HomeMy WebLinkAboutPLANNING MINUTES 2013-04-09MINUTES OF THE 1,038rH PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, April 9, 2013, the City Planning Commission of the City of Livonia
held its 1,038" 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 tonight's 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 ten days in which to appeal the decision, in writing, to the City
Council. Resolutions adopted by the City Planning Commission become
effective seven (7) days after the date of adoption. The Planning Commission
and the professional staff have reviewed each of these petitions upon their 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 2013-03-02-07 JIMMY JOHN'S
Ms. Scheel, Secretary, announced the first item on the agenda, Petition 2013-03-
02-07 submitted by JCD Middlebelt, L.L.C. requesting waiver
use approval pursuant to Section 11.03(c)(1) of the City of
Livonia Zoning Ordinance #543, as amended, to operate a full
service restaurant with drive -up window facilities (Jimmy John's)
at 19190 Middlebelt Road, located on the east side of Middlebelt
Road between Seven Mile Road and Vassar Avenue in the
Southwest 1/4 of Section 1.
April 9, 2013
25711
Mr. Taormina: This is a request to operate a full service restaurant with drive -
up window facilities on property that is situated at the northeast
corner of Middlebelt and Seven Mile Roads. The overall size of
the property is about 1.75 acres. It includes 350 feet of frontage
on Middlebelt Road. The zoning of the properly is C-2, General
Business, the same category that exists for all of the
surrounding properties. This site is located directly across from
the Sears parking lot which is partially shown on the aerial
photograph. A portion of the larger property, the 1.75 acres,
actually occupies all of the area that I'm outlining extending from
Seven Mile Road north along Middlebelt Road. In 1998, the
property received site plan approval for the construction of two
buildings, both having drive -up window facilities. It included a
retail pharmacy store as well as a commercial bank. The CVS
pharmacy is located closest to the comer, and that building
totals approximately 10,900 square feet in area. The CVS
pharmacy is the larger building. What was constructed
originally as a Michigan National Bank is a building located
immediately north of the drug store on the same parcel of land.
That building is about 2,277 square feet. The CVS is still open
but the bank closed in 2010 and has not been occupied since.
Jimmy John's would be occupying the entire former bank
building. This would be the fourth Jimmy John's in the city, all of
which are operated by the same franchisee, the Doelkers. They
have a restaurant at Fountain Park at 33310 Plymouth Road,
one at 37671 Six Mile Road across from Laurel Park Mall, and
one at 33177 West Eight Mile Road, which is at the Eight Mile
Place shopping plaza. The proposed restaurant would have a
total of 58 seats. This includes 46 interior seats and 12 outdoor
patio seals. The patio is located between the building and the
front parking lot along Middlebelt Road. Two pads would make
up patio. There is a smaller pad on the north end which would
be about 11 feel by 14 feel for 154 square feel, and then a
slightly larger patio area about 286 square feel on the opposite
side of the walkway would be created that would provide access
to the main entrance into the restaurant from the parking located
between the building and Middlebelt Road. The plan does
indicate that the outer perimeter of the patio would be enclosed
by a railing. I have a photograph of that and the petitioner, in
response to some of the questions from the study meeting, did
provide you with more information on the type of railing that
would be provided there. The drive -up window service would be
along the north side of the building opposite the drive -up
facilities that were used by the former bank. Curently there are
four lanes along the south side of the building that are under a
canopy that connects the two buildings together. The overhead
canopy provides shelter for a pickup window for the drive -up
pharmacy, and then there were three other lanes provided for
April 9, 2013
25712
the dnve-up window operations for the bank. Under the plan,
the dnve-up lane that is closest to the proposed restaurant
would be eliminated. It would be closed and replaced with a
walkway that would provide a secondary entrance to the
restaurant or emergency access. The next lane to the south
becomes the primary drive aisle for the dnve-up operation for
the restaurant, which is going to be flipped and provided on the
north side of the building. Vehicles would enter this lane, drive
around, they would use an ordering station here, pull forward to
the actual pay and pickup window, which would be located on
the north side of the building. The third lane would function as a
bypass lane. One of the requirements of the ordinance is that a
bypass lane be provided. So that lane would pnmanly function
for that purpose. I suppose it could be used also as a bypass
for vehicles going in the opposite direction for the CVS
pharmacy window, but it would be pnmanly used as a bypass
lane for vehicles traveling around the restaurant. The ordinance
does require that the width of the driveway be at lead 12 feel.
The plan appears to meet that requirement. In terms of parking,
we look at the sum total of both of the uses on the property, the
pharmacy as well as the restaurant. The restaurant requires
one space for every two inlenor seals, one space for every
three outdoor patio seals, a space for each employee, as well
as two additional parking spaces beyond the dnve-up window.
Thus, Jimmy John's would require 35 parking spaces. The
pharmacy, which parks at a ratio of one space for every 150
square feet of useable floor area, would require 59 spaces.
Combined, they are required to have 94 spaces, which is
precisely what the site contains. So they do comply with the
parking standards in the ordinance. They are creating new
landscape areas along the front of the property as well as along
the rear. The plan also shows where there are three parking
spaces currently located behind the building, but they have to
be eliminated in order to provide for the operation of the drive -
up window facility. It also shows where additional landscaping
will be provided behind the building where these three parking
spaces curenlly exist. Additional landscaping is also created
along the new walkway on the south side of the building. The
petitioner is not proposing any exterior modifications of the
building. This is the floor plan of the restaurant. The two patio
areas are separated by the walkway leading into the restaurant.
These are just pedestal picnic tables. There are two on the
larger patio and one on the smaller patio on the north side of the
walkway. They are not proposing any changes other than
signage, as well as an awning that would run across the front of
the building characteristic of the Jimmy John's trademark. The
signage that they are permitted would be 46 square feet along
the west elevation. This sign totals 46 square feet. Additionally,
April 9, 2013
25713
they are showing on the plans the circular logo sign on the
south elevation of the building. That would require a variance
because it would exceed the amount of signage allowed for the
building. Lastly, they are showing a monument sign. That too is
in addition to what the ordinance would allow because there is
already a business center sign located in front of the CVS. We
have been apprised by the petitioner that they have no desire to
use any part of that sign in front of the CVS. Instead, they
would want their full identification on this one sign leading to the
entrance closest to the restaurant. Again, that would require
consideration by the Zoning Board of Appeals, and we will hear
from the petitioner this evening in terms of whether or not the
circular logo sign is eliminated as part of that request because I
know that is one of the items that was discussed at the study
meeting. With that, Mr. Chairman, I'll be happy to read out the
correspondence.
Mr. Morrow: Please
Mr. Taormina: There are four items of correspondence. The first item is from
the Engineering Division, dated March 18, 2013, which reads as
follows: "In accordance with your request, the Engineering
Division has reviewed the above -referenced waiver use
approval request. The written legal description for the parcel at
19150 Middlebelt Road is correct. The address for the proposed
Jimmy John's is not considered active and would require a
request from the property owner to provide a written request to
the Engineering Department to reactivate the proposed address
at 19190 Middlebelt Road. This project primarily is anew tenant
reoccupying an existing space. There are some minor
proposed improvements outside the building that may result in
activity within the existing 20 feet storm sewer easement. The
petitioner would be required to obtain an engineering permit to
work within the influence of the storm sewer easement. The
easement description has been included for the petitioner. We
are also providing the owner, for informational purposes, a copy
of Section 13.42 of the City Ordinances. This Ordinance limits
the amount of Fats, Oils and Grease (F.O.G.) which can be
discharged to the City sanitary sewer system to 100 milligrams
per liter by weight, unless written approval is obtained to exceed
this amount. This Ordinance also provides information on
grease trap/lnterceptor requirements, and is available on the
City of Livonia website at wwwci.livonia.mi.us go to the right
hand side of the web page under "Quick Shortcuts; click on
"Online Ordinances." The letter is signed by Todd Zilincik, P.E.,
City Engineer. The second letter is from the Livonia Fire &
Rescue Division, dated March 28, 2013, which reads as follows:
"1 have reviewed the petition for a waiver use approval on the
April 9, 2013
25714
property at the above referenced address to operate a full
service restaurant with a drive -up window and have noted the
following: NFPA 1, 18.2.3.4.1.1, Fire Department Access
Roads, states that access to the property must be unobstructed
with a width of no less than 20 feet This issue and other code
requirements will be addressed during the plan review process.
Providing that all details in regards to emergency access are
followed and inspected prior to tenant use, this department has
no objections to this petition."The letter is signed by Daniel Lee,
Fire Marshal. The third letter is from the Division of Police,
dated March 11, 2013, which reads as follows: 9 have reviewed
the site plan submitted in connection with the petition. 1 have no
objections to this proposal." The letter is signed by John Gibbs,
Sergeant, Traffic Bureau. The fourth letter is from the
Inspection Department, dated March 28, 2013, which reads as
follows: "Pursuant to your request, the above -referenced
petition has been reviewed. The following is noted: (1) This
building is required to be registered in the vacant and
abandoned program per City Ordinance 2844. All required fees
are to be paid,, inspections shall be scheduled and any and all
violations shall be corrected. A certificate of re -occupancy shall
be issued after the conditions set forth in 15.51.090(E) are fully
satisfred.(2) The petitioner is proposing a second ground sign
where only one ground sign is permitted. A variance from the
Zoning Board of Appeals would be required to maintain the
second ground sign. (3) The petitioner is proposing a second
wall sign where only one wall sign is permitted. A variance from
the Zoning Board of Appeals would be required to maintain the
additional wall sign. (4) Directional signs shall not exceed two
square feet in area. A variance from the Zoning Board of
Appeals would be required to maintain the excess size of the
directional signs. This Department has no further objections to
this petition." The letter is signed by Jerome Hanna, Assistant
Director of Inspection. That is the extent of the correspondence.
Mr. Morrow: Mark, as it relates to the monument sign, if this were an
independent parcel, would they be entitled to the monument
sign?
Mr. Taormina: That is correct.
Mr. Taylor: Mark, where did you say the extra sign was - on the south side
of the building?
Mr. Taormina: Lel me go to the site plan and highlight where it would go. If I
said the south side, I said that incorrectly.
Mr. Taylor: Oh. It's on the north side. You couldn't see it on the south side.
April 9, 2013
25715
Mr. Taormina:
You would not be able to see it. This shows the north side of
the building, which is opposite the canopy.
Mr. Taylor:
And what about the dumpster? I didn't notice where the
dumpsler was. I know the bank probably didn't have much of a
dumpsler.
Mr. Taormina:
The two trash enclosures are located at the back of the
properly.
Mr. Taylor:
Thankyou.
Mr. Morrow:
Are there any other questions? We'll ask the petitioner to come
forward and add to what theyve heard so far. We will need
your name and address for the record please.
Cheryl Doelker,
JCD Middlebell, L.L.C., 19369 Faidane Court, Livonia, Michigan
48152. Good evening, Commissioners, and thank you for
headng our petition. Thank you, Mark, for that eloquent
description, and I'm not sure I have much to add to that other
than we're
just looking forward to doing another project in the
great City of Livonia. Are there any questions for me?
Mr. Morrow:
There might be. Are there any questions of the petitioner?
Ms. Krueger:
I just have a couple quick questions. I know we may have gone
over some of these at the study session but just for purposes of
establishing the record, I'll ask them again. Can you describe
the type of lease you have on this building or that you will have
if this petition is approved?
Ms. Doelker:
We're working on the lease as we speak. It will call for an initial
term of 10 years with two renewable terms of five year each.
Ms. Krueger:
And you're not curently entered into that lease?
Ms. Doelker:
We have not signed it yet.
Ms. Krueger:
Okay. I assume it's contingent on ...
Ms. Doelker:
Its contingent upon approval of the city and that's where we are
right now.
Ms. Krueger:
Okay. And then I have a question about the outdoor patio. I
see that you're going to have three tables out there. Are you
planning to have any umbrellas on those tables?
April 9, 2013
25716
Ms. Doelker:
Typically, we do.
Ms. Kmeger:
And can you describe what those look like?
Ms. Doelker:
The umbrellas are black on the lop with a red valance around
the outside of them, and they typically have a little bit of wording
on the valance that says, "Jimmy John's, world's best
sandwiches"
Ms. Kmeger:
Mark, do those count as signs? I know we have this issue come
up every now and then.
Mr. Taormina:
Its an age old debate. I don't know if those would be
considered signage or not. I think that's probably something
that the Inspection Department would take up when they see
the plans. I know that this body has addressed that issue on
various occasions by limiting the amount of advertising that can
go on those. We don't have the details. If the lettering were two
inches, it probably wouldn't constitute signage. If it was much
larger than that and highly visible from the road in terms of it
being legible, then it would probably fall under the sign
regulations.
Ms. Kmeger:
Okay. Thank you.
Ms. Doelker:
I might add that I have had a discussion with the folks in the
Inspection Department precisely regarding that issue and our
compliance to signage. I was informed that in addition to the
actual building frontage that we showed in that photograph, that
they consider the drive thru area that we would be using as part
of our frontage on Middlebell Road. So that drive-thru actually
adds an extra 22 feel, 8 inches to the 46 fool frontage that we
have on the building itself. That's my understanding at this
point, that we're kind of under on our wall sign.
Ms. Kmeger:
Okay. And then one Iasi question. The awnings that you're
going to add to the building, are those going to have any writing
on them?
Ms. Doelker:
None at all because, again, we do know that awnings and
lettering on that is considered signage because it's large
enough to meet the criteria. So we're going to do them plain.
Ms. Kmeger:
Okay. Great. That's all.
Ms. Doelker:
Absolutely. Thankyou.
April 9, 2013
25717
Mr. Wilshaw: Some of my questions were already asked, but I certainly like
the idea of color coordinating the awnings and umbrellas and so
on to your theme. It will certainly look nice without being loo
tacky in advertising obviously. This is sort of a new venture, at
least in our community, to see a Jimmy John's with a drive-thru
and a Jimmy John's that's this large. I have seen some with
drive-thms in other communities that are in step malls that are
still relatively small stores just with a ddve-lhru.
Ms. Doelker: Correct
Mr. Wilshaw:
Have you had any experience or seen any other Jimmy John's
in the area that have this size and drive-thru capacity?
Ms. Doelker:
There are stand-alone Jimmy John's, one in Madison Heights.
There are several in other neighboring states that are even
larger than this one. A big one comes to mind in Findlay, Ohio,
although that's far enough away. It's located in a similar
shopping district with good road access. We're thinking thatlhe
shopping center across the street, we may need additional
seating in there. I've already considered the size of the building
with the rent we think we can afford, and we're negotiating that
as well.
Mr. Wilshaw:
It all seems like it will work for you then.
Ms. Doelker:
So far, yes.
Mr. Wilshaw:
You certainly have plenty of experience in operating Jimmy
John's facilities so I would think you understand the finances
and the mechanics of that better than anyone.
Ms. Doelker:
We certainly try to.
Mr. Wilshaw:
How would you portray this particular store? Is it mostly going
to be still carryout service, or because of the size, are you
expecting it to be more of a sit down dining facility?
Ms. Doelker:
We're expecting, from what I hear from my colleagues that
already operate stand-alone drive-thrus, that anywhere from 40
to 50 percent of the business will be drive4hru business and
that the remainder is either takeout, catering or dine in. We
think that with the community tables that we'll have in there - I
don't know if you saw those on the plan - it kind of also brings a
new element to the way we're doing things on the interior of this
building. It provides seating for large groups. We know that we
sometimes gel large groups coming into our exisfing stores and
they have to move tables together and then there's light fixtures
April 9, 2013
25718
in the way and that kind of thing. So we think this will
accommodate groups a little bit better than our existing stores
do and we're looking forward to kind of a different interior design
as well.
Mr. Wilshaw: Right. Okay. Good. I think that kind of explains it so we can at
lead understand how this business is going to operate, and I
know from my experience, groups of people will, coworkers will
go out for lunch and they want to go somewhere and to have a
place to sit down and enjoy their meal there would certainly be a
nice option for them if they want to be out of the office for a little
while.
Ms. Doelker: Exactly
Mr. Wilshaw: But your intention is to have the menu essentially the same as
all Jimmy John's?
Ms. Doelker: Absolutely. There will be no variance from the menu. That's
corporately defined and we make what they tell us to.
Mr. Wilshaw:
Okay. Very good. Thank you.
Ms. Doelker:
Thankyou.
Ms. Scheel:
Can you tell me what your hours of operation are?
Ms. Doelker:
It will be similar to what our existing stores are. They all open at
10:00 a.m. in the morning and they close at 9:00 p.m. at night.
We don't have any plans to change that for this one.
Ms. Scheel:
Okay. And your drive-lhm won't be open longer than the rest of
the restaurant?
Ms. Doelker: I don't believe so, not unless there's something that comes
down from corporate saying that we would need to do that. I'm
not aware of that. I'm not planning on that at this point in time.
Ms. Scheel: Okay. And with having tables outside, are you planning on
having any outdoor speakers or anything like that?
Ms. Doelker: No. That would violate an ordinance, wouldn't it?
Ms. Scheel: We always ask just to make sure.
Ms. Doelker: We have no plans to do that.
Ms. Scheel: Thankyou.
April 9, 2013
25719
Ms. Smiley:
I was wondering, I was looking at that pass-through lane on the
drive-thm. Do you have a shared agreement with CVS or have
there been any discussions, because one's going east and
one's going west on the pass lane.
Ms. Doelker:
There are currently signs in place up there that say "do not
enter" from one direction and one way from the other and I
believe that we reversed those things. We have had CVS buy
into the signage package that we proposed, which I think is in
your packet, which shows the signage under the canopy.
Ms. Smiley:
Okay. Great. 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, I will close the public hearing and ask for a motion.
On a motion by Wilshaw, seconded by Krueger, and unanimously adopted, it was
#04-18-2013
RESOLVED, that pursuant to a Public Healing having been
held by the City Planning Commission on April 9, 2013, on
Petition 2013-03-02-07 submitted by JCD Middlebett, L.L.C.
requesting waiver use approval pursuant to Section 11.03(c)(1)
of the City of Livonia Zoning Ordinance #543, as amended, to
operate a full service restaurant with drive -up window facilities
(Jimmy John's) at 19190 Middlebell Road, located on the east
side of Middlebell Road between Seven Mile Road and Vassar
Avenue in the Southwest 1/4 of Section 1, which property is
zoned C-2, the Planning Commission does hereby recommend
to the City Council that Petition 2013-03-02-07 be approved
subject to the following conditions:
1. That the maximum customer seating count shall not
exceed fifty eight (58) seats, including forty six (46) interior
seats and twelve (12) outdoor patio seals;
2. That this restaurant shall provide disposal of grease waste
in accordance with Section 13.20.380 of the City Code of
Ordinances;
3. That the issues as outlined in the correspondence dated
March 25, 2013, from the Assistant Director of Inspection,
including those relating to the subject building being
registered in the vacant and abandoned program per City
Ordinance 2844, shall be resolved to the satisfaction of the
Inspection Department;
April 9, 2013
25720
4. That the signage, including a new monument sign as
shown on the plans received by the Planning Commission
on March 5, 2013, is hereby approved and shall be
adhered lo, except for the fad that the circular logo sign on
the north elevation shall be eliminated, subject to the
review and approval by the Zoning Board of Appeals; and
5. That no LED lightband or exposed neon shall be permitted
on the site including, but not limited to, the building or
around the windows.
Subject to the preceding conditions, this petition is approved for
the following reasons:
1. That the proposed use complies with all of the special and
general waiver use standards and requirements as set
forth in Sections 11.03 and 19.06 of the Zoning Ordinance
#543;
2. That the subject site has the capacity to accommodate the
proposed use; and
3. That the proposed use is compatible to and in harmony
with the surrounding uses in the area.
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?
Mr. Wilshaw: Just a brief comment. I want to say that I appreciate Ms.
Doelker's continued investment in our community and this site in
particular because it is a former bank and I know that converting
it to a Jimmy John's is going to come at considerable expense
to the petitioner because of its previous use. So to find
someone that's willing to make that kind of investment I think is
very nice to have in our community.
Ms. Doelker: Thank you, Commissioners.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. Just one comment. It's always nice when
a vacant building comes to life again. Good luck.
April 9, 2013
25721
ITEM #2 PETITION 2013-03-02-08 GYMNASTIC DREAMS
Ms. Scheel, Secretary, announced the next item on the agenda, Petition 2013-
03-02-08 submitted by Diane and Mike Coccia requesting
waiver use approval pursuant to Section 16.11(f) of the City of
Livonia Zoning Ordinance #543, as amended, to operate a
gymnastic training facility (Gymnastic Dreams) at 12830 Wayne
Road, located on the east side of Wayne Road between the
CSX railroad right -0f --way and Schoolcraft Road in the
Northwest 1/4 of Section 28.
Mr. Taormina: This is a request to operate a gymnastic training facility on
properly that is located on the east side of Wayne Road south of
Schoolcraft Road and the 1-96 expressway. The plan shows the
location of the property on Wayne Road where Wayne Road
heads west and becomes Glendale Avenue and dead ends at
that point. This property is zoned M-1, Light Manufacturing, as
are all of the surrounding developed properties. The site
contains an existing 16,700 square fool industrial building that is
currently divided into two tenant spaces. Athletic training
facilities and indoor recreational uses are allowed as a waiver
use in the M-1 District pursuant to Section 16.11(f) of the
ordinance. It was approximately 10 years ago that the City
amended the M-1 District regulations, expanding the ordinance
to include these types of non-induslnal uses recognizing that,
because of the nature of the use or its unique characteristics
(e.g., requirement for higher ceilings), that some of these
facilities may be better suited or compatible in an industrial
setting. The list of uses includes, but is not limited to,
gymnastics training facilities, martial arts and cheerleading
schools, soccer facilities, tennis courts, racquetball and handball
courts, baseball and softball practice areas, and archery ranges.
Such uses can be allowed provided that all parking and
ingress/egress to the facility shall be designed so as not to
interfere with induslnal traffic in the area. It was on August 29,
2007, that the northerly half of this building received waiver use
approval for the operation of a sports therapy and hockey
training facility known as Power Shot Hockey Academy. Il is our
understanding that Power Shot still leases the north half of the
building. Gymnastic Dreams would occupy the south half of the
building. The plan gives you a conceptual layout of the building.
It shows the building in its entirety. The while area on the left
hand side is the space that is occupied by Power Shot Hockey
Academy, whereas the southerly half of the building, shown
here shaded in tan and gray, shows the floor space of the unit
that Gymnastic Dreams would occupy. This space is divided
equally in half. It would total about 8,350 square feet in total.
April 9, 2013
25722
That includes the shop area, which is about 7,400 square feet
and then some offices and restroom areas located at the front of
the unit which occupies the balance of the space, about 930
square feet. Gymnastic Dreams would include such equipment
within the facility in the shop area including tumbling mals,
balance beams, vaulting apparatus, and foam pits. They are
not proposing any exterior modifications to the building other
than maybe some signage. This site is required to provide
parking that is sufficient for the needs of the facility. The
ordinance indicates that the parking required shall be a
sufficient number of spaces to adequately accommodate the
needs of both the gymnastic training facility and the Power Shot
Academy, requiring one space per employee plus a sufficient
number of off street spaces for the safe and convenient loading
and unloading of students. The site provides a total of 28
parking spaces. There are parking spaces provided along the
north side of the building that are accessed from a drive aisle
that is located on the adjacent property to the north and then
there are 18 parking spaces located in the rear parking area.
Originally it was thought that the sports therapy and hockey
training facility required 21 of these 28 parking spaces based on
four employees, two patients being treated at the therapy clinic,
and then 15 hockey training students. That would leave only 7
parking spaces for the students and employees of the proposed
gymnastics facility. However, the petitioner feels that the on-site
parking is adequate for both uses since the sports therapy and
the hockey training facility uses far fewer spaces than originally
estimated and because many of the students of the gymnastic
facility would be dropped off and picked up. Lastly, I'd like to
mention that in terms of the landscaping requirements, the M-1
District does require that at least 50 percent of the front yard
area be landscaped. The existing landscaping in the front yard
of this particular facility is in compliance with that minimum
landscaping requirement. So no changes are necessary in
terms of the landscaping. So with that, Mr. Chairman, I'll read
out the correspondence.
Mr. Morrow: Please
Mr. Taormina: There are five items of cortespondence. The first item is from
the Engineering Division, dated March 21, 2013, which reads as
follows: "In accordance with your request, the Engineering
Division has reviewed the above -referenced waiver use
approval request. The written legal description is cenect. The
address for this site is confirmed to be 12830 Wayne Road. It
appears that Gymnastic Dreams will occupy the building and no
site work is anticipated outside the building. Thus, no
anticipated review would be required by the Engineering
April 9, 2013
25723
Department." The letter is signed by Todd Zilincik, C.E., City
Engineer. The second letter is from the Livonia Fire & Rescue
Division, dated April 3, 2013, which reads as follows: "1 have
reviewed the petition for a waiver use approval on the property
at the above referenced address and have noted the following:
(1) If this proposal is a change of use for the address in
question, the location must conform to current NFPA standards
for New Assembly use. (2) Chapter 12, New Assemblies, and
Chapter 7, Means of Egress, must be conformed to which
includes Emergency Exit Signs, Emergency Lighting, Exit
Pathways, Occupant Load, and Extinguisher Requirements. (3)
NFPA 1, 18.2.3.4.1.1, Fire Department Access Roads, states
that access to the property must be unobstructed with a width of
no less than 20 feet. These issues and other code requirements
will be addressed during the plan review process. We advise
that no use of this facility be conducted prior to inspections and
approval of any/all NFPA codes relating to New Assemblies.
Providing that all details in regards to New Assembly
Occupancy are followed and inspected prior to tenant use, this
department has no objections to this petition." The letter is
signed by Daniel Lee, Fire Marshal. The third letter is from the
Division of Police, dated March 19, 2013, which reads as
follows: "I have reviewed the site plan submitted in connection
with the petition. 1 have no objections to this proposal." The
letter is signed by John Gibbs, Sergeant, Traffic Bureau. The
fourth letter is from the Inspection Department, dated April 3,
2013, which reads as follows: "Pursuant to your request, the
above -referenced petition has been reviewed. The following is
noted. The petitioner's proposal is a change in use. This would
require that the proposed space must conform to all current
barrier free codes, building codes and all mechanical codes and
standards. This will be addressed further at time of plan review
if this project moves forward. This Department has no further
objections to this petition." The letter is signed by Jerome
Hanna, Assistant Director of Inspection. The next letter is from
Livonia Ultimate Gymnasticz, L.L.C., dated March 28, 2013,
which reads as follows: My name Is Margaret Stevens. Almost
20 years ago, 1 opened Ms. Peggy's Kids Fitness Center in the
shopping mall at 8 Mile and Farmington. At that time, there was
no recreational use in industrial buildings. 1 remember my realtor
and contractors saying go to another city. Livonia is too strict
with their codes. But 1 wanted to stay in the city 1 was raised in. 1
want to thank you for that. 1 was starting a bond new business
with a brand new concept to the sport of gymnastics.
Gymnastics had a bad reputation back then. 1 wanted to show
that gymnastics is 'Kid's Fitness' and it can be fun and safe.
With a Degree in Child Care and Development, 1 also knew that
early coordination skills help develop the brain, and that all
April 9, 2013
25724
children could benefit. By being in that shopping center with
windows everywhere, it pleasantly and certainly brought
attention to our sport. My business did grow. So in 2001, 1
closed my little gym down for the summer with mixed emotions
and went to the ZBA. With great relief, 'Ms.Peggy's Kid's
Fitness' was granted recreational use in an industrial building
and we opened back up just after 9/11. Our business grew
again, with cheerleaders and dancers who wanted to learn how
to tumble for their sports in a safe and happy environment. In
2007 we finally found our final home. Ms. Peggy presents
Livonia Ultimate Gymnasticz at Levan and Schoolcraft. 1 smiled
as 1 read the headline in the March 24th Livonia Observer
Newspaper stating 'Golf simulator facility proposed for
recreation use in an industrial building.' My smile vanished
when 1 read the City of Livonia Planning Commission agenda
with a petition submitted by my employee, Diane Coccia, to
open a gymnastic facility less than a mile away in the same
complex. 1 have made many mistakes and 1 have leamed that
personal development grows through adversity, but 1 was taken
by surprise. You have just approved a cheer and dance center,
less than a mile away. It is hard enough to compete against
Livonia Community Education and the YMCA with a fifth gym on
the same comer. Even losing 20 students can hurt a children's
business. 1 am all for recreational use. 1 am all for people
starting their own business. Livonia is one of the biggest cities in
Michigan with many empty industrial building. 1 know you want
the businesses that you approve to be successful. 1 also know
that approving a fifth gym in the same south west comer could
hurt us all. Please consider my request to not approve this
location. The past five years have been the hardest with the
economy and 1 truly want us all to be successful, including my
now former employee." The letter is signed by Margaret
Stevens. That is the extent of the correspondence.
Mr. Morrow: Are there any questions for the staff? Seeing none, is the
petitioner here. We will need your name and address for the
record please. You can add to whatever you've heard, and then
there may be some questions.
Diane Coccia, 14120 Ingram, Livonia, Michigan 48154. Good evening. My
name is Diane Coccia.
Mr. Morrow: Thank you. Would you like to add anything to what you've
heard so far?
Ms. Coccia: Absolutely. I just wanted to say thank you for listening to me.
I'm super excited. I have to say that my husband and I have
moved to Livonia for many reasons. He has been here in
April 9, 2013
25725
Livonia for all his life and we're raising two beautiful daughters
here, one that's one and the other is two. I have a passion for
gymnastics. I've always had this passion since I was a Iittie girl.
I was a gymnast since I was nine years old and I also was part
of the collegiate gymnastics team at Eastern for their club team.
I have also had the opportunity to work with many Olympians
who actually coached me from the Bulganan National Team. I
actually got my experience a lot from all these wonderful people
in my life, especially at different gymnastics camps. I have had
the opportunity with my mother and grandmother to help me, to
be able to go to these camps and work with these Olympians,
like the 1996 Olympic Champion Dominque Moceanu as well as
some of the other fantastic Olympians along the way. I have to
say my passion is gymnastics and it is kids and it is any kid that
comes to any gymnastics facility. We always want them to be
safe and we want them to have the best opportunity and
experience in any business. Yes, I have worked at Livonia
Ultimate Gymnasticz for the past four years and I've been an
employee that absolutely loves what I do, and this is why I
would like to start my own gym with raising a family. I would like
to mise a more extensive family with my husband. I thought
along the way that, you know, if Miss Peggy can do this, I can
do this too. So I just believe that in my heart. I'm passionate
about it and my family has always been here for me and
supported me and I believe in myself and I'm leaching kids to
believe in their dreams out of life, so why can't I believe in my
dreams. So that's why I came up with the name Gymnastic
Dreams because I want anyone in life to shoot for the stars and
believe whoever they are and what they can believe in. That's
why I'm here today asking you to approve something that I've
been really passionate about my whole life. So thank you.
Mr. Morrow: Thank you. Do we have any questions of the petitioner?
Mr. Taylor: You sound very enthusiastic obviously.
Ms. Coccia: Yes, I am.
Mr. Taylor: How do you recruit kids for your facility?
Ms. Coccia: I think a lot of the recruiting comes from your coaching
experience. I've had a lot of coaching experience since I was
16 years old and when I was in gymnastics at Eastern Michigan
University. I also kept on laking gymnastics classes and
learning from some of the best people in the world. I had the
opportunity to work at different gyms along the way to learn
about communication and how to work with children. I'm also
part of the USA Gymnastics program that leaches kids safety.
April 9, 2013
25726
Basically, it's kind of word of mouth. I feel like because I've
been in the gymnastics industry that people kind of lend to know
me because my work kind of speaks for itself, and I believe that
if you're happy with your coach or whoever trains you, you're
advertising and everything is just going to kind of fall into place.
Mr. Taylor:
You obviously heard some of the letters that we had read from
the Inspection Department. I know you're probably leasing the
building obviously.
Ms. Coccia:
It hasn't gone through yet. I'm just kind of waiting.
Mr. Taylor:
And the person you're leasing it from then knows what they
have to do to comply with our ordinance?
Ms. Coccia:
Absolutely.
Mr. Taylor:
I think it's a great use for the buildings we have now in the
industrial center. We have some vacancies, no doubt about it,
and these high ceilings, I know, it's been explained to us before,
work out when you're doing tumbling and those types of things.
I think it's a good use like I say. The best of luck to you if it
passes.
Ms. Coccia:
Thankyou.
Mr. Bahr:
How many students do you anticipate having at any particular
time?
Ms. Coccia:
Well, what I like to do is, first I would like to grow slow because
of course in any business I want to be smart and I want to have
kids that are healthy, happy and give it my all. So I anticipate
having about 80 kids, 80 to 120, my first year. That's my goal.
And to expand I definitely want to do recreation and also maybe
competitive team along the way.
Mr. Bahr:
So at any particular time of the day, any particular hour, how
many kids would be there?
Ms. Coccia:
Usually, we do a ratio. It's like a 1:8 for children that are three
years and above. For one instructor, eight kids.
Mr. Bahr:
What I'm trying to gel at is just with the parking situation. How
many people are going to be al your facility at one lime?
Ms. Coccia:
Usually, you don't want more than two classes. I'm not thinking
of having any more than two classes held at once so that way
with the guy that's leasing the other part, Slapshol Hockey, I'm
April 9, 2013
25727
sorry if I said that wrong, his company. I want to make sure that
I respect that he has his parking structure space. That way we
can kind of share parking.
Mr. Bahr:
Do you have space for parents to be watching?
Ms. Coccia:
Absolutely.
Mr. Bahr:
I understand that you feel that the parking is adequate, but you
know there's seven spaces at the site for this use for what it
sounds like about 20 people there at any given time give. And I
know that a lot of people will be dropping off and picking up, but
do you foresee any issues with that?
Ms. Coccia:
Absolutely not. I believe that the person that's next to me, we
can come up with a really good plan. I'm going to respect him
and I'm sure that we're going to kind of work together and a lot
of the times, also, with the parking, he's not there, when I talked
to the landlord that's actually leasing out the building. There's
different days and limes that he rents out the place or he runs
his business. So I'm going to work around his schedule as well.
Mr. Bahr:
You're speaking of the hockey facility?
Ms. Coccia:
Correct.
Mr. Bahr:
Okay. Thanks.
Mr. Morrow:
Is there anyone else wishing to ask a question of the petitioner?
Seeing none, 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? Please come forward. We'll need your name
and address for the record.
Nancy Marr,
President of SleelcraR Tool Company, 35079 Morlock, Livonia,
Michigan 48152. 1 apologize. I have a severe case of laryngitis
and I'm going to defer my time to my attomey. When he's
finished, if you have any questions, I'll try to answer at that time.
Chades Marr:
Good evening, ladies and gentlemen. I happen to be fortunate
enough to be married to the woman who just spoke to you. So
for once in my life I can speak on her behalf. I'm glad this aedal
photo is up because it demonstrates a problem. There's a
problem that's been going on with the hockey facility since it
opened. If you look at the lot line, you'll notice where the
building immediately north, you'll notice the discoloration in the
asphalt. That's the seal that we put on every year, and that
shows the lot line. If you look at the structure of their facility,
April 9, 2013
25728
there's only 50 feet between the two buildings. If you look at all
the other buildings in the area, they're 60 feel. Right now,
parking affects deliveries, parking spaces for our employees,
vendors and customers that are coming to the facility. Ours is a
manufactunng facility. When the building was erected by us in
1976, prior to its first expansion, we took that into consideration
and purchased the additional parking facility because, in the
manufactunng process, there are sometimes deliveries that go
with different points and deliveries that come back in for finish
work. There is a door to the northeast corner of our facility at
which large delivery trucks appear. There's also one in the
northwest comer that has a separate driveway. There is also a
delivery door on the northern most section as well that can only
accommodate individuals. It's just a walk-in door, not a large
overhead. So we can't take the larger deliveries. Since the
hockey facility opened, we've had consistent problems with
parents saying, I'm just going to drop them off for a moment.
Signs mean nothing to them. They have no stake in the facility.
Theyve interfered with deliveries. There is inadequate parking
today at that facility, and if we have the addition of these other
people, it's going to adversely affect the industrial traffic in the
area. I say that because I know from my own experience here
in Livonia. I can go to Krog&s just about any night of the week
and see the "no standing', "no parking' signs that management
puts up in good faith in the fire lane, and without doubt there's
somebody parked there every night while somebody's just going
to mn in and get a quart of milk. That affects everybody else
that's coming into the lot. The problem here is, all the parking
spots on the north side of their building encroach upon our
property to begin with, without taking into account the necessary
drive for fire vehicles and for other vehicles to gel from west to
east from Wayne Road to the back and it would cause a
significant issue. We have no problem with them being in a
manufactunng district provided that they can comply with the
ordinance. We dont believe that the conditions for a variance of
Section 16.11 can be met because of the parking issue. That's
the only issue we have. A further example of the issues with the
hockey people, they've used the parking lot not just for parking
vehicles but kids are kids and they go out and play. We've had
damage to a number of employee vehicles. We've had the
window on the southwest corner broken out with a hockey puck.
When we sent letters to them, they were ignored. If that's any
indication of what's going to happen, regardless of the intention
of the owners, however good and favorable those may be, the
patrons are going to be problem because there's going to be
inadequate parking. Therre going to have to park somewhere
and I guarantee it's going to be to the north because if
employees aren't there at that moment, if it's a shift change or
April 9, 2013
25729
whatever, theyre going to lake those spots. That means when
our people come in, even though we're in compliance with the
parking ordinance, we don't have adequate space for them. So
for those reasons we're opposed. Thank you.
Sandra Derscha, 36880 Curtis, Livonia, Michigan. I want to speak in favor of
Gymnastic Dreams. As a parent who has a child in gymnastics
who has experienced Diane's coaching and the positive change
it's made in my own child's life, her outlook, her behavior. She
is an amazing coach. We have been to different gyms,
including Margaret Stevens' gym, and it was our experience
with Diane, particularly as a coach, that made a changing event
for my daughter, for the sake of her health, for the sake of just
her outlook and her personality. I do understand the neighbors,
not being the business person, but as a parent, we do typically
drop our children off for gymnastics. Their program runs about
three hours. Or the typical hours that the gymnastic facility is
run because, again, we're parents dropping off children and with
our leen children, typically three and four hours at a time for
their practice. I have sat and suffered three and four hours at a
time in chairs to watch, but we don't typically stay and watch
throughout the practices. Gymnastic girls are young girls. They
don't have hockey pucks. They don't have hockey slicks. They
are not allowed outside any of the facilities. None of the
gymnastic facilities will allow students to go outside at any time.
They have to be picked up by a parent or an acceptable person
indoors. The hours of operation, I dont know what hours of the
day that a tool and die operation runs, but for the gymnastic
facilities, the experiences we have, our girls go from 5:00 to
8:00 p.m., 6:00 to 9:00 p.m. So it's a quick drop off. Literally I
drive up, open the door, she tumbles out, and off I go. I watch
her gel inside the door and I'm gone. I'm back at 8:00 p.m.
picking up and again, pull up, hey, hi, jump in the car and we're
out of there. Speaking as a parent who has been very involved
with the program, and I've spent probably more time at the gym
than most parents, there's hardly ever anybody actually there
because the kids are with the coaches. Theyre in their program
and because it's so many hours and its so tedious to sit and
watch, our girls expend a tremendous amount of energy
Teaming but the fatigue that it causes a parent to sit there and
watch hour after hour after hour, which I've done, but really
most parents don't stay at all. If you take a facility like Margaret
Stevens' facility, much, much larger, facility. The parent room
on a typical night when the gold and silver level gymnastics, and
in total that's 20 for the team, not counting cheerleading, you
may have two parents sitting in the parent room at any given
time, if any. So for 20 students, two parents. The main parking
issue, if there would be one, it would be 5:00 p.m. drop off and
April 9, 2013
25730
8:00 or 9:00 p.m. pickup. Like I say, I can definitely understand
a concern about vehicle damage, but we're talking about little
girls that have leotards and gaps and chalk. They dont go out
in parking lots. They don't play. There are no sticks. There are
no hockey pucks. The hours of operation that I would anticipate
Diane running her business, I don't foresee it interfering with the
tool and die unless its a 24 hour operation just because the kids
are in school during the day and they practice at night. Our
meet season runs through the school year, so our kids aren't
available to be in during business hours for a tool and die
operation. I don't know what more I can say. I would like my
daughter to come up. She asked if she could speak on behalf
of Diane. Is there an age limit on how old?
Mr. Morrow: All we need is her name and address
Cathenne Dersha, 36880 Curtis, Livonia, Michigan. Hello. All I can say is that
Diane has been like a wonderful coach to me and I was really
looking forward to having her gym opened. I know that she was
too. She's been my best coach. I've been to a couple different
gyms and one of them wasn't the best for me, and when I went
to Mrs. Stevens gym, and I had her as my coach, she was like
the best one there. That's sort of all I can say.
Mr. Morrow: Thankyou very much foryour input.
Ms. Marr: I'm not trying to make this a personal issue but the one thing
they have to understand is we are on a dead end street. It's an
induslnal subdivision, and we get several big trucks up and
down the streets. Several of the companies, includes ours,
have one, two and three shifts. So there are cars at these
companies all night long, all day long. Many companies,
including my own, gel several deliveries all day long. These
trucks are up and down this dead end street. Because of the
traffic issue, there's only parking on one side of that building, it
makes it very difficult for trucks to try to come up and down
those driveways. So the trucks literally sit in front of these
buildings and they can't gel up and down the driveways. It
makes it very difficult. I'm not making this a personal issue. I
think that the gymnastics idea is a great idea, but the building
that they want is not a good idea of the location. I've talked to
other owners on Wayne Road. Unfortunately, they can't be
here tonight, but they are in agreement that it would be a
horrible idea. The traffic issue is horrible and I'd invite any of
you to come and just sit on Wayne Road for a day and watch
the traffic. It's terrible. So I hope you take all this into
consideration before you make your decision, please.
April 9, 2013
25731
Mr. Bahr:
Can I ask a question of the petitioner?
Mr. Morrow:
Well, I was going to invite her back after the input from the
audience.
Mr. Bahr:
Okay.
Mr. Morrow:
Does anyone else want to speak for or against the granting of
this petition? If the petitioner would come forward again, we
may have a few more questions of you. I believe one is Mr.
Bahr.
Mr. Bahr:
Thanks, and thanks for reminding me of due process. First of
all, I love what you're doing. I love your passion and we love
these kinds of businesses to come into Livonia. No issue right
there. I'd love to approve this. I do see a legitimate issue with
the parking, more specifically with the traffic flow I should say.
I'm convinced that the parking isn't going to be an issue itself.
Its the traffic flow. My question is, and maybe this was
answered earlier, I had to step out for a few minutes, but what is
the traffic flow going to look like here? Are people going to be
coming in on the north or south side of the building?
Ms. Coccia:
There's like two ways you can come in and then you can go out
like you swerve around, like you really have to look at it. That's
my husband.
Mr. Morrow:
He'll have to introduce himself to the Commission.
Mike Coccia,
14120 Ingram, Livonia, Michigan.
Mr. Bahr:
Stevenson High, Class of 1997.
Mr. Coccia:
1998. He's a classmate even. I was just looking at the model
up there. If you're coming in down on the south side and then
back around where the drop-off point would be, because there
is a back door in the back there. So the students would be
walking through the back and then they'd be pulling out the
north side. So it would be u-shaped that way is what I was kind
of anticipating.
Mr. Bahr:
Is it possible to route traffic such that they would only use the
south side of the building or not, because what I'm hearing from
the neighbor is that the parking spaces themselves infringe on
their properly.
Mr. Coccia:
Yeah. Definitely. I believe that would be possible. I mean
there's enough space back there, especially since we're going
April 9, 2013
25732
to offset our class limes with the hockey. There'd be enough
space back there, I believe, to actually do a u-tum and then
come back around. You could actually form two lanes on that
one south side so we would completely avoid the north side. I
believe that it would be possible.
Mr. Bahr:
Okay, because I'm not usually too much of a stickler for parking
but in this case, it does seem to be a legitimate issue. I think if
something like that can be worked out, I can see this working.
Mr. Coccia:
I understand.
Mr. Taylor:
Through the Chair to Mark Taormina. Mark, didn't we have the
parking requirements covered? They're all set for parking, to
our ordinance I mean.
Mr. Taormina:
Bear in mind that we really are relying on the petitioner to tell us
what their parking needs are. The ordinance is somewhat
discretionary in that it says "there shall be sufficient parking for
the employees and for the adequate needs of the facility for the
loading and unloading of students." That really doesn't say
exactly how many spaces are required for this facility. Much of
it depends on the traffic flow as its been pointed out by
Commissioner Bahr. When we looked at the sports therapy and
hockey training facility a few years back, we asked them how
many employees they would have and how many students they
would have. What would be the situation in terms of the parking
spaces? Providing what they thought was going to be a peak
use, they would need upwards of 21 spaces. I don't know
whether or not they need that many parking spaces at this time,
if circumstances have changed, or if they never met that type of
demand. But apparently, part of the conflict must stem from the
fact that there are parking spaces located on the north side of
this building, which are the most convenient spaces for the
sports therapy and hockey training facility. As people park
along that north side of the building, because of the limited
amount of space between that and the building to the north,
SleelcmR, it's for those reasons that it must create some
problems with the convenient movement of trucks going into
that facility. That's what I'm hearing, and Mr. and Mrs. Marr
could correct me if I'm wrong, but it seems related to the fact
that there's parking along the north side of the building and it
somehow impinges on the free flow of truck traffic. Now, the
question then becomes, Mr. Coccia has said vehicles can enter
from the south and exit from the south, but really how is that
adhered lo? I think somebody who is coming in from the south,
they're naturally going to circle around and go out the north
driveway for which they have access and is probably the easiest
April 9, 2013
25733
way because if they're coming around pointing their vehicle to
the north, dropping their kid off, it's less likely that they're going
to do a u-turn and go back out the south side. They can apprise
their parents to do that but would everyone do that? No.
Unless you have some kind of a barrier or some other means to
control that, its going to be natural for most people probably to
circle out the north end.
Mr. Taylor:
I would think the hours of operation would have a lot to do with
what's going on loo.
Mr. Taormina:
Absolutely. They've indicated that theyre going to offset it with
the hockey training facility. I'm assuming that they offset the
hours when the students are picked up and dropped off. The
classes ultimately are going to run concurrently because I don't
think Ms. Coccia can ran a successful business by not having
classes held at the same time the sports therapy and hockey
training facility is in operation because I imagine they both are
peaking in the later aftemoon and eady evening hours. So I
don't think she can avoid that. It probably has more to do with
when he begins his classes and when she begins her classes
and ends her classes in terms of when parents are coming to
pick up and drop off their kids.
Ms. Krueger:
Have you considered other locations for your business?
Ms. Coccia:
I considered this location because this is something I could
financially afford. So this is the building I kind of looked at and
with the regulations of the height and like the placement of
gymnastic equipment, this is something I could financially afford
with my family. So that's why this is the building I've been kind
of dreaming of.
Ms. Krueger:
So you didn't look at other buildings?
Ms. Coccia:
I have looked at other buildings, but financially I can't afford the
other buildings in the Livonia location.
Ms. Krueger:
Okay. Thank you.
Mr. Morrow:
Let's hear a little bit more about how you're going to coordinate
with the hockey program to offset some of the parking. How
would you dovetail your operation with theirs? Lets explore that
a little bit starting with your hours of operation and then go from
there.
Ms. Coccia:
The hours of my operation, like take for instance, like Mondays
have classes in the morning from 10:00 a.m. to 12:00 p.m. and
April 9, 2013
25734
then evenings from 4:30 p.m. to 8:00 p.m. I'm don't really know
so much about the hockey aspect of their hours of operation but
what I have Teamed from when I've been talking about, their
business runs like different hours, different times and he has his
own like maybe two days a week and sometimes he's not there
the whole week. So it's like different. I actually made a phone
call and emailed and I talked to him about it a little bit and I
actually talked to the guy that leases out the building, and he
knows I'm going to be here at the meeting and we were
supposed to work something around that.
Mr. Morrow:
You say "work something around" .. .
Ms. Coccia:
The scheduling and stuff.
Mr. Morrow:
With the hockey program?
Ms. Coccia:
Yes. I made a phone call to him and emailed him letting him
know that I was in the process of going to the planning
committee and talking to him and kind of looking at his hours
and my hours, and I was just trying to figure out because I knew
the parking was going to be kind of an issue.
Mr. Morrow:
And the hockey program is aware of the need to coordinate
hours of operation? The hockey operation obviously has
already been approved, so I guess our question is, how is your
operation going to impact his operation so that we don't cause
any kind of traffic flow problem?
Ms. Coccia:
I'm willing to do whatever it takes to get this gym on its feel. I
mean if it's coordinating different hours, different times, different
days for these kids to gel here, I'm willing to do that, especially
for the kids that want to do something that I absolutely love.
Let's just
say if his day, Wednesday, is just loo ... his clientele
base
is really extravagant. I mean I would be more than willing
to not even have the girls come in on Wednesdays and pick
different days.
Mr. Morrow:
And you feel like you could control your customers to that
degree?
Ms. Coccia:
Well, in any operation if you give them the time and date, they
can yes, we want to come to that class, or no, we don't want to
come to that class. So it's kind of like you give out a flyer when
you're advertising and the parents either sign up and register
their children for these times or they don't. And sometimes,
starling from a small business, I'm not looking to explode right
away. I'm looking to do this slowly and it's going to lake time,
April 9, 2013
25735
especially this is my first time doing this so I believe it's going to
be a slow process at first.
Mr. Morrow:
Okay. Thank you very much. If we have no more questions,
I'm going to close the public hearing.
Mr. Marr:
If I may? I want to clarify two things. If you look at the overhead
drawing, the current parking that's used by the hockey facility is
on the north side of their building and its at a 45 degree angle
whereas ours are perpendicular. That makes that driveway a
one way going west to east. If people come in on the south
side, it's going to be a problem. You're now going to have
people going both ways in the same driveway. If you go to the
north, that driveway is twice as wide. There's a 20 fool
easement in the middle. There is no easement on the south side
and that's a problem. Secondly, the hours of operation, 10:00
a.m. to 12:00 p.m. is peak time in the manufacturing facility.
Our employees are working right now 7:00 a.m. to 5:00 p.m.
four days a week, 7:00 a.m. to 5:30 p.m. five days a week, and
on some Saturdays, they're working 7:00 a.m. to 5:30 p.m. and
on others they're working 7:00 a.m. to 12:00 p.m. We've been
operating in that facility since we built it in 1976. The hockey
facility has a huge turnover around 3:00 p.m., which has had a
terrible impact on the UPS deliveries, which is one of the
smaller trucks, and on the larger trucks because they come in
both driveways. From my perspective, there needs to be some
assurance and the problem is the assurance has to be carried
on to the patrons, not to the owners. I think the owners have
good intentions but it's got to somehow carry on to the patrons
and that's where the problem has come in with the hockey
facility. If that's any indication of what's going to happen, since
none of us has a crystal ball, we've got to presume it's the same
thing. Signs don't work. We tried that. Thank you.
Ms. Coccia:
I just wanted to lel you know that I'm the type of person ...
Mr. Morrow:
Address the Commission please.
Ms. Coccia:
Oh. Hi.
Mr. Morrow:
You can make your comments through us.
Ms. Coccia:
Oh. Sorry.
Mr. Morrow:
That's all right.
Ms. Coccia:
I just wanted to lel them know that I'm a person who stands by
her words. I mean I've been coaching gymnastics and if I'm
April 9, 2013
25736
going to tell a kid what I'm asking him to do, I'm definitely going
to be truthful and do whatever it takes to gel this. I dont want to
be the type of person that doesn't go on their word, and if you
guys give me the ability and the chance to do this in Livonia, I
promise you that I will work really hard. I'll give it my all. I love
what I do and I promise you whatever it is to help the traffic flow,
I promise you I'll give it my all. I'm just asking you to just to lake
a minute to actually see what this can do and how I want to
change kids' lives. I know this parking thing, it seems like a
really big mess, but I promise, I mean I don't care if I have to go
there and make some special lines and make my parents do
whatever it is to gel them in and out safely and to keep this
traffic flow, I will absolutely do that, and I know the parents that I
have that go into this gym are going to respect and I'll make
sure that my gymnasts respect everything they do on that
properly. And I'm telling you that this has been my passion and
I dont want parking spaces to kind of take away that dream. So
I just hope that you really consider that I will do whatever it
lakes and try to offset the times and gel this traffic thing going
and have my parents know it's absolutely going so I can gel
Gymnastic Dreams for these kids. Thank you.
Mr. Morrow: Is someone new coming forward?
Eileen McDonnell, 36099 Brookview, Livonia, Michigan 48152. Good evening. I
would like to vouch for Mrs. Coccia and her ethics. My daughter
was coached by Coach Diane at another facility. She has the
strength and the abilities to make sure that the parents do what
they need to. Drop off times I think could be somewhat altered
if there is a traffic flow problem, Maybe she could alter her class
limes by 15 minutes as a suggestion so to make sort of an off
side time for drop off and pick up. Most parents when they drop
their children off at gymnastic classes, they drop them off and
they leave. They don't stay. So permanent parking is I don't
think an issue so much, but I truly hope that there's something
you folks can do to accommodate her. She'll be very
successful. She's a wonderful coach and she did things for my
daughter that another facility didn't bother to take the time for
and to me that speaks volume of her credibility and her
strengths and beliefs that she will do whatever it takes to make
this a successful entity for the City of Livonia. Thank you.
Mr. Morrow: I think the record has shown so far that there are some
problems with the hockey facility parking. I don't know whether
or not this new operation will exacerbate that problem or
whether it can be coordinated so it does not gel any worse.
With that, I see no one else coming forward, I'm going to close
the public hearing and ask for a motion.
April 9, 2013
25737
Mr. Taylor: I think these traffic and parking problems can be worked out, so
I'm going to ask for an approving resolution.
On a mofion by Taylor, seconded by Smiley, and unanimously adopted, it was
#04-19-2013 RESOLVED, that pursuant to a Public Heanng having been
held by the City Planning Commission on April 9, 2013, on
Pefifion 2013-03-02-08 submitted by Diane and Mike Coccia
requesting waiver use approval pursuant to Section 16.11(f) of
the City of Livonia Zoning Ordinance #543, as amended, to
operate a gymnastic training facility (Gymnastic Dreams) at
12830 Wayne Road, located on the east side of Wayne Road
between the CSX railroad right-of-way and SchoolcraR Road in
the Northwest 1/4 of Section 28, which property is zoned M-1,
the Planning Commission does hereby recommend to the City
Council that Petition 2013-03-02-08 be approved subject to the
following conditions:
1. That the issues as outlined in the correspondence dated
April 3, 2013, from the Assistant Director of Inspection,
including those relating to the requirement that the
proposed space must meet all current barrier free codes,
building codes and all mechanical codes and standards,
shall be resolved to the satisfaction of the Inspection
Department;
2. That adequate off-street parking shall be provided which
shall be sufficient to comply with the parking requirement
for employees and patrons as set forth in Section
18.38(12) of the Zoning Ordinance;
3. 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;
and
4. That prior to the City Council's consideration of this item,
the Petitioner shall prepare and submit to the Council for its
review a parking and traffic management strategy that: 1)
coordinates the class times and hours of Gymnastic
Dreams with the class times and hours of the other tenant,
Power Shot Hockey, in order to avoid students and patrons
of both businesses from arriving and departing at the same
times, and 2) minimizes any conflicts with surrounding
industrial traffic, and in particular, with the operations of the
adjacent business to the north, SleelcraR Tool, as well as
April 9, 2013
25738
truck and other industrial traffic on Wayne Road and
Glendale Avenue.
Subject to the preceding conditions, this petition is approved for
the following reasons:
1. That the proposed use is in compliance with all of the
special and general waiver use standards and
requirements as set forth in Sections 16.11 and 19.06 of
the Zoning Ordinance #543;
2. That the subject property has the capacity to accommodate
the proposed use; and
3. That the proposed use is compatible to and in harmony
with the surrounding uses in the area.
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?
Mr. Bahr: If the maker of the motion would agree, I would suggest pulling
another item directing them to put some kind of plan together to
direct the traffic away from the neighboring properly. I think it is
a legitimate issue and I think it can be worked out, but I think it
would be worth including some language.
Mr. Morrow: Do you want to address the coordination end of it? Is that what
you're saying?
Mr. Bahr: I'm sorry?
Mr. Morrow: Do you want to address the coordinating of the two uses? Is
that where you're coming from?
Mr. Bahr: Yes, and whether it involves pulling barriers up or putting signs
up.
Mr. Morrow: All oflhe above, right?
Mr. Bahr: Yes. Ilhinklheyshould have some kind ofstrategyfor that.
Mr. Taylor: I have no problem with that.
Mr. Morrow: Mark, can you work that out?
April 9, 2013
25739
Mr. Taormina:
You mean in terms of the language of the condition?
Mr. Morrow:
Yes.
Mr. Taormina:
Yes. We'll capture the essence of what Mr. Bahr is saying.
Would you like to further clarify that the plan be submitted prior
to this going before the City Council?
Mr. Bahr:
Yes. I think it should be. I think there should be some kind of
strategy included.
Mr. Morrow:
And the supporter?
Ms. Smiley:
Fine.
Mr. Morrow:
Any other discussion?
Mr. Wilshaw:
Just a comment that this petitioner has come before us with a
tremendous amount of passion to start a business in the
community and we received a very detailed letter from Ms.
Stevens, her former employer, although slightly snarky in its
tone makes a very good point, which is that she started as a
small business owner 20 years ago and grew her business into
a successful business. Now one of her employees is wanting to
do the same thing and branch out from being an employee of a
business to being an owner of a business. I think even the folks
at Steelcratt can appreciate the fact that when someone wants
to start a business in a community and wants to own a business
and have that sense of ownership of a business, its an
entrepreneurial spirt and it's really nice to see in our
community. I wish her much success in her business. Ido think
there is some concern over parking. However, looking at the
site, it's not the most ideal for parking. However, if this business
wasn't there and it was an induslnal use of some sort, say a tool
and die shop or some machine shop or whatever, its going to
have employees and it's going to gel deliveries and its going to
have cars parked there and it's going to have cars moving
throughout the property. It's not a significant difference, this type
of business in this location, than any other business would be
here. It's a tight parcel regardless and theyre going to have to
make the best out of it. I think the addifion of having them work
out a traffic and parking arrangement as it moves onto Council
is a good move and hopefully it will all work out. I think parking
and traffic flow is one of those things that if it's not done right, it
will hurt your business. People won't want to come to your
business. So it is in your best interest to have that sorted out.
Thankyou.
April 9, 2013
25740
Mr. Morrow: Thank you, Mr. Wilshaw, our former Chairman of the Traffic
Commission.
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. You heard Mr. Bahr say earlier that in
addition to what you've done, when you go before City Council
you will have an opportunity to work with the landlord as well as
the hockey people and hopefully come up with a schedule that
will, as I said in the other remarks, not exacerbate the situation
that already exists. We wish you luck at the Council level.
ITEM #3 APPROVAL OF MINUTES 1,037'" Public Hearings and
Regular Meeting
Ms. Scheel, Secretary, announced the next item on the agenda, Approval of the
Minutes of the 1,037'" Public Hearings and Regular Meeting
held on March 19, 2013.
On a motion by Taylor, seconded by Scheel, and adopted, it was
#04-20-2013 RESOLVED, that the Minutes of 1,025th Public Hearings and
Regular Meeting held by the Planning Commission on May 16,
2013, are hereby approved.
A roll call vole on the foregoing resolution resulted in the following
AYES:
Taylor, Scheel, Krueger, Wilshaw, Morrow
NAYS:
None
ABSENT:
None
ABSTAIN:
Bahr, Smiley
Mr. Morrow, Chairman, declared the motion is carded and the foregoing
resolution adopted.
Mr. Morrow: I have an announcement to make. Mrs. Krueger, this is her final
meeting on this Commission. We will truly miss her. We will
have someone to take her place but we'll struggle to bring them
up to speed as much as Mrs. Krueger is. Thank you so much
for your service to the City. Good luck as your family grows. As
luck would have it, you'll be leaving the fair City of Livonia to the
Plymouth area. Good luck on that endeavor. We wish you well
and don't be a stranger. Come back anytime.
Ms. Krueger: Thankyou.
April 9, 2013
25741
Ms. Smiley: I'll support that.
Ms. Scheel: Its been a pleasure serving with you.
On a motion duly made, seconded and unanimously adopted, the 1,038'" Public
Heanngs and Regular Meeting held on April 9, 2013, was adjourned at 8:28 p.m.
CIN PLANNING COMMISSION
Lynda L. Scheel, Secretary
ATTEST:
R. Lee Morrow, Chairman