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.
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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
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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
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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