HomeMy WebLinkAboutPLANNING MINUTES 2004-11-0921816
MINUTES OF THE 390" SPECIAL MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, November 9, 2004, the City Planning Commission of the City of
Livonia held its 390'" Special Meeting in the Livonia City Hall, 33000 Civic Center
Drive, Livonia, Michigan.
Mr. Robert Alanskas, Acting Chairman, called the meeting to order at
approximately 7:30 p.m.
Members present: Dan Pieroecchi H. G. Shane R. Lee Morrow
Robert Alanskas William LaPine Carol Smiley
Members absent: John Walsh
Messrs. Mark Taormina, Planning Director, and Allan Nowak, Planner IV, were
also present.
ITEM #1 PETITION 2004-09-08-18 JOHN COLUCCI
Ms. Smiley, Secretary, announced the first item on the agenda, Petition 2004-09-
08-18, submitted by John Colucci, requesting approval of all
plans required by Section 18.47 of the Zoning Ordinance in
connection with a proposal to construct an addition to the office
building located at 10811 Farmington Road in the Northeast''/.
of Section 33.
Mr. Alanskas: Is there any correspondence?
Mr. Taormina: There is no new correspondence related to this item, Mr.
Chairman. However, we have received a revised site plan. As
you recall at the last Regular Meeting, we talked about the
building that he was proposing to renovate, which would be the
back building on this site. The discussion led to the question,
why couldn't that building just be razed and rebuilt in the same
location with the expanded footprint. He has revised his plan to,
in fact, show that. This plan illustrates the site plan that we
looked at previously, the only difference being that the building
would be demolished and reconstructed right on its existing
fooling with the new building being of the same design as was
previously proposed. The only difference is the brick exterior on
the building as opposed to the wood siding. I believe he's
showing some kind of a concrete -based siding within each of
21817
the gabled portions of the building. Maybe the architect can
describe the material in greater detail.
Mr. Alanskas:
Thank you. Is the petitioner here? Do you want to describe
what you're doing?
George Hartman,
George Hartman Architects, 6905 Telegraph, Bloomfield Hills,
Michigan 48301. I will. I am representing the owner, John
Colucci. We're proposing to use a product that's called Hardy
Plank. It's made by John Hardy Siding. Its a concrete based
siding product. It doesn't decay like wood products do. Il holds
paint verywell. It's a very durable material. That's what will go
up in the gables.
Mr. Alanskas:
Are there any questions from the Commissioners?
Mr. Piercecchi:
Is the brick going to be a duplicate of the other building?
Mr. Hartman:
Yes.
Mr. Piercecchi:
Is the only deficiency here the one parking space? Has that
been rectified?
Mr. Taormina:
I believe it was two.
Mr. Hartman:
Part of it might be in the way we're doing our calculations. We
based our parking calculations on our actual usable square
footage. We are deficient one parking space. But if you look at
the new site plan, we have an area here that is grass right now.
I dotted in an extra parking space so we could actually meet the
parking requirements by adding a space if you so require. Right
now, with the usage of the building, Mr. Colucci doesn't fill his
parking lot except on a rare occasion. Usually its just the
employees and an occasional customer that shows up.
Mr. Piercecchi:
The advantage, sir, that you have in fulfilling the parking
requirement now is that you wouldn't have to go to the ZBA for a
variance.
Mr. Hartman:
Right.
Mr. Piercecchi:
Its much better to do it here.
Mr. Hartman:
Sure.
21818
Mr. Morrow:
As long as we're on the subject of parking, I believe you're
sharing parking with the front building?
Mr. Hartman:
Yes.
Mr. Morrow:
Do you have on record some sort of a cooperative use of the
parking for the building in the rear?
Mr. Hartman:
Both buildings are owned by Mr. Colucci. They are on the same
piece of properly. He simply leases out the back building.
Mr. Morrow:
It was my understanding, correct me if I'm wrong, Mark, that
there would have to be some kind of a document?
Mr. Taormina:
Only if it's required that he establish a separate lax ID for that
building. But I don't believe that's going to be necessary at this
point, in which case the parking would serve both buildings on
the site.
Mr. Morrow:
I know there was some talk. So if that's not the plan, I withdraw
my question.
Mr. Shane:
What colorwill the cemenlshakes be?
Mr. Hartman:
They will be painted a color to contrast with the brick that goes
on the building. We haven't selected a final color.
Mr. LaPine:
Mr. Colucci, I understand there's only one employee here and
that's the CPA. Does he have additional employees during tax
time?
John Colucci,
10811 Farmington, Livonia, Michigan 48150. He has his brother
that comes. During tax time, there are two girls that work for
him. I know one lives in Livonia. Her name is Denise Hubner,
but she really operates out of her house. She comes in, gets
the data, and goes back to her computer at her house.
Mr. LaPine:
So basically, the amount of parking that you have there now will
not be increased forthis building here?
Mr. Colucci:
No.
Mr. LaPine:
Part of this building is going to be used for storage of your legal
files.
Mr. Colucci:
Right. I'm using at lead a third of it.
21819
Mr.
LaPine:
If you could just answer one question. This is the first time I've
heard about these cement blocks or siding. Are they thick? Are
they thin? Are they just like regular siding?
Mr.
Hartman:
From a distance, they look like regular wood shakes. You can't
tell the difference. They're the same thickness. They have a
slight texture to them to emulate a wood product.
Mr.
LaPine:
How are they attached to the building? With nails, glue, paste?
Mr.
Hartman:
Nails or screws.
Mr.
LaPine:
And then you can paint over it?
Mr.
Hartman:
That's correct.
Mr.
LaPine:
And that paint is durable? It won't fade or peel or anything after
a few years?
Mr.
Hartman:
It supposedly has a much longer life than paint on a wood
product.
Mr.
LaPine:
Okay, thank you. That's all I have.
Mr.
Alanskas:
Just for the record now. You're going to completely demolish
the entire building and start from scratch?
Mr.
Hartman:
That's correct.
Mr.
Alanskas:
So you're going to take it down first and then put in your
footings?
Mr.
Hartman:
Yes.
Mr.
Alanskas:
The Iasi time you said you were going to build around the
building.
Mr.
Hartman:
No, I think we will demolish the building completely.
Mr.
Alanskas:
You'll demolish the building first and then put up a new building?
Mr.
Hartman:
That's correct.
Mr.
Alanskas:
In regards to landscaping, I know the son is going to live behind
the properly?
21820
Mr. Hartman:
Yes.
Mr. Alanskas:
You're going to dothe landscaping last?
Mr. Hartman:
Correct.
Mr. Alanskas:
Okay. You'll have at least 15 percent? It says you have 55
percent there now.
Mr. Hartman:
Yes.
Mr. Alanskas:
Are there any other questions? Are there any other remarks
from the petitioner?
Mr. Hartman:
No, sir.
Mr. Alanskas:
Okay, then a motion is in order.
On a motion by Piercecchi, seconded by Morrow, and unanimously adopted, it
was
#11-143-2004
RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2004-09-08-18,
submitted by John Colucci, requesting approval of all plans
required by Section 18.47 of the Zoning Ordinance in
connection with a proposal to construct an addition to the office
building located at 10811 Farmington Road in the Northeast 1/4
of Section 33, be approved subject to the following conditions:
1. That the Plan marked Sheet SPA -1 dated November 1,
2004, as revised, prepared by George J. Hartman
Architects, is hereby approved and shall be adhered to;
2. That appropriate recordable legal instrumentation, such as
a cross -parking agreement, that gives notice and ou0ines
the terms of how the subject
properly(s) would share
parking, be supplied to the City;
3. That landscaping is not approved with this petition. A
Landscape Plan shall be separately submitted for review
and approval by the Planning Commission and City
Council within sixty (60) days of this resolution. Said plan
shall incorporate either the required prolective wall along
the south and west property lines or, if applicable, petition
21821
to have the wall permanently waived by the substitution of
a greenbelt;
4. That all disturbed lawn areas shall be sodded in lieu of
hydroseeding;
5. That the brick used in the construction shall be full face 4
inch brick;
6. That all rooftop mechanical equipment shall be concealed
from public view on all sides by screening that shall be of a
compatible character, material and color to other exterior
materials on the building;
7. That there shall be no dumpsler located outside of the
buildings, and all trash must be contained within the
buildings except on the day trash is scheduled for removal;
8. That the petitioner shall secure the necessary storm water
management permits from Wayne County, the City of
Livonia, and/or the Stale of Michigan;
9. That all light fixtures shall not exceed 20 feet in height and
shall be aimed and shielded so as to minimize stray light
trespassing across properly lines and glaring into adjacent
roadway;
10. That the petitioner shall correct to the Inspection
Department's satisfaction the following as outlined in the
correspondence dated October 7, 2004:
- That the entire parking lotshall be cleaned up, repaired,
resealed and doubled striped;
- That all handicap spaces shall be identified and comply
with the Michigan Banner Free Code and Livonia City
Ordinance;
- That the drainage ditch along the south property line
shall be completed
11. That the petitioner shall correct to the Engineering
Department's satisfaction the following as outlined in the
correspondence dated October 5, 2004:
21822
-
That an additional 27 feet of right-of-way shall be
dedicated;
12. That only conforming signage is approved with this petition,
and any additional signage shall be separately submitted
for review and approval by the Planning Commission and
City Council;
13. That no LED lighlband or exposed neon shall be permitted
on this site, including but not limited to, the building or
around the windows; and
14. 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.
Mr. Alanskas, Acting Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. After it is approved by the City Council,
when do you think you will start breaking ground?
Mr. Colucci:
Weather permitting, right away.
Mr. Hartman:
As soon as possible.
Mr. Alanskas:
Thank you for coming in.
Mr. Colucci:
I have a question. The 27 feet?
Mr. Alanskas:
The right-of-way?
Mr. Hartman:
To give up that 27 fool right-of-way, takes our parking away
from us.
Mr. Alanskas:
Mark?
Mr. Taormina:
Well, what this condition is indicating is that at such time when
the City requires the additional 27 feel of right-of-way, you
would provide for that. You might actually have to go to the
Zoning Board of Appeals for variances. That's been done in the
past. But at this time with the approval of this plan, it would not
be necessary for you to remove those parking spaces. It's just
making a provision. Its putting you on notice that the additional
right -0f --way may be sought in the future if there's any need to
expand Farmington Road, but there are no plans at the present
to expand Farmington Road.
21823
Mr.
Alanskas:
Is that clarified for you?
Mr.
Colucci:
Yes. My only concern was, I don't mind dedicating the 27 feet,
but if you lake the 27 feet, you also lake two parking spaces.
Mr.
Alanskas:
Then you're not in compliance with the parking requirements.
Mr.
Colucci:
Right, and then what do I do? Now I'm between a rock and a
hard place.
Mr.
Alanskas:
You would have to go to the ZBA for a variance.
Mr.
Colucci:
Okay.
Mr.
Taormina:
Is this plan dated November 1?
Mr.
Hartman:
Yes.
Mr.
Taormina:
It is. So that is the latest plan? Is that the revision date?
Mr.
Hartman:
Yes.
Mr.
Taormina:
Okay.
Mr.
Alanskas:
Good luck to you on your project.
Mr.
Colucci:
Thank you.
On
a motion duly
made, seconded and unanimously adopted, the 390th Special
Meeting held on
November 9, 2004, was adjourned at approximately 8:15 p.m.
CIN PLANNING COMMISSION
ATTEST:
Carol Smiley, Secretary
KooeR Aiansxas, .wring cnairman