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HomeMy WebLinkAboutPLANNING MINUTES 2013-11-12MINUTES OF THE 405" SPECIAL REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, November 12, 2013, the City Planning Commission of the City of Livonia held its 405'h Special Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Lee Morrow, Chairman, called the meeting to order at 8:08 p.m. Members present: Scott P. Bahr R. Lee Morrow Lynda L. Scheel Carol A. Smiley Gerald Taylor Ian Wilshaw Members absent: None Mr. Mark Taormina, Planning Director, was also present. ITEM #1 PETITION 2013-10-08-10 AMANDA WONG Ms. Scheel, Secretary, announced the first item on the agenda, Petition 2013-10- 08-10 submitted by Amanda Wong requesting approval of all plans required by Section 18.58 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commeroial center (Middlebell-Norfolk Plaza) at 20307-20337 Middlebelt Road, located on the west side of Middlebell Road between Eight Mile Road and Norfolk Avenue in the Northeast 1/4 of Section 2. Mr. Morrow: This item was tabled at our last meeting, October 29, 2013, to gel definitive renderings and colors. With that, I'm going to ask for a motion to remove the item from the table. On a motion by Wilshaw, seconded by Taylor, and unanimously adopted, it was #11-77-2013 RESOLVED, that the Planning Commission does hereby recommend that Petition 2013-10-08-10 submitted by Amanda Wong requesting approval of all plans required by Section 18.58 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commercial center (Middlebell- Norfolk Plaza) at 20307-20337 Middlebell Road, located on the west side of Middlebell Road between Eight Mile Road and Norfolk Avenue in the Northeast 1/4 of Section 2, be removed from the table. Mr. Morrow, Chairman, declared the motion is carried and the foregoing resolution adopted. November 12, 2013 26147 Mr. Taormina: I don't have very much to add other than you have new information in your packets related to the remodeling of the shopping center. The petitioner is here this evening and he can describe more fully what his intentions are. I think he has provided a color swatch or at least a photocopy of the colors that he proposes to use. We have this rendering as well that will help illustrate the different colors that he wants to use on the building. This part represents the existing brick on the building which I believe is going to remain as is and will not be modified. We also have a black and white drawing which is a little bit different from the rendering in that it shows greater detail on the building, including some of these etched lines in the E.I.F.S. facade that he proposes to build above the storefronts on this shopping center. With that Mr. Chairman, I'll answer questions. Mr. Morrow: I assume we have no more additional correspondence. Mr. Taormina: That's correct. Mr. Morrow: We can call the petitioner forward to give us any other details. We'll need your name and address for the record. Johny Essou, Essou's Construction, 2972 Reese Drive, Sterling Heights, Michigan 48310. Mr. Morrow: Is there anything you would like to add to the presentation or anything you'd like to share with us? Mr. Essou: I mean what are we doing here? That's why we added to the building, actually. This exists, but we're changing the color and we're adding the crown moldings. We're adding to the existing building with all the details and crown molding. It looks nice. And changing the color the way it shows on this drawing. Mr. Morrow: Does the Commission have any questions? Mr. Taylor: Are you pretty much stuck with this Bay Leaf? I thought the Aztec Gold went with the brick better and with the Java color. Ms. Scheel: I think he's using all four of those colors. Mr. Essou: Actually, the lighter color exists already, which is the brick color. I'm trying to match to the crown molding. The crown molding will be similar to the brick color. November 12, 2013 26148 Mr. Taylor: What about the dark green? Is that possibly Aztec Gold? The other rendering you first showed us .... Mr. Essou: It wasn't nice. We tried it. The reason we picked these dark colors ... the building has been silting there empty for a long time. So light colors, I dont know. I think the dark colors catch your eye more than the light colors. When people drive in, they can pay attention for what we're doing there with these colors. Mr. Taylor: I don't want to hold you up. The colors are not a big deal. Mr. Essou: To be honest with you, the computer doesn't give you the hundred percent the color we're using. There it looks a lot nicer. Mr. Taylor: Its not as dark. Mr. Essou: Yes, it's not as dark. When I print N, N comes out this way. The colors are really nice. Ms. Scheel: So the green up there is going to be this Bay Leaf green. Mr. Essou: Yes, exactly. Ms. Scheel: And this Java, is that the dark color right there? Mr. Essou: Yes. Ms. Scheel: Where is this Aztec Gold going? Mr. Essou: That's the crown molding. Here it shows better. All the section here. It the same brick color. Mr. Morrow: So it will match the brick. Mr. Taylor: What about the scoring? Are you planning on putting that in? Mr. Essou: You mean the sides of the building? Mr. Taylor: No, the scoring up on the lop. Mr. Essou: Oh, yes. All these designs will be there. That's part of the E.I.F.S. work. Mr. Bahr: So is this all transitioning from the green to the Java. Is that flat or different depths? Mr. Essou: All flat. November 12, 2013 26149 Mr. Bahr: Its going to look like that but you're going to have green. It's just going to shift from green to Java. Mr. Essou: Exactly. Mr. Taormina: No. I think what his question is, is there any relief? Is there any difference in the E.I.F.S'? I mean this would give the impression that this portion of the wall, given the crown molding, is going to protrude forward a bit. So, when it goes from green to Java, is this line going to be painted on the single flat wall or is there actually going to be relief, dimensional sections? Mr. Essou: Its flat. Only what comes out is the crown moldings like 12 inches going to stick out. Mr. Bahr: So even from where the green is transitioning to the Java, there's no difference there. Mr. Essou: They build it with a foam. I dont know how to say R. There will be a line separating these two colors. It's not going to be mixed. Mr. Morrow: And that will be the Aztec Gold right? Ms. Smiley: Bay Leaf to Java. Mr. Wilshaw: Its all Bay Leaf to Java. Ms. Smiley: Except the crown moldings. Mr. Morrow: Any other questions or anything else you want to add? Mr. Taylor: So there's nothing that sticks out over the sidewalks. Mr. Essou: No. Just at the crown molding. We're thinking to do an awning, but not right now because we're doing the ground sign, we're doing the parking lot. Mr. Morrow: We certainly hope you create some interest. Mr. Essou: This unit, we have a tenant here. The rest is empty. Somebody is interested in moving here, but he's waiting to see what we're going to do first. I gave him a copy of these plans, but he still wants to wail to see how it looks. Mr. Bahr: Do you own the building? November 12, 2013 26150 Mr. Essou: No. I manage it. The landlord, she owns a lot of buildings, and I manage all the properties. Mr. Bahr: Do you have other properties in Livonia? Mr. Essou: Yes. To be honest with you, this project costs us a lot because we do have another plaza between Ann Arbor Trail and Joy Road on Wayne. We're about to do remodeling there, but everything is on hold right now. Mr. Morrow: Any olherquestons or comments? Mr. Essou: And also the Chinese market on Seven Mile east of Middlebelt. She owns that one loo. Mr. Wilshaw: The scoring that you're going to put into that dryvit, is that actuallyjusl scoring into the foam or is that painted on lines? Mr. Essou: I'm not very good on E.I.F.S. details, but I know they do all these lines by hand. I don't know how they do 8. Mr. Wilshaw: This isn't going to be a contrasting color like black lines or something is it? It's going to be just a little bit of relief in the same color that's there to give it a little texture. Mr. Esso¢ Exactly, yes. Mr. Wilshaw: Okay. That sounds better. Thank you. Mr. Morrow: Anything else? I'll close the hearing and ask for a motion. On a motion by Taylor, seconded by Smiley, and unanimously adopted, it was #11-78-2013 RESOLVED, that pursuant to a Public Heanng having been held by the City Planning Commission on October 29, 2013, and a Special Regular Meeting held on November 12, 2013, on Petition 2013-10-08-10 submitted by Amanda Wong requesting approval of all plans required by Section 18.58 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commercial center (Middlebelt-Norfolk Plaza) at 20307- 20337 Middlebelt Road, located on the west side of Middlebelt Road between Eight Mile Road and Norfolk Avenue in the Northeast 114 of Section 2, the Planning Commission does hereby recommend to the City Council that Petition 2013-10-08- 10 be approved subject to the following conditions: November 12, 2013 26151 1. That the Elevation Plan marked A-2 dated October 31, 2013, as revised, prepared by A & M Consultants, are hereby approved and shall be adhered to; 2. 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; 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; 4. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows; 5. That the parking lot shall be repaired, resealed and restriped as necessary to the satisfaction of the Inspection Department. Parking spaces shall be doubled striped at len feet (1 (Y) wide by twenty feet (20') in length; 6. That all dying, dead, diseased or missing landscaping shall be replaced at the direction of the Planning and Inspection Departments; 7. That the specific plan referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, 8. 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 expimfion of said period. Mr. Morrow: Is there any discussion? Mr. Bahr: I will support this because I appreciate the work they're doing to try to resurrect a plaza that really needs it. I want to see it move along. I know he will do what's in the best interest of this building because it's in his best interest. But I just wanted to say for the record that it's still just as confusing to me. They still really aren't that clear and it just strikes me as odd in a few cases, I think without the relief differences and just a paint line going across. So I just wanted to voice that. That's my November 12, 2013 26152 hesitation with it. I'm not going to be one to hold it up because I want to see it move forward, but I just wanted to state that for the record. Thanks. Mr. Morrow: So you would have liked to have seen it presented a little bit differently. Mr. Bahr: To me, there's still just a lot of questions and frankly some oddities with what we're seeing here, but again, I know he'll do what's in the best interest of the building. Mr. Taormina: I share some of the concems expressed by Mr. Bahr, and I'll be happy to talk with the petitioner following the meeting and prior to the City Council meeting to see if there's a better way to present it and maybe define the separation of the colors a little bit better. Mr. Bahr: Having said that, I do want to just voice my appreciation for your patience and coming back and trying to meet some of the things that we asked for. Mr. Morrow: I was going to suggest the same thing. Between now and the City Council meeting, if Mr. Bahr has a concern, Council may have a concern and it would be better to clear it up so it's better presented to the Council. Mr. Wilshaw: I just want to say that Mr. Bahr is not alone in his concern. I loo do have some reservation although I feel at least what we have here is a starling point. We have a framework that you can start with. Work with Mr. Taormina as you move forward to the Council so we're not holding you up. You can keep moving forward, but hopefully by the time it gels to the Council it will be even a better product for them to see. I think it's a good start but it still needs a little bit more work. I don't want to hold it up. Mr. Taylor: Are you in a hurry to do this? Are you trying to do it this year? Mr. Wilshaw: He wants a seven day waiver. Mr. Taormina: With the seven day waiver, he would be set for the Council agenda next week. Mr. Taylor: The 18th. Mr. Taormina: Yes. Mr. Morrow: So if there is no other discussion, please call the roll. November 12, 2013 26153 Mr. Morrow, Chairman, declared the motion is carded and the foregoing resolution adopted. It will be sent to the City Council with an approving recommendation, and hopefully you will work with the staff so you can clear up some of these concerns. Mr. Taylor: I will offer the seven day waiver. On a motion by Taylor, seconded by Smiley, and unanimously adopted, it was #11-79-2013 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 with Petition 2013-10-08-10 submitted by Amanda Wong requesting approval of all plans required by Section 18.58 of the Zoning Ordinance in connection with a proposal to remodel the exterior of the commercial center (Middlebell-Norfolk Plaza) at 20307-20337 Middlebell Road, located on the west side of Middlebell Road between Eight Mile Road and Norfolk Avenue in the Northeast 1/4 of Section 2. Mr. Morrow, Chairman, declared the motion is carded and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 405th Special Regular Meeting held on November 12, 2013, was adjourned at 7:18 p.m. CITY PLANNING COMMISSION Lynda L. Scheel, Secretary ATTEST: R. Lee Morrow, Chairman