HomeMy WebLinkAboutPLANNING MINUTES 1997-02-18 15398
MINUTES OF THE 739th REGULAR MEETING
HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF
LIVONIA
On Tuesday, February 18, 1997, the City Planning Commission of the City of Livonia held
its 739th Regular Meeting in the Livonia City Hall, 33000 Civic Center Drive, Livonia,
Michigan.
Mr. James C. McCann, Chairman, called the meeting to order at 7:30 p.m.
Members present: James C. McCann Robert Alanskas Daniel Piercecchi
Patricia Blomberg
Members absent: John Walsh
Messrs. John J. Nagy, Planning Director; H. G. Shane, Ass't. Planning Director; and Scott
Miller, Planner III, were also present.
Mr. McCann informed the audience that if a petition on tonight's agenda involves a
rezoning request, this Commission only makes a recommendation to the City Council
who, in turn, will hold its own public hearing and decide the question. If a petition
involves a waiver of use request and the request is denied, the petitioner has ten days in
which to appeal the decision to the City Council; otherwise the petition is terminated. The
Planning Commission holds the only public hearing on a preliminary plat and/or a vacating
petition. Planning Commission resolutions become effective seven days after the
resolutions are adopted. The Planning Commission has reviewed the petitions upon their
filing and have been furnished by the staff with approving and denying resolutions. The
Commission may use them or not use them depending upon the outcome of the hearing
tonight.
Mr. Alanskas, Secretary, announced the first item on the agenda is a Motion by the City
Planning Commission to hold a public hearing to determine whether or not to
amend Section 18.58 of the Zoning Ordinance with respect to the matter of site
plan approval in manufacturing zones abutting residential property.
Mr. McCann: Mr. Nagy, can you give us a brief history on this item.
Mr. Nagy: With this action you will hold a hearing as to whether or not we should
amend the zoning ordinance so as to create a new regulation within the
ordinance to require site plan approval where manufacturing
development is abutting residential areas. Currently we do not have
site plan approval at the Commission level for that. As a result of this
we will see whether or not it is advisable to do so.
Mr. McCann: Is there a motion?
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On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously
approved, it was
#2-31-97 RESOLVED that, the City Planning Commission, pursuant to Section
23.01(b) of Ordinance #543, the Zoning Ordinance of the City of Livonia, as
amended, does hereby establish and order that a public hearing be held to
determine whether or not to amend Section 18.58 of the Zoning Ordinance
so as to provide for site plan approval in manufacturing zones which abut
residential property.
FURTHER RESOLVED that, notice of such hearing be given as provided in
Section 23.05 of Ordinance #543, the Zoning Ordinance of the City of
Livonia, as amended, and that thereafter there shall be a report and
recommendation submitted to the City Council.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Alanskas, Secretary, announced the next item on the agenda is a Motion by the City
Planning Commission to hold a public hearing on the vacating of Whitcomb Street
west of Fitzgerald between Mallory and Six Mile Road in the Northwest 1/4 of
Section 17.
Mr. McCann: Mr. Nagy, again a brief summary.
Mr. Nagy: This is a stub street that is west of Fitzgerald. It abuts the Newburgh
Plaza Shopping Center. At one time it was planned to eventually be
extended into the site that we now know as Newburgh Plaza. As a
result of that development going commercial all these years it is an
unused street, so it seems advisable now to consider whether it should
be vacated and the property turned over to the abutting property
owners.
Mr. McCann: Is there a motion?
On a motion duly made by Mrs. Blomberg, seconded by Mr. Alanskas and unanimously
approved, it was
#2-32-97 RESOLVED that, pursuant to Section 12.08.030 of the Livonia Code of
Ordinances, the City Planning Commission does hereby establish and order
that a Public Hearing be held to determine whether or not to vacate
Whitcomb Street west of Fitzgerald between Mallory and Six Mile Road in
the Northwest 1/4 of Section 17.
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FURTHER RESOLVED that, notice of such hearing be given as provided in
Section 12.08.030 of the Livonia Code of Ordinances.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Alanskas, Secretary, announced the next item on the agenda is a Letter dated
February 6, 1997 from Joseph Rotondo requesting withdrawal of Preliminary Plat
approval for Loveland Estates Subdivision proposed to be located on the west side
of Loveland Avenue between Curtis and Seven Mile Road in the Northwest 1/4 of
Section 10.
Mr. McCann: Mr. Nagy, is there anything additional besides him withdrawing his
petition?
Mr. Nagy: Only in his letter of February 6, 1997 addressed to the Planning
Commission referencing Loveland Estates, he simply states: "We
would like to withdraw our 10 lot Subdivision Plan for Loveland
Estates. We have decided to do a 4 lot split. Which will coincide with
the existing neighborhood. Thank you for your patience and
cooperation with this project." This was signed by Joseph Rotondo.
Mr. McCann: A motion is in order.
On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously
approved, it was
#2-33-97 RESOLVED that, pursuant to a Public Hearing having been held on February
13, 1996 on Preliminary Plat Approval for Loveland Estates proposed to be
located on the west side of Loveland Avenue between Curtis and Seven Mile
Roads in Section 10, the City Planning Commission does hereby approve the
withdrawal of the Preliminary Plat for Loveland Estates as submitted by Joseph
Rotondo,
FURTHER RESOLVED that, notice of the above hearing was sent to the
abutting property owners, proprietor, City Departments as listed in the Proof
of Service, and copies of the plat together with the notices have been sent to
the Building Department, Superintendent of Schools, Fire Department, Police
Department, and the Parks and Recreation Department.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
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Mr. Alanskas, Secretary, announced the next item on the agenda is the approval of the
minutes of the 738th Regular Meeting& Public Hearings held on February 4,
1997.
On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously
approved, it was
#2-34-97 RESOLVED that, the minutes of the 738th Regular Meeting& Public
Hearings held by the City Planning Commission on February 4, 1997 are
hereby approved.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 97-2-8-1 by
First Federal of Michigan requesting approval for all plans required by Section
18.58 of the Zoning Ordinance in connection with a proposal to erect an ATM and
construct a new driveway for the bank located at 28999 Five Mile Road in the
Northwest 1/4 of Section 24.
Mr. Miller: The petitioner is proposing to erect an ATM within the front yard of
the site, and also to help exit the traffic from this ATM put a new curb
cut into the site. The ATM machine, because of its structure, is located
in the front setback of the site. Because of this they needed a variance
from the Zoning Board of Appeals, which they have. So by virtue of
the variance it is conforming and can be located in the front yard. Also,
there is a sign located on this ATM machine. It will be on the front of
the ATM machine. Because the site already has a sign, this sign makes
the site have excessive signage and the petitioner when they got a
variance for the front yard setback also received a variance for
excessive signage and, therefore, the signage is conforming. The ATM
machine is 10 ft. high, 4 ft. in depth. They also will add more pavement
to allow traffic to drive up to the ATM machine and be out of the way
of traffic.
Mr. McCann: Is the petitioner here? Do you have anything additional from last week
that you would like to present to the Commission?
William Matykowski: The only thing on that drawing there we have a 20 foot drive that
was recommended by the ZBA to widen it to allow two car access. We
could always go back to the 16 ft. length for single car access.
Mr. McCann: Did you discuss with the architect regarding placement in other
locations?
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Mr. Matykowski: I am with Nordstrom Samson Associates, Architects. This is Mark
Whittock. He is with First Federal of Michigan. We did review other
places on the site. Over the past few months we have been doing that.
We tried it out towards Haller Avenue but the drive would be criss-
crossing of traffic coming and going out of the drive-up window for the
tellers. So this seemed to be the best spot for it for high visibility for
security and the ability to stack up three cars. The parking that is on
that side of the building is for employees only typically when they are
there and they are there all day long. So that was the ideal place to put
it.
Mr. McCann: What about the height, 10 ft.? Can you go back down? You know
monument signs aren't allowed to be over 6 ft. in height and we are at
10 ft. here.
Mr. Matykowski: That is a standard ATM.
Mr. McCann: I was just at another City where they had monument-type ATM
machines with nothing over the roof.
Mr. Matykowski: We put the three foot overhang on this to protect the people that are
driving up to them from the weather and also with a light over the unit.
Typically a lower unit is installed when a unit is installed under a
canopy where drive-up facilities exist.
Mr. McCann: A motion is in order.
Mr. Piercecchi: Before we have a motion may I make a few comments. As you know
Mr. Chairman that ATM location does not conform to the setback
requirements of our ordinance. It is short 15 feet. Also, the signage is
in excess of roughly 33 feet. Aside from that Mr. Chairman the
proposed on-site structure and entryways are situated, I feel, very
adversely for ingress and egress of traffic flow off Five Mile Road and
will therefore increase congestion on this public road and increase the
hazards of life and property. I think it would be more appropriate, in
my lengthy study of this site on Saturday, to locate that ATM machine
in the existing landscaping area, that area which is east and west, which
abuts up to your building. Then you would not be in violation of the
setback requirement, there would be no need for the curb cut on Five
Mile Road, and I think your mission would be satisfied. Obviously
sitting back there you wouldn't even violate the signage.
Mr. Matykowski: I am not quite sure what area you are talking about. Could you point it
out?
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(Mr. Piercecchi pointed out the area on the plan)
,ft„ Mr. Matykowski: We studied that area. If we put it there we have a problem with criss-
crossing traffic driving up to the drive-up windows for tellers.
Mr. Piercecchi: If you did that you would be back about 64 feet, you would satisfy the
zoning ordinance, you wouldn't need a sign, you wouldn't have a curb
cut on Five Mile Road, which is going to be right next to Garden
Avenue, and I think it is going to be a real hazard.
Mr. Matykowski: We would lose parking if we moved the machine over there and we
would have a problem with stack-up if there were more than one or
two vehicles.
Mr. Piercecchi: I don't know if you have stack-ups with ATMs.
Mr. Matykowski: Typically we design for three at the most.
Mr. Piercecchi: Mr. Chairman, I am not at all happy with that arrangement yet I don't
want to make a motion to turn it down, so with your permission I will
make a motion to table this particular item to let these gentlemen go
back and re-study that particular area to hopefully satisfy my concerns
and hopefully those concerns are shared. I know Mr. Walsh, who
accompanied me on Saturday, shared my concerns.
On a motion duly made by Mr. Alanskas, seconded by Mrs. Blomberg and unanimously
approved, it was
#2-35-97 RESOLVED that, the City Planning Commission does hereby determine to
table Petition 97-2-8-1 by First Federal of Michigan requesting approval for all
plans required by Section 18.58 of the Zoning Ordinance in connection with a
proposal to erect a ATM and construct a new driveway for the bank located at
28999 Five Mile Road in the Northwest 1/4 of Section 24, until April 15,
1997.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 97-2-8-2 by
Merritt McCallum Cieslak, on behalf of St. Paul Evangelical Lutheran Church,
requesting approval of all plans required by Section 18.58 of the Zoning Ordinance
in connection with a proposal to construct additions to the church located at
17810 Farmington Road in the Southwest 1/4 of Section 10.
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Mr. Miller: This site is located on the east side of Farmington Road between Six
Mile and Curtis. You have St. Adians Catholic Church to the south
w,,,,, and Livonia Professional Center to the north. The petitioner is
proposing to add two additions to their church. Both additions equal
11,325 sq. ft. The existing church is 23,470 sq. ft. so once completed
the entire building will be 34,795 sq. ft. The new additions would
provide space for five additional classrooms, two Sunday school
classrooms, a small conference room and additional offices. Also for
the addition they have proposed 43 additional parking spaces. Because
church parking is based on the number in the assembly area, the
existing parking is sufficient for the site but the petitioner felt it was for
their benefit they would like to have additional parking. The existing
church is constructed out of brick with an asphalt shingle type of roof
and the addition will be constructed out of brick with an asphalt shingle
type of roof. The petitioner has stated that once completed it will look
like it was constructed all at one time.
Mr. McCann: Mr. Nagy, is there anything additional?
Mr. Nagy: Since our study meeting we have received a letter from the Engineering
Department indicating their department had reviewed the site plan in
connection with the petition and they indicate they have no objections
to the proposal outlined on the site plan. They state their office is in
receipt of a letter dated January 27, 1997 from an adjoining property
owner on Bell Creek Lane relative to drainage at certain times of the
year. Accordingly, it may be prudent for the church to place an
additional drainage structure south of the new parking lot to minimize
standing water in the wooded area. That was signed by Gary Clark, the
Assistant City Engineer.
Mr. McCann: Would the petitioner please come down and tell us a little bit about
your addition and the purpose for it.
Bob Wertenberger: I am an architect with Merritt McCallum Cieslak, Architects for the
project. Mr. Miller, I believe, basically explained the essentials of the
project. We are adding two new additions, one of approximately
10,000 sq. ft. to the north of the existing school, another one 1,100 or
1,200 sq. ft. just to the south of the school. We are adding several
parking spots to the south of the existing structure and then a slightly
larger area of about 29 to 30 spots on the east side of the property. We
are aware of Engineering's concern. We had received a letter
previously. Right now we are proposing a new storm sewer structure
in the parking area and at the time this parking is done we would take
care of the existing drainage problem to the south via a new structure
as requested by the Engineer or drain tiles of some sort. That is
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something we do intend to take care as part of this project. (He
presented the floor plans) The addition to the south is essentially the
*.rr addition of a couple of Sunday school classrooms and some storage
areas. The elevations as mentioned will be of materials consistent with
the existing structure. The larger elevation to the north is brick with
asphalt shingles. We will attempt to match the existing church shingles
and brick type and color. The elevation on the south is just a small
section. It is a flat roofed area which will also be brick to match the flat
roof school on the south side of the building.
Mr. McCann: It looks like you have some mechanical units on top. Will they be
enclosed?
Mr. Wertenberger: Yes. We will absolutely screen the rooftop units. We will have one
small unit on the flat roof on the south. We will have two units behind
the shingled area to the north, and then on the east side we do intend to
place a screen.
Mr. Alanskas: John, if there are 147 parking spaces, how many handicap would they
have to have?
Mr. Nagy: Five.
Mr. Alanskas: Are you going to have five handicap parking spaces?
Mr. Wertenberger: Yes we will.
Walter Updycke, 18001 Bell Creek Lane: I am the one that sent the letter. They have
already discussed the problem I have with the project. The project
looks fine to me except for the drainage. The drainage of the project
itself I don't think is any problem. In the summer of 1995 the church
filled in what looked like an old ditch and after they did that in the
Spring of 1996 we had a lot of flooding which I attributed to them
filling in that little bit of a ditch. At the time they did it I said no big
deal, I didn't think it would do anything, but all Spring we had
flooding, and that is the item I want them to address, and I think this
drainage tile if you put one in that ran parallel to where that ditch was, I
think that would take care of the problem.
Mr. McCann: They have that on file now and the Engineering Department has looked
at it so when they go in they will have to address it. A motion is in
order.
On a motion duly made by Mr. Piercecchi, seconded by Mrs. Blomberg and unanimously
approved, it was
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#2-36-97 RESOLVED that, the City Planning Commission does hereby approve Petition
;gaw 97-2-8-2 by Merritt McCallum Cieslak, on behalf of St. Paul Evangelical
Lutheran Church, requesting approval of all plans required by Section 18.58 of
the Zoning Ordinance in connection with a proposal to construct additions to
the church located at 17810 Farmington Road in the Southwest 1/4 of Section
10, subject to the following conditions:
1) That the Site Plan marked Sheet No. SP-1 dated February 4, 1997
prepared by Merritt McCallum Cieslak, is hereby approved and shall be
adhered to;
2) That the Building Elevation Plan marked Sheet No. SP-3 dated February 4,
1997 prepared by Merritt McCallum Cieslak, is hereby approved and shall be
adhered to;
3) That the building materials of the new additions shall match the building
materials of the existing church so that upon completion the entire structure
shall look as if it were constructed at one time;
4) That the trash dumpster area shall be enclosed on three sides with the same
brick used in the construction of the additions, and the wooden enclosure
gates, when not in use, shall be maintained and closed at all times.
5) That additional drainage of the south end of the property be installed.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
Mr. Alanskas, Secretary, announced the next item on the agenda is Petition 97-2-8-3 by
Steve Summers requesting approval of all plans required by Section 18.58 of the
Zoning Ordinance in connection with a proposal to construct two office buildings
on property located at 31538 Schoolcraft Road in the Southeast 1/4 of Section 22.
Mr. Miller: This site is located on the north side of Schoolcraft Road between
Merriman and Berwick. It is located adjacent to the Willowood Village
office complex. The petitioner plans on calling this development
"Willowood Village IIP" so the site plan would be consistent with the
existing office complex. There will be a new drive cut through on the
south side. The petitioner is proposing two office buildings on site.
The south building which is called building"A" on the site plan will be
used for medical offices. Building "B"to the north will be used for
general offices. Parking for the whole site, they are required to have 39
spaces. They show 40 so they meet the parking requirement.
Landscaping, they are required to have 15% of the total site, they show
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25% so they exceed the landscaping requirement. Also, because they
abut residential to the north and to the east, they are required to have a
�„ protective wall or, in lieu of the protective wall a greenbelt. What they
are proposing is a greenbelt on the north, which is 20 feet wide. It will
be sculptured throughout with a 3 ft. high berm. As you can see it is
pretty heavily landscaped on that berm. On the east side they have
trees in the area of the building screening the building itself from the
RUF property to the east. Also, the original plan was changed since
Ordinance Enforcement pointed out that any office zoned district
abutting residential must have a side yard setback of 15 feet. The
petitioner was made aware of that and changed their plans to conform
so now the side yard setback is 15 feet, which is conforming. So the
site plan is conforming and will not need a variance from the Zoning
Board of Appeals. The whole building will be singular in appearance
and they both will be consistent with the existing development of
Willowood Village office complex. It will be a brick building and the
peak areas will be a slab wood type of material and there will be an
asphalt shingle roof. As I stated before this will match the existing
office complex so it should look as though it was completed at one
time.
Mr. McCann: Mr. Nagy, do you have anything new?
Mr. Nagy: We received three pieces of correspondence. The Fire Marshal
w` indicated in his letter he had no objections. Similarly with the Traffic
Bureau. As Scott pointed out the Building/Inspection Department did
cite that while the adjacent property to the east, while it is master
planned for office development, it is still used residentially and zoned
residentially so therefore the side yard should be 15 feet instead of 10
feet, and the plan has been revised to comply with that requirement.
Mr. McCann: Does the petitioner have anything to add?
Steve Summers: I think Mr. Miller covered everything.
On a motion duly made by Mrs. Blomberg seconded by Mr. Alanskas, and unanimously
approved, it was
#2-37-97 RESOLVED that, the City Planning Commission does hereby approve Petition
97-2-8-3 by Steve Summers requesting approval of all plans required by
Section 18.58 of the Zoning Ordinance in connection with a proposal to
construct two office buildings on property located at 31538 Schoolcraft Road
in the Southeast 1/4 of Section 22, subject to the following conditions:
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1) That the Site and Landscape Plan dated February 15, 1997, as revised,
submitted by Steve Summers for the development "Willowood Village III", is
*or hereby approved and shall be adhered to;
2) 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;
3) That the trash dumpster area shall be enclosed on three sides with the same
brick used in the construction of the new buildings and the wooden enclosure
gates, when not in use, shall be maintained and closed at all times;
4) That the Building Elevation Plans marked Building"A" and Building "B"
as received by the Planning Commission on February 6, 1997, is hereby
approved and shall be adhered to;
5) That the building materials for these new office buildings shall match the
building materials of the existing buildings in the adjacent office complexes
known as "Willowood Village I" and "Willowood Village II";
6) That the greenbelts along the north and east property lines are hereby
approved for the substitution of the protective walls required by Section 18.45
of the Zoning Ordinance.
Mr. Piercecchi: Sir, in my inspection of the site it showed that there was roughly a 100
foot wall running on the northeast quadrant of that property behind
there? Why is the wall just 100 feet? That just amazed me.
Mr. Summers: Are you talking about the building on Merriman?
Mr. Piercecchi: No I am talking about a wall. There is a wall there.
Mr. Summers: I think that was tied in with the building to the immediate north of
Schoolcraft on Merriman Road. There is an office building there, and I
think the developer put a wall in there. Is that what you are referring
to?
Mr. Piercecchi: It runs north and south. Just a small piece. I see that is going to be for
parking according to this drawing. You would think that you would
want to complete that wall rather than tie into landscaping abutting it.
Mr. Summers: I am not sure about that.
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Mr. Piercecchi: Another thing that I question here. You have your landscaping running
on the east and west for the addition, and over here it says existing
'„„ landscaping. I didn't really see any existing landscaping there. Why
don't you continue with that greenbelt all the way down for all the
property on the north side of that building?
Mr. Summers: We intend to tie it in and run a berm landscaping from Willowood
Village II straight across the north side.
Mr. Piercecchi: What we see on this plan then will be extended?
Mr. Summers: Yes.
Mr. Piercecchi: Should that be in the motion?
Mr. Nagy: It is on a different site. It is not subject to this.
Mr. Piercecchi: But you will extend it?
Mr. Summers: Yes.
Mr. McCann, Chairman, declared the motion is carried and the foregoing resolution
adopted.
�.. On a motion duly made, seconded and unanimously adopted, the 739th Regular Meeting
held on February 18, 1997 was adjourned at 8:05 p.m.
CITY PLANNING COMMISSION
/ed:-,fa4.
/ Robert Alanskas, Secretary
///
ATTEST: � t
Jnns C. McCann, Chairman
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1/