HomeMy WebLinkAboutPLANNING MINUTES 2011-10-25MINUTES OF THE 1,016TH PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, October 25, 2011, the City Planning Commission of the City of
Livonia held its 1,016" Public Hearings and Regular Meeting in the Livonia City
Hall, 33000 Civic Center Drive, Livonia, Michigan.
Mr. Lee Morrow, Chairman, called the meeting to order at 7:00 p.m.
Members present: Scott P. Bahr Ashley V. Krueger R. Lee Morrow
Lynda L. Scheel Carol A. Smiley Gerald Taylor
Ian Wilshaw
Members absent: None
Mr. Mark Taormina, Planning Director, and Ms. Margie Watson, Program
Supervisor, were also present.
Chairman Morrow informed the audience that if a petition on lonighfs agenda
involves a rezoning request, this Commission makes a recommendation to the
City Council who, in tum, 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 len 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 fling.
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 2011-10-01-07 NORTHERN EQUITIES
Ms. Scheel, Secretary, announced the first item on the agenda, Petition 2011-10-
01-07 submitted by Northern Equities Group, pursuant to
Section 23.01 of the City of Livonia Zoning Ordinance #543, as
amended, requesting to rezone a portion of the properly at
19401 Victor Parkway, located on the west side of Victor
Parkway between Seven Mile Road and Pembroke Avenue in
the South 1/2 of Section 6, from PO III to OS.
October 25, 2011
25856
Mr. Taormina provided background on the item and presented a map showing
the property under petition plus the existing zoning of the surrounding area.
Mr. Taormina: The purpose of the rezoning is to allow for the development of a
new two story office building that will serve as the automotive
headquarters for Infineon Technologies. Infineon is a German -
based company that specializes in the design and production of
semi -conductors. The company currently leases a two story
building which is located at the northwest corner of Seven Mile
and Victor Parkway at 19250 Victory Parkway. Infineon
Technologies currently occupies about a 20,000 square fool
facility. They will move their offices to the property in question.
The reason for this is primarily because Infineon has outgrown
their space. They're working with the petitioner this evening,
Northern Equities, to build a new 46,000 square fool building.
This would essenfially double the size of their existing facility.
They prefer to be housed in a single use two story structure that
would be designed specifically for the company's operations.
They would like to stay in the area, but under the current PO
zoning, they would be required to construct a minimum three
story building. Through this rezoning to OS, Office Services, it
would allow for the construction of a two story office building to
suit the needs of Infineon Technologies, give them the
assurance that they're looking for and allow for some flexibility
in terms of the height of the structure. With that, I'll answer any
questions or proceed to the correspondence.
Mr. Morrow: Please read the correspondence?
Mr. Taormina: There is one item of corespondence from the Engineering
Division, dated October 17, 2011, which reads as follows: 7n
accordance with your request, the Engineering Division has
reviewed the above -referenced rezoning request. The legal
description provided is correct. The address for this site is
confirmed to be 19401 Victor Parkway." The letter is signed by
Kevin G. Roney, P.E., Assistant City Engineer. That is the
extent of the corespondence.
Mr. Morrow: Are there any questions for the staff? Seeing none, is the
Infineon representative here tonight? We will need your name
and address for the record.
Matthew S. Sosin, President, Northern Equities Group, 39000 Country Club
Drive, Farmington Hills, Michigan 48331. Good evening. I'm
the President of Northern Equities Group. This is my first time
in front of this body, so thank you for having us. I think Mark
pretty much covered everything. I can answer any questions
October 25, 2011
25857
you might have on the rezoning. You might have more
questions on the next agenda item.
Mr. Morrow:
Are there any questions that we have of Matt tonight?
Ms. Krueger:
What is the basis for your request for rezoning?
Mr. Sosin:
The basis for the request is, it's all based on the requirements
that Infneon had from the beginning as we worked through the
concept design of the building for them. Office users are very
interested in the size of their floor plates and how it works based
on the adjacencies of different departments that they have. To
do a three story building with, in this case, approximately 15,000
square fool floor plates would be very odd. They wouldn't be
able to put enough people together next to one another that
need to be adjacent to one another. A 25,000 square fool floor
plate is more, I guess, modern if you will in this case, and it fits
better.
Ms. Krueger:
Okay. Thank you.
Mr. Morrow:
Any other questions? Is there anybody in the audience that
wishes to speak for or against the granting of this petition? Yes,
Mr. Taylor?
Mr. Taylor:
Just a comment and I will actually make an approving
resolution. I know many years ago this was stated to be a 12
story building, one across the street, and that whole complex
and that area of Victor Parkway was going to have five
restaurants and, of course, the economy kind of fell off at the
time. This looks like a good use of the site to me because what
we're doing is stepping down to two stones that shows the
college. You can see the college very well from the expressway
plus the hotel. Hopefully, they may develop a one story building
in front of Infineon, which will give it a tiered type of look. So I
think it's a good use of the property and a good change of the
zoning.
Mr. Morrow:
Before you offer your resolution, I'm going to close public
hearing. Now we'll have the motion.
On a motion by Taylor, seconded by Scheel, and unanimously adopted, 0 was
#10-59-2011
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on October 25, 2011, on
Petition 2011-10-01-07 submitted by Northern Equities Group,
pursuant to Section 23.01 of the City of Livonia Zoning
Ordinance #543, as amended, requesting to rezone a portion of
October 25, 2011
25858
the property at 19401 Vidor Parkway, located on the west side
of Vidor Parkway between Seven Mile Road and Pembroke
Avenue in the South 1/2 of Section 6, from PO III to OS, the
Planning Commission does hereby recommend to the City
Council that Petition 2011-10-01-07 be approved for the
following reasons:
1. That OS zoning is compatible to and in harmony with the
surrounding zoning districts and land uses in the area;
2. That the rezoning the parcel to OS provides assurance that
the use remains office but allows greater flexibility in terms
of the building height;
3. That OS zoning is consistent with the developing character
of the area;
4. That OS zoning would provide for the development of the
subject property in a manner that is consistent with its size
and location; and
5. That OS zoning is consistent with the Future Land Use
Plan which recommends office use in this area.
FURTHER RESOLVED, that notice of the above hearing was
given in accordance with the provisions of Section 23.05 of
Zoning Ordinance #543, as amended.
Mr. Morrow,
Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
Mr. Wilshaw:
I'm going to offer a request for a seven day waiver for the
Minutes so that this process can gel moved along a little faster
as requested by the developer.
On a motion by Wilshaw, seconded by Taylor, and unanimously adopted, it was
#10-60-2011
RESOLVED, that the City Planning Commission does hereby
determine to waive the provisions of Section 10 of Article VI of
the Planning Commission Rules of Procedure, regarding the
effective dale of a resolution after the seven-day period from the
dale of adoption by the Planning Commission, in connection
with Petition 2011-10-01-07 submitted by Northern Equities
Group, pursuant to Section 23.01 of the City of Livonia Zoning
Ordinance #543, as amended, requesting to rezone a portion of
the property at 19401 Victor Parkway, located on the west side
October 25, 2011
25859
of Vidor Parkway between Seven Mile Road and Pembroke
Avenue in the South 1/2 of Section 6.
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution so Council can schedule your petition
earlier.
ITEM #2 PETITION 2011-08-02-12 AMC LIVONIA 20
Ms. Scheel, Secretary, announced the next item on the agenda, Petition 2011-
08-02-12 submitted by American Multi -Cinema, Inc. requesting
waiver use approval to utilize a Class C liquor license (sale of
beer, wine and spirits for consumption on the premises) in
connection with a multi -screen movie theatre (AMC Livonia 20)
at 19500 Haggerty Road within the Pentagon Centre, located on
the east side of Haggerty Road between Seven Mile Road and
Eight Mile Road in the Southwest 1/4 of Section 6.
Mr. Taormina provided background on the item and presented a map showing
the property under petition plus the existing zoning of the surrounding area.
Mr. Taormina: Class C liquor licenses are allowed within the C-2 classification
under Section 11.03 of the Zoning Ordinance, subject to waiver
use approval. AMC Livonia wishes to add a small service bar
and seating area for the purpose of providing alcoholic
beverages. The license would involve an intracounty transfer of
a Class B Hotel license that would then be converted to a Class
C license. The bar would be located at the end of the corridor
that connects the main lobby to the theatres at the north end of
the complex in an area where a concession stand is currently
located. There would be five bar stools located adjacent to the
bar, and then on either side of the bar, they would provide
customer sealing. They show six tables each containing three
chairs. Section 11.03(h)(1) of the ordinance specifies that a
Class C licensed establishment shall not be located within 1,000
feet of any existing Class C licensed establishment. This can
be waived by action of the City Council. There are five existing
Class C licensed businesses within 1,000 feel of the proposed
license at the AMC Theatre complex. The first is Bahama
Breeze, which is at a distance of about 318 feel. Then there is
Champps Americana at a distance of 340 feel. Hyatt Place
Hotel to the south carries a license, and they are about 500 feet
from the AMC theatre. J. Alexanders is about 700 feet. Lastly,
Macaroni Grill is actually outside of the complex, but it within
1,000 feet of the movie theatre.
October 25, 2011
25860
Mr. Morrow: Do we have any correspondence?
Mr. Taormina: There are several items of correspondence. The first dem is
from the Engineering Division, dated October 17, 2011, which
reads as follows: "In accordance with your request, the
Engineering Division has reviewed the above -referenced waiver
use request. The legal description provided appears correct.
The address for this site is confirmed to be 19500 Haggerty
Road." The letter is signed by Kevin G. Roney, P.E., Assistant
City Engineer. The second letter is from the Livonia Fire &
Rescue Division, dated October 13, 2011, which reads as
follows: "This office has reviewed the site plan submitted in
connection with a request to utilize a Class C liquor license on
the property located at the above referenced address. 1 have no
objections to this proposal." The letter is signed by Ead W.
Fesler, Fire Marshal. The third letter is from the Division of
Police, dated October 13, 2011, which reads as follows: "1 have
reviewed the plans in connection with the petition. 1 have no
objections to the proposal. Upon visiting the site on 10/12/11, 1
observed that the paving bricks in the front (west) fire fane/drop
off area are sinking where the bricks meet up to cement
borders. The cement borders have also heaved. This created
dips in the fire lane at both ends of the paved brick area creating
trip hazards. 1 spoke with the manager and building
maintenance supervisor, who were both on site. They indicated
they would address the issue." The letter is signed by John
Gibbs, Sergeant, Traffic Bureau. The fourth letter is from the
Division of Police, dated October 19, 2011, which reads as
follows: "We have reviewed the plans in connection with AMC
Livonia 20 Class C license request, located at 19500 Haggerty
(west side of Haggerty Road between 7 and 8 Mile Roads). We
have no objection or recommendations to the plans as
submitted as long as they comply with: (1) All State Laws, (2)
City Ordinances, (3) Stipulations and conditions set by the
Livonia Police Department Liquor Investigation Unitas approved
by the Chief of Police, and (4) Stipulations and conditions set by
the Traffic Bureau of the Police Department" The letter is
signed by Donald E. Borieo, Sergeant, Special Services Bureau.
The fourth letter is from the Inspection Department, dated
October 18, 2011, which reads as follows: "Pursuant to your
request, the above -referenced petition has been reviewed. The
following is noted. This site would require standard building
and/or mechanical permits for any changes or alterations to be
made. This department would review these plans at the time of
submission to ensure compliance. This Department has no
further objections to this petition." The letter is signed by Alex
Bishop, Director of Inspection. The next letter is from Gary
October 25, 2011
25861
Bloom, dated October 11, 2011, which reads as follows: "The
undersigned and his wife, Janice L. Bloom, the owners of the
historic property located at 39040 W. Seven Mile Road which is
operated as a law office. We are in receipt of the Notice of Pubic
Hearing scheduled for October 25, 2011. Both my wife and
myself fully support the Petitioner in their request and fully
believe that it would be in the best interests of the City to
promote its business by granting what American Multi -Cinema,
Inc. requests. AMC Livonia 20 is a well run business which 1
consider to be a credit to the neighborhood and the community.
Since the area is 100 percent business, 1 see no downside
whatsoever. Please grant the petition of American Multi -
Cinema, Inc." The letter is signed by Gary M. Bloom. That is
the extent of the correspondence.
Mr. Morrow: Are there any questions for the stair? Seeing none, is the
petitioner here? We'll need your name and address for the
record.
John B. Carlin, Jr., Carlin Edwards Brown P.L.L.C., 2855 Coolidge Highway,
#203, Troy, Michigan 48084. Thank you very much. We made
the presentation the last time we were here. I reiterate the fact
that this is a request to simply add another service to the
theatre. Its not only for competition because, for example,
Emagine Theatre is doing it very successfully, but it is
expanding what is available at this theatre. They have 25
theatres across the country that have this service and they have
an excellent record over the last 10 years. They want to
increase the quality of the theatre, the quality of the equipment.
They continue to expand. In fad, I might mention that when I
was here before the last meeting we had upstairs, I went over to
the theatre and they were repairing and replacing all of those
bricks and whatever the wall they were talking about. That has
all been done. It was done immediately. Emagine Theatre is
being successful, as I indicated, in providing alcoholic
beverages to customers. AMC has done it. Its interesting that
it represents only 5 percent of their gross sales, and it is very
rare that somebody would come up and gel one drink, then go
into the theatre to consume it, and come back out to get another
one. It doesn't happen obviously because they would miss part
of the show that they're there to see. I've done it myself, where
we're meeting another couple at the theatre to go see a show,
and we'll meet them at the bar, have a drink, and then go in and
watch the show. They've indicated that 90 percent of the
people that do have a cocktail, that's all they have and then
leave. So it's done successfully. We talked to Sergeant Borieo.
We talked to the Deputy Chief this week, kind of assured them
that we can do this without any problems. As you can see from
October 25, 2011
25862
their letter, they have no objections, and we've indicated that we
would work with them in the supervision of the service. The
employees, as I indicated at the last meeting, are all specifically
trained. They have monitors that do nothing but go around and
make sure that there's no abuse or violations of the law.
Anybody that's caught with anything is immediately ejected from
the theatre without a refund. Their experience is very good, and
they just don't have a problem with it and they don't expect
anything here. Trevor Baker, the General Manager of the
theatre here in Livonia, is here if you have any questions. I was
going to indicate that this is what you see and it's at the far end
of the theatre itself. Its sort of off the beaten path a little bit. It's
not right out in your face as you walk into the theatre. If there is
a heavy youth -type show or program on where they expect a lot
of kids there, then they will shut the bar down for that period of
time. They know that this is a serious issue with the community.
It is with them. They don't want to lose. They don't want to get
in any problems. So I think that you'll find they are most
cooperative and will do this without an issue.
Mr. Morrow: Let's see ifwe have anyquestons, Mr. Carlin
Ms. Smiley:
About your personnel, I frequent that theatre frequently. I was
wondering who the personnel that will be checking ID's and sluff
are because a lot of your staff are young.
Mr. Carlin:
All of the employees will be responsible, but there are specific
employees that will be involved in checking the ID. Anybody
that wants to get an alcoholic beverage will be carded. In fact,
everybody is carded if they ask for it, even myself would be
carded. If you go back, even though they might remember you,
they card you again. You are only entitled to one drink. All of
the employees that have anything to do with monitoring or with
the service will all be trained in one of the Michigan Liquor
Control Commission's approved programs. That will be a
requirement of all employees that are involved in that. Now if
you've got somebody that's a ticket seller that is going to be in
the ticket booth and not out monitoring them, they may not be
trained, but all management employees will be. And they do
this in all of theirs. They have their own sting operations. They
have their own monitors, as I indicated. They take this very
seriously.
Ms. Smiley:
My second question was on the hours of operation of the bar.
Mr. Carlin:
The hours of operation would be, well, depending on what it is.
Its probably not going to start until around 4:00, 4:30 p.m.,
perhaps different on the weekends, but it will close down within
October 25, 2011
25863
one half hour of the ending of the last film. Trevor, what would
that be?
Trevor Baker
Basically 1:30 would be the last ...
Ms. Smiley:
We're going to need him up to the microphone for his name and
address for the record please.
Trevor Baker,
19500 Haggerty Road. The plan would be that the last movie
would go in somewhere around 11:30, 12:00 and after that
would be the 30 minute delay. We typically close our
concession stand around the same time so that would be the
plan for that as well.
Ms. Smiley:
Thank you.
Mr. Taylor:
Would you be against us putting a limitation in the resolution
6:00 p.m. to 12:00 a.m.?
Mr. Carlin:
We'd have to check that, but I think ...
Mr. Taylor:
There's a lot of reasons. We had meetings upstairs and I was
fortunate enough to gel there. There's a couple questions that I
have. We did talk about the hours. I hale to leave it loose
where there's a lot of kids going in from 2:00, 3:00, 4:00 p.m. I
would think an adult crowd would be from 6:00 p.m. to 12:00
a.m., like you say, the last movie. I just wondered if that would
be a problem.
Mr. Carlin:
The 12:00 a.m. probably wouldn't be a problem. I go earlier
than 6:00 p.m. myself, for example, but you might want to make
it 5:00 p.m. or something like that.
Mr. Taylor:
Well, even 5:00 p.m. I could go along with 5:00 p.m., but I think
in the afternoon I just don't want to see the bar open in the
afternoon for one reason or another.
Mr. Carlin:
Okay. If that's in your motion, then ...
Mr. Taylor:
We haven't made a motion yet, but that's what I'm thinking
about. The other thing that we talked about was a wristband.
Like you said, a person can go up and get only one drink, and
they cant get two drinks because I want to get it for my friend
here or whatever. You can only get one drink and the other
friend has to come up and get another drink.
Mr. Carlin:
That's correct.
October 25, 2011
25864
Mr. Taylor: You say you're only going to serve two drinks at the maximum.
How do you know how many drinks the person has had without
having a wristband on and knowing you've already served them
once?
Mr. Carlin: Or before they got there.
Mr. Taylor: Pardon?
Mr. Carlin: Or before they came to the theatre.
Mr. Taylor: Well, you don't know that, before they come to the theatre.
That's a different story, and that's up to the bartender. Any
good bartender will recognize someone who has had a little bit
too much to drink and then not serve them. I'm hoping those
bartenders will be alert.
Mr. Carlin: We indicated that. Even without you asking for it, they're going
lodo that. Thal'sjusltheir own protection and their own...
Mr. Taylor: When we talked to the Police Department upstairs at the
meeting we had, they were all in favor of having a wristband.
Mr. Carlin: Yes. And we can do that.
Mr. Taylor:
I'd like to have a wristband on.
Mr. Carlln:
We can do that. I've talked
to them
since that meeting
and
Trevor and I even said that's fine.
Mr. Taylor: Evidently, you said you've used those in the past.
Mr. Carlin: In fact, we were talking about ones that are illuminated.
Mr. Taylor: They glow in the dark or something like that so you can know
when you go in the theatre that the person who is drinking a
drink is of age and they didn't give it to somebody else. So
you're willing to do that also?
Mr. Carlin: Right. And even if they have the armband, they're all re -carded
if they go back out. Anybody that is getting a drink, whether
they've got the armband or not, is carded.
Mr. Taylor: I understand that, but I get a drink, I go into the theatre and I put
It in the cup holder on the other side and this fellow here
decides he's going to drink it. Well, he doesn't have a wristband
on. So they can say, oh, wail a minute. You're not old enough.
October 25, 2011
25865
Mr. Carlin: Right. That's what the monitor is for, to make sure that ...
Mr. Taylor: Thats what I mean. You said you had monitors in there and
thats what the wristband will do. Thats what I'm gelling at.
Okay?
Mr. Carlin: We're going to do the wristbands.
Mr. Taylor: Okay. So that wasn't mentioned. That's why I wondered about
R. We talked about it but we didn't go further with it. The other
thing is, you said that there would be no liquor sign out on the
outside of the building.
Mr. Carlin: Correct.
Mr. Taylor: And you have to have a ticket to gel in. We talked about the
fact that somebody could go in there because of the liquor
license, and go in and buy a beer or whatever they wanted to
buy and not go to the show. Evidently you have to have a ticket
to gel through the first mezzanine.
Mr. Carlin: And that is okay under the rules and regulations of the Liquor
Commission as long as the public can buy a ticket.
Theoretically, it's open to the public.
Mr. Taylor: But with the way the theatre operates, they can't gel into that
unless they have a ticket like they're going to go to the show.
Mr. Carlin: Correct. That's their policy. That's the way they operated. Yes.
Mr. Wilshaw: Just to follow up on this concept of limiting the hours to the
evening hours basically. I like the direction that Mr. Taylor is
headed there. To the manger of the theatre, what would
constitute a matinee show time and what would constitute a
non -matinee or evening ... what are the typical starting times of
those shows?
Mr. Baker: From a pricing standpoint, we start using increased pricing at
4:00 p.m. Friday, Saturday, Sunday and holidays, and then
during the week, or non -peak times, 6:00 p.m. But the majority
of the time the majority of the business would be on the
weekend, so we're looking at 4:00 p.m. would be when we start
to charge more and when we start to see an increase in
attendance.
Mr. Wilshaw: Thankyou.
Mr. Morrow: Is that all, Mr. Wilshaw?
October 25, 2011
25866
Mr. Wilshaw: Yes. I'd like to see how this plays out in the motion, if its going
to incorporate it. Thank you.
Ms. Smiley: I go to that theatre a lot. If you go before 6:00 p.m., I know it's a
different rale. I don't think people are going to go to get loaded
before the show. With the cost of popcorn, I can imagine what a
drink would cost. I'm sure you're not going there with that
intent, but I could see where if you wanted to go to one of those
earlier shows that are before 6:00 p.m., you might like to have a
drink before, go to the show, and then go to dinner or something
afterward. So I don't know that 6:00 p.m. seems a little Tale. I
think you could start a Iittie earlier from my perspective.
Mr. Baker:
And I think we've seen at other locations that that has not been
an issue as far as the time of opening. With the measures that
are in place and the strict adherence to ordinances, to the best
of my knowledge and I've been briefed on it recently, they
haven't had any other issues in any other jurisdictions across
the United Slates that they've done this where they've had to
worry about someone coming in. The price point is set, I
believe, at a point where you're not going to gel people who
come in and spend hundreds of dollars and not go see a movie.
The adults that are coming in, especially in this area, are going
to be responsible enough to come in and have their one
alcoholic drink and then head into the theatre.
Ms. Smiley:
Are there any other AMC theatres in Michigan that have this?
Mr. Baker:
No other AMC's, no. There are several. The Emagine theatres
all do it in the area.
Ms. Smiley:
I know there's one in Birmingham that has R. I know there's a
number of them out there.
Mr. Baker:
There are. Yes. This would be the first for AMC in Michigan.
Ms. Smiley:
Okay. Thank you.
Mr. Taylor:
After the show is over, do you go through and clean up
everything out of there to make sure all the empty glasses or
part empty glasses are picked up?
Mr. Carlin:
I believe that is done after every movie.
Mr. Baker:
Its done after every movie and its done at the end of the
evening, a more thorough cleaning. After every movie, we
clean up enough just to make sure no one is sitting in garbage
October 25, 2011
25867
or trash, but at the end of the evening, every theatre is cleaned
meticulously with lights on, floors mopped, seats cleaned, things
like that.
Mr. Taylor:
Well, compromise is the greatest form of government, so I'd go
along with 4:00 p.m.
Mr. Morrow:
Is there any other comment relative to that? You know we're
not trying to work a hardship on him, but we want to come up
with something that makes sense relative to selling liquor by the
glass. Mr. Taylor, I don't hear any objections to 4:00 p.m.,
which would be the start of their peak period.
Mr. Taylor:
That's what I was saying. Four o'clock is when the rates
change.
Ms. Krueger:
I guess I do have a comment about that, Mr. Chair. I know in
our study session meeting you mentioned that a lot of limes a
parent will come in, sit at the bar while their child or friends or
whatever are sitting in a theatre. If they come at noon on a
Sunday, they're not going to be able to sit at the bar and have a
drink and watch maybe a game or whatever is on the TV while
their child is in the theatre. So in that case, maybe on
weekends I would see maybe possibly extending the hours to
an earlier time.
Ms. Scheel:
Are you thinking like 12:00 p.m. to 12:00 a.m. on the weekends?
Ms. Krueger:
Possibly.
Ms. Scheel:
For Saturday and Sunday?
Mr. Carlin:
And holidays.
Ms. Scheel:
Yes, and holidays.
Mr. Taylor:
They talked about it's only five percent of their business. I
guess if it's only five percent, it's not a big percentage as far as
I'm concerned in theatres. Whatever works.
Mr. Carlin:
I agree with that it's only five percent, but it's still part of the
service. It's something you give the customer an option to do.
Other theatres are doing it. They're doing it successfully.
Emagine, I've represented them since day one. They've never
had a violation and they're in communities where they have the
sling operations and soon. It can be done.
October 25, 2011
25868
Mr. Taylor:
I guess I'm just at the point where if I'm going in to lake my son
or daughter to see a movie, and I'll say, "Go ahead, Chadie and
Janie. I'm going to have a beer while you're in there." I just
don't see too many people doing it.
Mr. Carlin:
What happens is, somebody drops off their child and they go
into the theatre and they know that the movie is over at 4:00
p.m. So they're there at a quarter to four and while they're
wading, everybody gets out. There's one place you can tell the
kids, "All right. We'll be at the bar wailing for you." That's easy.
Mr. Taylor:
That's a great lesson for the kids. I'll be at the bar. And I'm
Irish. Don't gel me wrong.
Mr. Wilshaw:
In all faimess, I don't think there's any way this discussion can
ever sound appropriate the way we're going. It just doesn't
sound right. I'll be having a cocktail when you come out. It just
doesn't sound right, but this is my opinion.
Mr. Morrow:
About the hours of operation, when we talked about you open
from 4:00 p.m. One Commissioner has talked about noon on
weekends. How does that mesh with your business plan?
Mr. Baker:
I think ultimately when we've done this in other businesses, we
had d open from the time that the doors open, which is typically
10:00, 10:30 a.m. They might not see an uptake in the sales,
but that option is there. I would say that typically our attendance
starts to peak about 12:00 p.m. Shows between 10:00 a.m. and
12:00 p.m. are relatively few and far between, but starting at
about 12:00 p.m. on the weekends is when we start to see an
uptake in attendance, and then we hit another uptake around
4:00 p.m. and then throughout the evening itjust starts to ...
Mr. Morrow:
So if the motion were to be noon on weekends, you would open
during those hours as opposed to the 4:00 or 4:30 p.m'?
Mr. Baker:
Whatever the motion is, we'll be able to staff it appropriately.
We're going to make sure we have the appropriate number of
people on staff that can provide the type of service and the type
of monitoring that is needed.
Mr. Morrow:
As long as we're talking about staffing, at one of the meetings
you indicated that your bartenders are not part of the normal
theatre staff and they're trained specifically. Could you tell us a
little bit about the training they go through if they're going to be
working in the lounge area?
October 25, 2011
25869
Mr. Baker: Sure. I have not gone through it myself yet. We didn't want to
put the horse before the cart. From what I understand, there is
what is called a TIPS training program that is utilized through a
lot of different establishments. It's not just about alcohol
enforcement and pouring, but its about recognizing individuals
that have had too much to drink. Its about properly disposing of
glasses from the theatre. It really would be a program that
everybody would go through. We also have people coming in
from different bartending professions that would leach us
basically how to utilize the equipment properly so it's not just,
"Here's the equipment. Go ahead and use it." Several different
training programs would be in place for all the management staff
to make sure that proper utilization is in place.
Mr. Carlin:
Just to answer that, and that's what I'm most familiar with, there
are training programs approved by the State. TIPS is one of
them, but the one I recommended to the gentlemen that were at
the meeting last week, is what is called ServSafe, which is
funded and part of the National Restaurant Association. It's
much better because it uses a film program. It is interactive and
they have the testing. "Now, does that person look intoxicated?"
Its a much more explanatory type training program. It costs a
little more but all of the experts are saying that is the best, and I
think that's something that we're probably going to do. We
talked after the meeting the other day about that. That's the
best program in the State by far.
Mr. Morrow:
That would be your recommendation should this go through?
Mr. Carlin:
Yes.
Mr. Morrow:
Is there anything else before I go the audience? Is there
anybody in the audience that wishes to speak for or against the
granting of this petition? Seeing no one coming forward, I will
close the public hearing and ask for a motion.
On a motion by Smiley, seconded by Krueger, and adopted, it was
#10-61-2011
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on October 25, 2011, on
Petition 2011-08-02-12 submitted by American Mulfi-Cinema,
Inc. requesting waiver use approval to utilize a Class C liquor
license (sale of beer, wine and spirits for consumption on the
premises) in connection with a multi -screen movie theatre (AMC
Livonia 20) at 19500 Haggerty Road within the Pentagon
Centre, located on the east side of Haggerty Road between
Seven Mile Road and Eight Mile Road in the Southwest 1/4 of
Section 6, which property is zoned C-2, the Planning
October 25, 2011
25870
Commission does hereby recommend to the City Council that
Petition 2011-08-02-12 be approved subject to the following
conditions:
1. That the use of a Class C license at this location shall be
permitted only under the circumstances that the Zoning
Ordinance standard set forth in Section 11.03(h)(1)
requiring that there be at least a 1,000 foot separation
between Class C licensed establishments is waived by the
City Council.
2. That the hours of operation for the bar area shall be limited
to 4:00 p.m. to 12:00 a.m. Monday through Friday, and
12:00 p.m. to 12:00 a.m. on Saturdays, Sundays and
holidays; and
3. That wristbands shall be used to identify individuals who
have purchased alcoholic beverages.
Subject to the preceding condition, this petition is approved for
the following reasons:
1. That the proposed use complies with all of the general
waiver use standards and requirements as set forth in
Section 19.06 of the Zoning Ordinance #543;
2. That the subject site has the capacity to accommodate the
proposed use;
3. That the proposed use is compatible to and in harmony
with the surrounding uses in the area; and
4. That the proposed Class C licensed establishment would
be utilized primarily as an accessory use to the theatre.
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. Morrow: Is there any discussion?
Ms. Scheel: Ms. Smiley, can you repeat those hours again?
Ms. Smiley: That the hours of operation for the bar area shall be limited to
4:00 p.m. to 12:00 a.m. Monday through Friday, and 12:00 p.m.
to 12:00 a.m. on Saturdays, Sundays and holidays.
Ms. Scheel: Okay. Thank you.
October 25, 2011
25871
Mr. Morrow:
Mr. Taylor, did you want to integrate the wristband?
Mr. Taylor:
That's what I was going to ask. If you have no problem with it,
we should put that in the resolution.
Mr. Carlin:
We're going to do it anyway.
Mr. Morrow:
Then I think we should put it in the resolution.
Mr. Taylor:
It should probably be in the resolution if you'd like to put that in,
Mrs. Smiley.
Ms. Smiley:
Do you have some wording for that ... that armbands identify
prospective drinking clients?
Mr. Morrow:
It would be illuminated.
Mr. Carlin:
They're not illuminated. They will glow a little bit, iridescent and
the light from the film picks it up. A wristband will be given to
those that are allowed to be served alcoholic beverages.
Mr. Taylor:
There was one other point that was made upstairs and it was a
good point. They've got to make sure that they can't carry liquor
out through one of those exit doors. I dont know whether you're
going to have signs there or people there or whatever.
Mr. Carlin:
That's State statute. You don't have to put that in.
Mr. Taylor:
Thankyou.
Mr. Morrow:
Did we get that verbiage down? Does the maker and the
supporter go along with that?
Ms. Smiley:
Yes.
Ms. Krueger:
Yes.
Mr. Morrow:
Any other discussion? Seeing none, I'll call for the roll.
A roll call vole
on the foregoing resolution resulted in the following:
AYES: Smiley, Krueger, Taylor, Scheel, Morrow
NAYES: Wilshaw, Bahr
ABSTAIN: None
ABSENT: None
October 25, 2011
25872
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
Mr. Carlin: Would you consider a seven day waiver?
Ms. Smiley: I would.
Mr.
Morrow:
Have you been in contact with the Council office?
Mr.
Carlin:
Yes.
Mr.
Morrow:
You have been?
Mr.
Carlin:
Yes.
Mr.
Morrow:
And they can clear the agenda?
Mr.
Carlin:
I'll work with them anyway. I can't speak for the Council
agenda, but we would like to get this moving as quickly as
possible.
Mr.
Morrow:
Let's see if there is any Commissioner who wants to offer that.
Ms.
Scheel:
Mrs. Smiley said she would.
Mr.
Taylor:
I'll support it. What happens normally, Mr. Carlin, is you speak
to this Chairman and you'll also, ahead of the meeting, speak to
the President of Council to make sure you can get on.
Mr.
Morrow:
We don't want to get in a habit of doing that, but it looks like
we're going to move forward with it tonight. Did we have
support?
Mr.
Taylor:
I did.
On a motion by Smiley, seconded by Taylor, and adopted, d was
#10-62-2011 RESOLVED, that the City Planning Commission does hereby
determine to waive the provisions of Section 10 of Article VI of
the Planning Commission Rules of Procedure, regarding the
effective date of a resolution after the seven-day period from the
date of adoption by the Planning Commission, in connection
with Petition 2011-08-02-12 submitted by American Multi -
Cinema, Inc. requesting waiver use approval to utilize a Class C
liquor license (sale of beer, wine and spirits for consumption on
the premises) in connection with a multi -screen movie theatre
(AMC Livonia 20) at 19500 Haggerty Road within the Pentagon
October 25, 2011
25873
Centre, located on the east side of Haggerty Road between
Seven Mile Road and Eight Mile Road in the Southwest 114 of
Section 6.
Mr. Morrow: Would you call the roll, please?
Ms.
Scheel:
This is the roll on
the seven day
waiver, correct?
Mr.
Morrow:
Yes.
A roll call vole on the foregoing resolution resulted in the following:
AYES:
Smiley, Taylor, Krueger, Scheel, Morrow
NAYES:
Bahr, Wilshaw
ABSTAIN:
None
ABSENT:
None
Mr. Morrow, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
ITEM #3 PETITION 2011-10-06-01 ZONING ORDINANCE
AMENDMENT
Ms. Scheel, Secretary, announced the next item on the agenda, Petition 2011-
10-06-01 submitted by the City Planning Commission, pursuant
to Section 23.01(a) of the Livonia Zoning Ordinance, as
amended, to determine whether or not to amend Subsection (a)
of Section 26.04 (Permitted Uses) of Article XXVI so as to
permit the Livonia City Council to waive the minimum three (3)
story building height requirement in PO, High Rise Professional
Office Districts.
Mr. Taormina: This is a language amendment to the Zoning Ordinance that
would affect Section 26.04(a). It really stems from and is an
outgrowth of the discussion we had earlier this evening and the
petition we will see shortly, which is the development of the land
on Victor Parkway. Although this language amendment is not
being done timely enough to be implemented to affect that
petition, it's something that we felt we'd present to the Planning
Commission as a means to avoid the need to either rezone land
or obtain a variance for the purpose of modifying the building
height within the PO, Professional Office district. What it would
do is allow the City Council to waive the minimum three story
building height that is required in PO Districts. Currently,
Section 26.04(a) allows office uses in buildings that must be
October 25, 2011
25874
over two stones in height. The amended language would
provide the City Council the necessary authonty to waive the
minimum height requirement by means of a two-thirds majority
vote. This would allow for one or two story office buildings
where deemed appropriate. Again, currently the only options
available would be to either rezone the property or, where a
unique hardship might apply, obtain a variance from the Zoning
Board of Appeals. The amendment as proposed would provide
greater flexibility under the current regulations and streamline
the decision-making process. Your packets include the
amendatory language which is three lines of text that would be
inserted in subsection (a) of Section 26.14. Thank you.
Mr. Morrow: Are there any questions of Mr. Taormina
Mr. Taylor:
Just a comment and Mr. Taormina did an excellent job on it.
The problems we have now with the way people are moving
around and it takes at least three months to get a rezoning
proposal passed because there are a lot of public hearings and
publications you have to put in the newspaper. People now are
in a hurry. What this ordinance will do is allow someone to
come in with that PO III District and allow the Council to waive it
with a two story building rather than having to build a three or 12
story building.
Mr. Morrow:
Thank you, Mr. Taylor. Because this is a petition brought forth
by the Planning Commission, I'm going to go to the audience.
Is there anybody in the audience that wishes to speak for or
against the granting of this petition? Seeing no one coming
forward, I'm going to close the public heating and ask for a
motion.
On a mo0on by Taylor, seconded by Wilshaw, and unanimously adopted, it was
#10-63-2011
RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on October 25, 2011, on
Petition 2011-10-06-01 submitted by the City Planning
Commission, pursuant to Section 23.01(a) of the Livonia Zoning
Ordinance, as amended, to determine whether or not to amend
Subsection (a) of Section 26.04 (Permitted Uses) of Article XXVI
so as to permit the Livonia City Council to waive the minimum
three (3) story building height requirement in PO, High Rise
Professional Office Districts, the Planning Commission does
hereby recommend to the City Council that Pe00on 2011-10-06-
01 be approved for the following reasons:
October 25, 2011
25875
1. That the proposed language amendment would provide
greater flexibility under the current regulations and help
streamline the approval process;
2. That the proposed language amendment is in the best
interests of the City and its residents.
FURTHER RESOLVED, that notice of the above hearing was
given in accordance with the provisions of Section 23.06 of
Zoning Ordinance #543, as amended.
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
ITEM #4 PETITION 2011-10-08-09 NORTHERN EQUITIES
Ms. Scheel, Secretary, announced the next item on the agenda, Petition 2011-
10-08-09 submitted by Northern Equities Group, on behalf of
Infineon Technologies, requesting approval of all plans required
by Section 18.58 of the Zoning Ordinance in connection with a
proposal to construct an office building on a portion of the
property at 19401 Victor Parkway, located on the west side of
Victor Parkway between Seven Mile Road and Pembroke
Avenue in the South 1/2 of Section 6.
Mr. Taormina: Item #1 on tonight's agenda involved the rezoning of this same
four acre parcel. The item currently before you is a review of the
site plan. This property is on the west side of Victor Parkway
between Seven Mile and Eight Mile Roads. Its a portion of the
vacant parcel that exists between Doc's Sports Reheat and
New Big Daddy's restaurant to the south, and Davenport
University immediately to the north. To the north of that is the
Embassy Suites Hotel. The site plan as presented shows the
proposed building being located generally near the middle of the
property. This would be a two story building totaling 46,300
square feel, two floors of equal size. Primary access to serve
the site would be from a single drive located off Victor Parkway
near the southeast comer of the property. In addition, there is a
second point of ingress and egress shown in the northeast
corner of the parking lot via a connection between this site and
the Davenport University properly. In terms of parking, Section
18.38 of the ordinance requires parking for business or
professional offices to be provided at a ratio of roughly 1 parking
space for each 200 square feet of useable floor area. What that
translates to for this site is a requirement for about 185 parking
October 25, 2011
25876
spaces. The site plan provides for a total of 232 packing
spaces, resulting in a surplus of 47 spaces. Also, Section 2.09
of the ordinance allows office centers which are over 15,000
square feet in area to have up to 90 percent of the required
parking to be stcped at a dimension of 9 feel in width as
opposed to 10 feet. Because this is a general office for sales,
research and development, it qualifies and would be allowed for
up to 90 percent of the spaces to be stcped at 9 feel in width.
What this plans shows is about 87 percent of those spaces, or
194 spaces altogether, would measure 9 feel in width. This
would apply only to the non -barrier free employee parking
spaces. There are a number of barrier free spaces that meet
the State requirement, and then also 30 visitor spaces, all of
which are shown to be 10 feel in width. This parking would be
located adjacent to the south and east sides of the building.
The primary customer or visitor entrance would be located on
the south side of the building, and secondarily along the east
side of the building. So all of those 10 foot stcped spaces would
be located closest to the building to accommodate visitors. The
plan provides for parking lot lighting to be provided via full cutoff,
box -type, metal halide fixtures that would be mounted on 20 fool
high poles, which complies with our height standard as it relates
to parking lot lighting. All of the lighting will be provided within
and around the parking areas, as well as adjacent to the
building and pedestcan walkways. They've submitted a
landscape plan which shows that about 26 percent of the total
site area will be landscaped. So even though the plan provides
a surplus of about 47 parking spaces, they are still able to
provide excess amounts of landscaping on the site. The plan
shows the areas that would be landscaped. You can see the
islands within the parking lot. The entire perimeter of the site,
with the exception of the two driveways, would be landscaped,
and a generous amount of landscaping will be provided around
the perimeter of the building. The plan shows a total of 33
trees, which are mostly deciduous in nature. There are 45
shrubs planted throughout the development, including around
the building and in and around the parking areas. The plan also
indicates that all of the disturbed areas will be sodded and be
fully irrigated. This is a rendering of the proposed building. It
will contain a flat roof. The building would be constructed out of
a combination of beige colored utility brick. This will be a full
four inch brick. You can see the glass or the glazing throughout
the building. This is also characteristic of all four sides of the
building. The flush metal panels are located both along the lop
of the building and separating the glazing between the first and
second floors. The same type of metal panel system will be
installed to mark the entryways on all four sides of the building.
There are two colors that will be utilized with the metal panel
October 25, 2011
25877
system. The silver will be along the lop portions of the glazing
and between the first and second floors, and then also this red
panel system would be used around the entry doors. In terms
of storm water detention for this site, this is provided within the
existing pond located to the south of Doc's Sports Retreat. This
basin was designed and constructed to accommodate the runoff
from several of the sites within the Victor Park development,
including this property. Lastly, with respect to signage, they are
allowed one identification sign not to exceed 16 square feet in
area that can be either in the form of a wall sign or a monument
sign. Infineon is proposing three signs, and this rendering
shows one of the two wall mounted signs. I believe the sign
they propose to install for visibility for northbound traffic on I-275
would be on the south side of the building. A very similar sign
would be placed on the west elevation of the building which
would be visible for southbound traffic on I-275. It really
presents a good opportunity to gel name recognition for Infineon
in a way that is very consistent with the scale of the building.
They're also proposing a monument sign out near Victor
Parkway, which would obviously direct people coming into the
site since that's the primary entrance. The sign package will
require approval by the Zoning Board of Appeals. Thank you.
Mr. Morrow:
Mark, did you say the sign package will come later, or do we
have that tonight?
Mr. Taormina:
I think we're good to approve the sign package this evening, but
it will have to go before the Zoning Board of Appeals
Mr. Morrow:
Okay. Thanks. We'll have the correspondence now, please.
Mr. Taormina:
There are four items of correspondence. The first item is from
the Engineering Division, dated October 17, 2011, which reads
as follows: "In accordance with your request, the Engineering
Division has reviewed the above -referenced site plan approval
request. The legal description provided is comect. The address
for this site is confirmed to be 19401 Victor Parkway. The plans
which were submitted are preliminary. It is noted that storm
water detention has already been provided for this site. Should
this project proceed, the Engineering Division requires three
sets of plans be submitted for review. As a part of that process,
the existing detention pond will be reviewed from a maintenance
standpoint to address any needed maintenance. In addition to
this, the review will also look at any site changes which would
impact public utilities, road nrght-0f--way, easements, or changes
in storm or sanitary sewer volumes. Please contact me should
you have any additional questions on this matter." The letter is
signed by Kevin G. Roney, P.E., Assistant City Engineer. The
October 25, 2011
25878
second letter is from the Livonia Fire & Rescue Division, dated
October 17, 2011, which reads as follows: "This office has
reviewed the site plan submitted in connection with a proposal
to construct an office building on a portion of the property at the
above referenced address. 1 have no objections to this proposal
with the following stipulations: (1) An on-site hydrant shall be
located between 50 feet and 100 feet from the Fire Department
connection. (2) Adequate hydrants shall be provided and
located with spacing consistent with the use group." The letter
is signed by Ead W. Fesler, Fire Marshal. The third letter is
from the Division of Police, dated October 13, 2011, which
reads as follows: 9 have reviewed the plans in connection with
the petition. 1 have no objections or recommendations to the
plans as submitted." The letter is signed by John Gibbs,
Sergeant, Traffic Bureau. The fourth letter is from the
Inspection Department, dated October 18, 2011, as revised,
which reads as follows: "Pursuant to your request, the above -
referenced petition has been reviewed. The following is noted.
(1) This property review was conducted with a zoning
classification of OS (Office Services). (2) We recommend all
landscape areas be completely irrigated. (3) This site in an OS
District would be allowed either one wall sign on the front
elevation or one freestanding sign of 16 square feet Any
signage above those allowances regarding size, number or
location would require a zoning variance from the Zoning Board
of Appeals. This Department has no further objections to this
petition." The letter is signed by Alex Bishop, Director of
Inspection. That is the extent of the correspondence.
Mr. Morrow: Are there any questions for the staff?
Mr. Wilshaw: Just one quick brief question for Mr. Taormina. Because they're
putting in nine fool spaces for the bulk of the parking, are the 10
fool spaces required to be marked in some way as visitor
spaces or is that up to the individual petitioner to do that?
Mr. Taormina: They must be marked, so they would have to have some
signage which they could probably install on the other side or
adjacent to the sidewalk area. So there are opportunities where
they could mark those spaces for visitors.
Mr. Wilshaw: Okay. Thank you.
Mr. Morrow: Are there any other questions? Seeing none, we'll call the
petitioner back. Give us your name and address again for the
record please.
October 25, 2011
25879
Matthew S. Sosin, President, Northern Equities Group, 39000 Country Club
Drive, Farmington Hills, Michigan 48331. 1 think Mark did a
pretty good job explaining the building. I hope you like the
rendering. Infneon really liked it. We tried to make it a little
tech-ier. They're a semiconductor company so that was the
concept behind the design. Mark, is correct. The north and
south sides of the building will look malenally similar. I don't
think the south side will have that canopy on the bottom, but it
will have the red paneling. This is a sample of the red paneling.
Its got a coaling that lasts forever. We've used it before. The
brick will be full bricks. This is kind of the color where we think
we're going. This is obviously just a sample board, but they're
real brick. The lop silver sun shade, if you will, is going to be
something like this color, aluminum. Mark didn't mention il, but
it is going to be at a minimum a LEED certified building, so the
sun shades are a part of that LEED designed. Then we're in
discussions with Infineon to make it a LEED Silver building. At
a minimum, it's going to be LEED certified.
Mr. Morrow: Okay. That's what I wondered.
Mr. Sosin: Yes. Some of the landscaping we'll have to change. That's
part of the LEED program about low irrigation, draught resistant
plantings. So that will be something we have to look at, and
we've just started to do that right now.
Mr. Morrow: That sounds good. Are there any questions for this gentleman?
Mr. Bahr: How many people do you anticipate having in this building? Do
you have any idea?
Mr. Sosin I think their counts for the next few years are 150 plus or minus.
They have a lot of visitors, a lot of clients that come to the
building. A lot ofdesign meetings happen atthe building, which
is reallylhe requiremenlforthe large parking.
Mr. Bahr: Which is what I was getting at, I mean, 232 spaces. Is that
really necessary? It just seems pretty high.
Mr. Sosin: Yeah. All of our buildings are parked at the same ratio or more.
Some of my buildings are parked above five per thousand. So
not only as the developer do I need to think about Infneon's
need, but I need to think about just the building and my
investment in the building. Most users of office today require at
a minimum five per thousand parking.
Mr. Bahr: Thanks.
October 25, 2011
25880
Ms. Scheel:
You had said that with it being the LEED certification that you
were going for, there would have to be a change in some of the
landscaping. I didn't catch what you said.
Mr. Sosin:
Part of LEED is about recycling, using less resources. One of
those resources is water. So you have to look at using draught
resistant plantings. You have to use a lot of native plantings.
So we'll have to probably go and do some changes to the
landscape plan to reflect those native plantings and to reflect
some of the draught tolerant plants that lake the winter better
than just what you would normally plant in a normal
development.
Ms. Scheel:
But that wouldn't slop you from doing the underground
sprinkling or anything like that?
Mr. Sosin:
No. There will still be shrubs that need irrigation. Yes. For sure
the site will be irigaled.
Ms. Scheel:
Thank you.
Ms. Krueger:
This is a followup to Commissioner Bahrs question about
parking. Is it possible and would you be willing to landbank
some of those outer spaces?
Mr. Sosin:
I talked about that with Infineon. They went and relooked at
their headcounts and where they think they need to be. They
would really like to have the five per thousand. That was part of
the economic negotiations between Northern Equities Group
and Infineon.
Ms. Krueger:
Okay. And one other question. I don't know if you know the
answer to this, but the existing building at Seven and Victor
Parkway, is that going to be still occupied by Infineon or used by
them?
Mr. Sosin:
No.
Ms. Krueger:
No. Do you know what's going to happen?
Mr. Sosin:
Any more than that, I don't know anything else. Sorry.
Ms. Krueger:
Okay. Thank you.
Mr. Wilshaw:
I appreciate you bringing this package to us. This is really kind
of exciting for the area. This has been a piece of property that's
been sitting and doing nothing for a long time. Infineon is going
to be leasing this property from you, corect?
October 25, 2011
25881
Mr.
Sosin:
Yes.
Mr.
Wilshaw
What is the term of that lease?
Mr.
Sosin:
Its 10 plus years.
Mr.
Wilshaw:
You are going to continue to own the rest of the property, the full
10 acres available, right?
Mr.
Sosin:
Correct.
Mr.
Wilshaw:
Do you have anything planned at this point for the rest of the
property or is itjust going to wail and see how things go?
Mr. Sosin: As far as a speculative development, that's probably not at this
point something that we're thinking about. So we are actively
pursuing some other requirements that are in the market. I'm
hopeful that I'm back here very soon with another building. We
kind of tested the waters as far as the market is concerned. I
think it's a very attractive site. It's a great location. The visibility
is probably second to none. So I think we'll be back here very
soon with something else.
Mr. Wilshaw: We appreciate that. You have a very impressive portfolio of
properties up in Farmington and Novi and other places that
you've developed. I think it's safe to assume that you've
designed this property in such a way that when you decide in
the future to develop the rest of the property, you'll be able to
integrate it together into a campus environment.
Mr. Sosin: For sure. That's really kind of our specialty as developers is
developing office parks. So we're always thinking about how
this building fits into its environment, and then we would do the
same for the next building, which is one of the reasons why the
building looks the same on both sides. There's really no back of
the building. When I owned that other building that's in the
back, its because I care about what people look at for that
building. Its just kind of carried over. It's just how we design
buildings. That's part of having that vision of environment that
the building is in.
Mr. Wilshaw: Okay. I did notice a couple design elements. You had indicated
on the site plan that there is some possible future electric
parking spaces as well for plug-in vehicles.
Mr. Sosin: Correct
October 25, 2011
25882
Mr. Wlshaw:
I assume that goes along with Infineon's concept of LEED
certification and environmental aspects.
Mr. Sosin:
Yes. That's correct.
Mr. Wilshaw:
Does Infneon have involvement in electric vehicles?
Mr. Sosin:
Yes, they do.
Mr. Wilshaw:
Okay. Very good. I think that's all I have for now. Thank you.
Ms. Smiley:
This is more in the way of comment. I wanted to tell you I
thought your building was very attractive. I appreciate that both
the north and south sides are well lake care of. I like your
landscaping. The only problem I have with that is the
misspelling of Livonia on the bottom there.
Mr. Sosin:
I apologize for that.
Ms. Smiley:
You might want to correct that before it goes to Council. Thank
you. And by the way, thank you for the renderings, besides the
renderings, the actual samples. Those are very nice.
Mr. Sosin:
You can keep those.
Mr. Taylor:
Just a comment. Infneon has been here in Livonia for quite a
while. I guess they could have gone anyplace, but I have to
give kudos to Mark Taormina, the Planning Director, and Mayor
Kirksey for the fact that they knew they were in a hurry. They
had a few meetings to try and hustle it along a little bit. That's
what good government is all about. Unfortunately, Infineon
could have went anyplace, like you have many different places
throughout the Slate that they could have gone, and they like
Livonia and they wanted to stay here. So, I think the
cooperation with Mayor Kirksey and Mark Taormina brought this
forward saying we can get it in. We can get it done. Because
evidently their lease is running out next October. So I'm just
happy that it went the way it went, and we've got a good looking
building, and I think you'll be very happy and Infneon will be
very happy in this area still.
Mr. Sosin:
I agree, and Northern Equities Group, no matter what city or
municipality we're working in, we value our relationships with
the Commissions, the Boards, the Planning Department,
Engineering Department, and I'm very excited to work with the
City of Livonia. I think you'll be happy with how Northern
Equities Group does business and runs our buildings.
October 25, 2011
25883
Mr. Taylor:
Thankyou.
Mr. Morrow:
Just a brief comment. As a long time long serving Planning
Commission, it has always confounded me why that site hasn't
been developed before now, but I guess it was wailing for you.
Mr. Sosin:
That's right.
Mr. Morrow:
It will now become a premier location not only in Livonia but as
the traffic moves north and south along 1-275. 1 just wanted to
make that comment. Is there anybody in the audience that
wishes to speak for or against the granting of this petition? Sir,
if you would come up to the podium, we'll need your name and
address for the record please.
Stuart McGrath,
Director of Facilities, Davenport University, 19499 Vidor
Parkway, Livonia, Michigan 48152. 1 just wanted to say we're
very excited to hear that its you that's going to develop that
property. We were curious as to who it was. My only question
is, when is the planned groundbreaking if things go through in
completion?
Mr. Morrow:
If you could address the Chair, and then we'll go through the
Chair to the petitioner. Your question is the groundbreaking?
Mr. McGrath:
Yes.
Mr. Morrow:
Do you have any knowledge of that?
Mr. Sosin:
Yes. First of all, lel me say, I had been in touch with the
building's owner. We've talked once or twice and we've traded
voicemail, so I have talked to your landlord. I appreciate you
making those comments. We would expect to break ground
probably in March. There might be some things that we want to
do beforehand, which we would obviously have to pull the
correct permits. There's some top soil. There's a berm of lop
soil that we might want to get rid of this year if we can. I don't
know if the timing will work with the City and the permit process.
Its not the end of the world if it doesn't, but I would say we'll
start in earnest probably March 1", Match 15th.
Mr. McGrath:
And also, what type of barrier is going to be between the two
properties? Is iljusl going to be a berm?
Mr. Sosin:
As far as construction, there will probably be a fence between
the two. As far as a berm, I don't think that there's anything on
the grading plan. There's some grade difference that probably
October 25, 2011
25884
would not make a bene work in that location. I dont think there
will be anything. It will be landscaped as shown on the plan.
Mr. McGrath:
That's all I have.
Mr. Morrow:
Along the same line, do you have a target occupancy date with
Infineon?
Mr. Sosin:
The target occupancy date is December of 2012.
Mr. Morrow:
Okay. So you'll start in Match and hopefully be occupied in
December.
Mr. Sosin:
Yes.
Mr. Morrow:
Okay. Thank you.
Mr. Sosin:
I appreciate the quickness with which the City has responded.
We've had some preliminary discussions with the Building
Department, so we'll be in for a permit very shor0y.
Mr. Morrow:
As one Commissioner, I was excited that the property was going
to be developed. I'm tired of looking at it. If there are no other
comments or questions, and no one else coming forward, I'm
going to ask for a motion.
Mr. Wlshaw:
In order to try to keep this quickness going, I'm going to read
this lengthy resolution as quickly as possible.
On a motion by Wilshaw, seconded by Scheel, and unanimously adopted, it was
#10-64-2011
RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2011-10-08-09
submitted by Northern Equities Group, on behalf of Infineon
Technologies, requesting approval of all plans required by
Section 18.58 of the Zoning Ordinance in connection with a
proposal to construct an office building on a porton of the
property at 19401 Victor Parkway, located on the west side of
Victor Parkway between Seven Mile Road and Pembroke
Avenue in the South 1/2 of Section 6, the Planning Commission
does hereby recommend to the City Council that Pelton 2011-
10-08-09 be approved subject to the following conditions:
1. That the Site Plan marked Drawing Number P-4 dated
October 7, 2011 prepared by Professional Engineering
Associates is hereby approved and shall be adhered to;
October 25, 2011
25885
2. That the Landscape Plan marked Drawing Number L-1
dated October 7, 2011, prepared by Professional
Engineering Associates is hereby approved and shall be
adhered to, except that changes to meet LEED certification
shall be permitted;
3. That all disturbed lawn areas shall be sodded in lieu of
hydroseeding;
4. That underground sprinklers are to be provided for all
landscaped and sodded areas and all planted materials
shall be installed to the satisfaction of the Inspection
Department and thereafter permanently maintained in a
healthy condition, except that changes to meet LEED
certification shall be permitted;
5. That the Exterior Building Elevation Plan marked Sheet
Number PEA dated October 13, 2011, prepared by Faudie
Architecture is hereby approved and shall be adhered to;
6. That the back used in the construction shall be full face
four (4") inch brick;
7. 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;
8. That the three walls of the trash dumpster areas shall be
constructed out of the same brick used in the construction
of the building, or in the event a poured wall is substituted,
the wall's design, texture and color shall match that of the
building, and the enclosure gates shall be of solid panel
steel construction or durable, long-lasting solid panel
fiberglass and maintained, and when not in use closed at
all times;
9. That the petitioner shall secure the necessary permits,
including storm water management permits, wetlands
permits and soil erosion and sedimentation control permits,
from Wayne County, the City of Livonia, and/or the Slate of
Michigan Department of Environmental Quality;
10. That all light fixtures shall not exceed twenty (20') feet in
height as measured from the finish grade at the base of the
structure to the top of the light fixture, and such fixtures
shall be aimed and shielded so as to minimize stray light
October 25, 2011
25886
trespassing across property lines and glaring into adjacent
roadway;
11. That the issues as outlined in the correspondence dated
October 17, 2011, from the Livonia Fire and Rescue
Division shall be resolved to the satisfaction of the
Inspection Department and/or Engineering Division;
12. That the signage as depicted in the aforementioned plans
is hereby approved subject to approval by the Zoning
Board of Appeals;
13. 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,
14. 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 expirefion of said
period.
Mr. Morrow:
Is there any discussion?
Mr. Taormina:
If the maker of the motion would accept a friendly amendment
involving Condition #2 to offer a little flexibility in the landscape
plan if it's necessary to modify some of the landscape materials
in order to meet their LEED certification requirements, we'd like
that ability to work with the developer as opposed to having to
come back here for a total review.
Mr. Wilshaw:
I would say that and even the sprinkler requirement on #4 may
also be involved as well depending on the LEED cerfificafion
requirements.
Mr. Morrow:
Is that alright with the supporter?
Ms. Scheel:
Yes.
Mr. Morrow:
Any other discussion? Seeing none, as far as the signage we
were talking about, Mark, do we have to indicate any type of
approval relative to the two expressway signs or should that just
go as an appeal straight to the Zoning Board of Appeals?
Mr. Taormina:
For that condition, we could re -word that to say that the
Planning Commission accepts the sign package as submitted
subject to approval of the City Council.
October 25, 2011
25887
Mr. Morrow:
The sign package has the two signs we're discussing.
Mr. Taormina:
As well as the monument sign, yes.
Mr. Taylor:
How large is the monument sign?
Mr. Sosin:
Since it has one tenant on it, it won't be very large. I don't think
we have elevations yet. There are some in the plan view. I
don't know an exact dimension, but its certainly not going to be
verylarge.
Mr. Wilshaw:
Typically, we allow a 30 square foot sign. Is that adequate?
Mr. Sosin:
Yes. The way the road moves, you'll see the monument sign
first before you see the building sign. So I think just from a ....
Mr. Taylor:
There's a curve in the road there.
Mr. Sosin:
Exactly. Just from a safely perspective, I think you need the
monument sign, but I don't expect it to be excessively large, but
I don't have an exact dimension right now.
Mr. Morrow:
As I said, we've got 30 square feel. If there's a problem with
that, you'd have to come back for some sort of a Zoning Board
of Appeals situation.
Mr. Sosin:
Okay, but it will probably be some brick and a foundation,
depending on what we decide to do. That's probably the most
likely outcome.
Mr. Morrow:
Would the Secretary please call the roll?
Mr. Morrow,
Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
Mr. Taylor:
Do we need a seven day waiver on this one too, Mark?
Mr. Taormina:
Yes.
On a motion by Taylor, seconded by Wilshaw, and unanimously adopted, it was
#10-65-2011
RESOLVED, that the City Planning Commission does hereby
determine to waive the provisions of Section 10 of Article VI of
the Planning Commission Rules of Procedure, regarding the
effective dale of a resolution after the seven-day period from the
date of adoption by the Planning Commission, in connection
October 25, 2011
25888
with Petition 2011-10-08-09 submitted by Northern Equities
Group, on behalf of Infineon Technologies, requesting approval
of all plans required by Section 18.58 of the Zoning Ordinance
in connection with a proposal to construct an office building on a
portion of the property at 19401 Victor Parkway, located on the
west side of Victor Parkway between Seven Mile Road and
Pembroke Avenue in the South 1/2 of Section 6.
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. They will schedule it as soon as they can
work it in their agenda.
Mr. Sosin: Thank you very much. I appreciate it.
ITEM #5 PETMON 2011-10-08-10 MANOOGIAN MANOR
Ms. Scheel, Secretary, announced the next item on the agenda, Petition 2011-
10-08-10 submitted by Manoogian Manor requesting approval of
all plans required by Section 18.58 of the City of Livonia Zoning
Ordinance #543, as amended, in connection with a proposal to
construct additions and remodel the exterior of the existing
elderly housing facility at 15775 Middlebelt Road, located on the
west side of Middlebelt Road between Five Mile Road and
Puritan Avenue in the Southeast 1/4 of Section 14.
Mr. Taormina: This property is located in the Southeast 1/4 of Section 14,
which is the square mile bounded by Merriman Road to the
west, Six Mile Road to the north, Five Mile Road to the south,
and Middlebelt Road to the east. The property is on the west
side of Middlebelt between Five Mile and Puritan Avenue. The
property is about 6.8 acres in size. It has 330 feel of frontage
along Middlebelt Road and a depth of just under 900 feel. In
terms of the zoning, the properly has three zoning districts
associated with it R-9 (Housing for the Elderly), OS (Office
Services), and R -U -F (Rural Urban Farm). To the north is the
Apostolic Christian Church zoned R -U -F, as well as two office
buildings fronting on Middlebelt, zoned OS. To the south is the
Marycrest Manor elderly housing facility. To the east across
Middlebelt Road are a variety of commercial land uses, and
then lying to the west is a portion of the Woodhaven of Livonia
elderly housing facility. Manoogian Manor is a one-story 68 -bed
facility that provides services under the category of assisted
living. The existing building measures about 30,850 square
feel. What is proposed are a number of additions to the facility.
The addition to the front part of the building, which is about
October 25, 2011
25889
3,300 square feet, would include a new entrance and porte-
cochere. Within that area would be a new lobby and reception
area, as well as a couple of small offices. The porte-cochere
extends out from the new entrance over the driveway. This
portion of the building would be constructed out of brick that
would match the existing building and would have a gabled roof
design that complements the existing roofline. Next we have a
dining room addition in the northwest comer of the building.
That addition is about 3,210 square feel in total area and would
connect via corridors to the existing kitchen and living areas. A
small courtyard is created with this addition. Again, it will be
constructed out of brick to match the existing building. Next,
there are two assisted living additions. These are similady
sized. The first one, located to the north, is part of Phase 1
construction. It would be just over 7,200 square feet in area.
Again, its one story in height to match the height of the existing
building. It would contain 12 one -bedroom units. As part of
Phase 2, they would basically mirror that construction to the
south and provide for just a slightly smaller addition at about
6,950 square feel, also containing 12 one -bedroom units. There
would be a hallway that would connect the two buildings. Once
again, a courtyard would be formed between the existing
building and what would be the east elevation of the two new
additions when completed. Next, there is a very small addition
located in the northwest part of the existing building that would
square off the building and provide some additional storage
area. Lastly, there is a maintenance garage that is proposed to
the north and west of the building. Thais a detached structure.
There is separate access being provided to that maintenance
facility. In terms of parking, what is required is one space for
every three beds, plus one space for every staff and visiting
doctor on the basis of number of beds. The total number of
beds, both existing and proposed, and with the number of
employees, they would be required to have 56 parking spaces.
The plan provides a total of 73 parking spaces, so they meet the
parking requirement. As far as density goes, the R-9 permitted
density is based on the height of the building as well as the
number of bedrooms per unit. For buildings that are two stones
or less, there is a minimum of 2,500 square feet of land area
required for each one -bedroom. Manoogian Manor, on the
basis of what they're proposing, would require 230,000 square
feet of land. The overall site area is just shy of 300,000 square
feet. This is well below the density limitations of the R-9 District.
Generous portions of the site would remain green. Over 50
percent of the total site would be landscaped which exceeds our
minimum 15 percent. Details on storm water management are
still being developed. It will probably include a combination of
both surface water detention as well as below -ground detention.
October 25, 2011
25890
There is an existing pond that's located out front between the
sidewalk and Middlebelt Road and the building. That pond is
going to have to be reconfigured and possibly even relocated
altogether as a result of the reconfiguration that has to take
place in the parking lot area in order to accommodate this
addition and the porte-cochere. So they still plan on having this
water feature out front. It will more than likely serve some stone
water function, but that's not enough to handle the entire areas
being expanded. They will probably have to do something
below grade as well. Lastly, the petition would be allowed
signage and an allowance of one identification sign not to
exceed 16 square feet in area if it's erected as a freestanding
sign and a maximum of 6 feel in height. I'm not sure we have
details on the actual signage, but they are showing a new
ground sign being placed essentially on the frontage between
the two driveways providing access to the site. Thank you.
Mr. Morrow: Is there any correspondence?
Mr. Taormina: There are four items of correspondence. The first item is from
the Engineering Division, dated October 17, 2011, which reads
as follows: 9n accordance with your request, the Engineering
Division has reviewed the above -referenced site plan approval
request. The written legal description provided appears comect.
The address for this site is confirmed to be 15775 Mlddlebelt
Road. Because the plans are preliminary, they do not address
storm water management. The project consultant has already
been in contact with us, and we confirmed that when plans are
submitted to the Engineering Division for review, they must
reflect additional storm water detention due to the increase in
impervious area. The petitioner is hereby notified (via copy of
this comssponderr e) that any site changes which would impact
public utilities, road right-of-way, easements, or changes in
storm or sanitary sewer volumes must be approved by the
Engineering Division of Public Works." The letter is signed by
Kevin G. Roney, P.E., Assistant City Engineer. The second
letter is from the Livonia Fire & Rescue Division, dated October
17, 2011, which reads as follows: `This office has reviewed the
site plan submitted in connection with a proposal to construct
additions and remodel the exterior of the existing senior Irving
facility at the above referenced address. 1 have no objections to
this proposal with the following stipulations: (1) Fire lanes shall
be provided for all buildings that are set back more than 150
feet from a public road or exceed 30 feet in height and are set
back over 50 feet from a public mad. (2) Fire lanes shall be not
less than 20 feet of unobstructed width, able to withstand live
loads of fire apparatus, and have a minimum of 13 feet 6 inches
of vertical clearance." The letter is signed by Earl W. Fesler,
October 25, 2011
25891
Fire Marshal. The third letter is from the Division of Police,
dated October 13, 2011, which reads as follows: 7 have
reviewed the plans in connection with the petition. 1 have no
objections or recommendations to the plans as submitted." The
letter is signed by John Gibbs, Sergeant, Traffic Bureau. The
fourth letter is from the Inspection Department, dated October
20, 2011, which reads as follows: "Pursuant to your request,
the above -referenced petition has been reviewed. The following
is noted. (1) This department will conduct a full plan review for
compliance with all building codes at time of application for
permits should the project move forward. (2) The maintenance
building should be constructed as a maintenance free exterior
(other than the door). (3) The gates on the proposed dumpster
enclosure should be all metal or an alteration satisfactory to the
Commission and/or Council. (4) The ground sign as depicted
would be allowed if there are no other ground signs. This
Department has no further objections to this petition." The letter
is signed by Alex Bishop, Director of Inspection. That is the
extent of the correspondence.
Mr. Morrow:
Are there any questions for the staff?
Mr. Wilshaw:
The letter from the Fire Department, Mr. Taormina, seems to
indicate the need for fire lanes. I don't see any road that goes
around the property right now. Would that be a necessary
change?
Mr. Taormina:
I'm going to let the architect speak to that issue. We touched on
It briefly in some of our earlier discussions with the architect. I
believe that's something they were going to discuss specifically
with the Fire Department to find out how that can be handled.
This is the same architect that designed the facility to the south
at Marycrest. What they did there to address the issue of
access and fire lanes was to provide a grass brick paver that will
eventually go around those buildings.
Mr. Wilshaw:
Almost like a dual use pedestrian walkway/Fre lane?
Mr. Taormina:
Yes.
Mr. Morrow:
Is the petitioner here this evening? We'll need your name and
address for the record. If you'd like to add anything to what
you've heard from Mr. Taormina, then we may have some
questions for you.
Terry Clark, Edmund London & Associates, 20750 Civic Center Drive, Southfield,
Michigan 48076. As Mark said, its some additions and
alternations to the existing facility of Manoogian Manor. The
October 25, 2011
25892
building itself existing, we're going to do some interior
renovations, some upgrades, and then, yes, we are doing some
adding on to the lobby, the dining room and the additional 24
beds on the backside. We are trying to, again, match the
existing facility as much as we can with some existing
architectural elements with the brick and also accent and
accentuate what we can. We're meeting with the owners.
Landscaping, we didn't actually submit a formal landscape plan
because that issue has been a big strong item that the owner
has wanted a lot of input on. So instead of rushing a landscape
plan in without all the input, we kind of held that back until we
have that in order to not only to meet the ordinance, meet what
we'd like to see for the City of Livonia, but also meet the
demands and needs of the residents in the facility. So we're
continuing to modify that as we go. Regarding the fire lane
access, I did have a discussion with the Fire Marshal. We did
not actually have a meeting yet, so we're still working out the
actual details of what he's going to require. If it is similar to
Marycrest, as an example, that ended up being a 12 fool wide
asphalt road that gives them the ability to drive on and the
residents to use as a walkway. So again, at this point we're in
communication with the Fire Department to work out the details
of how that's going to be handled on this facility. The back side
is heavily wooded. We'd like to maintain that, but then we also
understand the Fire Department's needs to maintain and deal
with anything on that site. So compromises will be made the
best we can.
Mr. Morrow: Are there any questions?
Mr. Wilshaw: I just want to thank Mr. Clark for addressing my question about
the fire lanes, and I do think a dual use pedestrian walkway and
fire lane is a nice option that kind of strikes that compromise
you're looking for. I hope that you integrate that into your
landscape plan as you work and develop that. I assume that
will be a callback item for us. Thank you.
Mr. Clark: Yes.
Mr. Morrow: Are there any more comments or questions? Seeing, none, it
looks like a nice project.
Mr. Clark: Thankyou.
Mr. Morrow: Is there anybody in the audience that wishes to speak for or
against the granting of this petition? Seeing no one coming
forward, a motion would be in order.
October 25, 2011
25893
Mr. Bahr: As somebody that lives, works and goes to church in that area,
I'm excited about any investment in that area. Thank you. I'll
offer an approving resolution.
On a motion by Bahr, seconded by Scheel, and unanimously adopted, it was
#10-66-2011 RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2011-10-08-10
submitted by Manoogian Manor requesting approval of all plans
required by Section 18.58 of the City of Livonia Zoning
Ordinance #543, as amended, in connection with a proposal to
construct additions and remodel the exterior of the existing
elderly housing facility at 15775 Middlebell Road, located on the
west side of Middlebelt Road between Five Mile Road and
Puritan Avenue in the Southeast 114 of Section 14, the Planning
Commission does hereby recommend to the City Council that
Petition 2011-10-08-10 be approved subject to the following
conditions:
1. That the Site Plan marked Sheet AS-1.1 dated October 10,
2011, prepared by Edmund London & Associates, Inc., is
hereby approved and shall be adhered to;
2. That the Elevations Plans marked Sheets A-3.0, A3.1 and
A-2.1 prepared by Edmund London & Associates, Inc.,
each dated October 10, 2011, are hereby approved and
shall be adhered to;
3. That a fully detailed landscape plan shall be submitted for
approval to the Planning Commission and City Council
within sixty (60) days following approval of this petition by
the City Council;
4. That the brick used in the construction shall be full face
four inch (4") brick;
5. 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;
6. That the three walls of the trash dumpster areas shall be
constructed out of the same brick used in the construction
of the building or in the event a poured wall is substituted,
the wall's design, texture and color shall match that of the
building and the enclosure gates shall be of solid panel
steel construction or durable, long-lasting solid panel
October 25, 2011
25894
fiberglass and maintained and when not in use closed at all
times;
7. That the petitioner shall secure the necessary permits,
including storm water management permits, wetlands
permits and soil erosion and sedimentation control permits,
from Wayne County, the City of Livonia, and/or the Slate of
Michigan Department of Environmental Quality;
8. That all light fixtures shall not exceed twenty (20') feel in
height as measured from the finish grade at the base of the
structure to the top of the light fixture, and such fixtures
shall be aimed and shielded so as to minimize stray light
trespassing across property lines and glaring into adjacent
roadway;
9. That the issues as outlined in the corespondence dated
October 17, 2011, from the Livonia Fire and Rescue
Division shall be resolved to the satisfaction of the
Inspection Department and/or Engineering Division;
10. 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;
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.
Morrow:
Is there any discussion?
Ms.
Scheel:
Mr. Taormina, does it need to state in here that they need to
come back for a landscape plan?
Mr.
Taormina:
Yes. I think if that's the intention we should specify that.
Ms.
Scheel:
Okay. I would like to add that.
Mr.
Morrow:
That the landscape plan will be brought at a later date.
Ms.
Scheel:
Right.
October 25, 2011
25895
Mr. Morrow: Is the maker ofthe motion alrighlwith that?
Mr. Bahr: Yes.
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution.
ITEM #6 APPROVAL OF MINUTES 1,015" Public Hearings and
Regular Meeting
Ms. Scheel, Secretary, announced the next item on the agenda, Approval of the
Minutes of the 1,015" Public Hearings and Regular Meeting
held on October 4, 2011.
On a motion by Taylor, seconded by Scheel, and adopted, it was
#10-67-2011 RESOLVED, that the Minutes of 1,015° Public Hearings and
Regular Meeting held by the Planning Commission on October
4, 2011, are hereby approved.
A roll call vole on the foregoing resolution resulted in the following
AYES:
Taylor, Scheel, Smiley, Krueger, Wilshaw, Morrow
NAYS:
None
ABSENT:
None
ABSTAIN:
Bahr
Mr. Morrow, Chairman, declared the motion is carried and the foregoing
resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 1,016'" Public
Hearings and Regular Meeting held on October 25, 2011, was adjourned at 8:46
p.m.
CITY PLANNING COMMISSION
Lynda L. Scheel, Secretary
ATTEST:
R. Lee Morrow, Chairman