HomeMy WebLinkAboutPLANNING MINUTES 2014-05-27MINUTES OF THE 1,055m PUBLIC HEARINGS AND REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION
OF THE CITY OF LIVONIA
On Tuesday, May 27, 2014, the City Planning Commission of the City of Livonia
held its 1,055'h 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: Scoff P. Bahr R. Lee Morrow Carol A. Smiley
Gerald Taylor Ian Wilshaw
Members absent: Kathleen McIntyre
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 pefifion 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 PETMON 2014-04-02-07 PANERA BREAD
Ms. Smiley, Acting Secretary, announced the first item on the agenda, Petition
2014-04-02-07 submitted by Panera Bread, L.L.C., requesting
waiver use approval pursuant to Section 11.03(c)(1) of the
Livonia City Zoning Ordinance #543, as amended, to add a
drive -up window facility to an emsfing full service restaurant
(Panere Bread), at 20140 Haggerty Road, located on the east
side of Haggerty Road between Seven Mile Road and Eight
Mile Road in the Northwest 1/4 of Section 6.
May 27, 2014
26418
Mr. Taormina: To summarize the request, this is a petition by Panem Bread to
add a drive -up window facility to an existing full service
restaurant. This is the Panem Bread that is on Haggerty Road
just south of Eight Mile Road. The property is zoned C-2,
General Business. It is surrounded by both C-2 zoning to the
east and to the south and Professional Office zoning (vacant
land) to the north. The properly is about 1.4 acres in area.
Immediately to the south is a T.G.I. Fridays restaurant and then
the larger box store to the lower right is the Target store. It was
in 2007 when wavier use approval was granted to construct and
operate the restaurant. Panera came back to us in 2008
requesting to increase the amount of seating within the
restaurant. The seating was increased from 124 seals to 144
seats including 111 interior seats and 33 outdoor seals. The
proposed drive -up window service for the restaurant would be
provided on the east side of the building. This is the existing
conditions plan. The hatched areas around the building will be
the areas that will be demolished in order to make room for the
drive -up window facility and the traffic lane that would serve the
drive -up window. It includes the parking both on the south side
of the building as well as on the east side of the building. All of
those spaces would be removed or relocated. The traffic lane
that would be dedicated to serving the drive -up window would
commence on the south side of the building and then loop
around to the east side. The highlighted areas on the plan are
the changes that occurred between our study meeting last
Tuesday and the meeting this evening. I'll go over those briefly
in a minute. Orders would be taken at a point that is near the
southeast comer of the building ahead of the pickup window
which is shown near the northeast corner of the building. On
the right hand side, you will see where the orders would be
taken on the south side of the building. Then the cars tum left
and approach the pickup window that would be located closer to
the front of the building. Our ordinance requires that a drive -up
lane have sufficient length to accommodate at least four
vehicles ahead of, but not including, the vehicle at the pickup
window. This plan does show sufficient stacking. When you
consider where the vehicle at the pickup window would be in the
upper left hand corner of this map, consider all the length of that
drive-thm which is about 140 feet. That would be enough to
handle the necessary car stacking to use that drive -up window.
Drive -up establishments are also required to have a bypass
lane. Based on our discussions at the study meeting,
customers wishing to exit the drive-thru lane ahead of the
pickup window can now do so via an opening that will be
provided in the curb on the south side of the building. This is
not something that was shown on the original plan. If you look
May 27, 2014
26419
carefully at the clouded area at the upper right hand side of this
drawing, you will see an opening in the curb. What will be used
to define the drive-thru lane will really be curb landscaped
areas, and previously that landscaping extended all the way
around the traffic lane on the east side. But because of the
concerns that vehicles wouldn't be allowed to exit earlier than
going all the way through the drive -up lane, the petitioner has
modified the design to include this curb opening to allow
vehicles to actually exit ahead of the pickup window. Besides
the bypass opening, there is also a pedestrian walkway that
would be provided just immediately to the south. Because the
main entrance to the restaurant is located in the southwest
corner of the building, and there is parking on the opposite side
of the drive -up lane, we had asked the petitioner to consider
marking an area where pedestrians who park on the right side
could safely cross the drive -up lane. So the petitioner has
provided a concrete walk and painted crosswalk and opening
through the curb. To accommodate the new drive -up service,
seven existing parking spaces along the south side of the
building would be removed and eight spaces on the east side
would be shifted to the outside edge of the new drive-lhru lane.
Parking required for the restaurant is 77 spaces and that is
based on the number of customer seats as well as the number
of employees, and there is an added requirement for drive -up
facilities that they have at least two spaces beyond the drive -up
window for patrons that have to wail for their orders. So Panera
would require a total of 77 spaces. In this case, they are
providing 74 so that does result in a deficiency that will have to
be addressed by the Zoning Board of Appeals but it's only three
spaces. There are no other major site modifications aside from
what is shown on the plan in terms of providing the drive -up
facility. No new curb cuts are proposed with the operation of the
facility. The existing driveways that serve the site would remain
as they are today. The only other changes would be to signage.
Panes does want to advertise the fact that they have the drive-
lhru and theyre adding a couple small signs. They previously
went to the Zoning Board of Appeals for additional wall signs on
the building and were granted those. From what we can tell,
they're going to add the drive-thru signs underneath the main
signs. That sign I think is identified as being just under 12
square feet in size and they're going to show that on the two
sides of the building as well as a small awning over the pickup
window. With that, I'll read out the correspondence, Mr.
Chairman.
Mr. Morrow: Yes, please.
May 27, 2014
26420
Mr. Taormina: There are several items of correspondence. The first dem is
from the Engineering Division, dated May 7, 2014, which reads
as follows: "In accordance with your request, the Engineering
Division has reviewed the above referenced planning petition.
We have no objections to the proposed site renovation at this
time. The proposed plan indicates that project will consist of
adding a drive-thru window to the existing building which will not
require Engineering Department permits. The legal description
provided with the petition appears to be comect and is
acceptable to this office. The legal description included with the
plan set is for the overall parent parcel, and should not be used
to describe the subject property. The address for the existing
store is 20140 Haggerty Road and should be used for future
comespondence regarding this project. The existing structure is
currently serviced by public utilities, and the submitted drawings
do not indicate any changes to the existing service leads.
Should changes to the existing utility leads be needed, the
owner will need to submit plans to the Engineering Department
to determine if permits will be required." The letter is signed by
David W. Lear, P.E., Civil Engineer II. The second letter is from
the Livonia Fire & Rescue Division, dated May 6, 2014, which
reads as follows: "This office has reviewed the site plan
submitted in connection with a request to add a drive -up window
facility to an already existing full service restaurant on property
located at the above referenced address. We have no
objections to this proposal." The letter is signed by Daniel Lee,
Fire Marshal. The third letter is from the Division of Police,
dated May 2, 2014, which reads as follows: "1 have reviewed
the plans in connection with the petition. 1 have no objections to
the proposal." The letter is signed by Joseph Boilos, Sergeant,
Traffic Bureau. The fourth letter is from the Inspection
Department, dated May 20, 2014, which reads as follows:
"Pursuant to your request, the above -referenced petition has
been reviewed. The following is noted. (1) Additional wall
signage is proposed. A variance from the Zoning Board of
Appeals would be required to maintain the excess signage. (2)
A bypass lane is not provided for the drive thru lane. This may
be waived by a super majority of Council. (3) The petitioner
does not indicate any parking spaces beyond the drive up
window as designated for use of drive up window patrons. This
Department has no further objections to this Petition." The letter
is signed by Jerome Hanna, Assistant Director of Inspection.
We received an email, dated May 27, 2014, from Donald
Kleinknechl, which reads as follows: As long as the drive-thru
window is on the north side of their building, it looks good to
me." That is the extent of the correspondence. I might just add
that the Inspection Department letter was submitted at a time
when we were looking at the older plan. They have addressed
May 27, 2014
26421
the issue with respect to the curb opening. It's not a full bypass
lane but they have addressed that hopefully to the
Commission's satisfaction. Then their last item with respect to
the designated spaces beyond the drive -up window, the new
plan does show two spaces would be marked for that purpose.
Thankyou.
Mr. Morrow:
Mark, with the curb cul for the bypass, does that require Council
approval or will that curb satisfy that or is that going to be their
call?
Mr. Taormina:
That is going to be the Council's call. We will look at the
ordinance to find out exactly how that reads. I think it does refer
to a bypass lane and whether or not this satisfies that specific
requirement, I don't know, but I think it's been used in the past,
I believe it will address their concerns satisfactonly especially
when you consider the fact that they're adding the landscaping
in this case, which will be a nicer appeal to the site and the fact
that we do have these operations occurring where they don't
have a full bypass lane. They have similar type of openings and
they seem to work.
Mr. Morrow:
But it has been addressed?
Mr. Taylor:
I was going to ask the same question. Do we still need Item 6
on the approving resolution?
Mr. Taormina:
If that refers to Council waiving the requirement, I would say we
add it just in case.
Mr. Taylor:
Leave it in?
Mr. Taormina:
Keep it in there, yes.
Mr. Taylor:
Thankyou.
Mr. Morrow:
Are there any questions of the Planning Director before we go to
the petitioner?
Ms. Smiley:
Mark, can you show me a drawing that shows the driveway and
how you get in there and go around?
Mr. Taormina:
Yes. Lel me see if there's a better plan. This probably shows it
the best. This is rotated in the opposite direction where north
now is on the top part of this drawing. Vehicles enter from the
south. That's the driveway that comes in off Haggerty Road that
serves both Fridays as well as Panera Bread. As I understand
it, there will be directional signage that will be installed that will
May 27, 2014
26422
direct patrons to go in a complete circular motion, a
counterclockwise direction around the parking lot in order to
enter in the southwest corner of the traffic lane. In reality, will
people turn lett and kind of sneak in that side? I think that will
happen obviously if there's not a backup of cars there, but I
think the intention is to have the patrons go around the site in a
counterclockwise direction and then enter as they're coming in
off this lett hand drive aisle.
Ms. Smiley: Thankyou
Mr. Bahr:
Mark, the speaker where you order, is that at a point where
somebody that has made an order or is in the process of
making an order, are they still able to tum off or is that past the
point where they can tum out of line in your judgment.
Mr. Taormina:
I'm going to let the petitioner speak to this, but I think the actual
order speaker is almost directly across from this bypass. They
could probably make that opening a little wider. If you prefer
that people have the option of exiling the drive-thm lane even at
a point where they're at the order speaker, then he could
probably make some adjustments to accomplish that.
Mr. Bahr:
My experience is that the times that I most frequently want to
gel out of line often have something to do with either when I'm
at the speaker or I'm past it. I'm willing to set aside the bypass
lane, personally, being past it just because like you said, the
aesthetic appeal. What they've done here looks really nice and
really balances out for me the concerns there, but if it's possible,
and I guess I can bang this up when the petitioner is up here
too, but if its possible to either cut that outjust a little bit more or
even to move the order point up a little bit. I don't think it would
take much just by looking at this. Let's say you're going through
the drive-thru and either they dont have what you're looking for
or you're not happy with something or it's a Panera Bread and
somebody is coming through there with an order for 20 people
in the office and they tell them they can't accommodate them -
whalever the case. I just think it's important that there's an
option for people to tum off there, and I dont think it would take
much to make that change. I may be premature in making
those comments, but that's my concern.
Mr. Morrow:
Like you say, you might want to move it a little bit further south
of the curb. Anything else before I go to the petitioner? Seeing
none, is the petitioner or his representative here? We will need
your name and address for the record please.
May 27, 2014
26423
Matt Diffin, Diffn-Umlor & Associates, 53115 Grand River Avenue, New Hudson,
Michigan 48165. I'm the civil engineer and consultant for
Panere Bread. Yes, we can move that curb cul up if you'd
prefer to have it by the menu board. Our thinking was almost
kind of the opposite, that you'd want out of line before you
actually commit to ordering, but if you're at that point, it's easily
moved up or we can make it a little bit wider, whatever you
prefer. If we make it a little bit wider, you'd lose a little bit of
landscaping but you could get easily out of those two last
spaces instead of the one.
Mr. Morrow:
We're trying to work with the ordinance and make it the best
scenario in lieu of an actual passing lane. I think you get the
gist of what we're trying to do.
Mr. Diffn:
Yes. We prefer the landscaping, as I'm sure you would.
Mr. Morrow:
So would we.
Mr. Diffn:
So moving t 10 feet, 12 feet further, that direction, could easily
take care ofthat.
Mr. Morrow:
Is there anything you would like to add to what you've heard so
far?
Mr. Diffin:
No. If there are any questions. The planner did a great job
presenting our material.
Mr. Bahr:
I'll just continue where I left off. Is there any risk or reason why
the order point just couldn't be moved up a little bit so you can
keep the landscaping?
Mr. Diffin:
The way that its typically set up is that you have the window
and then three spaces, and then the order board and then
you're slacking after that. Your ordinance, I believe, if is like
everyone else's, is pretty much set up the same way. So if you
move it back, then you start pushing those last three stacking
spaces which are almost the same size as a normal parking
space, which would be 9 by 20 or 9 by 18. You'd start pushing
those last three stacking spaces into the parking lot. As you can
see, we really don't want to move the window in the building
because that's already been planned out and everything.
Mr. Bahr:
Yeah, I was talking about the order point, but I understand. You
know your business better than I do.
May 27, 2014
26424
Mr. Diffin:
Yeah. That's pretty much standard what you see there. You
end up with the window and then you end up with the three
spaces, and then the order board and then three spaces after it.
Mr. Bahr:
Okay. I'm definitely a fan of more landscaping versus more
pavement.
Mr. Diffin:
And it might be a case too because you can see at the end of
the eighth car, there might be five feet there that we can scoot it
to that - might not make any difference or a combination of the
two. We scoot that five feet and scoot the bypass lane up five
feel.
Mr. Bahr:
I think we're on the same page there. I loo want more
landscaping than less.
Mr. Diffin:
We can make it work.
Mr. Bahr:
I would think as a customer and I would think its good business
for you for people to have that option there to turn out at the
order point, but again, you know your business better than I do.
I'm just expressing my concern if there's a way without causing
major havoc to do it. That's my concern.
Mr. Diffin:
I'm pretty sure we can accommodate it.
Mr. Bahr:
Okay. Thank you.
Mr. Wilshaw:
I'm listening to the discussion with Mr. Bahr and I haven't really
thought much about where the placement of that should be, but
I understand his logic, and I'm thinking of a place like Panera
that is making food fresh. You gel to the order window and they
say, I want a poppy seed bagel, and you say, I don't have any
poppy seed bagels. Well, I might not want to place an order so I
just want to pull out.
Mr. Diffin:
I agree with that.
Mr. Wilshaw:
In that vein, I'm trying to figure out how to do this in a way that
minimizes the disruption of the landscaping because I too
obviously think you have a nice landscaping plan and would like
to preserve it as much as possible. I almost wonder, I hate to
take out another parking space, but that southern most parking
space that Mark has just zoomed into where car #4 is adjacent
to, I almost wonder if you could just make that a cross hatch and
almost a straight shot right out of that lane through that parking
space. It's a little untraditional.
May 27, 2014
26425
Mr. Diffin:
The issue with that is your ordinance probably has some
separation and tum radius and sluff coming off of that, similar to
what's at the end. And then you couldn't just lose that one
space. You'd end up losing probably two or three.
Mr. Wilshaw:
Yeah. Okay. And you are deficient in parking so you can't lose
too much.
Mr. Diffn:
We're trying to gel every parking space we can.
Mr. Wilshaw:
Because I was looking at that parking space there saying geez,
that's a lot of concrete you could use maybe for something else.
But okay. Well, speaking of the landscaping plan, we haven't
really talked much about the specifics of the landscaping
changes. Can you tell us a little bit about what you've done for
landscaping because obviously you're removing quite a bit to do
this drive-thru.
Mr. Diffin:
The notes on the plan basically say, and it was planned
because, mind you, we did this last year in the Fall and thought
they were going to present it in the Fall. It calls for transplanting
what was there because they had some nice trees. They
haven't been there very long. They're easy enough to pop right
out of the ground. The same with the shrubs. We wanted to
slay consistent with what was already there. So we have
transplant notes on there or replace. So basically, if it's not the
time of season, if this ends up going in August, that material is
probably not going to live and they'll just replace it with the exact
same material that was already there. We got a few more on
the current plan that you have that's highlighted. There's a few
more shrubs than what we're taking out, but basically the same
number of trees that was there and the same number of shrubs,
the same kind of shrubs that were originally spec'd. The whole
site has landscape theme to it, and we didn't want to go
changing that up loo much.
Mr. Wilshaw:
Its a very attractive property as far as landscaping goes and it
makes sense that you would try to preserve that. I notice that
the pickup window itself actually juts out from the building as
opposed to having a lane go right alongside the building like you
see in a lot of fast food drive-thrus and so on. Is that also to
preserve some landscaping along the building itself?
Mr. Diffin:
Yes. The back part, that would all be green along the back, but
what that also does, the tum radius at the corner, that has to be
a certain specific 20 feet on the inside radius. If you push that
up against the building, then you have to push out, which pulls
us into the drive aisles and sluff to the south.
May 27, 2014
26426
Mr. Wilshaw:
That looks good. That's the only questions l have for now.
Mr. Morrow:
I just have one comment. Obviously you have a very successful
business there, and when I drove by, the parking lot is pretty
well filled and I guess your client feels like this is obviously
going to increase his business.
Mr. Diffn:
Yes. What it does is, they pick up a lot more breakfast business,
the people slopping for coffee and bagels, things like that in the
morning because the trend is, if you're on your way to work, you
don't typically gel out of your car and walk into the restaurant to
gel food. If there's a drive-thm there, you're more apt to pull
into d. They've been doing these for about five years now and
that seems to work out really well for them. The other thing is
throughout the day, because of the food they do serve, they get
a lot of call-in orders. Instead of people having to park and get
out of their car and come in and wait with the same people that
want to sit down, this frees up parking for those people in the
actual parking lot. It does a lot. It gives them quick an uptick in
their business just by making this modification where they can
do d.
Mr. Morrow:
Will you have any promotions for your customers to say to call
ahead if you plan on picking up?
Mr. Diffin:
That's usually the theory unless you're just ordering something
fast like a drink. People learn by experience. If you gel stuck in
one of the two standby spaces for 20 minutes because you
ordered a lot of food, next time you're probably going to call
ahead.
Mr. Morrow:
Learn the hard way.
Mr. Diffn:
Yeah.
Mr. Bahr:
How do the 74 parking spaces in this plan compare to what's
there today? I was just looking through the notes. How many
parking spaces are on the site today?
Mr. Diffin:
We lost eight, but there are eight stacking spaces. So it pretty
much evens out.
Mr. Bahr:
Golil. Okay. Thankyou.
Mr. Morrow:
If there is nothing else, I'm going to go to the audience. Is there
anybody in the audience that wishes to speak for or against the
May 27, 2014
26427
granting of this petition? Seeing no one coming forward, I will
close the public hearing and ask for a mofion.
On a motion by Bahr, seconded by Taylor, and unanimously adopted, it was
#05-26-2014 RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on May 27, 2014, on
Petition 2014-04-02-07 submitted by Panera Bread, L.L.C.,
requesting waiver use approval pursuant to Section 11.03(c)(1)
of the Livonia City Zoning Ordinance #543, as amended, to add
a drive -up window facility to an existing full service restaurant
(Panere Bread), at 20140 Haggerty Road, located on the east
side of Haggerty Road between Seven Mile Road and Eight
Mile Road in the Northwest 1/4 of Section 6, which properly is
zoned C-2, the Planning Commission does hereby recommend
to the City Council that Petition 2014-04-02-07 be approved
subject to the following conditions:
1. That the Plan marked Sheet No. C-2.0 dated May 27,
2014, as revised, prepared by Diffn-Umlor & Associates, is
hereby approved and shall be adhered to;
2. That pavement markings be provided across the drive aisle
and drive -up lane leading to the entrance on the west side
of the building for pedestrian safety purposes;
3. That the new plant material shown on the approved Site
Plan shall be installed to the satisfaction of the Inspection
Department and thereafter permanently maintained in a
healthy condition;
4. That underground sprinklers are to be provided for all
landscaped and sodded areas;
5. That the Exterior Building Elevations Plans marked Sheet
No. A-5.1 and A-5.2 both dated April 25, 2014, prepared by
Dennis D. Smith, AIA, are hereby approved and shall be
adhered to;
6. That a bypass opening be substituted for a full bypass
lane, the final location and dimensions of which shall be
approved by the Planning and Inspection Departments;
7. That sound levels of any outdoor speakers shall be kept to
a reasonable minimum so as to not become objectionable;
May 27, 2014
26428
8. 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;
9. That no LED lightband or exposed neon shall be permitted
on this site including, but not limited to, the building or
around the windows;
10. That this approval is subject to the petitioner being granted
a variance from the Zoning Board of Appeals for deficient
parking and any conditions related thereto;
11. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department
at the time the building permits are applied for; and
12. That all other conditions imposed by Council Resolution
#52-07, which granted approval to construct and operate
the restaurant and Council Resolution #373-08, which
granted approval to increase the total seating capacity of
the restaurant, shall remain in effect to the extent that they
are not in conflict with the foregoing conditions.
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? There is one condition relative to the
bypass lane and the Council, if I understood the Planning
Director correctly, the jury is still out on that. They may concur
in accomplishing the same type of thing and waive that
requirement, but I guess we'll find out about that as it
progresses to the Council.
Mr. Diffin: As we discussed at the work session, we could actually get rid
of the landscaped areas and push that up against the building
and there would be a legitimate bypass lane there.
Mr. Morrow: That's what we'll see. That one condition may change.
Mr. Diffn: Okay.
Mr. Morrow: Anything else?
Mr. Taormina: I could have easily checked what we did on the Tim Horton's
restaurant at Five and Newburgh. It was a very similar design
and I can't recall whether we still had to waive that requirement
May 27, 2014
26429
because it was simply a curb opening and not a full lane. We'll
check on that.
Mr. Morrow: You refreshed my memory on that. That's exactly right. I think
we're almost there. You just need the final approval that this
satisfies the actual requirement of a bypass lane. Thanks, Mr.
Taormina. We'll go with the roll call.
Mr. Morrow, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. Thank you for coming tonight and good
luck.
Mr. Diffin: Thank you for your time and it was pleasure working with Staff
on this project. Thank you.
ITEM #2 PETITION 2014-05-02-08 BIGGBY COFFEE
Ms. Smiley, Acting Secretary, announced the first item on the agenda, Petition
2014-05-02-08 submitted by EJB Enterprises, L.L.C., on behalf
of Biggby Coffee #416, requesting waiver use approval pursuant
to Section 11.03(c) of the City of Livonia Zoning Ordinance
#543, as amended, to operate a full service restaurant (Biggby
Coffee) at 37405 Ann Arbor Road, located on the southwest
corner of Ann Arbor Road and Newburgh Road in the Northeast
1/4 of Section 31.
Mr. Taormina: This is a request to operate a full service restaurant, a Biggby
Coffee, located within an existing group commercial center that
is at the southwest comer of Ann Arbor Road and Newburgh
Road. The property is zoned C-2, General Business, which
does support full service restaurants subject to waiver use
approval under Section 11.03(c) of the Zoning Ordinance. The
shopping center at this site is about 16,500 square feet in total
size. Family Video is the only tenant currently within the
shopping center. They occupy the largest space. There is room
for about five additional tenants. Biggby Coffee would constitute
the second tenant within that complex, and they would occupy a
unit that is located on the Newburgh side of the shopping
center. It is just under 2,000 square feet in total area. They are
not proposing any outdoor sealing in connection with the
restaurant, nor are they proposing any changes to the exterior
of the building. Obviously, they would have to completely
remodel the interior space to accommodate the restaurant, but
there really wouldn't be any significant changes to the exterior
May 27, 2014
26430
other than the addition of a wall sign. They are entitled to a sign
that is 30 square feet in area. The floor plan shows a total of 30
seals. We advertised this as a full service restaurant in case
they wanted to add a couple more seats. It shouldn't be a
problem relative to parking. The shopping center has more than
adequate parking to accommodate the additional use. With
that, Mr. Chairman, I can answer any questions or go right to
the correspondence.
Mr. Morrow: Let's go to the correspondence and then we'll see if we have
any questions.
Mr. Taormina: There are two items of correspondence. The first item is from
the Engineering Division, dated May 19, 2014, which reads as
follows: "In accordance with your request, the Engineering
Division has reviewed the above referenced planning petition.
We have no objections to the petition at this time. The proposed
plan indicates that project will consist of renovating the interior
of part of the building which will not require Engineering
Department permits. The existing structure is currently serviced
by public utilities, which are to remain in place. Should changes
to the existing utility leads be needed, the owner will need to
submit plans to the Engineering Department to determine if
permits will be required. The parcel is assigned an address of
37405 Ann Arbor Road, while the existing Plaza is assigned an
address range of 37405 to 37465 Ann Arbor Road. The owner
should contact this department to obtain a specific address for
the proposed restaurant upon approval of the petition. The legal
description provided with the petition is missing information, and
does not close as written. The following legal description should
be used in connection with this petition: That part of the NE /.
of Section 31, City of Livonia, Wayne County, Michigan, T. 1 S.,
R. 9 E., more particularly described as the west 224 feet of the
east 251 feet of Lot 1 and the west 270 feet of Lot 2, Horton's
Subdivision as recorded in Liber 32, Page 24, Wayne County
Records, Also, the southerly parts of Lots 26 and 27 measuring
111.32 feet along the west line of Lot 26 and 160 feet on the
east line of Lot 27, Horton's Newburgh Subdivision, as recorded
in Liber 37, Page 67, Wayne County Records, Also, that part of
the NE/. of Section 31, City of Livonia, Wayne County,
Michigan, T. 1 S., R. 9 E., described beginning at a point distant
North 1266.17 feet from the East X Comer of said Section 31
and proceeding thence West 190.18 feet, thence North 160 feet,
thence Northeasterly 39.16 feet, thence East 155.42 feet,
thence South 178 feet to the Point of Beginning, except the East
60 feet thereof" The letter is signed by David W. Lear, P.E.,
Civil Engineer II. The second letter is from the Division of
Police, dated May 16, 2014, which reads as follows: "1 have
May 27, 2014
26431
reviewed the plans in connection with the petition. I have no
objections to the proposal." The letter is signed by Joseph
Boitos, Sergeant, Traffic Bureau. That is the extent of the
correspondence.
Mr. Morrow:
Are there any questions of the Planning Director?
Mr. Taylor:
Mark, evidently this is not an end cap so they will never have
room for a drive-thru for the coffee shop. Is that right?
Mr. Taormina:
That is correct.
Mr. Taylor:
Thankyou.
Mr. Morrow:
Anyone else? Then I believe we can go to the petitioner. Is the
petitioner here this evening? We will need your name and
address for the record please.
Ed Buison, 26900 Minock Circle, Redford, Michigan 48239.
Mr. Morrow:
Is there anything you would like to add to the presentation?
Mr. Buison:
No.
Mr. Morrow:
No other comments about the great service you plan on
providing to the community?
Mr. Buison:
Our motto is serving great beverages to the community. I've
grown up in Livonia so I know that I can provide great service to
the community.
Mr. Morrow:
Okay. Are there any questions of the petitioner?
Mr. Wilshaw:
Mr. Buison, are you going to be the operator of this facility?
Mr. Buison:
Yes.
Mr. Wilshaw:
Do you currently operate any Biggby Coffee shops?
Mr. Buison:
No. This is the first one.
Mr. Wilshaw:
Are these franchise operations or are they corporately owned
and you're managing them?
Mr. Buison:
Its a franchise.
Mr. Wilshaw:
And why this particular location?
May 27, 2014
26432
Mr. Buison:
We looked at several locations around southeast Michigan, and
I really wanted to be in Livonia because I know the area. Its
where I grew up. I'm still working with the developers at Biggby.
They located this particular area in Livonia that could serve the
population and was also not loo close to other Biggby locations
to influence their region.
Mr. Wilshaw:
So you would consider this area probably a little under -served
right now not only for Biggby but for all coffee shops, right?
Mr. Buison:
Correct. When we looked at the area, there is not really any so-
called coffee shops nearby. There is no Tim Horton's or
Starbucks. The majority is McDonald's or Dunkin' Donuts but
that's near 275. So this particular area within five miles there is
not really any specialty coffee stores.
Mr. Wilshaw:
Definitely. That's kind of what I saw when I looked in the area
and drove around. We looked atthis property several years ago
when someone wanted to put an ice cream shop in that space.
We approved that but it never went in. The context of this type
of business isn't really significantly different in the sense that
this is sort of a fast place to pop in and gel a cup of coffee or
pastry or whatever. If the site was good for a quick ice cream
cone, I think its fine for a cup of coffee. I think that's a good
location. You're not planning any significant exterior changes,
but the building is kind of bland as it is. Are you just going to put
a sign up? You're not putting in any awnings or windows or
signage or anything else?
Mr. Buison:
We have the recommendation to just put the sign on the
building and then later approach the idea of exterior signage on
the monument sign, but it is our understanding that the current
Family Video monument sign lakes up the full maximum area
according to ordinance. So we would need to apply for approval
for a bigger sign. They fell right now we can just proceed with
the building sign.
Mr. Wilshaw:
Okay. Sounds good. Thank you.
Mr. Taylor:
Just for your information, we had an ice cream shop come
through on the end cap, as you were just told. They had a
chance to put a drive-thru in, and I just wondered if you looked
at that or if that end cap is not as big or if you even thought
about doing that?
Mr. Buison:
We looked at the space. When I had talked to Scott Miller from
Planning, he said that when the ice cream store tried to go in
May 27, 2014
26433
the side, that when they did a walk through, there was no way a
car could tum around in that little alleyway next to the wall.
Mr. Taylor: I tried it one time.
Mr. Buison: Right. So it was never our intention to put a drive-thm there.
The Biggby process is to gel the customers in and out as fast as
possible. Besides the convenience factor of a drive-lhm, we
don't expect, unless you're sitting in the store, that they're going
to be held up too long inside.
Mr. Taylor: I'm sure you'll do well there.
Mr. Morrow: The Biggby's that I'm familiar with, they don't have a drive-thru
but they seem to prosper with the walk-in trade.
Mr. Buison: Right. This being a franchise, the corporation from Lansing,
they recommend if it's your first store to not put in a drive-thru
unless the location really makes it an advantage just because
you're getting off the ground. You're still learning the concept.
So this being our first, it was acceptable to not have a location
where there was a drive-lhru needed.
Mr. Taormina: Just to follow up on that, the only Biggby in the City of Livonia
that has a dnve-up is at Plymouth and Middlebell, but the other
at least two or three that we have dont have cinve-up operations
- the one at Plymouth and Farmington and the one at Seven
Mile and Farmington. They all do well, but one thing they do
have is outdoor seating. I'm just curious if there was any
opportunity for outdoor seating. I don't know what the sidewalk
dimensions are here.
Mr. Buison: The sidewalk is fairly close to the parking spaces. So if we tried
to put a table out there, it would be very small, but there is the
majority of seating inside. That can be looked at later. If
customers start requesting to be able to sit outside, we can
approach that then.
Mr. Taormina: Fine. Thank you
Mr. Morrow: It sounds like you want to get off the ground and get the
business going. Then you can think of some other great ideas
to keep it moving.
Mr. Buison. Right. Correct.
Mr. Morrow: Is there anything else before I go to the audience? Is there
anybody in the audience that wishes to speak for or against the
May 27, 2014
26434
granting of this petition? Seeing no one coming forward, I'm
going to close the public hearing and ask for a motion.
On a motion by Wilshaw, seconded by Taylor, and unanimously adopted, it was
#05-27-2014 RESOLVED, that pursuant to a Public Hearing having been
held by the City Planning Commission on May 27, 2014, on
Petition 2014-0502-08 submitted by EJB Enterprises, L.L.C., on
behalf of Biggby Coffee #416, requesting waiver use approval
pursuant to Section 11.03(c) of the City of Livonia Zoning
Ordinance #543, as amended, to operate a full service
restaurant (Biggby Coffee) at 37405 Ann Arbor Road, located
on the southwest comer of Ann Arbor Road and Newburgh
Road in the Northeast 1/4 of Section 3, which property is zoned
G2, the Planning Commission does hereby recommend to the
City Council that Petition 2014-0502-08 be approved subject to
the following conditions:
1. That the Site Plan dated March 28, 2014, prepared by
Legacy Commercial Property, is hereby approved and shall
be adhered to;
2. That the maximum number of customer seals shall not
exceed a total of thirty (30) seats;
3. That an enclosed dumpster area shall be located within a
practical walking distance from the restaurant, and the
distance and location shall be approved by the Inspection
Department;
4. That this restaurant shall provide disposal of grease waste
in accordance with Section 13.20.380 of the City Code of
Ordinances;
5. 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
6. That no LED Iightband 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
May 27, 2014
26435
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, Chairman, declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. That concludes the public hearing items
on our agenda. We will now go to miscellaneous items.
ITEM #3 PETITION 2014-04-08-08 ST. MARY HOSPITAL
Ms. Smiley, Acting Secretary, announced the next item on the agenda, Petition
2014-04-08-08 submitted by St. Mary Mercy Hospital requesting
approval of all plans required by Section 18.58 of the City of
Livonia Zoning Ordinance #543, as amended, in connection with
a proposal to reconfigure the hospital's parking lot and drive
aisles at 36475 Five Mile Road, located on the southwest corner
of Five Mile Road and Levan Road in the Northwest 114 of
Section 20.
Mr. Taormina: The changes proposed at Sl. Mary Mercy Hospital will be
accomplished in several phases. The first phase is under
construction right now, which includes the parking on the east
side of the hospital next to Levan Road. The parking in this
area is restncted mostly to staff and physicians, but because the
changes shown were approved as part of an earlier site plan,
the permits have been issued and work has commenced. There
are two other significant phases to the development. I'm going
to refer to this plan which is actually part of a parking study that
dales back to July of 2013. Much of the changes that you'll
consider this evening were based on the analysis that was done
at that time, but this gives you a general breakdown of how the
plan proposes to develop the parking and circulation in a very
conceptual manner. On this particular plan, the east side is on
the bottom of the plan. So where you see staff shown adjacent
to Levan Road on the bottom of the drawing, that is the part that
is under construction today. Most of the changes that you'll see
May 27, 2014
26436
on the plan this evening will include everything to the right,
visitor and staff parking adjacent to Five Mile Road, and then on
the left hand side of that drawing, which is the large visitor
parking area on the south end of the development. This is the
overall proposed plan showing all of the changes when all of the
phases are complete. A separate phase will include significant
alterations to the hospital's northwest and northeast parking
areas, and these are the parking areas that are on the right
hand side of the drawing. Again, north is on the right hand side,
east on the bottom of the drawing, west is on the lop and south
is to the left. It's kind of rotated 90 degrees clockwise. The
areas that we're looking at when we refer to the north are
between the hospital's north main entrance and Five Mile Road.
The parking is currently separated by a boulevard that runs in a
north to south direction from Five Mile Road to a circular drop-
off and pickup area which is right al the main entrance. There is
a connecting driveway that is about midway that allows access
between the two parking lots. The northeast and northwest lots
are used by both visitors and staff. Modifications would include
narrowing the center median of the boulevard and reshaping the
circular drop-off and pickup area, expanding the southeast lot
mostly to accommodate additional accessible spaces,
expanding the northwest lot mostly to add staff parking, which
would be furthest from the hospital, and constructing a new
access road off Levan, which would be about 125 feet north of
the existing dnve. This new drive will run in an east to west
direction across the center of the northeast and northwest
parking lots separating those two lots into basically quadrants.
The northwest and northeast quadrants will be used for staff,
and the southeast and southwest quadrants will be used for
visitors. The new entrance driveway coming in off of Levan will
provide direct access to the northeast and northwest parking
areas. The driveway cuts across the center of the parking area
and creates these various parking lots so that now they can
clearly define where the staff parks in the northwest and
northeast quadrants, reserving the two other southwest and
southeast lots closest to the hospital for visitor parking and also
expanding the area to the extreme south closest to the
entranceway for barrier free parking. Another major planned
improvement will be the construction of a campus ring road that
would extend from Five Mile around the west and south sides of
the hospital, and then connect back to Levan Road, linking all of
the hospital's parking lots as well as the accessory components,
including the service area, the emergency and ambulance drop-
off, as well as some of the outbuildings on the campus, like the
warehouse, the childcare center and the convent, which are all
located on the west side of the campus. Next we'll look at the
improvements to the south part of the campus. This is the plan
May 27, 2014
26437
showing how it exists today. Part of the problem is its distance
and separefion from the main hospital. What will happen now is
that the ring road will actually be located at the extreme
southerly part of the campus. Where currently there is an
access road out to Levan Road, separating the south lot cutting
it in two pieces, now the road will be shifted further to the south
and there will be one large parking lot serving the south
campus. Its a much more efficient design, and it eliminates
confusion and provides better access not only to the south
parking lot but to the emergency and ambulance drop-off areas.
Overall, the changes would provide for a slight increase in the
amount of available parking from 1,486 spaces to 1,543 spaces.
This is a net gain of only about 57 spaces. The 2003 parking
study that I referred to earlier revealed that there is adequate
parking in terms of numbers. The problem really is pattern
confusion, barrier free conflicts, congestion, grade separations,
distance issues and a host of other things. They are trying to
make the design much more efficient. While there is this
perception from anyone who goes to the campus that there's
not enough parking, the 2013 study showed that there is
enough parking. It is just at very remote and awkward locations,
and it's not convenient to visitors that go to the hospital. One of
the things that this attempts to do is correct a lot of those
problems. The visitor spaces are all striped at 10 feel by 18 feel
in length. The ordinance does require 10 feel by 20 feel, but
because the aisles are 24 feet wide, those can be reduced to 22
feet and comply with the ordinance. The depth of the spaces
could increase to 10 feet by 19 feet. They still would be
deficient but it would be an improvement by making the aisles a
little bit narrower and that would be according to our ordinance.
All staff parking is proposed at 9 feel in width. Variances were
granted in 2010 and previously for not only deficient number of
spaces but also the size of the parking spaces primarily used for
staff. That variance was good for five years so that is due to
expire. All of this will have to go back to the Zoning Board of
Appeals for consideration of new variances. The plans provide
detailed landscaping throughout all of the parking lots and
perimeters areas. One area of concern is where the new
entrance will be off of Levan Road. It is now going to be directly
across from Meadowbrook Road, which is a residential street on
the opposite side of Levan. There was concern previously
about screening in the area when the south lot was built. There
was a berm and some evergreen trees. What you will note on
this plan is the continuation of that bene and planting of trees.
You can see the extended buffer landscaped and the evergreen
trees that would be provided along the west side of Levan Road.
Lastly, in order to accommodate the proposed parking
renovations, there is small section of the hospital's property that
May 27, 2014
26438
will have to be rezoned from RUF to Professional ice. That
area is located in the southwest corner of the site adjacent to
the hospital's south parking lot. That is an area that would be
developed for parking and the ring road. That is something that
would follow after approval. Because this development is being
phased, they have time to go through that rezoning process and
not adversely affect their construction plans on the first two
phases of the project. Thank you.
Mr. Morrow: Is there any correspondence?
Mr. Taormina: There are four items of correspondence. The first item is from
the Engineering Division, dated May 8, 2014, which reads as
follows: "In accordance with your request, the Engineering
Division has reviewed the above -referenced planning petition.
We have no objections to the petition at this time. The address
for the property, 36475 Five Mile Road, and legal description
provided are connect for the parcel and should be used in
conjunction with this petition. The property is currently serviced
by public water main and sanitary sewer. The submitted plans
do not indicate any changes to the existing leads, so we do not
foresee any impacts to the existing systems. Any changes to the
service leads will need to be submitted to the Engineering
Division for review and possible permitting. In previous
discussions with the owner we have indicated the requirements
for storm water treatment on the proposed site. The submitted
plans provide details for the proposed development which
appear to address our concerns. Detailed calculations have not
been included at this time, so we will review the proposed storm
water treatments during the permitting phase, once we have
received a full Engineering plan submittal. It should be noted
that the owner will be required to provide inspect and clean
existing drainage outlets prior to placing any new storm sewer.
The submitted plans indicate that two drive approaches onto
Five Mile Road will be constructed to service the property. The
approaches will need to be reviewed and approved by Wayne
County, although we would suggest that they look into providing
either deceleration lanes or tapers to ease traffic slowdowns on
Five Mile Road. The plans also indicate that the owner intends
to replace the three existing approaches onto Levan Road with
two new, relocated approaches. The new southern approach
will be relocated to align with Meadowbrook Drive on the East
side of Levan Road, eliminating existing left -tum confilcts.
Proposed alignments and grading for the onaite roadway will
encroach into existing regulated wetlands and flood plain areas.
The owner will need to obtain MDEQ permits for the proposed
work prior to Engineering Department permit appmval. We
would like to request that the Planning Department review the
May 27, 2014
26439
proposed landscaping to ensure that the owners provide
sufficient screening between the proposed parking areas along
Leven Road and the existing residences on the opposite side of
the mad." The letter is signed by David Lear, P.E., Civil
Engineer 11. The second letter is from the Livonia Fire & Rescue
Division, dated May 6, 2014, which reads as follows: `This
office has reviewed the site plan submitted in connection with a
request to renovate the hospital's parking lots on property
located at the above referenced address. We have no
objections to this proposal." The letter is signed by Daniel Lee,
Fire Marshal. The third letter is from the Division of Police,
dated May 1, 2014, which reads as follows: "I have reviewed
the plans in connection with the pefifion. I have no objections to
the proposal." The letter is signed by Joseph Boilos, Sergeant,
Traffic Bureau. The fourth letter is from the Inspection
Department, dated May 20, 2014, which reads as follows:
"Pursuant to your request, the above -referenced petition has
been reviewed. The following is noted. (1) Parking spaces are
required to be a minimum of 10' wide and 20' deep and double
striped per City Ordinance. A variance from the Zoning Board of
Appeals would be required to maintain the deficient size parking
spaces. (2) Barrier free parking spaces are to be property
located, sized, signed and striped. This Department has no
further objections to this petition." The letter is signed by
Jerome Hanna, Assistant Director of Inspection. That is the
exlenloflhe correspondence. Thankyou.
Mr. Morrow: Mark, when did you say the parking variances were expiring?
Mr. Taormina: The variance was granted in 2010 according to our notes. They
were time limited for five years, so that would be sometime next
year. I don't know the month.
Mr. Morrow: I couldn't remember what you said. Are there any questions of
the Planning Director? Seeing none, I'll ask the petitioner to
come forward. We'll need your name and address please.
Steve Van Brussel, St. Mary Mercy Hospital, 36475 Five Mile Road, Livonia,
Michigan 48154. I'm the Director of Planning, Design and
Construction at Sl. Mary Mercy Hospital. Mr. Taormina did a
great job. If I could, I'd like to add a couple more bits to the
history and then be available for questions. I also have our civil
engineer with me today. Jason Van Ryn from Nederveld will be
available to help answer questions too if anything comes up.
Mark really didn't leave much for me to talk about here other
than we've significantly invested in the facility over the last few
years as we've lmnsilioned from semi -private to private rooms
and greatly expanded our emergency center. I think you've got
May 27, 2014
26440
the presentation in front of you where we brought in our parking
consultants, civil engineers and construction managers because
we noticed we had a problem with the south side of the campus.
There was just too much cross traffic between service,
deliveries, ambulances, patients, visitors, and staff. We spent
the good part of the last six, seven months trying to understand
that and trying to solve it the best way we can. The current
demand for parking is there. We just have them in the wrong
spots and we're forcing people to try to navigate across busy
service roads. We're really trying to address that here with this
plan moving forward that we're presenting to you tonight. In
addition to some of these new changes, we are looking at some
service improvements, some operational issues. We're looking
at valet services at both entrances. We're examining our own
enforcement policies for our staff, which is a big problem. We're
also looking at shuttle services potentially to help ease some of
the congestion we're having on the south side. We continue to
reduce our impact on the surrounding community as Mr.
Taormina mentioned. We added detention around the south
side of the campus. We're adding it to the east side currently
with the project that's underway, and we're obviously looking at
adding it to the north side to help control our slormwaler runoff
and the effect downstream from our campus. We're obviously
looking at extending the landscape buffer and creating that
screen, continuing that screen alongside our residential
neighbors. The configuration of the parking lot on the south
side, the drive aisles are configured to go north and south so
we're trying to eliminate any kind of headlights in the windows to
our neighbors across Levan. That's all very deliberate in what
we're trying to do, even aligning the access drive with the road.
We're trying to keep our traffic and headlights from shining on
the neighbors' properly. We've already relocated the helipad.
Hopefully the noise is a lot quieter. As we move forward with
our trauma designation, we should see less and less helicopter
traffic now that we can handle a lot of the sluff in-house now. A
couple other things. I mean this is prefly important for us. We
recognize there is an issue with access and we want to make
this very easy for our patients and visitors to gel into and gel out
of. We want them safe. We want them to go home safe. With
that, we have a pretty aggressive schedule to try to get as much
of this done this Fall as we can. We're actually looking at trying
to get the north and south sides done by the end of November
when the asphalt plants close down. We've already started on
the east side. We'd like to get the north and south sides done if
possible this year. It's going to be aggressive and a lot of
weekend work. We're making arrangements with Madonna for
relocating some of our staff off-site during the summer months
when Madonna is not in session so that we can make these
May 27, 2014
26441
parking spots available for construction to try to gel it done as
fast as we can. We're hoping this will relieve some of our south
entrance congestion this summer. We're trying to split the
traffic. We're trying to designate very specific areas for visitors,
emergency traffic, ambulance traffic, receiving. We're trying to
just make that safe for everybody. The north side, obviously if
you've been out there, those parking lots are original, if you can
believe it. Theyre pretty much at the end of their useful life. So
we're in a position where we almost can't repair them anymore.
They need to be replaced completely. So this is the time for us
to do it and we're hopeful we can make this happen in 2015. As
Mr. Taormina mentioned, the ring road as planned gives us time
to pursue DEQ approval to put that along the back side. There
are some wetlands in that back corner, the southwest comer,
that we have to deal with. That gives us time to get those
permits underway and then we can complete the ring road in the
Spring of 2015. Hopefully, that times out with the Levan Road
reconstruction project that is coming so that we can maintain
access around the hospital during that time frame. With that
said, I'd like to make myself and Jason available for any
questions or comments you might have. Thank you.
Mr. Morrow: Okay. Do we have any questions?
Mr. Bahr: This is a really nice looking plan. You've obviously thought it
out. I love the ring road concept. You've clearly thought this
through. I have to ask though. I hear the increasing numbers. I
hear about the congestion. I hear worry about people crossing
traffic and wanfing to make it easy for people to get and out.
You think about the weather in Michigan and the type of patients
that you're dealing with. I'm hearing shutfies. I'm hearing valet.
This is a site that is crying for a parking garage, and I'm looking
at this and I'm seeing, while its all very well planned, I'm seeing
this big massive expansive concrete at a site that would seem to
have plenty of room, doesn't have the neighbor issues a lot of
sites would have. I just have to ask. I know it's expensive, but
you guys are talking possible future expansion. A parking
garage?
Mr. VanBmssel: We've talked about in the future. When Walker Parking
Consultants was onboard, they basically said there's a
breakpoint of about 300 spaces before it becomes economically
feasible to put a deck on. When we've looked at all this, even
projecfing into the future, that we weren't really approaching that
limit yet. So that's why we've shied away from it. Although we
did preserve some space if we had to do it in the future, that we
could do that and do our best to fie -in, but we've tried to avoid
that at this point in time precisely for the cost and then we didn't
May 27, 2014
26442
need it to meet our parking demand even 10 years out. There's
the install cost plus the maintenance cost that we were really
trying to avoid until we were forced to do d.
Mr. Bahr:
For my own education, help me understand that. You said 300
spaces is breakeven. I didn't really follow that.
Mr. VanBrussel:
Not really breakeven, but where it makes economic sense to
invest in a parking deck.
Mr. Bahr:
Three hundred spaces is what? I'm not following you.
Mr. VanBrussel:
Three hundred parking spaces. Three hundred vehicles.
Mr. Bahr:
What am I missing? I'm trying to follow this.
Mr. Morrow:
He wants to know what the 300 means?
Mr. Bahr:
What is the 300? You're saying ...
Mr. VanBrussel:
The size of the parking deck. You'd have to make it at least 300
parking spaces.
Mr. Bahr:
Okay. You need to have exactly 300 spaces. Gotcha. That's
what I was trying to understand. Okay. Thanks.
Mr. Morrow:
Just to kind of lag onto that. It did come up at the study
session. Mr. Bahr brought it up. Mrs. Smiley mentioned it at the
study session. So the hospital is becoming a major hospital.
Its growing. The one thing that came to mind when we were
talking about parking space is, if we reflect on the winter we just
had and just the sheer volume of snow that has to be removed,
how do you plan on coping with that because we seem to be
right al the breaking point even with no snow?
Mr. VanBrussel:
We continue to remove snow during the winter. To go back to
Mr. Taormina's presentation, you had quoted some parking
numbers, right around 1,500 is what we have today. Those
numbers didn't include the east side where we're adding close
to 150 parking spots. When the engineer put that together, he
didn't incorporate the east side. That was done on our previous
plan. So they just looked at everything else except for that. So
we're looking at adding over 150 spots here this summer as
soon as we can get that east parking lot done. So we're looking
to alleviate a lot of that congestion immediately before this
whole north and south parking plan starts.
May 27, 2014
26443
Mr. Morrow:
I think my point is the snow removal portion of it because if we
have another winter approaching like we had this year, a lot of
parking will be taken up with snow unless you're actually
removing it from site.
Mr. VanBrussel:
We actively remove it from the site on the weekends as soon as
we can.
Mr. Morrow:
Okay. So you do have an emergency plan for that.
Mr. VanBrussel:
Absolutely. That's been in place every winter. We maintain our
own snow removal on campus. That's not a contracted service,
and we will contract out to get snow removed from the campus.
Mr. Morrow:
I'm glad we brought that up because we are right at the
borderline now.
Ms. Smiley:
You said that you're adding 150 spaces but you also said you
have to redo those really old ones, right? So how many spaces
are you redoing?
Mr. VanBrussel:
Where are you referring lo? I'm sorry. On the east side?
Ms. Smiley:
You said the ones in front of the hospital are old and beyond
repair?
Mr. VanBrussel:
Its just the condition of the asphalt.
Ms. Smiley:
About how many are there?
Mr. VanBrussel:
Jason, do you know that off the lop of your head?
Jason Van Ryn,
Project Manager, Nederveld, 3025 Miller Road, Ann Arbor,
Michigan 48103. We're the civil engineering, surveying and
consultants. Looking at it campus -wide, we're gaining about
150 spaces, including phase one. Now phase one is already
approved through this body so that was not included in our
numbers on our cover sheet. But when the entire campus is
completed, we're going to gain about 150 spaces, I mean within
10, one way or the other. The most significant amount that
we're adding is on the northwest side. We're adding another
bay of parking on that side. The ring road that cuts through
does eliminate a few of the parking spaces because now that's
a solid field of parking and we're running that north road through
there. Like I said, in general, when you look at the campus -wide
plan, when all phases are built, we're going to have about 150
extra spaces.
Mr. Taylor: How many employees does the hospital have?
May 27, 2014
26444
Ms. Smiley:
How many are you re-doing in the front? You said that they're
torn up and bad.
Mr. Van Ryn:
We're redoing everything. The entire site is being redone. I
guess I don't understand. The north lot, when he said the
asphalt is in poor condition, we're removing all the asphalt and
putting it back brand new, and adding 150 spaces.
Ms. Smiley:
So on the whole campus, how many spots would you have
approximately?
Mr. Van Ryn:
Its right around 1,800, and today's its like 1,650.
Ms. Smiley:
Okay. Then what's the 300 for the parking structure? I guess
that's what I'm confused about. You dont intend to expand the
hospital any more. You're pretty much done. The rest of it can
all be cement.
Mr. VanBmssel:
For the foreseeable future, yes. The 300 parking spaces was
just an economic rule of thumb where once you needed another
300 parking spaces, it makes economic sense to invest in a
parking deck. It's separate from the number of spaces that
we're adding to campus as part of this initiative.
Ms. Smiley:
Okay. Well, 90 percent of the people I talked to about this
project said they need a parking structure. The parking is
terrible. It's inconvenient. People going to the hospital, all the
people - it's not like you're going to a restaurant and it's optional
and if you have to park out a ways, you maybe want that steak
or whatever pretty bad to gel to it. At a hospital, particularly a
community hospital that's expanded so much, the parking needs
to be more convenient. I can see where you're trying to put the
visitors closer, but it's still a good distance if you're injured, if
you need to go to the doctor for whatever, and you still have
doctor offices in there for like follow-up and for rehab and for
people with cancer, even new parents. Its an improvement, but
I really have to agree with Commissioner Bahr about it being a
place that cries for a more convenient parking situation. I
appreciate your efforts in trying to improve it with the ding road
and all of that, but I don't know. Its not like housing where its
more cost efficient to go up, but I would think with the cleaning,
the snow removal, and all that kind of sluff. It would be better.
You wouldn't have to infringe into or even work with the DEQ if
you didn't have to go into that area, but you're the experts, I
guess. I'm not. Its just something that I hope you do take a
look al sooner better than later.
Mr. Taylor: How many employees does the hospital have?
May 27, 2014
26445
Mr. VanBmssel:
Do you have that presentation. I apologize. I don't have that
one. Hang on one second while I ...
Mr. Taylor:
No problem. I'd like to know the number of beds also.
Mr. VanBmssel:
We're licensed for 304 beds from the State. Looking at our
parking study from Iasi fall, we have just under 1,400
employees, 135 physicians. That's not all at one time. That's
total.
Mr. Taylor:
Fourteen hundred employees and ...
Mr. VanBmssel:
One hundred thirty-five physicians.
Mr. Taylor:
And I heard two different comments on the parking spaces. On
my notes here, I have 1,543 and somebody mentioned more
than that. I don't know.
Mr. VanBmssel:
That number was submitted by Jason on his plans. It did not
include the east parking numbers, which was a previous
submission that is under construction right now. So our actual
parking count, with the east parking included, is roughly 1,650
parking spaces when we finish the east side that is currently
under construction.
Mr. Taylor:
And you said at least 700 of those employees are there during
the day?
Mr. VanBmssel:
Yes. Our study base demand that there be 780 employees
there during the day of those 1,500.
Mr. Taylor:
That lakes a lot of your parking. There's no doubt about that.
Did you say you're going to have a shuttle in the front also?
Mr. VanBmssel:
We're looking at R. We definitely have shuttle in the back
currently today.
Mr. Taylor:
You have one shuttle in the back that I know of because I go
over there. Its pretty lough to pick it up all the time because
obviously if they're way on the south end of the lot, you say,
well, I might as well walk. I know you have a couple golf carts, I
call them, in the summer that work. But it just seems like
everybody is talking about it and we all hear the same thing.
You've really made a lot of improvements in the hospital, but it's
a hell ofjob getting there, trying to gel to the hospital, especially
like we all said, in the winter. Obviously, you're not planning a
parking complex at this time, but that's what everybody would
May 27, 2014
26446
like to see. I've been in Livonia 50 years and the hospital has
come a long way in the time that I've been here, and I really
appreciate what they've done. It's just I think they could have
thought it out a little better with a parking complex. Thank you.
Mr. Wilshaw: I may as well keep beating the same horse. I also think that a
parking deck really is in order, but you mentioned that you had
ideas to where you may put one in the future if you were going
to. Can you share with us what the conceptual thought is at this
point?
Mr. VanBmssel: Conceptually, it was in the southwest parking lot, left of the
south addition.
Mr. Wilshaw: That's exactly where I would put one. If was king of parking
decks, that's where I would put one. That's an ideal place. It's
recessed behind the building. It's not terribly visible. It's close
to the building so you can stack a lot of cars right there. You
just have to make sure the helicopter doesn't hit it. Otherwise, I
think its a good location. And it looks like actually the way you
have it set up, if you wanted to change it to a parking deck even
down the road, you could do that.
Mr. VanBmssel: Right. That was the idea
Mr. Wilshaw: Heck, you could even have a crosswalk or something to go right
to the building perhaps for ease of access. Keep that in mind. I
really do think it's a smart idea as you guys go forward in your
design plans for the facility. Commissioner Smiley's point and
some of the questions that she was asking made me think, I
think along the same lines she was thinking which is not only
are you adding 150 spaces, but you're basically having to
completely wipe out and reconstruct a good portion of your lot.
If you're spending the money to do that, you're over the 300
spaces. You may actually be at a point where this makes the
most sense to do it now as opposed to doing it later. I think
that's kind of where Commissioner Smiley was going. At least
that's what I was hearing in my mind as well. Anyways, that's
enough on parking decks I guess. A couple other little details. I
don't see deceleration lanes either on Levan or on Five Mile
Road for the new entrances. You cumenfly have a deceleration
lane, a really nice one, that was put in at the old emergency
entrance, which obviously is not being used anymore and is
going to be eliminated as part of this. Are you going to make a
change in these plans to reflect deceleration lanes for those
primary entrances to the building?
May 27, 2014
26447
Mr. VanBrussel:
It wasn't planned at this point. We weren't planning on any
deceleration lanes.
Mr. Wilshaw:
It might be something to think about because you have
ambulances coming in there. You have other people trying to
gel in and deceleration lanes sometimes make it a little easier
for people to pull in. Signage on the site is also important. I
know we talked at the study meeting and you were sort of on
the conservative side of signage to try to go for aesthetics. Of
course, the nature of people going to hospitals is they're in a
panic. Theyre concerned. They really need as much signage
as possible. I mean just smack right in their face to make it very
clear where they need to park and how to get into the building
as quickly as possible. So I certainly suggest anything you can
do to improve that would be good.
Mr. VanBrussel:
Absolutely.
Mr. Wilshaw:
I do think you have a couple nice elements you incorporated
into your plan as you thought through this. Clearly you've given
this a lot of thought. Two of the elements I just want to highlight
that I think are just really smart is obviously the ring road. Ring
roads are excellent designs in most large parking areas. It
draws the cars out to the outer edge so that the pedestrians can
be on the inner circle and not being hit by cross traffic which is
great. The other thing that you did, which I think is really nice,
especially in the north lot, you pulled the visitor parking south of
the road so that visitors have a clear, safe path from the parking
spot to the building, while staff, which aren't in the parking lot
that often, will have to walk past cars driving in and out, but
they're doing that during sometimes off-peak times and so on. I
think those are two good elements that you've incorporated into
this plan, and I appreciate that. I think the only other concern I
would have would be a left tum lane on Levan Road into your
new ring road when its constructed. Right now, the lett turn
lane ends way north of that area. That's a pretty major
undertaking to extend a left tum lane all the way down Levan,
but you guys are generating the traffic problem. I know there's
an element in the approving resolution that goes to the point
that we want to make sure that you consider it, because you're
making the improvements and you're putting the traffic into that
space, that you do the traffic study to see if left tum lanes,
possibly a traffic light, or anything like that, is necessary for that
intersection on Levan and the ring road when it's constructed.
We want to make it as safe as possible not only for the people
going to your hospital and from your hospital, but also for the
neighborhood and commuters on Levan Road. Those are just
my thoughts. Thank you.
May 27, 2014
26448
Mr. Morrow:
One of the concerns that the Commission and staff had as
we've just gone through all the new parking spaces, we're
adding spaces, we're configuring the roads, the entrances.
Should this gel an approving recommendation tonight, we're
going to ask for you to submit a detailed traffic study just to see
how this is going to impact the area once you leave the campus.
If you gel an approving resolution, we hope you'll concur in that.
As part of the resolution, it will be more detailed on what we'll be
asking for, but that's basically it.
Ms. Smiley:
I have one more question. What kind of security do you have in
your parking lots?
Mr. VanBressel:
Its our own security force. It's not a contracted service. We
have our own hired security forces that patrol the parking lots as
well as the building.
Ms. Smiley:
Do you have cameras set up anywhere?
Mr. VanBressel:
Yeah. We also have cameras all throughout the parking lots.
Ms. Smiley:
Good. Thank you. I appreciate that.
Mr. VanBressel:
Could I ask a question about the traffic study?
Mr. Morrow:
Sure.
Mr. VanBressel:
Is that something you're going to want us to do before we
undertake this?
Mr. Morrow:
I would imagine you're going to be doing it concurrent with the
project.
Mr. Taormina:
With the permitting.
Mr. VanBressel:
We're thinking that some of the traffic on Levan Road will not be
there because there's a lot of left turns backing up today.
Obviously without a traffic study I can't prove that, but I guess
until that road is built out to Five Mile, I don't know how we do a
traffic study trying to capture the amount of traffic going left and
right on a road that doesn't exist out onto Five Mile yet. I'm not
trying to avoid it. I just dont know how soon you want it.
Mr. Morrow:
No, it's a bona fide question. In fact, I'm going to ask Mark to
comment on it a little bit because he's a little closer to it than we
are as it relates to the project and when this traffic study is
supposed to be onboard.
May 27, 2014
26449
Mr. Taormina: Like any traffic study, it would be based on certain trip
generation. It would involve some analysis as to where the trips
derive from and where they exit the site. Then they'll probably
extrapolate that out based on the plan and make estimates on
where all the turn movements would occur on the site based on
the plan, and from that establish estimates and look at other
things like gap analysis. So there are a lot of factors that go
beyond my area of expertise. But in the discussing this item
with our Engineering Division, they concurred that this is
something that should be undertaken to determine if there are
any traffic improvements that would be necessary along Levan
Road that should be undertaken as part of this overall project. I
would think that they would look to have that traffic study done
before they finalize their permits for the work. How they stage
that I don't know, but they'll work with the petitioner in having
them conduct that traffic study and probably allow them to
undertake certain work in the interim before releasing all of the
permits for all the work until they know precisely what, if any,
road improvements or other design alterations might be
necessary that are recommended from the traffic study.
Mr. Morrow: We're not experts but with the new ring road on Levan which
complemented the subdivision street - what is it Meadowbrook?
Mr. Taormina: Yes. There are a number of things that could come out of the
traffic analysis like the need possibly for acceleration or
deceleration lanes, restrictions on turning movements at certain
times of the day, and the possibility of a traffic signal at that
driveway at Levan and Meadowbrook at the south entrance
here. So there's a wide range of recommendations that could
come from that.
Mr. Taylor: Just to continue on that. I've been in and out of Sl. Mary
Hospital many limes, and a left hand turn lane really should
come all the way from the new drive they're going to put in all
the way down to Five Mile because trying to gel out of the
hospital sometimes you can't. You cant get out so you would
turn into a left hand tum lane. You might be able to make it like
you do other places, but right now, it's tough getting even out of
the hospital drives, and when you move this driveway to the
north, it's going to be tough making left hand turns going onto
Five Mile because it's going to back up there and its going to be
hard for anybody to try to gel into the hospital that way. That's a
city road. I mean we maintain it. Right, Mark?
Mr. Taormina: That is correct
May 27, 2014
26450
Mr. Taylor:
Does the County sell have to approve work done on it?
Mr. Taormina:
No. Levan Road is fully under the jurisdiction of the City of
Livonia.
Mr. Taylor:
We definitely need a full left hand turn lane going all the way,
because obviously with the addition to the hospital, there's more
and more patients, more and more people visiting.
Mr. Morrow:
Things like this will come out in the traffic study.
Mr. Taylor:
Yes, I hope so. I think probably it will behoove you to get the
traffic study done before you gel to Council so you can say,
here's the traffic study. I know from silting on the Council, we
like to have the traffic study then. I know traffic studies are
strange because whoever pays for the traffic study gels it to go
their way. Thank you.
Mr. Morrow:
Is there anything else? Gentlemen, I'm going to go to the
audience. Is there anybody in the audience that wishes to
speakfor or againstthe granting ofthis petition? Seeing no one
coming forward, a motion would be in order.
Mr. Bahr:
I've made my opinions known regarding the parking garage and
they're pretty strong opinions. That being said, 8 is my belief
that you're complying with the ordinances. You've got a nice,
well-developed plan here, and I think our job here as Planning
Commissioners is to not run your business for you. It's to make
sure everything is meeting the requirements of the City and also
to be a voice for the community. I think we've expressed that
tonight pretty strongly with the parking garage issue. With that
being said, you do have a well thought-out, nice looking plan
here. Based on that, I dont see any reason not to bring forth an
approving resolution.
On a motion by
Bahr, seconded by Wilshaw, and unanimously adopted, it was
#05-28-2014
RESOLVED, that the City Planning Commission does hereby
recommend to the City Council that Petition 2014-04-08-08
submitted by St. Mary Mercy Hospital requesting approval of all
plans required by Section 18.58 of the City of Livonia Zoning
Ordinance #543, as amended, in connection with a proposal to
reconfigure the hospital's parking lot and drive aisles at 36475
Five Mile Road, located on the southwest corner of Five Mile
Road and Levan Road in the Northwest 1/4 of Section 20, be
approved subject to the following conditions:
May 27, 2014
26451
1. That the Site Layout Plan — North marked C -205-A dated
Apnl 25, 2014, as revised, prepared by Nederveld, is
hereby approved and shall be adhered to;
2. That the Site Layout Plan — South marked C -205-B dated
Apnl 25, 2014, as revised, prepared by Nederveld, is
hereby approved and shall be adhered to;
3. That the Landscape Plan marked Sheet L-1 dated April 24,
2014, as revised, prepared by The Johnson Hill Land
Ethics Studio, is hereby approved and shall be adhered to;
4. That the Petitioner shall submit a detailed traffic study to
the City of Livonia Engineering Division prepared by a
reputable traffic engineering firm licensed in the State of
Michigan and performed by a Professional Engineer for a
determination as to whether or not a traffic signal is
warranted at the intersection of Levan Road and the
Campus Ring Road, and/or whether St. Mary Mercy
Hospital shall provide any other traffic safety, road
improvements or design modifications in order to mitigate
any foreseeable adverse traffic impacts on Levan Road as
a result of the proposed project, and that prior to the
issuance of any permits, the Petitioner shall post a cash
bond in an amount to be determined by the City of Livonia
Engineenng Division as financial guarantee that any
determined traffic safety improvements are completed in
association with this project;
5. That all disturbed lawn areas shall be sodded in lieu of
hydroseeding;
6. That underground sprinklers are to be provided for all
landscaped and sodded areas and all planted materials
shall be installed to the satisfaction of the Inspection
Department and thereafter permanently maintained in a
healthy condition;
7. That this site shall meet either the City of Livonia or the
Wayne County Storm Water Management Ordinance,
whichever applies, and shall secure any required permits,
including storm water management permits, wetlands
permits and soil erosion and sedimentation control permits,
from Wayne County, the City of Livonia, and/or the Stale of
Michigan Department of Environmental Quality;
8. That all light fixtures shall not exceed twenty feet (20') in
height and shall be aimed and shielded so as to minimize
May 27, 2014
26452
stray light trespassing across properly lines and glaring
into adjacent roadways;
9. That along Levan Road, from the north entrance drive of
the south Marian Office Building parking lot to the southern
edge of the hospital's property, sidewalks shall be installed
to the satisfaction of the Engineering Department;
10. That the cross-walks shall conform to the Michigan Manual
of Uniform Traffic Control Devices and pavement markings
and signage shall be to the Police Department's
satisfaction;
11. That the new southern approach off Levan Road shall be
relocated to align with Meadowbrook Drive on the east side
of Levan Road, eliminating existing left-turn conflicts;
12. That this approval is subject to the petitioner being granted
a variance from the Zoning Board of Appeals for deficient
size parking spaces and any conditions related thereto;
13. 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;
14. That the specific plans referenced in this approving
resolution shall be submitted to the Inspection Department
at the time the building permits are applied for; and,
15. Pursuant to Section 19.10 of Ordinance #543, the Zoning
Ordinance of the City of Livonia, this approval is valid for a
period of ONE YEAR ONLY from the date of approval by
City Council, and unless a building permit is obtained, this
approval shall be null and void at the expiration of said
period.
Mr. Morrow: Is there any discussion?
Mr. Wilshaw: Just a brief comment. In my rambling comments earlier, I did
miss one point which was a question that came up at the study
meeting that I wanted at least make sure was on the record.
We did ask the petitioner at the study meeting about stormwater
management as a result of all these changes. They said that
the changes being made will only continue to improve
stormwater management on the site, which I know is a subject
that has been of some concern to the neighboring residents. So
I just wanted to note that.
May 27, 2014
26453
Mr. Morrow:
That's a good point. I know theyre always interested when they
start to see things being done over there and how it relates to
some of the drainage. Thank you very much. Roll call please.
Mr. Morrow, Chairman,
declared the motion is carried and the foregoing
resolution adopted. It will go on to City Council with an
approving resolution. We appreciate your input here tonight and
wish you well on the project. Hopefully, the traffic study will
work out and any impact on the community will be taken care of.
Good luck as you move forward.
Mr. VanBressel:
Could I ask for clarification on one of the items?
Mr. Morrow:
You surely may.
Mr. VanBressel:
The resolution about the Zoning Board of Appeals approval for
the parking space variance.
Mr. Morrow:
Are we talking about the ones that expire?
Mr. VanBressel:
Yes. I heard some conflicting things like that might not expire
until next year. Do I need to go back now and get that
approval?
Mr. Morrow:
No. It's something that you've already got a variance on and
that they will hold until next year or whatever the actual date is.
Ms. Smiley:
Mr. Taormina?
Mr. Taormina:
I think the Inspection Department will probably evaluate the
changes with what was approved.
If there are additional
deficiencies being created with
this plan, then that is something
that will need to go to the Zoning Board of Appeals.
Mr. Morrow:
Do you understand that?
Mr. VanBressel:
I gel that. Yes.
Mr. Morrow:
If you change what you had, it might require some variances.
Mr. VanBressel:
Okay.
Mr. Morrow:
Thal will be worked out when you gel down to the detail.
Mr. VanBressel:
Okay. Thank you.
May 27, 2014
26454
ITEM #4 APPROVAL OF MINUTES 1,054m Public Hearings and
Regular Meeting
Ms. Smiley, Acting Secretary, announced the next item on the agenda, Approval
of the Minutes of the 1,0W Public Hearings and Regular
Meeting held on May 13, 2014.
On a motion by Taylor, seconded by Smiley, and unanimously adopted, it was
#05-29-2014 RESOLVED, that the Minutes of 1,054th Public Hearings and
Regular Meeting held by the Planning Commission on May 13,
2014, are hereby approved.
A roll call vole on the foregoing resolution resulted in the following
AYES:
Taylor, Smiley, Morrow
NAYS:
None
ABSENT:
None
ABSTAIN:
Bahr, Wilshaw
Mr. Morrow, Chairman, declared the motion is carried and the foregoing
resolution adopted.
On a motion duly made, seconded and unanimously adopted, the 1,055th Public
Hearings and Regular Meeting held on May 27, 2014, was adjourned at 8:37
p.m.
CITY PLANNING COMMISSION
Carol A. Smiley, Acting Secretary
ATTEST:
R. Lee Morrow, Chairman