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HomeMy WebLinkAboutPLANNING MINUTES 2018-01-30 MINUTES OF THE 1,116th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, January 30, 2018, the City Planning Commission of the City of Livonia held its 1,116th Public Hearings and Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7:00 p.m. Members present: Sam Caramagno Glen Long Betsy McCue Carol Smiley Kevin Priddy Peter Ventura Ian Wilshaw Members absent: None Mr. Mark Taormina, Planning Director, and Ms. Margie Watson, 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 2017-12-02-16 HEALTH & FORTUNE Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2017- 12-02-16 submitted by The Health & Fortune, L.L.C. requesting waiver use approval pursuant to Section 11.03(u) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment (Wu Xing Acupressure Massage) within the Laurel Park Place Mall at 37700 Six Mile Road, Suite H640, located on the northwest corner of Six Mile and Newburgh Roads in the Southeast % of Section 7. January 30, 2018 28406 Mr. Taormina: This is a request for a massage establishment within the Laurel Park Place mall, located at the northwest corner of Six Mile and Newburgh Roads. The zoning of the property is C-2, General Business. Massage establishments are treated as a waiver use pursuant to Section 11.03(u) of the Zoning Ordinance. It was in 2012 when the same petitioner received waiver use approval to operate a massage establishment within Laurel Park Place. The store was located at the north end of the main concourse near Carson's Department Store. In 2015, the same petitioner, Wu Xing, received approval to relocate its business to a different unit inside the mall, and that location, which is where they are currently operating, is near the Phoenix Theaters situated between the parking structure and the office complex. Wu Xing, the petitioner, is now requesting waiver use approval to operate a second store within the mall. The new unit is in one of the side corridors that is located off the main concourse between Carson's and Von Mauer. The new tenant space, which is identified on the plans as Unit H640, measures about 1,000 square feet and it would be roughly 350 feet from the current massage establishment. There is a special provision in the Zoning Ordinance that requires no massage establishment to be located within 400 feet of any other property which is either occupied or approved for use as a massage establishment. As I indicated, the current store is roughly 350 feet from the proposed location, so this provision would be violated. However, this can be waived by the City Council by means of a separate resolution in which two- thirds of the members concur. Another requirement of the ordinance is that no massage establishment be located within 400 feet of a school, church, state-licensed day care facility, public library, playground, or public park. The new store would not be located within 400 feet of any of these uses and therefore complies with the special provision. Lastly, I'll just mention that to limit the number of massage establishments in Laurel Park Place, both resolutions approving the previous two locations, the one in 2012 and the one in 2015, specified that the petitioner enter into a conditional agreement limiting the waiver use to Wu Xing only, with the provision to extend the waiver use to a new user only upon the approval by the City Council. By approving Wu Xing at this location, we would offer a similar restriction that would limit the use to Wu Xing only and could not be transferred to any other party. With that, Mr. Chairman, I can read out the correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: There are six items of correspondence. The first item is from the Engineering Division, dated December 27, 2016, which reads as January 30, 2018 28407 follows: "In accordance with your request, the Engineering Division has reviewed the above referenced waiver use petition. We have no objections to the proposed waiver use at this time. The existing parcel is assigned an address of 37700 Six Mile Road. All businesses within the mall property should use this address along with the appropriate suite number. The legal description provided with the petition appears to be correct and is acceptable to this office. The existing building is currently serviced by public utilities which should not be impacted by the proposed waiver use, so no Engineering Department permits will be required." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated January 11, 2018, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to operate a massage establishment within the Laurel Park Place Mall on property located at the above-referenced address. We have no objections to this proposal."The letter is signed by Keith Bo, Fire Marshal. The third letter is from the Division of Police, dated January 12, 2018, 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 Brian Leigh, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated January 15, 2018, which reads as follows: "Pursuant to your request, the above-referenced petition has been reviewed. This Department has no further objections to this petition."The letter is signed by Jerome Hanna, Director of Inspection. The fifth letter is from the Treasurer's Department, dated January 5, 2018, 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. The sixth letter is from the Finance Department, dated December 28, 2017, 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 Coline Coleman, Chief Accountant. Thank you. Mr. Wilshaw: Are there any questions of the Planning Director? Seeing none, the petitioner, I believe, is out of town right now. Are you representing the petitioner? Dan Irvin, General Manager, CBL &Associates, 37700 W. Six Mile Road, Livonia, Michigan 48152. Correct. Rick Wang sends his apologies but he January 30, 2018 28408 had a trip scheduled to China. So I'm happy to answer any questions that you may have. Mr. Wilshaw: Thank you, Mr. Irvin. Is there anything else that you wanted to add to the presentation you've heard so far? Mr. Irvin: This is a tenant that I started working with in 2008. Their lease lapsed while I was managing Midland Mall. I was unable to interfere with Leasing's decision to replace them with someone else. As most of the City knows, that other replacement that we brought in didn't work out well. This is a good tenant for Laurel Park Place. Everything is on the up and up. We had very little problem whatsoever overall as far as management. It's a blessing that we got them to come back, and with your permission, we'd like to keep them and retain them. Mr. Wilshaw: Okay. Thank you, sir. Is there any questions for the representative of the petitioner? Mr. Ventura: We understood at the study session when we talked to the petitioner that that he's going to, if approved tonight, operate two massage locations and now he's going to have a third location. He's putting a food operation in. Is that true? Mr. Irvin: That's correct. The d/b/a is Ah Ha Noodles. That's why he's in China right now. He's finalizing the menu. Mr. Ventura: Thank you. Mr. Irvin: You're very welcome. Mr. Wilshaw: Any other questions? Seeing none, thank you, sir. Mr. Irvin: Thank you for your consideration. Mr. Wilshaw: Is there anybody in the audience that wishes to speak for or against this petition? No one else is coming forward. With that, a motion would be in order. On a motion by Smiley, seconded by Ventura, and unanimously adopted, it was #01-01-2018 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on January 30, 2018, on Petition 2017-12-02-16 submitted by The Health & Fortune, L.L.C. requesting waiver use approval pursuant to Section 11.03(u) of the City of Livonia Zoning Ordinance #543, as amended, to operate a massage establishment (Wu Xing January 30, 2018 28409 Acupressure Massage) within the Laurel Park Place Mall at 37700 Six Mile Road, Suite H640, located on the northwest corner of Six Mile and Newburgh Roads in the Southeast 1/4 of Section 7, which property is zoned C-2, the Planning Commission does hereby recommend to the City Council that Petition 2017- 12-02-16 be approved subject to the following conditions: 1. That the use of a massage establishment at this location shall be permitted only under the circumstances that the Zoning Ordinance standard set forth in Section 11.03(u)(2) requiring that no massage establishment shall be located within four hundred feet (400') of any other property which is either occupied or approved for a massage establishment be waived by the City Council; 2. That this facility shall comply with all other special waiver use standards and requirements pertaining to massage establishments as set forth in Section 11.03(u) of the Zoning Ordinance #543; 3. That this facility shall conform to the provisions set forth in Chapter 5.49 of the Livonia Code of Ordinances pertaining to massage establishments; and 4. The Petitioner shall not engage in any form of solicitation for business within the public rights-of-way of Six Mile or Newburgh Roads. FURTHER, the Planning Commission recommends the approval of a Conditional Agreement limiting this waiver use to this user only, with the provision to extend this waiver use approval to a new user only upon approval of the new user by the City Council. FURTHER, the waiver use shall not take effect until the petitioner and the owner of the underlying real estate surrender the waiver use approval granted pursuant to Council Resolution #108-12 to operate a massage establishment within Suite 385 of the Laurel Park Place shopping and entertainment complex. Subject to the preceding conditions, this petition is approved for the following reasons: 1. That the subject site has the capacity to accommodate the proposed use; and 2. That the proposed use is compatible to and in harmony with the surrounding uses in the area. January 30, 2018 28410 FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr.Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving recommendation. ITEM #2 PETITION 2017-12-02-17 UNITED MOTOR LINES Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2017- 12-02-17 submitted by United Motor Lines requesting waiver use approval pursuant to Section 16.11(b) of the City of Livonia Zoning Ordinance #543, as amended, to develop and operate an outdoor storage yard for semi-trucks and semi-trailers at 11777 Globe Road, located on the west side of Globe Road between Plymouth and Amrhein Roads in the Southwest % of Section 29. Mr. Taormina: This is a request to develop and operate an outdoor storage yard for semi-trucks and semi-trailers. This property is on the west side of Globe Road just north of Plymouth Road. The property is roughly 0.8 of an acre in size. It includes 100 feet of frontage along Globe Road by an average depth of 345 feet. There are no buildings or structures currently located on this property. It basically contains an asphalt or concrete parking lot. The zoning is M-1, Light Manufacturing. The subject property is bordered by developed industrial properties to the north, south and east. To the west, the site lies adjacent to both commercial and office, as well as residential properties. From the tax records on file with the City, it would appear that the subject property was previously owned in common with the parcel immediately to the south, which contains a 10,000 square foot industrial building. However, our records show that the parcels are now owned separately. Truck and trailer facilities within the M-1 zoning district where the vehicles, trailers, equipment and materials are not wholly enclosed within a building require waiver use approval under the provisions set forth in Section 16.11 of the Zoning Ordinance. This proposal shows that the paved area is where the semi-trucks and semi-trailers would be parked. It's about 29,000 square feet overall or 100 feet by 290 feet. The front portion of the yard is grassed. According to the site plan, this site would be able to accommodate roughly 16 vehicles with space in the middle for maneuvering. An aerial photograph of the site dates back to 1997 and it shows the use of the property for truck and vehicle parking, presumably in connection with the business to the south. The January 30, 2018 28411 plan shows how the site would be used for the storage of semi- trailers and semi-trucks. Each vehicle space is about 8.5 feet in width by 60 feet in depth. There is a single 25 foot wide driveway that provides access to the site off of Globe Road. A special requirement pertaining to this type of use is that the entire truck storage area must be enclosed with a fence. Currently, most of the proposed storage yard is enclosed with a 6 foot high chain link fence, but there are sections that are missing and will need to be fixed in order to fully enclose the storage yard and comply with this provision. There is a gate as well available to provide restricted access to the property off Globe. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Taormina: There are six items of correspondence. The first item is from the Engineering Division, dated January 8, 2018, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced waiver use petition. We have no objections to the proposed waiver use at this time. The existing parcel is assigned an address of #11777 Globe Road. The legal description provided with the petition appears to be correct and is acceptable to this office. The existing parcel is currently serviced by public utilities which should not be impacted by the proposed waiver use, so no Engineering Department permits will be required. Should the owner remove and reconstruct the existing parking area, plans will be required to be submitted to this department for permitting."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated January 18, 2018, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to develop and operate an outdoor storage yard for semi-trucks on property located at the above-reference address. We have no objections to this proposal."The letter is signed by Keith Bo, Fire Marshal. The third letter is from the Division of Police, dated January 12, 2018, 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 Brian Leigh, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated January 29, 2018, which reads as follows: "Pursuant to your request, the above-referenced petition has been reviewed. The parking lot shall be repaired or replaced as necessary. This Department has no further objections to this petition."The letter is signed by Jerome Hanna, Director of Inspection. The fifth letter is from the Treasurer's Department, dated January 9, 2018, which reads as follows: "In accordance with your request, the January 30, 2018 28412 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. The sixth letter is from the Finance Department, dated January 10, 2018, 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 Coline Coleman, Chief Accountant. That is the extent of the correspondence. Mr. Wilshaw: Are there any questions of the Planning Director? Ms. Smiley: Mr. Taormina, these are 8.5 feet wide for a semi? Mr. Taormina: That is what the plan is showing. Ms. Smiley: That would be very impressive. I don't think I could park in it. Mr. Taormina: I think they would be very close together, but I'll allow the petitioner to respond to exactly what that leaves. I will note that when you look at the width of the property, there would appear to be ample area in between, so maybe a little more than 8.5 feet is needed to park them side by side along both the north and south sides of the property, but there should be adequate space in the middle to maneuver back and forth between Globe Road. Ms. Smiley: Okay. Thank you. Mr. Wilshaw: Is the petitioner here this evening? We will need your name and address for the record please. Kreshnik Pjeshkazini, United Motor Lines, 5830 Newberry Estates, Westland, Michigan 48185. Mr. Wilshaw: Is there anything else you would like to add to the presentation you've heard so far? Mr. Pjeshkazini: I heard everything that was said. You might be right. There might be a little bit more of room in there. We'll fit whatever we fit without hitting anybody or anything. I mean, we'll look at it and if we have to revise anything that needs to be revised, we'll do it. Might not be fitting 10 trucks in the back, but we'll do nine or eight or whatever it takes. Ms. Smiley: So that they can all fit. January 30, 2018 28413 Mr. Pjeshkazini: Yes, ma'am. Ms. Smiley: Thank you. I couldn't put my Edge into it. I hate it when I leave Livonia because the spots are so narrow for regular parking. Mr. Pjeshkazini: The idea is they're going to make the turn and they're going to back up. Ms. Smiley: Okay. Great. Thank you. Mr. Caramagno: I've got a couple questions. Are you going to own this property or are you just leasing it? Mr. Pjeshkazini: Yes, I'm going to own it. Mr. Caramagno: Have you bought it yet? Mr. Pjeshkazini: No. Mr. Caramagno: Pending the outcome of tonight? Mr. Pjeshkazini: Yes, sir. Mr. Caramagno: United Motor Lines, what do you haul? Mr. Pjeshkazini: I've been in the business, in transportation business, for about 20 years now. I've been working for others. I want to see if I can do something on my own. This would probably be home to start something. It would be something that I've been dreaming about doing myself for about 18 years now. Shawna Salazar, 5830 Newberry Estates, Westland, Michigan 48185. And you haul general commodities like lumber and racks and aluminum sheets. Things like that. Mr. Caramagno: Are these open trucks or closed truck? Ms. Salazar: They are not. No. We had a picture of the trucks. They're enclosed. They're Conestoga trailers so they're actually enclosed. They're slider kits. Mr. Caramagno: Okay. Now the trucks that you're going to park here, do you own them or are these brokers of yours that do this work? January 30, 2018 28414 Mr. Pjeshkazini: A few of them we do own. We're hoping in the future we might be able to lease a few more, but the ones that are going to park right now, are the ones that we own, which is about four so far. Mr. Caramagno: So I understand you'll park trucks there, but if they're parked, you're not making any money obviously. Mr. Pjeshkazini: No, no. Mr. Caramagno: So you want to keep them on the road quite often. Mr. Pjeshkazini: That would be home for them to park on a Saturday or Sunday. Mr. Caramagno: Okay. That leads into my next question. If they're parked on the weekends, a truck driver comes in, parks, provided he lives here, he goes home. What if he doesn't live here? Is he going to sleep in the cab over the weekend? Ms. Salazar: All of our drivers, they are not, we're not out of state. So we're all Michigan routes right now. Mr. Caramagno: Okay. So just within the State of Michigan. Ms. Salazar: Correct. Mr. Pjeshkazini: Locally. Yeah, I mean, they all live in Westland, Livonia, and Canton. Mr. Caramagno: Okay. Because I would have a concern about anybody staying the night on the property. I'd have a concern with that even if they've got a sleeper cab. Where are these trucks dispatched out of? Ms. Salazar: They are dispatched right now out of the 5830 Newberry. That's our dispatch office. We have a home office set up together so that's where the dispatch is happening. Mr. Caramagno: Do you envision trailers sitting, dropping and hooking trailers, and just leaving trailers sit here? Ms. Salazar: No. They never drop. They never-drop trailers. Mr. Pjeshkazini: It's not drop and hook. The units stay together, unless it's a break down and we have to drop something and go on the road to pick up another trailer because a truck broke down. It might happen but, I mean, our vision is to where every truck and trailer stays together. It's not drop and hook. January 30, 2018 28415 Mr. Pjeshkazini: Vans usually are, which you mentioned, but flood beds are a little different. Mr. Caramagno: Okay. Thank you. Mr. Long: I know it's a big open lot at this point. Is there any plans to do any maintenance on the vehicles while they're on-site there? Mr. Pjeshkazini: No. Mr. Long: Do you have a different place? Mr. Pjeshkazini: Again, for the last 18 years, we have ventured to shops that do oil changes and preventative maintenance. Hopefully, in the future, we might be able to build something in the property where there's a driveway, an enclosed driveway, to where we can do it there, but I don't know. Mr. Long: Thank you. Mr. Priddy: It doesn't look like there's any lighting on the property itself. Do you plan on using it at night or do you need to add lights? Do you have any plans to do anything like that? Mr. Pjeshkazini: We noticed that there were a couple of lights on the poles that could shine towards . . . Ms. Salazar: But they're turned off. Mr. Pjeshkazini: Yeah, towards the property, but they are turned off. Ms. Salazar: There were on when we initially looked at the property because we looked at it during the day and at night, but now we notice that the lights are off there. So that's something we're going to have to . . . . Mr. Priddy: To examine? Ms. Salazar: Yeah, exactly. Because they were shining directly on the lot and they were large lights. Mr. Priddy: Right. So if you look at lighting . . . . Ms. Salazar: We definitely need lighting for the parking. Yes. January 30, 2018 28416 Mr. Priddy: There are some residential areas there close to that, so you want to be concerned about the lighting. Ms. Salazar: Like I said, the two poles that are there, I believe belong next door because they own that lot and they were on initially in the beginning, so it might be something that we would be able to work out with them. Mr. Priddy: That's what I was wondering if it's the building's lights or if they're yours. Ms. Salazar: Yeah, I believe so because they were the ones that owned that property so that might have been why they shut them off. We are unsure of that. Mr. Priddy: So you still need to work out any lighting. Ms. Salazar: Yeah. Mr. Priddy: And then, if employees come, are they leaving their cars there to get their trucks or how do employees get their trucks. Mr. Pjeshkazini: That would be the idea. Mr. Priddy: So there would be cars there left while trucks aren't there? Mr. Pjeshkazini: On the same spot where the truck and trailer will be parked. I mean, they will park their vehicles so nobody else will take their spots pretty much. That's the idea. Yeah. Mr. Priddy: Thank you. Ms. Smiley: Are you comfortable with the security around there? Mr. Pjeshkazini: It's a very quiet area. Yes, ma'am. Ms. Salazar: We've driven that at night and during the day probably at least 25 times in the last couple months. Mr. Pjeshkazini: There's other trucks in the area pretty much too. There's a business right in front of the property that does the exact same thing. They have semi-trucks parked around their yard, but they also have the capability of doing repairs because they have the shop. But, I mean, there's trucks in and out all the time at that same area. Ms. Smiley: Okay. Thank you. January 30, 2018 28417 Mr. Wilshaw: Are there any other questions for our petitioner? Seeing none, thank you. Is there anybody in the audience that wishes to speak for or against this item? We do have a couple people in the audience. Thank you. We'll let you have a seat for now, and we'll hear from these other folks. Matt Carr, Storch Magnetics, 11827 Globe, Livonia, Michigan 48150. This is the property to the north. I appreciate you having me tonight and letting us know about it. I don't know how many of you all have been down Globe Street in the last five to seven years. I joined Storch Magnetics about eight years ago. I feel like we kind of started something. About five years ago we started to re-do the property. We re-did the façade of the building, did a tremendous amount to the infrastructure. Storch Magnetics celebrated a 65th year last year and we've been in Livonia for about 45 years in that location. We actually originally owned this property. What I want to say is that I've watched all of the other businesses move in. Roush has come in. Cooper Standard moved in right across from us. They've made tremendous investments on that street. The one thing that's frustrating is I've got clients that I pick up from the airport constantly. I bring them back to our facility. We've got to come down Amrhein. We're coming down Globe. And it's better. It's better than it's ever been and we've become more of a technological company. I'm trying to hire engineers, trying to pull people out of companies like GM, large tech savvy companies to come work at that building, and I don't like the idea of a storage yard. I was hoping that when this sold, it would be built out. The tenants that had the building prior to the gentleman that reconditioned it, his building completely, originally owned this property previous to us. He's made a tremendous investment there and prior to that, you had three different limousine companies that were operating out of that building. And any square foot that could be sold or rented out, that's what they were doing with it. So that's what that photo from 1997 was. Just expecting more from the City to help us see that park built out. Please. And make sure that we can stay competitive and that it looks and appears well. I did research. United Motor Lines out of the address that they said. There's no website for the company that we could find to try and get a little bit more info on it. They've got listed, though, on a "you ship" that there's three trucks, three drivers, trailers types, drive and flatbed, lowboy, step deck, air ride van, auto carrier, double flat beds, stretch beds, trailers. There's a lot of open trailers. I can't keep that stuff without a waiver. And all of a sudden it's okay? Forty-five years later. I'd rather this property get built out. I know people that are starting out need something like this, but we need that to be a better area. January 30, 2018 28418 Amazon's competing. I'm losing people. It's hard and we need to fight and it's got to look good. I hope that street gets built back out soon too. It's important to us. Thank you for having me. I appreciate it. The lighting too. There was one last thing. We've shut our lights off. You've got residents in the back there. They complained. I had to shut the lights off on the west side of the building. I'm concerned you're going to have trucks coming in. This purchase goes through. This gentleman comes in. He's probably a wonderful man. I'm sure. But they come through at night. They shine them in the lights. Diesels are running. Those residents, the three houses, to the west are going to get upset and they're going to be right in their rear windows. So thank you for your time. Mr. Wilshaw: Thank you, sir. There's one other gentlemen in the audience that wishes to address this item. Simon Arslayin, Garco Gaskets, 11865 Globe, Livonia, Michigan. I own Garco Gaskets. That's actually just north of that gentleman's property. I actually used to be in Wayne, Michigan, and I moved there about a year and half ago. We've been upgrading our property and trying to get it better and better. My biggest concern right now is, I don't know if you guys have actually been down Globe Street or Amrhein. It's really bad over there with the trucks going up and down, up and down. It's a nightmare. That's one of my first concerns. My other concern is, I'm all about the American dream. We started out from working out of the garage 30 years ago with my dad. And my dad's retired and I'm trying to make the place a better place. I've actually upgraded the place. I've painted it, tried to do the maintenance on it. And he is right. There is no way we can put the lights up. We've got residents right behind us and they've actually complained about lights being on. My other concern is, it's a narrow street. I don't care what they say or anybody says. We've got trucks going in and out of that place, and having a storage area like that being there is a major concern of ours because right now we can't even get dump trucks to actually dump trucks because bringing dumpsters in and out, there's trucks waiting outside to actually pull in and pull out. We're holding up traffic left and right. And that's a residential area behind us, and I've seen trucks going all the way out to Plymouth, going out to that side. That's going to be a major concern. There's not going to be trucks going in and out. Cooper Standard moved in across the street from us and they've actually redone the whole front end because of the fact that they can actually have trucks come in and out and turn around. My big concern is, how are their trucks going to be in and out and not holding up traffic in our businesses in that area? It's a big major concern of mine and I January 30, 2018 28419 want to hold our property values up over there and that's one of the big things for me. I love Livonia. I moved from Wayne and it's trying to keep our place updated. My big concern is the street being held up with the trucks. That's all I have to say. I'm sorry. I'm all about the American dream but it's a big concern of ours. Thank you. Mr. Wilshaw: We heard your comments. Thank you very much. Is there anyone else in the audience wishing to speak for or against this item? Seeing no one else come forward, the petitioners are welcome to come forward and address anything that they've heard tonight if they wish. We always like to give the petitioner one last chance. You've heard a couple comments regarding lighting and the types of trailers if you'd like to address any of those things. Mr. Pjeshkazini: The lights are already there. The lights have been there. There's nothing that we want to add. We're not aware that people were complaining, but I mean if we can maybe perhaps put the lighting a different way, one thing. The other is that both gentlemen mentioned that there are trucks in and out there already. So mean there are businesses that are operating with trucks. I don't know if having more trucks in there is going to do anything or not, but that's all I have to say. I wasn't aware that there were so many trucks already there, other businesses like they mentioned. That's all I have to say. Mr. Wilshaw: Do we have any other questions for the petitioner? Mr. Caramagno: I didn't ask you earlier, but why this location? Mr. Pjeshkazini: Safety. Convenience. I mean 96 is a mile and half away I believe. It's a great location for trucking. It is industrial. It's M-1. We already verified that. Mr. Caramagno: Did you look at other properties, and if so, where? Mr. Pjeshkazini: We have looked in Detroit, looked in Westland, Canton. They almost needed rezoning or they also needed . . . locations that we looked at needed a lot more work put into it, paving, concrete, septic systems and whatnot. I mean this is already all in there and that's why we're looking at it. Mr. Caramagno: Okay. And the last question I've got is, do you happen to know how long this property has been vacant? Mr. Pjeshkazini: No, sir. January 30, 2018 28420 Mr. Caramagno: Thank you. Mr. Pjeshkazini: You're welcome. Mr. Priddy: Just a follow-up to some of the concerns. Do you have hours? Will they be coming all hours of the day? For residents, like if they're concerned about residences or possibly during business hours with other businesses next to it, how would that affect your neighbors with the traffic, and like they pointed out, with residences behind it? Do you see any impact with your neighbors? Mr. Pjeshkazini: I don't, but again, I mean, the main concern is that there is not going to be any trucks running there. I mean, I can see that being a nuisance, but there's not going to be any trucks running throughout the night. Hours, I mean, there's 14 hours per day that a driver goes by lawbook. I mean, so it all depends what time they start. They've got to be compliant with the DLT regulations and then they got to park by the time it's done and over with. Mr. Priddy: Could be 11:00 at night? Mr. Pjeshkazini: Possibly. Mr. Priddy: Thank you. Mr. Ventura: Approximately how many trips in and out of this lot on a daily basis do you anticipate you'd make? Mr. Pjeshkazini: Per truck that is? Mr. Ventura: Just total. I mean, would there be 10 trucks going in and out of there in a day, or 5 or 20? I understand that you don't really know the answer to this question, but approximately. Mr. Pjeshkazini: Currently, like the gentlemen stated, we have three trucks, working on buying a fourth one. Probably about six to seven trips. Mr. Ventura: You mentioned that you might be flexible with regard to the lighting. If we were to approve this and put something in the approval that required you to install lighting that didn't impinge on the adjacent residential area, would you be comfortable with that? Mr. Pjeshkazini: I would consider it. Yes, sir. I mean I don't know where the lighting, the power, the way it runs. I'm not sure. We never looked at it. January 30, 2018 28421 Mr. Ventura: And finally, I noticed in the drawing of the layout of the parking spaces that's colored, it shows a green area adjacent to the driveway. It's not this particular slide. Is there grass there? Mr. Pjeshkazini: Yes, sir. You can see it on that very same picture. That's where the grass is at. Mr. Ventura: Is it irrigated and cut? Mr. Pjeshkazini: It's cut. It's green But I don't think it's irrigated, no. Maybe the gentleman that was here can better answer that. I mean, I'm not sure. I don't think so. Mr. Ventura: Are you planning on doing any landscaping or any addition to that area? Mr. Pjeshkazini: We could. I mean if we had to, but we also wanted to ask the City if in the future if we were to put a building in there, if there was a way to move that fence with the City limits and whatever. Maybe it could be paved. The business right beside us almost have no grass in there, and they got pavement to where their personal vehicles are parked. Maybe we want to do the same thing and use those spaces for only trucks and park cars. Follow directions, just like everybody else around us pretty much. Mr. Ventura: So you envision expanding on this site? Mr. Pjeshkazini: Yes, sir. That's the idea. Yeah, I would like to have a building there. I would like to do maintenance, but I mean, there has to be a building in there in order for us to do that. Yes. Mr. Ventura: Thank you. Ms. Smiley: I have a question for Mark. Do we send letters to all those residents that would be on Newburgh Road that would back into that? Mr. Taormina: Anyone within 300 feet of the property would have received a notice. Ms. Smiley: Have we heard from anybody? Mr. Taormina: Not that I'm aware of. I don't have any additional correspondence other than what I read out. Mr. Wilshaw: Ms. Smiley, in our packet, there is a notification map and it does show that the residences were in that circle of notification. January 30, 2018 28422 Ms. Smiley: I see the circle. I just wondered if we heard anything. I guess was trying to say we do send letters out to everybody within 300 feet. I wanted Mark to repeat that. But I was not aware that we heard anything negative from them regarding that. Okay. Thank you. Mr. Wilshaw: Are there any other questions? I think we're all set. Thank you, sir. If there's no other business, I think a motion would be in order at this point. On a motion by Ventura, seconded by Smiley, and adopted, it was #01-02-2018 RESOLVED, that pursuant to a Public Hearing having been held by the City Planning Commission on January 30, 2018, on Petition 2017-12-02-17 submitted by United Motor Lines requesting waiver use approval pursuant to Section 16.11(b) of the City of Livonia Zoning Ordinance #543, as amended, to develop and operate an outdoor storage yard for semi-trucks and semi-trailers at 11777 Globe Road, located on the west side of Globe Road between Plymouth and Amrhein Roads in the Southwest 1/4 of Section 29, which property is zoned M-1, the Planning Commission does hereby recommend to the City Council that Petition 2017-12-02-17 be approved subject to the following conditions: 1. That the plan labeled Proposed Asphalt Parking, marked Sheet 1, prepared by Basney & Smith, Inc., as received by the Planning Commission on December 28, 2017, is hereby approved and shall be adhered to; 2. That the maximum number of semi-trucks and semi-trailers parked on the site shall not exceed sixteen (16); 3. That all semi-truck and semi-trailer storage shall be restricted to the confined area of the property as shown on the approved plan; 4. Storage within the storage area shall be limited to semi- trucks and semi-trailers, as shown on the approved plan. Any other special trade contractor or business wishing to occupy or lease space on the property for the outside storage of equipment, vehicles or materials that differ from what is shown on the plan shall first obtain approval of the Planning Commission before obtaining a zoning compliance permit and certificate of occupancy from the City of Livonia Inspection Department and Fire Marshal; January 30, 2018 28423 5. That the parking spaces for the semi-trucks and semi- trailers shall be a minimum ten feet (10') wide; 6. That there shall be no outdoor storage of disabled or inoperative equipment and vehicles, scrap material, debris or other similar items; 7. There shall be no storage of flammable, explosive, radioactive, hazardous, toxic, or volatile substances upon the premises; 8. That no minor repairs or maintenance work on vehicles or trailers shall be conducted on this site; 9. That 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; 10. That a lighting plan be submitted to the Inspection Department for approval that ensures that all exterior lighting does not impinge on the adjacent residential area; 11. That a landscape plan be submitted to the Planning and Inspection Departments for approval; 12. That there shall be no overnight operation of trucks or sleeping in trucks; 13. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited; 14. That the petitioner shall submit a Letter of Understanding signed by the petitioner and the owner of the underlying real estate indicating that this waiver use will be voluntarily abandoned in the case the petitioner moves from the premises; 15. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time permits are applied for; and 16. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of ONE YEAR ONLY from the date of approval by January 30, 2018 28424 City Council, and unless a permit is obtained, this approval shall be null and void at the expiration of said period. FURTHER RESOLVED, that notice of the above hearing was given in accordance with the provisions of Section 19.05 of Zoning Ordinance #543, as amended. Mr. Ventura: Mr. Chairman, I'd like to add two things to this petition. Condition 14 would address a lighting plan to be submitted to the Inspection Department for approval that ensured that the lot lighting did not impinge on the adjacent residential area. And Condition 15 would be that a landscape plan be submitted to the Inspection Department for approval. Mr. Wilshaw: Okay. Do we have support for that motion? Support by Ms. Smiley. Mr. Caramagno: To the maker of the motion, would you consider adding "no overnight sleeping on the premises or excessive idling of trucks?" Mr. Ventura: Absolutely. Mr. Wilshaw: Okay. So we're going to add another item that there be no overnight operating of trucks or sleeping on the premises. And the maker is okay with that and the second? Ms. Smiley: Absolutely Mr. Wilshaw: Is there any other comments on the motion which is an approval subject to a number of conditions, including some additions? No comments. Please call the roll. A roll call vote on the foregoing resolution resulted in the following: AYES: Ventura, Smiley, Long, McCue, Caramagno, Wilshaw NAYS: Priddy ABSENT: None ABSTAIN: None Mr.Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to City Council with an approving resolution. January 30, 2018 28425 ITEM #3 PETITION 2018-01-08-01 LIVONIA CENTERS Mr. Caramagno, Secretary, announced the next item on the agenda, Petition 2018- 01-08-01 submitted by Livonia Centers, L.L.C. requesting approval of all plans required by Section 18.47 and 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to renovate and expand the existing commercial shopping center, including an addition to the existing building, modifying the exterior facade of the existing shopping center building, and constructing a new freestanding commercial building in the front parking lot at 30000 thru 30070 Plymouth Road, located on the north side of Plymouth Road between Middlebelt Road and Tech Center Drive in the Southeast 1/4 of Section 26. Mr. Taormina: This is a request to renovate and expand and existing retail center located on the north side of Plymouth Road just east of Tech Center Drive. The parcel is roughly 8.8 acres in size. It includes 400 feet of frontage on Plymouth Road and approximately 850 feet of frontage on Tech Center Drive. The zoning is C-2, General Business. This site was originally developed in 1986. It was built as a Builders Square home improvement store, which measures about 81,000 square feet in gross floor area. In the mid-90's, Builders Square left and the building was remodeled for two tenants. The current tenants are Big Lots and Dunham Sporting Goods. Adjoining the shopping center to the east is a Red Lobster restaurant. This restaurant is located on a separate parcel but shares access and parking with the shopping center. This petition includes four major components. The first would be the expansion of the existing retail center. The second would be the construction of a new free-standing multi-tenant retail building in the front parking lot of the shopping center. The third is renovations to the existing facade. The fourth would be new monument signs. The addition would be at the west end of the shopping center. It measures roughly 29,320 square feet of gross floor area with dimensions of 118 feet by 242 feet. The area where the addition is shown was originally used by the Building Square as an outdoor sales area for plants and other garden supplies. This area is currently paved and is partially covered by an overhead canopy. With the additional retail space, the gross floor area of the shopping center would increase to about 110,000 square feet. The new addition could accommodate two tenants. Along the front, the addition would match the setback and form a continuation of the façade of the existing building Commercial buildings that are on corner lots where the side yards abut thoroughfares with right-of-ways less than 86 feet are required to have a setback of at least 25 feet. The 25-foot setback applies in January 30, 2018 28426 the case of the side yard adjacent to Tech Center Drive, which has a right-of-way of 60 feet. The addition would only be set back 22 feet 1 inch from Tech Center. So there is a slight deficiency as it relates to the west side yard street setback adjacent to Tech Center Drive that would have to be addressed by the Zoning Board of Appeals. The proposed new free-standing multi-tenant building would be in the front of the shopping center closer to Plymouth Road. This would be a one-story building of about 5,808 square feet. It would be divided into three tenant spaces. The plan shows a drive-thru window operation on the west end cap unit. Drive-up operations are treated as a waiver use in any C-2 zoning district. This aspect of the proposal is only conceptual and will require a separate waiver petition once a user is identified. The new free-standing commercial building would not have direct access from Plymouth Road. Ingress and egress would be available from all of the existing driveways and maneuvering isles within the shopping center. This commercial building would have a similar architectural look. It would be constructed out of the same building materials as the upgraded shopping center. The shopping center south elevation, which is the front of the building facing Plymouth Road, would be completely transformed and modernized. The design includes symmetrical combination of parapet walls that are along the upper half of the structure. These vertical wall sections vary in height and shape and are shown projecting above the existing roofline. The primary exterior finishes include brick, burnished block, cast stone, E.I.F.S., and metal panels. There would be a decorative cornice along the top of the parapet. The new free- standing building would contain similar treatments. It would include building materials that would match the upgraded shopping center. The highest point on the shopping center is roughly 45 feet. The ordinance does allow certain extensions of parapet above the height restriction in the C-2 District and I'm not sure that this meets it. There may even be some adjustments needed on the overall of the main shopping center building or variances granted. In terms of parking, presently the site has 434 parking spaces. The existing shopping center only requires 405 spaces. However, there would be 52 spaces removed to accommodate the new free-standing building. The enlarged shopping center, when you include the expanded space, requires 147 additional spaces. That brings the total up to 552. Including the additional spaces needed for the free-standing multi-tenant building, which is 31, brings the overall parking requirement up to 583 parking spaces. To help offset the loss of parking, there would be 51 new parking spaces added behind the building along the north property line and adjacent to the rear wall. The new striping would be located behind the building primarily. This January 30, 2018 28427 brings the total number of parking spaces available on-site to 433, but there are 584 spaces required overall when we add the additional retail space. This results in a deficiency of 150 parking spaces. This obviously will need approval by the Zoning Board of Appeals. Dumpster enclosure details are shown behind the building as well as to the rear of the new retail building. The one deficiency there is that wood gates are shown. Either metal gates or composite material gates would have to be substituted for the wood. Then as the site plan relates to signage, they are entitled to two monument signs. Each would be limited to a height of 8 feet and an area of 40 square feet. One of those two proposed signs meets the ordinance. The other, however, closest to the main entrance drive, would measure 20 feet in height and would have three tenant panels. That will also require a approval by the Zoning Board of Appeals. With that, Mr. Chairman, I can read out the correspondence. Mr. Wilshaw: Please. Mr. Taormina: There are five items of correspondence. The first item is from the Engineering Division, dated January 17, 2018, 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 existing parcel is assigned a range of addresses from 30000 to 30070 Plymouth Road, the address of 30000 Plymouth Road assigned to the overall parcel. The legal description provided with the petition appears to be correct and is acceptable to this office. The existing parcel is currently serviced by public utilities, but the but the submitted drawings do not show proposed connections or calculations, so we cannot determine impacts to the existing systems at this time. It should be noted that per the site plan design standards, any new impervious surfaces (building roofs, parking lot, etc.) require storm detention per the Wayne County Storm Water Ordinance. The existing shopping center did not provide any detention at the time it was constructed, so any new (or reconstructed) impervious surfaces will require detention." The letter is signed by David Lear, P.E., Assistant City Engineer. The second letter is from the Livonia Fire & Rescue Division, dated January 18, 2018, which reads as follows: "I have reviewed the site plan submitted in connection with a request to renovate and expand the existing commercial shopping center on property located at the above-reference address. We no objections to this proposal."The letter is signed by Keith Bo, Fire Marshal. The third letter is from the Division of Police, dated January 12, 2018, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is January 30, 2018 28428 signed by Brian Leigh, Sergeant, Traffic Bureau. The fourth letter is from the Inspection Department, dated January 15, 2018, which reads as follows: "Pursuant to your request, the above- referenced petition has been reviewed. (1) The proposed building addition is deficient in setback on the west side. A variance from the Zoning Board of Appeals would be required to maintain the deficient setback. (2) The proposed number of parking spaces is deficient. A variance from the Zoning Board of Appeals would be required to maintain the parking deficiency. (3) The gates on the dumpster enclosure shall be steel or may be as approved. (4) No signage has been reviewed at this time. This Department has no further objections to this Petition. This Department has no further objections to this petition."The letter is signed by Jerome Hanna, Director of Inspection. The fifth letter is from the Treasurer's Department, dated January 17, 2018, 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 for our Planning staff? Seeing none, the petitioner is here. We will need your name and address for the record please. Ghassan Abdelnour, Architect, GAV & Associates, Inc., 24001 Orchard Lake Road, Suite 180A, Farmington, Michigan 48336. I am representing the owner today for this project. We thank everybody with the Planning Department and the Building Department that helped us with this project and trying to put all these drawings together. What we are proposing, like Mark said, we're just doing a facelift for the existing shopping center. We're adding the 29,000 square feet addition to the same building, and we're adding that outlot that is around 5,000 plus or minus square feet. There is an issue for the setback, usually for that new addition, the only two feet is going through because we created these monuments to match the front of the building so we only have two columns going out in that area. That's what's in the setback. Hopefully, kind of that's why just to make the building look altogether, especially from the street on the side, and give character instead of just putting a straight wall and make it a little bit more attractive for the eyes. And the second issue, with the 433 cars we have, I think now if you go through that shopping center with the two existing stores, the parking is always empty. A lot of these cars actually park in the area where the restaurant is because the restaurant has 150 cars and most of the time January 30, 2018 28429 there's not much cars in the back area. So we're hoping between the two situations, the existing parking, the 433 and a lot of these actually they use now existing the parking in the back area where the restaurant is, there's almost like 50 parking that is never used for the restaurant. So we're hoping that the people still park there because it's next to the store. In general, we kind of looking forward to do this project. We're trying to renovate the building, make it look more attractive. It looks a little bit older right now. And also, there is the item for the signage. The signage we do have one small sign that meets the requirements, but the second sign we propose after talking with the owner, because of the depth of the existing shopping center in the back. Our tenant, they are kind of asking if we can put like a big sign for them so people know that these two or three or four retailers or something in the back area have at vision so people passing by the street so they know that they exist. That's actually very important. I mean usually for retail and for renewing leases and stuff like that. We're hoping the height is 20 feet and we're trying to kind of match it, make it look nice, because we have a big sign on the other side of the street trying to make the area kind of more attractive at both of them. We're hoping to use the same material we're using for the new renovation, using the stone, metal, dryvit and all these requirements just from the existing building. You did ask me last time at the meeting about some of the materials we're using for the building. We're using brick and we're using the burnished block. We're using a little dryvit and we're using metal panels and we're using stone veneer on the columns just to give it a little bit of texture on all of it. And we're adding some lighting in some situations just to shine some of the lighting that goes up and down on the building, just to give it some character at night so people can see and feel safer in the project. The existing lighting on the whole site, we're keeping it all the same. We're not touching the lighting. The existing lighting works. We don't have a problem with that. The only thing maybe we may change it to a better lighting or LED. I'll answer any questions or if the owner has anything to say. Mr. Wilshaw: Thank you for your presentation. I appreciate that. Do we have any questions for our petitioner? Ms. Smiley: Is this your landscape plan? Mr. Abdelnour: These are existing trees. Ms. Smiley: And it looks like this? January 30, 2018 28430 Mr. Abdelnour: A lot of the existing trees, yeah. Most of the existing trees we showed them on the plan. So hopefully if anything needs to be fixed after we do the renovations, we're going to go back and we talked with the Planning Department to, if there's any of the existing landscaping that's not good, we're going to take it out and put another one to match it to try and keep the landscaping good. Ms. Smiley: Are they going to have the same tenants that are in there now? Mr. Abdelnour: The two existing tenants are staying. Yes. Ms. Smiley: In that 2,900 square feet, you're going to have a new tenant. Mr. Abdelnour: We might have two different tenants. Ms. Smiley: You might have two. Okay. Mr. Abdelnour: It's designed for both, either two tenants or one tenant. It depends who comes into the picture. Ms. Smiley: And then the building out in front, you're going to have three tenants. Mr. Abdelnour: Three tenants. We have one drive-thru and two retail next to it. Ms. Smiley: And the restaurant would probably be on the west side. Mr. Abdelnour: Where the drive-thru is because the cars come so it makes it easier for the stacking lane for the cars. Ms. Smiley: Okay. Thank you. Mr. Long: You're adding parking spaces behind the building. Correct? Mr. Abdelnour: We're adding in the back. We adding another 50 cars just to kind of create the parking area better, but we're still kind of short what Mark was saying. We're still 150 cars short but we're hoping to use some of the restaurant because it's been used anyway. Mr. Long: I understand that. My question is, is there existing parking back there already? You're just adding to it? Mr. Abdelnour: No, there's no existing. We're adding it. Mr. Long: So right now it's just used for trucks. January 30, 2018 28431 Mr. Abdelnour: Yes, but we have a big space so we thought let's put the parking. Because of the big parking in the front, people never want to put in the back, but now, we're going to maybe be asking the employees to park in the back areas. Mr. Long: Okay. So mostly employees back there. So if the employees are parking back there, this isn't such a big deal. But if this is general customers parking back there . . . Mr. Abdelnour: No, I don't think you're going to have customer parking there. Mr. Long: Is there an entrance? Would there be a public entrance to the buildings in the back? Mr. Abdelnour: No. It's mainly going to be for the employees. They come from the back. But I think people coming to the store, I don't think for safety they won't park in the back. Mr. Long: That's where I was going. Mr. Abdelnour: It's mainly for employees. We're going to ask most of these stores to have all their employees in the back area. Mr. Long. Okay. Thank you. Mr. Caramagno: So the existing west side of the building where the overhang is, that all comes down as part of the addition? Mr. Abdelnour: Yes. Mr. Caramagno: Okay. I notice you have some RVs in there and some trailers. Mr. Abdelnour: They're all going to be cleaned. This whole area will be taken out. Mr. Caramagno: That goes away. It comes right off the property. Does it stay there? Mr. Abdelnour: One hundred percent, yes. Mr. Caramagno: What happens with the rear of the building? Now that you're going to park employees back there, what happens? You're going to refurbish the front and the side of the building. Does anything happen to the rear of the building? Mr. Abdelnour: The rest of the back is all block. So it's going to be all painted and fixed wherever it's needed. January 30, 2018 28432 Mr. Caramagno: So the rear of the building gets all painted as well? Mr. Abdelnour: It will be painted to match the new proposal. Yes. I mean, we're going to have to kind of do some grayish or lighter color to match what we're doing in the front, because now the colors are more yellowish so we're changing that, all this color. Mr. Caramagno: That's good to hear. So the whole building will be similar in color? Mr. Abdelnour: Absolutely. Mr. Caramagno: All the way around. Mr. Abdelnour: Absolutely. Mr. Caramagno: Nice. Is this a shared property with the Red Lobster restaurant or does Red Lobster own their piece of property? Frank Dabaja, Livonia Centers, L.L.C., 8351 N. Wayne Road, Westland, Michigan 48185. I believe we do have a cross-easement with Red Lobster. I thought I had the copy but I'm in the process of getting a copy done. Mr. Caramagno: So you think you've got that so the parking that you're sharing is not a huge issue. Mr. Dabaja: The back parking of the Reb Lobster very rarely gets used. It's always been empty. As a matter of fact, some of Big Lots find it easier, customers, to park right there and just walk to Big Lots. And there's never been any interference with Red Lobster. Keep in mind, the hours of Red Lobster, peak times, are different from the hours of the peak times of the shopping center. Mr. Caramagno: Sure. I've got a couple more questions or comments maybe. notice your garbage enclosure for your stores in the back, I think it's your Big Lots side, the gates are off and down and there's garbage on the floor. What's the plan with that? Mr. Dabaja: There has to be an upgrade to those dumpsters. I realize there's an issue with them, especially with the doors. They keep breaking. We need to construct it differently. Mr. Caramagno: Is that part of the plan here, to do that at the same time? Mr. Dabaja: It has to be. When we're doing all that work, that stuff is pretty minor. We have to make sure that stuff is updated. January 30, 2018 28433 Mr. Caramagno: I think so. There's a lot of garbage on the ground there. It looks terrible. Mr. Dabaja: Absolutely. Mr. Caramagno: I drove around it. Mr. Dabaja: There is some work that needs to be done in the back. We're aware of that. It's part of the project. It needs to be done at the same time. Mr. Caramagno: The other thing that Carol talked about is your landscaping. It looks terrible. I'll need to see some sort of a landscape upgrade here too. You're spending a lot of money here and that landscape looks terrible. Mr. Dabaja: We will work with the Plymouth Road Redevelopment Authority in terms of bringing the landscaping to match what we have across the street. The railing that you have all the way across, that's pretty much going to match what's across the street. Mr. Caramagno: I didn't mean towards your building. What you're showing here looks fair to me on your drawing, but it doesn't look anything close to this in reality. Mr. Dabaja: Again, if we're doing that type of work on the property, we need to make sure it's going to be up to speed. If we're spending all that money and we're actually going through the whole process, we're going to have to do it right. And again, if there's landscaping that needs to be done, it's got to be done. Mr. Caramagno: I agree. Mr. Dabaja: We're not going to just do a half . . . just do the building, do the facade and just the leave the landscaping. That's the most appealing part of the project, especially when you're looking across the street with all the lilies around. Because you've got all these tall trees in the front. Really, they don't serve a lot of purpose other than the fact that they just shade what's in the back. So personally, I've always been against the fact what you have up in the front, you have that huge hump and it just kind of . . . it just doesn't . . . there's no visuals to the new building that's going to be back there. Mr. Caramagno: Sure. I think a plan that's submitted and approved by this Board or by the Planning Department would look good, but I think it's got to be part of what's being approved here tonight. January 30, 2018 28434 Mr. Dabaja: I'm sure there's a landscape plan, but I'm sure you know that we can visit that and make sure it's brought up to speed. Mr. Wilshaw: Is there any other questions for our petitioner? Mr. Priddy: Kind of a follow-up to the landscaping. About parking lot improvements. Anything like that? That's going to go along with it? Mr. Dabaja: Absolutely. Mr. Priddy: Striping and things like that? Mr. Dabaja: It has to be re-striped and it has to be re-sealed and make sure there's any repairs that need to be done, that has to be a part of it. Mr. Priddy: So basically, you're going through the whole thing then? Mr. Dabaja: Absolutely. Whatever repairs need to be done, it's got to be done. Mr. Priddy: Okay. very good. Mr. Dabaja: We're doing all that work. It's the right thing to do. Mr. Priddy: Thank you. Mr. Wilshaw: Any other questions? I don't see anything else. With that, thank you for your time tonight. Is there anybody in the audience that wishes to speak for or against this item? Ms. Smiley: I do have one question. You seem to have actual bricks and stuff. Are these pictures pretty accurate? Mr. Dabaja: A little darker on this one, but pretty accurate, yes. Ms. Smiley: When you go to the Council, you might want to have an actual material board so they can see the actual colors. I love pictures, but I do better with the actual samples. I would like to see a brick veneer, what it looks like, rather than this picture of a brick veneer. A sample board would serve you well. Thank you. Mr. Dabaja: Okay. January 30, 2018 28435 Mr. Wilshaw: We're not very imaginative here. We like to see the real deal. Is there anything else? Thank you, Ms. Smiley. Seeing no one else coming forward, a motion would be in order. On a motion by Caramagno, seconded by Long, and unanimously adopted, it was #01-03-2018 RESOLVED, that the City Planning Commission does hereby recommend to the City Council that Petition 2018-01-08-01 submitted by Livonia Centers, L.L.C. requesting approval of all plans required by Section 18.47 and 18.58 of the City of Livonia Zoning Ordinance #543, as amended, in connection with a proposal to renovate and expand the existing commercial shopping center, including an addition to the existing building, modifying the exterior facade of the existing shopping center building, and constructing a new freestanding commercial building in the front parking lot at 30000 thru 30070 Plymouth Road, located on the north side of Plymouth Road between Middlebelt Road and Tech Center Drive in the Southeast '/4 of Section 26, be approved subject to the following conditions: 1. That the Site Plan marked Sheet SP.101 dated June 23, 2017, as revised, prepared by GAV Associates, is hereby approved and shall be adhered to; 2. That the site's landscaping shall be restored and/or enhanced to the satisfaction of the Planning and Inspection Departments and thereafter permanently maintained in a healthy condition; 3. That the Elevation Plans marked Sheets A.201 and A.202 both dated June 23, 2017, as revised, prepared by GAV Associates, are hereby approved and shall be adhered to; 4. That all rooftop mechanical equipment shall be concealed from public view on all sides by screening that shall be of a compatible character, material and color to other exterior materials on the buildings; 5. That this approval is subject to the petitioner being granted variances from the Zoning Board of Appeals for encroachment into the side yard setback along Tech Center Drive and deficient parking, subject to any conditions related thereto; 6. That all of the site's trash dumpsters shall contain enclosures with three (3) walls constructed out of building materials that shall complement that of the building. The January 30, 2018 28436 enclosure gates shall be of solid panel steel construction or durable, long-lasting solid panel fiberglass. The trash dumpster area shall be maintained and when not in use closed at all times; 7. That this site shall meet either 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 permits; 8. That only conforming wall signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals; 9. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the buildings or around the windows; 10. That unless approved by the proper local authority, any type of exterior advertising, such as promotional flags, streamers or sponsor vehicles designed to attract the attention of passing motorists, shall be prohibited; 11. 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 12. Pursuant to Section 19.10 of Ordinance #543, the Zoning Ordinance of the City of Livonia, this approval is valid for a period of ONE YEAR ONLY from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Mr. Caramagno, Condition #6 referring to the dumpster area for the new building, did you want that to also apply to the existing? Mr. Caramagno: Yes. Absolutely. The old enclosure is behind the existing building. Mr. Wilshaw: Mr. Taormina can adjust that slightly. Mr. Long is okay with that. Is there any comments on our motion to approve by Mr. Caramagno, supported by Mr. Long? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution g 9 adopted. It will go on to City Council with an approving resolution. January 30, 2018 28437 ITEM #4 APPROVAL OF MINUTES 1,115TH Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,115th Public Hearings and Regular Meeting held on December 12, 2017. On a motion by Smiley, seconded by Ventura, and unanimously adopted, it was #01-04-2018 RESOLVED, that the Minutes of 1,115th Public Hearings and Regular Meeting held by the Planning Commission on December 12, 2017, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Smiley, Ventura, Long, McCue, Priddy, Caramagno, Wilshaw NAYS: None ABSENT: None ABSTAIN: None I Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,116th Public Hearings and Regular Meeting held on January 30, 2was adjourned at 8:15 p.m. CITY742NG COMMISSION Sam C rramagno Secreta ATTEST: Ian Wilshaw, airman t 1 I 1 i