assigned the address of #31501 Schoolcraft Road. The legal description included with the submitted drawings appears to be correct, and should be used in conjunction with the proposed project. The existing parcel is currently serviced by public sanitary sewer, water main and storm sewer. Although there are minor revisions planned for the existing services, we do not expect any impacts to the existing systems at this time. The proposed project will be required to follow the latest version of the Wayne County Stormwater Ordinance. The submitted drawings do indicate storm water detention is proposed, but we will do a thorough review of the calculations once they drawings are submitted for permitting. The submitted landscape plan shows proposed tree species that are not favored for planting within the City. (most notably the Maple and Honey locust varieties) It is advised that should the project move forward, that the Developer meet with the City Arborists to discuss acceptable options for plantings on the site. It should be noted that any disturbances within the Merriman Road right-of- way will require the owner to obtain permits from the Wayne County Department of Public Service." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is April 18, 2023 30884 from the Livonia Fire & Rescue Division, dated April 11, 2023, 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: 1. Subject building(s) are to be provided with an automatic sprinkler system, and on -site hydrants shall be located between 50 feet and 100 feet from the Fire Department connection. 2.A fire access road shall be provided with not less than 20 feet of unobstructed width and have a minimum of 13 feet 6 inches of vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2 of NFPA 1, 2015. 3. Chapters 8 & 9 shall be followed as they relate to Fire Protection features and Alarm Systems NFPA 101, 2015 edition. A further detailed plan review will take place when this division receives an official plan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated March 22, 2023, which reads as follows: `7 have reviewed the plans in connection with the petition. I have concerns that the single one-way lane on the south side of the proposed business will pose a public safety risk. It will be difficult for emergency response vehicles to navigate in times of emergency as it can easily be blocked. Even in the absence of obstructions, it is too narrow for large vehicles to travel down during fires or medical emergencies. The letter is signed by Paul Waters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 10, 2023, which reads as follows: Pursuant to your request, the above -referenced Petition has been reviewed. 1. Parking spaces shall be 10' wide by 20' deep and double -striped. 2. Barrier -free parking spaces shall be sized and marked in accordance with the Michigan Building Code. 3. The fire lane shall be properly marked, and signs installed in accordance with the International Fire Code. 4. All signage shall conform to the Livonia Vision 21 Zoning Ordinance. 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 March 22, 2023, which reads as follows: '7 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 March 29, 2023, 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 April 18, 2023 30885 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. Wilshaw: Is the petitioner here this evening? We will need your name and address for the record please. Mr. Bongero: Mark, the fire lane on the south side, our plan in here shows the sidewalk still there, but that's not going to be there. Right? Mr. Taormina: So, I failed to mention this in my presentation. One of the changes to the plan that you're looking at involves the road behind the building. The width increased from whatever the dimension was previously to 24 feet, as recommended by the Traffic Bureau. We discussed the possibility of continuing the sidewalk, one that would be at the same grade as the road. What the plan currently shows is a sidewalk that terminates at the corner of the building with the asphalt pavement running immediately adjacent to the building. We need to discuss this with the engineer to see whether the option still exists of providing a sidewalk along building that could be used in the event of an emergency, but at least would provide some pedestrian safety. Thank you. Mr. Wilshaw: Thank you, Mr. Bongero. Any other questions for our planning staff? Mr. Ventura? Mr. Ventura: Mr. Taormina, as part of the conversation about the widening of that road and the discussion of the sidewalk and not a sidewalk, we also talked about having bollards along the back of that building in as much as it was gonna be so tight. Are they included in the revised? Mr. Taormina: I do not see those, Mr. Ventura. There is not a note on the site plan showing any kind of protection on the edge of the building. Mr. Wilshaw: On the updated plan the second page shows two bollards right on at each corner. Mr. Taormina: Okay. Mr. Wilshaw: You have to zoom in really tight. Mr. Bongero: Yeah, it does. Mr. Taormina: Does it? Is it on this plan? April 18, 2023 30886 Mr. Bongero: Yes, on page two. Mr. Wilshaw: The next one. Mr. Taormina: I don't have these in order. Mr. Wilshaw: You had one that showed it. Not that one. Mr. Bongero: They're there. Mr. Wilshaw: You can actually see it on that one in the... Mr. Taormina: Yes, right here. They're shown on this plan but are not labeled. Mr. Bongero: In our submittal... this packet, it is on here. Mr. Taormina: Okay. Mr. Wilshaw: So, a couple bollards. Okay, any other questions, comments? If not, our petitioner is in the audience. Good evening, sir. Brian Biskner, Powell Engineering, 4700 Cornerstone Dr., White Lake, MI 48383. I'm here with the owners Robert and William Nofar and Mark, you did a magnificent job going over everything. The bollards are found on sheet S-2. As far as the sidewalk, I am good showing a sidewalk there when we change it to pavement. It's really up to the fire safety official who requested a 24-foot two-way aisle. It doesn't matter to us. We kind of talked about showing an at grade sidewalk and then I thought about putting it ... something painted... emergency pedestrian, but whatever the city would prefer on that I'm good with. It doesn't bother me. I just happened to know that the International Fire Code and fire marshals and public safety, when they see that, they're worried about getting their full 24, but I can show it. We can resubmit it on the next time through and if they're good with it, we don't mind obviously, if there's a sidewalk there. I would like to mention that the owners have also, on sheet two along with the bollards, on the northeast area of the building, that they've added six electric vehicle spaces with charging stations, and I think that's about all I have. Other than just a brief description of the materials on the building, I think Mark hit it just fine. It is primarily E.I.F.S., but we do have stone going up about 12 feet from most of the first floor of the building. That would be where any humans might come in contact with it or sprinklers. So, you want a durable surface around that first floor of the building. There's also porcelain tile going up that middle, lighter brown architectural element just to the left of the April 18, 2023 30887 Staybridge sign. So, you got metal wall panels, the stone in the porcelain tile as is three other materials other than just Eva's on the building. This is the Staybridge prototype. This is what they want to see and that's why we're... it's a premium brand and I feel like I think they put some good materials on there also, you know, we see older E.I.F.S. around town sometimes, and not all E.I.F.S. is created equal. There's been a lot of improvements in E.I.F.S. over the decades, you know, it's been around a long time. So, this is a premium product on the building with a 60-year durability. Maintenance is included with 60-year durability, but we think it's a good material. But we look forward to your questions and comments. Mr. Wilshaw: All right, thank you, sir. Is there any questions or comments from any of our commissioners? Mr. Long? Mr. Long: Mr. Taormina, could you put up the picture of the... thank you. So just so I'm clear, so the first floor is brick, and then that brown section to the left of the Staybridge sign ... the vertical? You said that is a composite. Mr. Biskner: Porcelain. Mr. Long: Okay. Mr. Biskner: Porcelain tile. Mr. Long: Okay. And then the, I guess it's black or dark gray, that there, is that E.I.F.S.? Mr. Biskner: That is E.I.F.S. Mr. Long: That white or whiter, that is E.I.F.S.? Mr. Biskner: Pretty much everything above the stone along the first floor, everything above that, except for the architectural element that is Porcelain, is E.I.F.S. Mr. Long: So, you know, I mean, I get that that's kind of a prototype, I guess, and I'd like to see maybe the black portions could be swapped out as something else, as a composite material or a metal material. I mean, I think that I could sign off on the white sections being E.I.F.S., but I'd like see a little bit more. That's, that's my comment. Not sure that that's a question that my comment. Thank you, Mr. Chair. April 18, 2023 30888 Mr. Wilshaw: Opinions are welcome, as well. All right. Thank you, Mr. Long. Any other questions, comments from any of our commissioners to Mr. Biskner or any of the other petitioners here? No other questions or comments from any of our commissioners. There's no one else in our audience other than the petitioner. Is there anything else you'd like to add Mr. Biskner to your presentation before we make a decision? Mr. Biskner: No, I'm good. I don't know if you want to address the darker E.I.F.S.? Mr. Wilshaw: It looks like Mr. Nofar is coming forward. Good evening, sir. Robert Nofar: Good evening, everybody. Basically, in regard to the E.I.F.S., we just did a property a few years back, the Holiday Inn Express down the street, three miles down, that has all brick on the first floor, and the remainder of the building is E.I.F.S. We haven't had no issues whatsoever in there. The franchise are very stringent about as far as changing the design. This is a very modernized looking building, they have four different elements to it, to, you know, accent the building. We love it. We really appreciate the design. Any deviation, of course, you know, it's custom, it costs more money, and with everything that's going on these days, everything's gone sky high. So, I'm hoping you guys can just, you know, sympathize with us and just try to leave the design the way it is. It's a gorgeous design. It's much better than the eyesore it is right now. Anything's better. So, I'm hoping that you guys can understand that and work with us. Mr. Wilshaw: And just because you and your brother look so much alike, can you let us know which Nofar you are. Mr. Nofar: I'm Robert Mr. Wilshaw: Robert. Okay, good. I just want to make sure that your comments are attributed to the right name. if you said something that someone didn't like, then maybe you should say that you're your brother or something right? You fool everybody. All right, so is there any other questions or comments Anybody wishing to address Mr Nofar directly from my commission? Mr. Taormina? Mr. Taormina: It's difficult to tell but do the rear and side elevations have the same dark colored features? The rendering probably shows it best, but the darker colors on the building... we just have this one rendering showing the front. Do these also appear on the east and south elevations? April 18, 2023 30889 Mr. Nofar: I don't know. Mr. Taormina: There's only this one rendering. So, my question Mr. Nofar: From the franchise... Mr. Taormina: I'm sorry, say again. Mr. Nofar: This is a prototypical franchise rendering. I don't recall. I don't know, I thought there was one for the rear, but I'm assuming it probably compliments the back as well as the front as far as looks go. Mr. Taormina: Okay. So, you haven't seen one of these buildings? Or you can't recall? Mr. Nofar: I have, but I can't recall. Mr. Taormina: I think it does, but it's a little challenging to see that on these plans. Thank you. Mr. Wilshaw: Thank you, Mr. Taormina. Any other questions or comments from anyone? Mr. Wilshaw: I do have one question, perhaps for Mr. Biskner. The E.I.F.S. sections that are on this property, including the dark section that was referenced by Mr. Long, that's below the Staybridge suites sign, is there a texture to that E.I.F.S. as or any architectural aspect to it, or is it just straight E.I.F.S.? Mr. Biskner: Well, I believe all the dark portions are pushed out from the main building line, and I will say this, the dark E.I.F.S. has a distinct reveal pattern that is different from the lighter E.I.F.S. So, I haven't touched it myself personally, but it is different from the other E.I. F.S. with a reveal pattern. So, I will with a certain amount of confidence, say it has a different pattern than the other E.I.F.S., besides the fact all the dark as you can, as you can see, they're also set out from the main building line. Mr. Wilshaw: Right, like a bump out? Yeah, the reason I asked is because obviously, it's a little hard to see what you're looking at with the dark material. You know, because it doesn't show shadows and light very well. But I'm just looking at a screenshot of the, what's called prototype seven of the Staybridge suites building, which is apparently the prototype that you're working with, and it's a little bit lighter picture that I just happen to have on my Pad here. As I April 18, 2023 30890 zoom in on it, I see that there is a sort of a scoring or lines sort of texture to that E.I.F.S. material underneath the windows and between the windows and so on. Mr. Taormina: That appears on the computer. It's very hard to see on the television screen, but if I zoom in on the computer, it's precisely as you described with score lines that run adjacent to the windows. Mr. Wilshaw: Okay, so it's not exactly just plain E.I.F.S. It's got a little style to it, I guess, if you want to call it that. Mr. Biskner: Yeah, it has it ... it's of the E.I.F.S. It says reveal pattern, but it is supposed to be more distinct and set out. The color also, that's black, it looks on there, but it's really, it's really like navy charcoal. It's got a blue hue, and so that black kind of makes it ... Yeah, the I don't know if you want to ... I don't know if you can see that, but it's more blue and it does have a pattern. It has, you know, I can't... I'm not an expert in that exact E.I.F.S., but it does have a reveal pattern that's supposed to make it look different from the others. I wish I could say I saw it myself and fell in love with it, but because the darker pushed out elements are meant to be distinctive on the building and that E.I.F.S. is to be different. Mr. Wilshaw: Okay. All right. Thank you. I do agree that I think, in general, this is a very attractive -looking design for this, this hotel, but I do agree with my fellow commissioners in the sense that I would like to see something a little bit more than just all E.I.F.S. Even the dark portion being a metal panel or something along those lines, but I guess we'll see how things go, but that's just my thoughts. Thank you. If there's nothing else from any of our fellow commissioners or anyone else in the audience, then I think a motion would be in order. On a motion by Ventura, seconded by Long, and unanimously adopted, it was #04-23-2023 RESOLVED, That the City Planning Commission does hereby recommend to the City Council that Petition 2023-03-08-03 submitted by Nofar Hotel Group requesting approval under Sections 3.13, 6.30 and 13.13 of The Livonia Vision 21 Zoning Ordinance, as amended, to construct a four-story Staybridge Suites Hotel at 31501 Schoolcraft Road, located on the south side of Schoolcraft Road between Merriman Road and Hubbard Avenue in the Northeast'/4 of Section 27, be approved subject to the following conditions: April 18, 2023 30891 1. The Dimensional Plan identified as Sheet S2, dated April 4, 2023, as revised, and prepared by Powell Engineering & Associates, L.L.C., is hereby approved and shall be adhered to. 2. That all on -site parking shall be appropriately sized and marked, including any barrier -free space(s) as may be required by the State of Michigan. 3. The Landscaping Plan, identified as Sheet Number L-1, dated April 4, 2023, prepared by Vert Verde Landscape Architecture, is approved, provided that the fifteen (15) parking spaces shown along the driveway from Merriman Road be removed and replaced with landscaping. 4. All disturbed lawn areas shall be sodded instead of hydroseeding. 5. Underground sprinklers will be provided for all landscaped and sodded areas. 6. The Exterior Elevations Plans, identified as Sheets A2.1 and A2.2, dated March 31, 2023, prepared by Jarratt Architecture, are approved, provided that a substantial portion of the E.I.F.S. on the building be replaced with either masonry, metal or composite panels. At a minimum, the modified areas shall include the entire second floor of the building and all of the dark -colored features denoted as "C" on the exterior materials legend. 7. The three walls of the trash dumpster area shall be constructed from materials that complement the building. The enclosure gates shall be of solid panel steel construction or a durable, long-lasting solid panel material. 8. All light fixtures shall not exceed twenty feet (20') in height and shall be shielded to minimize glare trespassing on adjacent properties and roadways. 9. That the issues as outlined in the correspondence dated April 1, 2023, from the Fire Marshal, including providing automatic sprinkler systems, on -site hydrants, and an unobstructed fire access road of not less than twenty feet (20') wide, shall be resolved to the satisfaction of the Department of Public Safety Livonia Fire & Rescue. April 18, 2023 30892 10. Only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. 11. No LED light band or exposed neon shall be permitted on this site, including the building or around the windows. 12. 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 13. Under Section 13.13 of the Livonia Vision 21 Zoning Ordinance, this approval is valid for one year only from the date of approval by the City Council. Unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Is there any discussion? Mr. Biskner: May I ask a question? Mr. Wilshaw: Sure. Mr. Biskner: Number five, six or seven, did that motion instruct that all the dark E.I.F.S. be converted to masonry or metal? Mr. Ventura: I'll read it again. Mr. Wilshaw: Okay, number six. Mr. Ventura: The Exterior Elevations Plans, identified as Sheets A2.1 and A2.2, dated March 31, 2023, prepared by Jarratt Architecture, are approved, provided that a substantial portion of the E.I.F.S. on the building be replaced with either masonry, metal or composite panels. At a minimum, the modified areas shall include the entire second floor of the building and all of the dark -colored features denoted as "C" on the exterior materials legend. Mr. Wilshaw: Did that clarify that for you? Mr. Biskner: Okay. Mr. Wilshaw: That is what's been offered by our commission, and that is what's been supported. April 18, 2023 30893 Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,1971h Public Hearings and Regular Meeting Mr. Bongero, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,197th Public Hearing and Regular Meeting held on April 4, 2023. On a motion by Long, seconded by Bongero , and unanimously adopted, it was #04-24-2023 RESOLVED, That the Minutes of 1,1971h Public Hearings and Regular Meeting held by the Planning Commission on April 4, 2023, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Bongero, Long, Ventura, Wilshaw NAYS: None ABSENT: Dinaro, 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 1,198th Public Hearings and Regular Meeting held on April 18, 2023, was adjourned at 8:10 p.m. ATTEST: Ian Wilshaw, Chairman l CITY PLANNING COMMISSION ramagno, Secretary